Introduction 1 Produced by:

Place-Shaping Team - Strategic Planning Planning and Building Control Service Central Area Place Directorate

Graphic Design: Maddison Graphic Good Growth Photography: Photos on pages 8, 12, 22, 29, 38, 46, 54, 62, 70, 78, 86, 94, 102, 112 are by Ivan Jones. Photos without image sources on other pages are by the council. The remaining images have their sources/ Supplementary authorship individually noted. Planning Document

Consultation Draft January 2021

2 Consultation draft January 2021 Consultation draft January 2021 3 Contents Contents

1. Introduction...... 7 Part B Guidelines for Good Growth...... 137 1.1 Overview of the document...... 8 1.2 Policy context...... 9 5. Character-based Growth Principles...... 139 1.3 Consultation...... 10 5.1 Introduction...... 140 1.4 How to use this SPD ...... 11 5.2 Reinforcement...... 142 1.5 Glossary...... 13 5.3 Mediation...... 144 5.4 Reinvention...... 146 Part A Character Appraisal...... 19 6. Design Toolkit for Small Sites...... 149 6.1 Introduction...... 150 2. Overview...... 21 6.2 How to use this toolkit...... 151 2.1 The Central Area: Setting the scene...... 22 New build...... 154 The Central Area: Timeline...... 24 Streetscape infill 3. Central Area Character Places...... 27 (between parallel blank gables)...... 154 3.1 Introduction...... 28 Corner infill 3.2 Bow...... 30 (corner infill site at node)...... 160 3.3 Bow Common...... 38 Block extension 3.4 Globe Town...... 46 (one blank gable to build off from)...... 166 3.5 Limehouse...... 54 Garden infill...... 171 3.6 Mile End...... 62 Backland 3.7 Poplar...... 70 (no current access to street)...... 175 3.8 Shadwell...... 78 Detached site...... 179 3.9 Stepney...... 86 Extensions...... 182 3.10 Victoria Park...... 94 Roof extensions 3.11 Wapping...... 102 (added to host building)...... 182 4. Central Area Housing Typologies...... 111 Rear extensions 4.1 Introduction...... 112 (added to host building)...... 186 Georgian & Victorian Housing Growth...... 114 Other common constraints...... 189 Interwar Housing Provision...... 118 Near railway...... 189 Postwar ‘Visionary Housing Provision’...... 120 Near high-traffic road...... 190 Waterfront Housing Development...... 124 Along Thames/canal...... 191 Late 20th Century Urban & Suburban...... 128 In town/neighbourhood centre...... 192 21st Century Urban Housing Growth...... 132 7. Design Principles for Residential Developments...... 195 7.1 Introduction...... 196 7.2 Scale and proportions...... 197 7.3 Relationship with street and public realm...... 198 7.4 Mixed uses & Mixed tenures...... 199 7.5 Internal spaces...... 200 7.6 External Spaces...... 201 7.7 Amenity: Light, Privacy & Outlook...... 202 7.8 Bin and Bike Storage...... 203 7.9 Materials and detailing...... 204 7.10 Sustainable Design...... 205 7.11 Embodied Energy...... 206 7.12 Sustainable Systems...... 207

4 Consultation draft January 2021 Introduction Introduction Consultation draft January 2021 5 1. Introduction

6 Consultation draft January 2021 Introduction Introduction Consultation draft January 2021 7 1.1 Overview of the document 1.2 Policy context

Tower Hamlets has the highest target for enhance the well-established character of With a well-established and sensitive Area Good Growth SPD provides guidance new homes in the London Plan Intent to this part of the borough. character, and limited opportunities for as to how these housing developments Publish Version 2019. The Tower Hamlets significant redevelopment, the Central Area should be delivered in order to ensure that Local Plan 2031 sets out how the borough In addition to helping the council deliver its will go through a gradual intensification, they are sympathetic to the surrounding will grow and develop in the next 10 years. vision for the Central Area, the SPD also mainly through housing developments on context and that growth is achieved in a It highlights the importance of developing supports Priority 2 of the Mayor’s Strategic small sites. These may include roof/rear balanced and positive way. neighbourhoods with high-quality buildings Plan: extensions to existing buildings, estate infills and well-designed spaces, whilst ensuring a and new build developments. Based on an updated Character Appraisal, sensitive integration of old and new in order Priority 2: A borough that our residents are the Central Area Good Growth SPD to preserve existing character. proud of and love to live in National and regional planning policy and presents principles to accommodate • People live in a borough that is clean and guidance have increasingly highlighted growth and specific design guidelines for In order to positively manage development green the importance of unlocking small sites in different types of small sites with the aim opportunities and the growth expected • People live in good quality affordable order to meet local and strategic housing of supporting the achievement of Good to occur over the next decade, the Tower homes and well-designed neighbourhoods requirements. Growth in the Central Area. Hamlets Local Plan 2031 identifies four • People feel safer in their neighbourhoods sub-areas within the borough, three of and anti-social behaviour is tackled The National Planning Policy Framework The SPD provides guidance on the which are Opportunity Areas. The Sub- • People feel they are part of a cohesive (NPPF) 2019 considers that small and implementation of the following policies Area: Central, is the only one that is not an and vibrant community medium-sized sites can make an important from the Tower Hamlets Local Plan 2031: Opportunity Area. However, in order to meet contribution to meeting an area’s housing future needs, the Central Area needs to needs, particularly as they are often S.SG1: Areas of growth and opportunity accommodate 7,597 new homes, or 14% of built-out relatively quickly. The London within Tower Hamlets the borough’s total, during the plan period. Plan Intent to Publish Version 2019 S.SG2: Delivering sustainable growth in highlights, under Policy H2 - Small Sites, Tower Hamlets The Central Area Good Growth that boroughs should pro-actively support S.DH1: Delivering high quality design Supplementary Planning Document (SPD) well-designed new homes on sites below D.DH2: Attractive streets, spaces and public provides guidance to help the council 0.25 hectares in size in order to diversify realm deliver this housing growth, focusing the sources, locations, types and mix S.DH3: Heritage and the historic specifically on design guidance to ensure of housing supply. It also recommends environment that new developments respect and boroughs to prepare housing design codes D.DH8: Amenity to support housing delivery on small sites. S.H1: Meeting housing needs This policy is supported by the plan’s D.H3: Housing standards and quality overarching principle of delivering Good S.OWS1: Creating a network of open Growth, whereby development should take spaces a contextual approach in order to sustain D.OWS3: Open space and green grid and strengthen the character of the city’s networks different neighbourhoods and growth should S.ES1: Protecting and enhancing our be directed towards the places with good environment accessibility to everyday needs, including D.ES2: Air quality town centres. Another key aspect of Good D.ES3: Urban Greening and biodiversity Growth is delivering the homes that London D.ES5: Sustainable drainage needs. D.ES6: Sustainable water and wastewater management Small sites may often be challenging to D.ES7: A zero carbon borough develop due to constraints and the fine D.MW3: Waste collection facilities in new grained nature of surroundings. The Central development

8 Consultation draft January 2021 Introduction Introduction Consultation draft January 2021 9 1.3 Consultation 1.4 How to use this SPD

How this draft was developed Chapter 4 - Central Area Housing Status of the document provide guidance on affordable housing This draft Central Area Good Growth SPD Typologies This draft Central Area Good Growth SPD is provisions or developers’ contributions, has been prepared under Regulations 11 to Q3. Do you agree with the analysis of the currently being consulted on. Once the SPD the guidelines contained here should be 16 of the Town and Country Planning (Local urban type and residential building types? is adopted, it will be a material consideration followed by all housing tenures. Major and Planning) (England) Regulations 2012. The Are there any additional opportunities, to help determine planning applications for minor developments will have different guidelines were developed in collaboration challenges, strengths or weaknesses that small-scale residential-led developments in requirements relating to matters such as with residents, council services, Members, you would like to point out? the central part of the London Borough of affordable housing and amenity space developers, architects, officers and experts Tower Hamlets. The document supplements (private, communal and play space) in a range of fields. In order to prepare Part B - Guidelines for Good Growth Tower Hamlets’ Development Plan, which provisions and applicants should refer to this draft, we consulted with internal and Q4. Below are the aims of the document. includes the Local Plan, London Plan and these in the Tower Hamlets Local Plan 2031 external stakeholders through surveys and Do you agree that the document helps Neighbourhood Plans. and Planning Obligations SPD. workshops. Findings from these exercises, achieving these? Please provide any further along with best-practice case-studies from information that may be relevant to your In addition to satisfying the requirements Some residential extensions and alterations Tower Hamlets and wider London, are used answer of national, regional and local planning may be covered by Permitted Development to support each design recommendation. -provide guidance to help deliver housing policies, developments will also need to Rights (PDR). It is crucial to determine growth demonstrate how the guidance in this whether a proposal needs planning -help to ensure new developments respect SPD has been taken into account. The permission before undertaking any work. Public Consultation and enhance the well-established character document can also be used by anyone As developments that fall under PDRs are This draft was developed for Public of this part of the borough. who is interested in understanding the limited in what they can propose, applicants Consultation taking place between January -encourage good quality housing role of design in ensuring that residential that wish to bring forward solutions that fall and February 2021. Suggestions and -allow for a variety of housing solutions and developments respect and enhance local outside of what is allowed under PDRs, recommendations arising from public promote innovation where possible character. such as different materials, are encouraged consultation will be carefully analysed and -help those involved in putting forward to engage with this SPD to understand a consolidated SPD will be developed for development proposals such as residents, Where the guidelines apply the principles that should be followed for adoption. The following questions provide homeowners, community groups, The SPD is primarily a material developments to be deemed acceptable. guidance to the key feedback the council is developers and associated agents consideration for residential-led For PDRs, it is also recommended that seeking on this draft: developments on small sites located in regard should be given to the principles Q5. Are the case-studies and examples the Central Area of the London Borough provided by this SPD. Introduction provided helpful? Do you have any of Tower Hamlets, although it may also Q1. Do you understand where in Tower comments or suggestions for the case- provide guidance that is applicable for For developments within conservation Hamlets the guidance will apply and for studies shown? residential developments on small sites areas applicants should also refer to the which types of projects? Please explain located elsewhere in the borough. For council’s Conservation Area Character if anything needs further clarification, the purposes of this SPD, small sites are Appraisals and Management Plans. Any including any additional glossary items. defined as those of up to 0.25 hectares. works to listed buildings are likely to require Listed Building consent in addition to any Part A - Character Appraisal Developments may include roof/rear planning permission. Applicants should also Chapter 3 - Central Area Character extensions to existing buildings and new refer to the Planning (Listed Buildings and Places build developments. The guidance applies Conservation Areas) Act 1990. Q2. Do you have any comments on any to both extensions to existing dwellings of the descriptions of the character areas? as well as the creation of new dwellings. We suggest you read the character place Developments may be as small as one that you are most familiar with and provide residential unit and there is no defined feedback on that one specifically. upper limit, although it is expected that in most small sites this will be up to around 40 units. Although this SPD does not

10 Consultation draft January 2021 Introduction Introduction Consultation draft January 2021 11 1.4 How to use this SPD 1.5 Glossary

This SPD does not cover tall buildings, nor In addition to informing the guidelines Active Frontages Communal Amenity Space does it provide guidance to policy D.DH6: contained in Part B, Part A should also A building front that promotes activity and An area within the curtilage of a residential Tall buildings from the Tower Hamlets Local be used by applicants to understand the encourages cross-movement between the development that can be accessed by Plan 2031. Tall buildings are classified as character traits that developments need to building at ground level and the adjacent residents of the development. It is used for any building that is significantly taller than respect and respond to. public realm by the way the building is recreation and provides visual amenity, e.g. its local context and/or has a significant designed or orientated. A building provides gardens or landscaped space. impact on the skyline. Within the borough, Part B contains Guidelines for Good active frontage if the ground floor avoids buildings of more than 30 metres, or those Growth. These are broken down into blank walls or obscured frontages, includes Community Facilities which are more than twice the height of three levels of guidance: Character-based windows and openings, and provides a Uses such as public houses, libraries, youth surrounding buildings (whichever is less) Growth Principles, which help to set out a variety of uses all of which also contribute facilities, meeting places, places of worship, will be considered to be a tall building. context-led vision for sites at early design to natural surveillance and support the public conveniences and other uses in use Applicants proposing tall buildings should stages; Design Toolkit for Small Sites, visual and physical relationship between the class D1 that provide a service to the local refer to policy D.DH6, High Density Living which presents site type-specific guidelines; building and ground level. community. SPD and emerging Tall Buildings SPD. and Design Principles for Residential Developments, which contain guidelines Affordable Housing Conservation Area Structure of the document that should be applied to all housing Social rented, affordable rented and An area of special architectural or historical The SPD is divided in two parts. Part A is developments. intermediate housing provided to eligible interest, the character and appearance of a Character Appraisal of the Central Area. households whose needs are not met which the council has a duty to preserve or This presents a detailed analysis of each Applicants should also refer to Tower by the market. Eligibility is determined enhance. The land, buildings and trees in Character Place included in this part of the Hamlets’ Statement of Community with regard to local incomes and our (the these areas have special protection in the borough, as well as a study of the most Involvement (SCI) 2019 for more council) housing allocation policy. planning system. commonly-found residential typologies. information on how to engage with the This builds on the Urban Structure and community and the council, specially the Built Edge Daylight Characterisation Study (2009) and the Development Management Service. They Edges are lateral points of reference Natural light that enters a building. Urban Structure and Characterisation Study may also contact the council’s Development on one’s path that usually constitute a – Addendum (2016) that form part of the Infrastructure Coordination Service for boundary between two or more areas such Defensible Space Tower Hamlets Local Plan 2031 evidence advance information on below ground as roads, railway tracks and the border of a A space between the public and private base. utilities. development. Edges might act as barriers, spheres that helps to provide security and closing off one area from another and privacy to homes. impeding or restricting movement, but on other occasions they might also connect District Centre areas by acting as seams. Generally, built Centres that generally meet more local edges act as barriers. needs, with catchments of around 800 metres and provision of convenience goods Circulation space and services Typically, they contain around Area of communal space from the main 10,000-50,000 square metres of retail, building entrance to the front door of leisure and service floorspace,and often a home. This covers the lobby, lift and have specialist functions. corridor. Family Homes Houses and flats which contain three or more bedrooms.

12 Consultation draft January 2021 Introduction Introduction Consultation draft January 2021 13 1.5 Glossary 1.5 Glossary

Habitable Rooms Developments with less than 10 residential Outlook pedestrianised areas, squares and river A habitable room is defined as a room units. Visual amenity enjoyed by occupants when frontages. within a dwelling, the primary use of looking out of their windows or from their which is for living, sleeping or dining. This Natural Edge garden. Scale definition includes living rooms, dining Natural edges are lateral points of reference The impression of a building when seen rooms, bedrooms, studies, home offices on one’s path that usually constitute a Permeability in relation to its surroundings and/or as and conservatories but excludes halls, boundary between two or more areas such Permeability describes the extent to which experienced in relation to the size of a corridors, bathrooms and lavatories. canals, rivers or open spaces. Natural urban forms permit (or restrict) movement person (human scale). Sometimes it is the Kitchens which provide space for dining and edges might act as barriers, closing off of people or vehicles within, across and total dimensions of a building which give have windows will be considered habitable one area from another and impeding around an area. Permeability is normally it its sense of scale, at other times it is rooms and should be included in the or restricting movement, but on other considered a positive attribute as it the size of the elements and the way they assessment of amenity impacts occasions they might also connect areas encompasses ease of movement, avoids combine. by acting as seams. Natural edges may be severing neighbourhoods and encourages Legibility green or blue spaces. active travel. It can also be referred to as Small Site Legibility relates to how easily one can read, connectivity and holds a close relationship Sites below 0.25 hectares in size. interpret, identify and remember places. Neighbourhood Centre to legibility. It can also be thought of as the ease with Centres that contain clusters of retail and Streetscape which parts of the built environment can be services to meet the needs of a more local Permitted Development Rights The overall appearance of street elements recognised and organised into a coherent catchment and typically contain at least Certain types of changes to a property that make up the street scenery and pattern. Legibility can be influenced by sixteen units. Units are predominantly small- without planning permission. The most may include built elements as well as several elements such as streetscape, in-scale, with convenience supermarkets of common of these permitted development landscaping. The appearance of the scale, pathways, among others. By being around 500 square metres tending to be the rights relate to extensions and alterations streetscape is influenced by the quality of legible, a place usually enables users to largest occupants. Larger neighbourhood to dwelling houses, although they also buildings, amenity spaces, sidewalks and move about easily and quickly, leading to centres may also have particular specialist apply to retail, industrial and other types greenery. spaces being perceived as more accessible functions, and can be appropriate for some of development. They also allow certain and therefore being more actively used. It leisure and night-time economy uses. changes of use. Also commonly referred to Sunlight holds a close relationship with permeability. as PDRs. Direct, non-obstructed, sunshine. Open Space Listed Building All land that offers opportunity for play, Play Space Sustainable Urban Drainage Buildings that are statutory listed and are recreation and sport or is of amenity value, Spaces where play is identified as one Water management practices that integrate classified into three grades, I, II* and II. whether in public or private ownership, of the prime functions. These include natural water processes. Also commonly Listed buildings have their special and where public access is unrestricted, playgrounds, playing fields, skate parks and referred to as Sustainable Drainage architectural and historic interest protected partially-restricted or restricted. This other recreation areas. Systems or SuDS. by a special type of planning permission includes all open areas consisting of: called Listed Building Consent. major parks (e.g. Victoria Park and Mile Private Amenity Space Typology End Park), local parks, gardens, squares, An area within the curtilage of a dwelling Grouping buildings based on their form, Major Developments playgrounds, ecological spaces, housing that can be accessed by its residents. It architectural style, historical period, density, Developments with 10 to 100 residential amenity land, playing fields (including is used for recreation and provides visual block layout and plot size. For example, a units. playing pitches), allotments and burial amenity, e.g. gardens, landscaped space, terrace, linear block or mansion block. grounds, whether or not they are accessible balconies, winter gardens. Massing to the public. The combined effect of the arrangement, Public Realm volume and shape of a building. It can also The space between and surrounding be referred to as bulk. buildings and open spaces that are Minor Developments accessible to the public and include streets,

14 Consultation draft January 2021 Introduction Introduction Consultation draft January 2021 15 1.5 Glossary

Underground Waste Collection / Underground Refuse Stores Underground waste tanks with smaller access points integrated into the public realm. These are emptied on a regular basis by specialised collection vehicles. Underground refuse stores can also be referred to as URS.

Urban Grain The pattern of the arrangement and size of buildings and their plots, as well as the layout of streets and blocks in an area. An area can have a fine urban grain if it is made up of small and reasonably frequent elements, or a coarse urban grain if it is comprised of large and infrequent elements. Urban grain can be visualised through a figure-ground plan.

Urban Greening This page is intentionally left blank Urban greening describes the act of adding green infrastructure elements such as green roofs, green walls, street trees, rain gardens and additional vegetation. The Urban Greening Factor is a land-use planning tool to help determine the amount of greening required in new developments.

Water Space All bodies of water, including canals, basins and the River Thames.

16 Consultation draft January 2021 Introduction Introduction Consultation draft January 2021 17 Part A Character Appraisal

18 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 19 2. Overview

20 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 21 2.1 The Central Area: Setting the scene 2.1 The Central Area: Setting the scene

The Central Area - whose boundaries are shown in the map in the following page, and were defined by the Tower Hamlets Local Plan 2031 - sits in the heart of the borough, bounded by London Borough of Hackney to the north and the London Legacy Development Corporation to the east. It is primarily a low-rise residential area with shops and markets distributed across different neighbourhoods where they provide important meeting points for the local community. Applicants

The area contains several heritage assets and open spaces that are widely recognised such as Mile End Park and Victoria Park, as well as several canals and water spaces and a strong relationship with the River Thames.

The historical timeline in the following pages provides a summary of the development of this part of Tower Hamlets and also highlights some borough-wide significant events.

Central Area Boundary Open Space Water Space

Map showing the boundary of Sub-area 2: Central, as defined by the Tower Hamlets Local Plan 2031.

22 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 23 The Central Area: Timeline

24 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 25 3. Central Area Character Places

26 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 27 3.1 Introduction 3.1 Introduction

The Central Area comprises ten Character Places (as defined by the Tower Hamlets Local Plan 2031 and highlighted in the map), some of which only fall partially within the sub-area. Each of these has its own special character and history and it is the variety between them that in a way defines the Central Area.

The following pages describe key elements of local character for each of these ten Character Places. The analysis addresses the topics of History; Heritage; Townscape; Urban Grain and Movement. The Character Appraisal builds on the previous borough-wide studies conducted by the council, namely the Urban Structure and Characterisation Study (2009) and Urban Structure and Characterisation Study – Addendum (2016), and adds a particular emphasis on typologies, by identifying the most typical building types, in particular residential ones, in each Character Place, and by providing a detailed analysis of these in Chapter 4 - Central Area Housing Typologies.

It should be noted that the boundaries of each Character Place are not strictly fixed as often there will be streets that fall under a transition zone. Applicants are encouraged to study not only the Character Place within which their site is located, but also the adjoining ones for a comprehensive picture of the place.

Central Area Boundary Open Space Water Space

Map showing the 10 Character Places that fall entirely or partially within the Central Area.

28 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 29 3.2 Bow 3.2 Bow

Introduction Central Area Boundary Bow is a predominantly residential area. Open Space Roman Road acts as an important hub Water Space for the community with its variety of District Centre shops, restaurants and cafés. The partly pedestrianised market on the east end of Roman Road sells a variety of food, clothing, crafts, books and antiques and it attracts a high level of pedestrian activity, which is intensified by the Idea Store.

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Heritage Townscape Approximately half of Bow sits within Bow is predominantly a residential area, conservation areas. The western with the exception of Roman Road, where side includes four conservation areas a mixture of uses animates the area, acting characterised by the homogenous layout as a central point for the community. Roman of streets with mid- and late-19th Century Road consists of 2-3-storey buildings 2-storey terraces: Driffield Road, Medway, with small shops on the ground floor and Tredegar Square and Clinton Road residences above. The rest of the area is Conservation Areas. Roman Road Market comprised mainly by residential typologies, Conservation Area, on the eastern side of varying in age and density. From post- Bow, has more of a commercial character war estates and 21st Century buildings with small retail shops and modest houses west of Mile End Park, Bow transitions enclosing them, but the streetscape into a consistent 19th Century Victorian maintains a domestic feel. Victoria Park and and later Georgian 2-3-storeys terraced Regent’s Canal conservation areas mark housing area east of the park, particularly the north and west of Bow. They contain on side streets off Roman Road, in and a mix of 19th Century terraces, post-war around Medway Road and around Tredegar and early and late 20th Century buildings. Square. Although there is no visible spatial Fairfield Road Conservation Area, further barrier, there is a clear split between this east, falls outside of the Central Area and it part of Bow and the eastern side, where is dominated by the Grade II listed Bryant post-war estates of different kinds, from and May Match Works Factory, currently a 22-storey towers to 3-4-storey deck-access gated residential development. Other listed blocks, are the predominant features of the History Central Area Boundary buildings in the area include the Grade townscape. Several estates are a result of The hamlet of Bow dates back almost Open Space II Passmore Edwards Public Library and clearance programmes or bomb-damaged a thousand years. By Tudor times, Bow Water Space Church of St Paul with St Stephen. terraces. Close to Victoria Park, facing was a thriving village. Up to the 1800s Conservation Area Hertford Union’s Canal, there are former the small hamlet of Bow was surrounded Listed Building 20th Century industrial buildings converted by cornfields, pastures and meadows. into residential and mixed uses. The 19th Century however brought a massive increase in its population, and Meath Gardens and the north of Mile the construction of a number of significant End Park are located within Bow which, factories producing rubber, soap and alongside Victoria Park, provide good matches. The Bryant and May Factory was access to open space to the north and west the scene of the famous Match Girls Strike of the neighbourhood. In contrast, a large of 1888. Bow was also the centre of the proportion to the east-west has an open Women’s Suffrage Movement. Roman Road space deficiency Market was founded in 1843 as a general market for the poverty-stricken newcomers in the middle of last century. The market always thrived on its reputation for offering a huge variety of goods at keen prices. In its 1960s heyday, it was one of the most fashionable and popular markets in London. The Grade II listed former Bryant and May Factory, now a residential development.

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Typical Building Types Typical Building Types

D

D. Row of 3-storey houses E. Roman Road Market F. The post-war Lanfrac C on Annie Besant Close from with shops on ground floor Estate, built as a result of E the 1960s. The row on the and residences above, clearance programmes. B other side of the road is within the Roman Road The estate is a uniform A primarily 2-storey and white. Market Conservation Area. collection of blocks with up All houses have single Buildings are 2-4 storeys to 4 storeys. Some variation pitched roofs and façades and usually of brick. is added by the differing F with varying colours and tone of the brick and the G brick detailing. varying design of the plans.

H

G. Victorian terraces built H. The Suttons Wharf in the 1870s on Arbery residential development Road within the Medway completed in 2014 facing Conservation Area. The Regent’s Canal and Mile terraces display typical End Park, with over 400 embellishments of the units and heights up to 17 period, including bay storeys. A. The former Victoria B. Beatrice Webb House, a C. The post-war Ranwell windows and painted stucco Veneer Mills, from late post-war housing block built Estate, built in an area decoration. On Arbery 19th Century, of brick and in 1953 on the corner of a cleared from its 19th Road, in particular, they are with a pitched roof. The bomb-damaged terrace, Century housing from the ornately decorated. industrial building, located within the Driffield Road 1960s. It includes blocks in the Regent’s Canal Conservation Area. and maisonettes of 2-3 Conservation Area, was storeys and three 22-storey converted to a mixed-use towers built in 1969. development.

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Urban Grain and Movement a key north-south link. Parnell Road is a Bow generally has a finer grain to the more local north-south link. Bow has good west and a coarser grain to the east, with transport links with Mile End and Bow Road poorer permeability and legibility in and underground stations nearby around post-war estates and more recent developments, and easier movement Central Area Boundary where Victorian and Georgian terraces Open Space are prevalent. Roman Road narrows as Water Space it moves east through Bow, becoming a Natural Edge (green space) pedestrianised street market in its final Natural Edge (blue space) stretch. Bow has three key built and natural Built Edge edges. The railway line to the south is a Key Vehicular Link built edge that creates a spatial barrier. Mile End Park provides access to open space and constitutes a natural edge. Regent’s Canal’s narrow footpath to the west is well used by pedestrians and cyclists. Hertford Union’s Canal to the north suffers from a lack of publicly-accessible pathways on the Bow side. Roman Road and Old Ford Road are key east-west links between Bethnal Green and Bow. Grove Road is

36 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 37 3.3 Bow Common 3.3 Bow Common

Introduction Central Area Boundary Bow Common is predominantly a residential Open Space area, with some shops scattered around Water Space the area and few industrial uses around Neighbourhood Centre Limehouse Cut. Bow’s post-war heritage is made apparent by the number of council estates built in that period.

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Heritage Townscape A small proportion of Bow Common is Bow Common’s land use is largely located within conservation areas. The residential. The housing stock in the whole of Swaton Road and Brickfield area predominantly consists of low-, Gardens conservation areas are in Bow medium- and high-rise post-war housing Common, as well as part of Limehouse estates. Much of the estates are part of Cut Conservation Area. Swaton Road the Lincoln Estate which covered 1,495 Conservation Area covers a small fragment acres when completed and includes two of low-rise terraces that were constructed 19-storey towers of maisonettes, which for working-class Victorian families in the were the tallest in East London when built. late 1860s and once covered this area. Other estates vary in design, massing Brickfield Gardens Conservation Area also and height and are distinguishable one comprises fragments of the former Victorian from another. Several new housing streetscape, as well as two open spaces: schemes have been constructed in the Brickfield gardens, which used to be an 2010s, mostly on previous industrial area where bricks were made, as its name sites, others as redevelopments of post- suggests, and an area created from cleared war estates. A couple of industrial uses land after the war. Bow Common has a very remain along Limehouse Cut, which is now small proportion of listed buildings, the most predominantly residential. Although the area notable are the Grade II * listed St Paul’s was predominantly covered with terraced Church and The Widow’s Son Pub, on housing before WWII, only a few fragments either side of Bow Common. of terraces remain, most of which are now located in conservation areas. History Central Area Boundary Bow Common was, for much of its history, Open Space Bow Common encompasses several a large area of marshland and meadows, Water Space neighbourhood parks, which are which separated the hamlets of Poplar, Conservation Area characterised by their small size. The Bromley and Bow. Lanes ran through Listed Building nearby Tower Hamlets Cemetery and connecting up these Hamlets and a number Mile End Park provide access to larger of small cottages and houses sprang up open space to the north and west of the along these trade routes. These routes neighbourhood. The south-eastern areas still exist today as Bow Common Lane and have an open space deficiency. Devons Road/St Paul’s Way. The industrial revolution brought change to Bow Common, and with Limehouse Cut running through its southern edge, industries began to settle during the 19th Century. The growth and spread of Poplar and Bromley during this period led to the area becoming urbanised and swallowed up by its neighbours, hungry for space to expand.

Former stock brick Factory from 1911, within the Brickfield Gardens Conservation Area.

40 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 41 3.3 Bow Common 3.3 Bow Common

Typical Building Types Typical Building Types

B

C D. 5-storey brick housing E. Housing development F. Early post-war blocks blocks from 1929 with a with varying heights, of 4-6 storeys with a D Neo-Georgian façade to the up to 14 storeys, facing regular grid and projecting A front and utilitarian deck- Limehouse Cut completed balconies. Pitched roofs and access at the back. in the late 2010s to replace other features were added a former industrial use of between 1998-2000. the site.. F E

G H

G. Late 19th Century grand H. 3-storey post-war terraces with elevated housing blocks built ground floor, semi- between 1957-58 with plain basements, 3-sided bay brick panels, recessed windows and decorative private balconies and stuccoes surrounds to shallow gabled roofs. windows and doors, A. 7-storey range of post- B. Late 1860s 2-storey C. 4-storey uniform remnants of the Cotton war maisonettes in dark red terraces with canted bay maisonette blocks, part of Estate, now part of brick constructed in 1965-7 window at ground floor the post-war Lincoln Estate, Brickfield Conservation Area which were part of Leopold and simple Victorian sash built between 1958-1970s Estate. windows above, stuccoed with over 800 dwellings. The details on ground floor, estate also includes two part of Swanton Road 19-storey blocks. Much of Conservation area. the estate was refurbished in the 1990s.

42 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 43 3.3 Bow Common

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Urban Grain and Movement Central Area Boundary Bow Common is largely of a coarse grain Open Space due to the large blocks associated with Water Space industry, and the high number of post-war Natural Edge (blue space) estates. The estates’ layout, including cul- Built Edge de sacs and disorientating street pattern, Key Vehicular Link is a barrier to movement in the area and has a negative effect on legibility. There is also a degree of detachment in Bow Common. This is caused by Limehouse Cut to the south, the railway lines to the north, and Burdett Road to the west. The latter is classified as a highway and is a key north- south link in Tower Hamlets. The towpath on the south side of the canal is used by pedestrians and cyclists as a key east-west link towards Limehouse. Limehouse Cut, however, has a limited number of crossing points. Bow Common has no stations, although it lies in close proximity to Devons Road and Limehouse DLR stations.

44 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 45 3.4 Globe Town 3.4 Globe Town

Introduction Central Area Boundary Globe Town is predominantly a residential Open Space area. The town centres along Roman Water Space Road and Cambridge Heath Road include Neighbourhood Centre shops, restaurants and local services and District Centre they animate the area. The western part of Globe Town has important institutional buildings such as the V&A Museum of Childhood. The northern part includes creative industries.

Part A Character Appraisal Consultation draft January 2021 47 3.4 Globe Town 3.4 Globe Town

Heritage Townscape Approximately half of Globe Town sits within Globe Town is predominantly a residential conservation areas. In the Victoria Park and area, with the exception of the buildings Regent’s Canal Conservation Areas, many with institutional purposes such as the of the historic industrial buildings, bridges Bethnal Green Police Station and the and locks associated with the canals make V&A Museum of Childhood to the west, a significant contribution to the townscape. the creative industries to the north close The 19th Century terraces, some of them to Regent’s Canal, and the mixed uses Grade II listed, contribute to a coherent and along Roman Road, which creates a hub of distinctive character in the area and pockets activity right in the middle of Globe Town. of post-war development are found where This key east-west link has small retail units terraces have been lost and redeveloped. on the ground floor with residential units The Bethnal Green Gardens Conservation above. The rest of Globe Town is comprised Area is characterised by public and civic by residential typologies that vary in age uses, including the Grade I listed Church of and density. There are several post-war St John on Bethnal Green and the Grade housing estates, early and late 20th Century II* V&A Museum of Childhood, in contrast housing blocks and a smaller proportion with the residential character found in of early to late-19th Century Georgian and the generally homogeneous group of late Victorian terraces. The terraces bring a Victorian dwellings that make up Globe smaller scale and height in contrast to the Road Conservation Area. To the south, the medium to high-rise estates and housing character of St Peter’s conservation area is blocks. defined by 19th Century residential terraces History and the former church of St Peter’s, The largest park within Globe Town is Globe Town was established in 1800 to Central Area Boundary listed at Grade II. Carlton Square has a Bethnal Green Gardens, located to the provide for the expanding population of Open Space cohesive group of Victorian housing, which south. Apart from a series of small open weavers around Bethnal Green. Since the Water Space remain largely intact despite war damage. spaces, the neighbourhood also has easy 1820s the area is known by Globe Town. Conservation Area Only a very small part of Hackney Road access to Mile End Park and Victoria Bethnal Green’s population trebled between Listed Building Conservation Area falls into Globe Town Park to the East and North, and to Meath 1801 and 1831. By 1824, with restrictions Gardens, to the East. There is some open on the importation of French silks relaxed, space deficiency to the north and centre of several looms became idle, and prices Globe Town. were driven down. The abundance of cheap labour was turned to furniture, clothing and shoe manufacture. Globe Town continued its expansion into the 1860s, long after the decline of the silk industry. When slum clearances increased towards 1900, initiatives to provide working-class housing were explored. This was attempted by Samuel Barnett’s East End Dwellings Company with the red brick tenements around Globe Road in the 1880s. Most of this development was constructed by this The Grade II* listed V&A Museum of company between 1900 and 1906. Childhood, within the Bethnal Green Gardens Conservation Area.

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Typical Building Types Typical Building Types

D

A C D. The post-war Park View E. The post-war Cranbrook F. 21st Century gated E Estate, from 1953, designed Estate on Roman Road residential development B so as to allow views to completed in 1968. The ‘X’ with blocks with heights Regent’s Canal. Within the layout of wide pedestrian increasing from 4 to 9 G Victoria Park Conservation avenues were designed to storeys as the scheme Area, it is of brick with echo the pattern of 19th approaches Regent’s Canal. cantilevered balconies. Century streets to the north. F

H

G. Mixed-uses characteristic H. The post-war Bancroft of high streets, with shops Estate, completed in 1954. on the ground floor and The estate displays a mix residences above, as seen of balcony-access flats on Roman Road. Heights refurbished in the 1990s vary from 2 to 4 storeys. (seen in the picture), as well as low-rise cottages and A. A late 20th Century B. Mulberry House, C. Victorian terraces on houses. residential development completed in 1936 as Approach Road, within the including sheltered, rental part of a slum clearance Victoria Park Conservation and shared ownership programme. Within the Area, with stock brick and accommodation. Of brick Bethnal Green Gardens windows with moulded and 2-3 storeys, the Conservation Area, the architraves. Most houses development reflects the building is Neo-Georgian were built in the 1860s, by surrounding character. with 3-storey canted bay multiple builders. windows and brick.

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Urban Grain and Movement with Bethnal Green underground station The large proportion of 20th Century estates and Cambridge Heath overground station and housing blocks translates into a coarse within the area. urban grain with large plots, compromising permeability and legibility in the area. There Central Area Boundary are pockets of finer grain where Georgian Open Space and Victorian terraces are found. Globe Water Space Town has two key edges: the railway line Natural Edge (blue space) to the south, and Regent’s Canal. The Built Edge former constitutes a spatial barrier with few Key Vehicular Link active frontages in the archways, effectively cutting off the southern part of Globe Town. Regent’s Canal is largely inaccessible due to pathways falling within private backgardens or a lack of pathways entirely. Roman Road and Old Ford Road are key east-west links between Bethnal Green and Bow. Bishops Way/Sewardstone Road is a local east-west link. Cambridge Heath and Globe Road are key north-south links. Globe Town has excellent transport links

52 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 53 3.5 Limehouse 3.5 Limehouse

Introduction Central Area Boundary Limehouse is a riverside neighbourhood. Open Space It is predominantly a residential area Water Space interspersed with offices, shops, hotels Neighbourhood Centre and some institutional and creative uses. Limehouse’s industrial heritage is made apparent by the remaining warehouses, now converted to offices, studios and flats. The Limehouse Basin, now used as a marina, is the focal point of the neighbourhood.

Part A Character Appraisal Consultation draft January 2021 55 3.5 Limehouse 3.5 Limehouse

Heritage Townscape Approximately half of Limehouse sits within Limehouse is largely a residential area conservation areas. To the west, the small with the exception of the mixed uses along stretch of York Square Conservation Area Commercial Road and the institutional within Limehouse includes large-scale buildings around St Anne’s Church to the buildings with commercial and institutional east. The main typology found are 19th purposes. Albert Gardens Conservation Century former industrial warehouses Area comprises an open space enclosed converted to residential, creative and by Grade II listed Victorian terraces from office uses from the 1950s. The area has the 1840s, whereas the small stretch also seen brand-new high-end residential of the Wapping Wall Conservation Area buildings from late 20th Century and early included in Limehouse is characterised 21st Century, including high-rise towers by converted warehouses. Lowell Street and blocks with 5-6 storeys. Some of the includes early 19th Century Grade II listed riverside developments are gated and the terrace housing on Commercial Road. access to the River Thames has been Within the St Anne’s Church Conservation blocked in many instances. Limehouse also Area, the Grade I listed church and other includes some post-war council estates, public buildings from the 18th Century concentrated in the south-west and north and more recent residential developments of Limehouse, with blocks ranging from make up the townscape. Narrow Street 2-storeys high to 8-storeys high. Despite History Conservation Area is characterised by the varying typologies, there is a consistent Limehouse is named after the lime coasts Central Area Boundary 19th and 20th Century wharf-side buildings feel to the area’s townscape thanks to its or kilns that were established there in Open Space relating to the port and commercial activities industrial heritage and overall consistency the 14th Century and used to produce Water Space which developed following the opening of of materials, including in the more recent quick lime for building mortar. In the days Conservation Area Regent’s Dock (now Limehouse Basin) in developments. of the docks, the area was associated Listed Building the early 19th Century. Only a very small with imports. This is in contrast to the part of Limehouse Cut and Regent’s Canal Limehouse includes substantial water preceding years when it was associated conservation areas fall within Limehouse. space with the River Thames, Limehouse with exporting beer and voluntary and Basin and the Limehouse Cut and Regent’s involuntary emigrants. Limehouse was also canals. The neighbourhood encompasses the setting of London’s original Chinatown, several small neighbourhood parks with Limehouse Causeway, Pennyfields and including Ropemakers Field and King West India Dock Road at its heart in the Edward Memorial Park, but a significant 1890s. In the 19th Century the canal system proportion to the west of Limehouse Basin originating in Tower Hamlets was the has an open space deficiency. entrance to the busy arterial route serving Britain’s commercial life. The Limehouse Basin and Limehouse Cut were the main links from the Thames to the River Lea and onwards to the industrial north. As London expanded rapidly in the early 19th Century, Commercial Road was opened in 1810 to link the emerging docks with the City of London. The Grade I listed St Anne’s Church from 1730.

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Typical Building Types Typical Building Types

C B D D. The former Limehouse E. Residential towers F. Cluster blocks built in E Town Hall, built in 1881 completed in 1998 as 1986 in Goodhart Place, A on Commercial Road, part of Basin Approach, a next to Limehouse Basin, within the St Annes Church residential development with 3-4 storeys, yellow F Conservation Area, and around Limehouse Basin. brick and projecting G H converted to a cultural The four blocks are of 8 balconies. hub. It is of brick with stone storeys with the upper dressings and listed at one of double-height. It Grade II. is of brick with projecting balconies onto the basin.

G. 19th and 20th Century H. Free Trade Wharf built in warehouses on 22-28 1796 on the Thames Path, Narrow Street, within the within the Wapping Wall Narrow Street Conservation Conservation Area. The Area, among the first to be warehouses were converted converted to residences to offices and residences in in the Docklands from the 1987. It is of yellow brick, A. The post-war Glamis B. Victorian terraces built in C. Post-war 3-storey blocks 1970s. They have façades 9 bays with a 10th bay Estate (east), one of the the 1840s, within the Albert of flats with balconies with varying brick types. expressed as a pedimented last major estates built by Gardens Conservation extending over shops, built Heights are of 4-6 storeys. 2-storey pavilion. the Greater London Council Area. They are of 3 storeys in 1958 on Salmon Lane as in the 1970s. It displays a and basements, and part of the Locksley Estate. concern for a more human have recessed sashes scale with blocks of pale with glazing bars, those brick with up to 8 storeys. of ground floor with semi- One terrace includes circular heads in double projecting glazed stair walls. recesses.

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Urban Grain and Movement London and Canary Wharf, but that end up Limehouse has a juxtaposition of small affecting the area’s cohesion by creating streets with fine grain and larger roads pockets of development. Commercial Road, with coarse grain, which compromises Cable Street and The Highway are key the legibility and permeability of the area. east-west links. Limehouse has excellent Narrow Street is an example of an enclosed transport links, including Limehouse and road that nevertheless provides a legible Westferry DLR stations. route; the presence of large blocks on the riverfront, combined with a lack of Central Area Boundary publicly-accessible pathways, often makes Open Space it difficult, however, to access the River Water Space Thames. The river, Limehouse Basin and Natural Edge (blue space) Limehouse Cut act as natural edges. There Built Edge are publicly-accessible pathways along Key Vehicular Link Limehouse Basin and Cut. The railway line is a built edge that creates a spatial barrier between north and south. The Rotherhithe and Limehouse Link Tunnels are also built edges that act as spatial barriers. For a relatively small area, Limehouse is cut by several roads that connect it to the City of

60 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 61 3.6 Mile End 3.6 Mile End

Introduction Open Space While most of Mile End is residential, Water Space the town centre around Mile End Station Neighbourhood Centre is a busy transport and social hub with concentrated commercial use on ground floor units in that area. The campus of Queen Mary, University of London is contained to the north-west of Mile End and numerous landmarks can be observed along Mile End/Bow Road.

Part A Character Appraisal Consultation draft January 2021 63 3.6 Mile End 3.6 Mile End

Heritage Townscape Approximately half of Mile End sits within Mile End is essentially a residential area, conservation areas. Tredegar Square, with the exception of the mixed uses along Ropery Street and Tomlins Grove Mile End/Bow Road and Queen Mary conservation areas include predominantly University of London. The commercial uniform groups of Victorian and Georgian roads primarily consist of small-scale shops terraced housing. The considerable unity intermixed with housing, with shop uses and long views are an essential theme of intensifying near Mile End Station. Around these conservation areas which include Mile End Station and under Mile End Land numerous listed buildings. The Tower Bridge there are several restaurants and Hamlets Cemetery Conservation Area cafés, that create a hub of activity. The is marked by the substantial institutional university also creates a busy hub. The built heritage, including the site of former housing varies in age and density, from St-Clements Hospital, which was and low-rise Victorian terraces and low- and continues to be since 2017 the site of medium-rise Georgian townhouses, to London’s first community land trust (CLT) medium- and high-rise post-war council housing project. Part of Regent’s Canal estates. Both typologies are interlaced and Clinton Road Conservation Areas are in clusters. The post-war estates (Ocean also included within Mile End. Most of Mile Estate, British Street, Eric&Tracey, Bede End’s listed buildings are located within Estate) have replaced areas of former conservation areas and include a number terraced housing after bomb-damage of terraces, religious and institutional and slum clearance. Many of these have buildings. Dotted along Mile End/Bow Road undergone redevelopment, refurbishments History several landmarks can be observed, such and intensifications from the 2000s. Mile End dates back to the 13th Century. Open Space as the former People’s New Palace which It was named due to the distance along Water Space is now part of Queen Mary University of The south of Mile End Park and Tower the road from London: one mile east from Conservation Area London, the former Coborn School for Girls Hamlets Cemetery are located within Mile the City of London. Urbanisation began Listed Building (1897-8) and Georgian terraces within the End, providing good access to open space along this important trade route during the Tredegar Square Conservation Area. to the entire neighbourhood. Georgian Era. The area’s development continued to progress rapidly in the 18th Century when it became attractive for a wealthy new class of merchants and mariners. Trade and shipping shaped Mile End dramatically during this period. Development intensified in the 19th Century due to significant increases in London’s population and UK economy. Mile End’s expansion and importance during this period was reflected in a number of civic building, like the ‘People’s Palace’ in 1887, which was destroyed in a fire and replaced in 1937.In the 1940s-1990s, slum clearance and war damage resulted in mutually-reliant The Grade II listed former People’s New residents, industries and shopping facilities Palace, from 1937 disappearing.

64 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 65 3.6 Mile End 3.6 Mile End

Typical Building Types Typical Building Types

B C

D D. Late 20th Century E. Ropery Road F. The post-war Bede 4-storey cluster blocks Conservation Area terraced Estate. The majority of the A with surrounding housing houses dating from mid- estate was built between developments in the same to late 19th Century. The 1964 and 1971 and architectural language. uniformity differs street-by comprises primarily 4-storey street, with varying level brick units made up of deck- E of intricate detailing on the access maisonettes. H G façades.

F

G. Terraced houses with H. The post-war Ocean ground floor shops and North Estate. Primarily varying window treatments constructed in the 1950s on Burdett Road, within the and 1960s, the estate Ropery Road Conservation presents a relatively Area. homogenous architectural language with deck-access A. 9-storey student housing B. Georgian terraced C. The post-war British units of 3-6 storey storeys on Mile End Road which houses within the Tredegar Street Estate, developed and an area of terraces. opened in 2012 in the Square Conservation Area between 1969 and 1976, vicinity of Queen Mary which mainly developed contains 500 dwellings. It University. between 1820 and 1860. comprises two 22-storey tower blocks and numerous low-rise block of flats and maisonette. It has been recently refurbished.

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Urban Grain and Movement The block pattern in Mile End varies from Open Space a fine to coarse grain throughout the area. Water Space A number of large blocks are found in and Natural Edge (green space) around the centre of Mile End, particularly Natural Edge (blue space) post-war council estates and university Built Edge buildings, which cause limited permeability. Key Vehicular Link Some areas contain small blocks and a historic grid pattern, such as around Tredegar Square, which eases movement. Mile End Road/Bow Road runs east-west through Mile End and is primarily a through route for traffic from London to Essex, though it also carries local traffic. The road forms a significant barrier to north-south pedestrian movement, along with Burdett Road which forms a barrier between residential areas and Mile End Park. The park, as well as Regent’s Canal constitute natural edges. Mile End has excellent transport links with both Mile End and Bow Road underground stations

68 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 69 3.7 Poplar 3.7 Poplar

Introduction Central Area Boundary Poplar is a predominately residential area Open Space with concentrated commercial use in and Water Space around Chrisp Street market, a local hub Neighbourhood Centre of activity for the community. Poplar High District Centre Street, which falls outside of the Central Area, is another commercial hub within which Tower Hamlets College is based.

Part A Character Appraisal Consultation draft January 2021 71 3.7 Poplar 3.7 Poplar

Heritage Townscape A large proportion of Poplar is located The daily market off Chrisp Street is a within the Lansbury Conservation Area. popular shopping destination for locals The latter is named after George Lansbury, and, along with the Idea Store and other a former local MP. It includes low-rise and shops, creates a vibrant heart to the area. medium-rise post-war housing, schools and Chrisp Street Market is set off Chrisp churches, north of East India Dock Road. Street and East India Dock Road, though The first phase of Lansbury – which is now it is largely unseen from either road. East the outline of the conservation area – was India Dock Road contains a number of part of the 1951 Festival of Britain, as an small shops with mixed uses above them. example of what might be achieved as The residential buildings found in Poplar Britain’s cities were starting to be rebuilt consist of largely low- and medium-rise after the war. A number of Grade II listed post-war housing estates, interspersed with buildings are dotted around Poplar, mostly high-rise housing towers. The majority of dating from the 1951 Festival. Others date the industrial buildings along Limehouse from mid-late 19th Century, such as George Cut have been redeveloped into modern Green Almhouses and St Saviour’s Church, housing or warehouse conversions and a a reminder of the area’s growth in that number of the post-war estates have been period. redeveloped in recent years.

Bartlett Park, a district park located within Poplar, provides the main accessible open space to the neighbourhood. History was built between 1950-1980 as post-war In the mid-17th Century there were just reconstruction schemes. a double row of houses along Poplar High Street. Merchants and shipbuilders Central Area Boundary preferred to live further North or in Open Space more rural areas between the 17th-18th Water Space centuries. As the population began to Conservation Area grow rapidly after the construction of the Listed Building East India Docks at the start of the 19th Century, the East India Dock Road was constructed, between 1806-1812, to improve communication between the area’s maritime industry and the City. Much of the mid-19th Century growth had taken place north of East India Dock Road, where Poplar New Town was built up with modest terrace housing from 1830s-1860s. Prosperity declined in the area after 1880 as the down-river docks grew in importance and Poplar was heavily bombed during WWII. The dominance of public housing is The 1954 Roman Catholic Church of Saints a relatively recent phenomenon. Most of it Mary and Joseph in the Lansbury Estate.

72 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 73 3.7 Poplar 3.7 Poplar

Typical Building Types Typical Building Types

C

B A D D. Three of eight 11-storey E. Market place with F. Front-to-back post-war council housing shops on ground floor and arrangement of terrace towers interspersed with maisonettes above sitting houses constructed in 1982, 4-storey maisonette blocks constructed for the 1951 with front doors facing G E constructed between 1957- Festival of Britain. footpath and car parking in 63. the close behind. F H

G. Post-war 3-4 storey H. Mix of 3- and 6-storey housing development blocks completed in 1951 with spines and wings of and constructed in London maisonettes fom 1970s, stock brock and slate to known as the Gough Grove reflect the existing housing scheme. stock of the area at the time, part of Lansbury A. Mixed-height linear B. Self-built row of houses C. 2000s housing Conservation Area. blocks up to 10 storeys from 1987-9 in pale brown- development of 2-3 constructed mid-2010s, black brick and pitched/ storeys folded linear with facing views hipped roofs influenced by blocks for mixed-tenure of towards Limehouse Cut. the materials of St. Saviours approximately 118 units. development. Church and its former vicarage, which the houses surround.

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Urban Grain and Movement it is located in close proximity to Langdon Chrisp Street Market and the area Park, Westferry and Poplar DLR stations. around the Idea Store is a well-used, pedestrianised area. The majority of Poplar Central Area Boundary comprises post-war council estates which Open Space translate into a coarse urban grain with Water Space large blocks, compromising permeability Natural Edge (blue space) and legibility in the area. Poplar is bounded Built Edge by Burdett Road to the west, Limehouse Key Vehicular Link Cut to the north, which acts as a natural edge, the DLR to the east, and East India Dock Road to the south. Both Burdett Road and East India Dock Road are high-traffic highways, and therefore create a barrier to Mile End Park. On the other hand, East India Dock Road is an important east-west link across Tower Hamlets from the City of London to Newham, and Burdett Road is an important north-south link from the south of Tower Hamlets and Canary Wharf to Hackney. Poplar has no stations, although

76 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 77 3.8 Shadwell 3.8 Shadwell

Introduction Central Area Boundary Shadwell is a residential area interspersed Open Space with shops, restaurants and cafes. It Water Space includes Watney Market, a medium-sized District Centre open-air market, that is widely used by residents as a shopping destination. The stretch of Shadwell include in the Central Area is primarily a residential area with some institutional uses also present. Its main focal point is the Shadwell Basin, now used for recreation.

Part A Character Appraisal Consultation draft January 2021 79 3.8 Shadwell 3.8 Shadwell

Heritage Townscape The extent of Shadwell that falls within The stretch of Shadwell include in the the Central Area includes the St Paul’s Central Area is largely a residential area Shadwell Conservation Area and part of with a variety of typologies and densities. the Wapping Wall and Commercial Road Originally lined with warehouses, Shadwell conservation areas. St Paul’s Shadwell Basin is now surrounded by a residential Conservation Area includes the Grade II* scheme with rows of houses with up to 3 listed church of the same name and its storeys, built in 1987. South of Shadwell grounds, which form a dramatic backdrop Basin and close to the River Thames, to Shadwell Basin. The stretch of the there is a mixture of converted 19th Wapping Wall Conservation Area that Century industrial buildings and brand-new falls within Shadwell mainly comprises residential buildings from the 1980s-1990s converted warehouses and other industrial designed with a similar scale and materials buildings such as the former Wapping to the original warehouses in the area. Hydraulic Pumping Station, listed at Grade These present larger plots and 4-6 storeys. II*, reminders of the industrial past of this The area has also seen some piecemeal area. It also includes Shadwell Basin. brand-new developments that do not As the name suggests, the Commercial make reference to the industrial past of Road Conservation Area stretches around the area. Shadwell also include post-war the road of the same name, opened in council estates, particularly to the north of 1810 to link the emerging docks with The Highway and Cable Street, with low, the City of London. The prevailing 19th medium and high-rise blocks, as well as Century Victorian character of this area 2-3 storey rows of houses from early 21st History was mostly lost through post-war housing Century. Shadwell literally means ‘the well of Central Area Boundary redevelopment. The remaining Victorian shadows’. It was a riverside settlement Open Space terraces form a homogenous group. Shadwell includes significant water space that developed rapidly in the 17th Century, Water Space The stretch of the Commercial Road with the River Thames and Shadwell Basin. through the expansion of shipbuilding Conservation Area Conservation Area that falls within the Within the Central Area, Shadwell has no and maritime industries. It was largely Listed Building Central Area in Shadwell includes the significant open spaces besides the tree- destroyed in the 19th Century by the Grade II listed Church of St Mary and St lined path along the Basin and St Paul’s creation of Shadwell Basin. With increasing Michael. Shadwell churchyard. There is easy access demand for both dockworkers and sailors, to Wapping Woods and King Edward the area also lost its base of skilled Memorial Park. The areas either side of artisans and professional families and Commercial Road have an open space became overcrowded. Later, philanthropic deficiency. enterprises helped the overcrowded Jewish immigrants living in the area further north around Commercial Road. Radical post- war re-planning after extensive bombing damage disrupted old patterns. New housing was designed away from the old routes, while the historic centre of Shadwell in Shadwell Docks, gravitated towards Watney Street Market in the north. The Grade II* listed former Wapping Hydraulic Pumping Station (1893), within the Wapping Wall Conservation Area.

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Typical Building Types Typical Building Types

D D. Early 21st Century row E. The Grade II listed St F. Prospect Wharf, a large- of yellow and orange brick Paul’s Terrace, a 1820 scale block of flats built in 2-storey plus attic houses stepped 2-storey terrace 1987 on the site of a former C on Oyster Row, next to the of 1-bay houses built of warehouse, within the railway track. stock brick, giving onto a Wapping Wall Conservation B courtyard below. Area. 4-5 storeys high with an elevated ground floor, it A E is of brick with a concave riverfront and irregular gables.

F H G

G. The Grade II listed H. Prospect Place, a late Prospect of Whitby, a public 20th Century residential house from circa 1520 development within the with a 19th Century façade Wapping Wall Conservation within the Wapping Wall Area. The use of brick and Conservation Area. The the building’s wide façades building is a reminder of the make reference to the A. Grade II listed residential B. Student Housing for C. The post-war Glamis narrow width of the 16th area’s industrial heritage. development with rows of Goldsmiths University Estate (west), one of the Century riverfront plot. houses with up to 3 storeys, students on King David last major estates built by built in 1988. The quayside Lane built in 2009-2010, the Greater London Council colonnades make reference with up to 8 storeys and in the 1970s. It comprises to the forms of 19th balconies for each floor. 2-3 storey blocks with deck- Century dock buildings. access and courtyards, and The buildings also displays a 22-storey tower block. arches with Venetian openings and split gables.

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Urban Grain and Movement Within the Central Area, Shadwell is largely coarse-grained due to the predominance Central Area Boundary of former industrial buildings and post-war Open Space estates, affecting ease of movement and Water Space legibility. This is improved in the areas of Natural Edge (blue space) finer grain and smaller plots, particularly in Built Edge the residential developments surrounding Key Vehicular Link Shadwell Basin. The River Thames and Shadwell Basin constitute natural edges. The river can be accessed through the Thames Path, but the entrances to the pathway are often difficult to find. There is a publicly-accessible pathway along Shadwell Basin. The railway line is a built edge that constitutes a spatial barrier, separating north and south Shadwell. Within the Central Area, the key east-west links are The Highway, Cable Street and Commercial Road. The neighbourhood has excellent transport links, including Shadwell DLR and overground station.

84 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 85 3.9 Stepney 3.9 Stepney

Introduction Open Space Stepney is largely a quiet residential area Water Space with few shops scattered around and most Neighbourhood Centre commercial activity taking place along Mile End Road and Commercial Road. Its built form are reminders of both 19th Century Georgian and Victorian development, as well as post-war reconstruction.

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Heritage Townscape Conservation areas in Stepney include Stepney is largely a quiet residential Stepney Green, Albert Gardens, York neighbourhood off the high-traffic main Square, Carlton Square, St Peters and arteries of Mile End Road and Commercial Regent’s Canal. The majority of these Street. The typologies vary widely in the conservation areas manifest the housing area, from terraced housing and mansion developments of the early 19th Century, houses to pre- and post-war council estates. with numerous terraces and institutional The typologies are interlaced in clusters. buildings now listed. The Grade I listed After WWII, a large proportion of Stepney’s St Dunstan and All Saints Church is an terraces were replaced with housing estates important Saxon Parish Church with such as Ocean Estate, Lime house Estate, commanding medieval additions that reveal Stifford Estate, Clichy Estate, Mountmorres its importance over time. Stepney Green Estate and Clichy Estate. This was largely Conservation Area is an area of exceptional due to severe bomb-damage in the area as architectural and historic interest, including well as slum clearances. They represent a the grand buildings along Mile End Road, mix of medium- to high-rise housing blocks the houses and mansion blocks (including and a number of terraced houses, including Dunstan House) along Stepney Green redevelopments in the 1990s and 2010s. and the picturesque aspect created by the mature trees of Stepney Green Gardens. A substantial proportion of open space is found in Stepney. Open Spaces in the area include Stepney Green Park, St Dunstan’s Churchyard, Whitehorse Road Park and History Shandy Park as well as an urban farm. In 1086 Stepney was listed in the Open Space There is also easy access to Mile End Park. Domesday Book. The medieval village Water Space The areas around Commercial Road have grew up around the church of St Dunstan’s, Conservation Area an open space deficiency. which was founded in AD 952 by the Listed Building Archbishop of Canterbury and is the oldest church in east London. Stepney Green Park is on former common land that was once part of Mile End Green and it was the site of the Peasants Revolt in 1381 led by Wat Tyler.. From the 17th Century the village, then known as Mile End Old Town, was a genteel retreat away from the crowded Thames-side hamlets, favoured by those who had profited from maritime industry and trade. The area today is a mix of post-war high-density housing, Victorian mansion blocks and the terraces that survived the slum clearances. Historic Stepney Green is regarded for its architecture, many of the surrounding streets including Arbour Square St Dunstan and All Saints Church, within and York Square, contain many Georgian the York Square Conservation Area. and Victorian houses.

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Typical Building Types Typical Building Types

C

A

B D. 1990s redevelopment of E. Limehouse Fields F. Uniform residential Limehouse Fields Estate. Estate, an original 1960s terraces with stuccoed Rows of brick terraces development with 2-3 lower storey and decorated mimicking proportions and storeys painted row houses. with stucco mouldings built simplified details of 19th in 1829-43, part of York H Century terraces nearby. Square Conservation Area. D

E

G F

G. Uniform, modest terraces H. Post-war housing of narrow flat fronted estate comprising primarily houses within the Albert 4-storey brick units made up Gardens Conservation Area of deck-access maisonettes. dating from circa 1820.

A. Long terraces along B. Cressy House, a C. Post-war 1960s housing Mile End Road with a mansion block built in 1894 estate part of Ocean estate continuous building line and as a 4-storey housing North, one of 6-storey varying heights, most with development commissioned blocks with continuous commercial ground floor by East End Dwellings deck-access. and 2- stories residential Company. above dating from early 19th Century development.

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Urban Grain and Movement Open Space Stepney is predominantly fine-grained south Water Space of Ben Jonson Road and coarse-grained Natural Edge (blue space) to the north, with ill-defined routes through Built Edge the estates and many dead ends, making it Key Vehicular Link difficult to navigate for pedestrians. Stepney experiences heavy traffic on its edges along Mile End Road and Commercial Road, both of which create barriers to north-south movement. The railway line in the south of Stepney also creates a barrier that hinders north-south and east-west movement. Stepney has good transport links, including Stepney underground Station to the north and Limehouse DLR station.

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Introduction Central Area Boundary Victoria Park is one of London’s largest Open Space parks and the main green and leisure Water Space space in Tower Hamlets. It is designated as Metropolitan Open Space and it has been voted one of people’s 10 favourite parks in the UK. It holds festivals, markets and other activities across the year. It is mainly surrounded by residential uses.

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Heritage Townscape Victoria Park is covered by the Victoria Victoria Park is a fine example of the Park Conservation Area. It also includes English landscape park tradition, designed the Regent’s Canal Conservation Area to with sweeping lawns, informal tree plantings the west of the park. The former includes and irregular lakes. Roads in the area are 19th Century residential terraces that broad and tree-lined, all reflecting the park have largely retained their traditional setting. Victoria Park contains little built joinery details, slate roofs and stock form but is surrounded by the buildings in brickwork. A uniform cornice line and Bow and Globe Town that front Regent’s surviving historic decoration, typical of the Canal and the Hertford Union Canal. Victorian architectural style, contribute to Within the park some of the structures a coherent and distinctive character in the found are drinking fountains, pavilions and area. Pockets of post-war development skateparks, both historic and more recently- exist where terraces have been lost and developed ones. Immediately surrounding redevelopment has occurred. The Regent’s the park, Victorian terraces from the 1860s Canal Conservation Area is a linear with 2-3 storeys are the prevalent typology. conservation area with the boundaries drawn tightly around the Canal and features associated with it including bridges, locks, lock cottages, warehouses and industrial features. Victoria Park is a Registered Park and Garden and is Grade II* listed. The three bridges leading into the park are History were bombed during the WWII and have not Scheduled Ancient Monuments. These are Victoria Park was created by an Act of been restored. Bonner Hall Bridge, over Regent’s Canal, Parliament in 1841 in response to public Three Colt Bridge and Parnell Road Bridge, outcry about the lack of parkland in the East Central Area Boundary both over the Hertford Union Canal. End and fears of disease among the large Open Space slum population. The Government bought Water Space up poor-quality land that had been used for Conservation Area market gardens, grazing and gravel digging. Listed Building An alternative site lay on the Thames but is was deemed too expensive. James Pennethorne designed the park, which became instantly popular. It was extended in 1872 on land originally set aside for residential development. The park has been managed by a number of organisations such as the Metropolitan Board of Works (1887); the London County Council (1889); the Greater London Council (1965); Tower Hamlets and Hackney (1986); then solely Tower Hamlets (1994). Many of the parks’ original features have been lost or have The Scheduled Monument Three deteriorated over time. Parts of the site Colt Bridge, within the Victoria Park Conservation Area.

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Typical Building Types Typical Building Types

F

D. Terraces of Italianate E. The Grade II* listed G. Terraces on Cadogan houses from circa 1865, on Baroness Burdett Coutts Terrace, within the Victoria Old Ford Road, within the Drinking Fountain, also Park Conservation Area. Victoria Park Conservation known as Victoria Fountain, They were built in the Area. They have paired built in 1862. It displays a 1860s with brick trimmed doorways in flat arches Gothic-cum-Moorish style. with stucco. Constructed by E on composite, engaged various hands, they lack a columns. sense of uniformity, but they share some common motifs B such as heavy porches on A Doric columns. C D

A. The Bonner Hall Bridge, B. The Chinese Pagoda C. The Victoria Park designated as a Scheduled was acquired in 1847 Pavilion built in late 20th Monument, is a segmental from an exhibition in Century as part of a arched bridge of red brick Knightsbridge. government programme with prominent stone to encourage revival of voussoirs. It was built interest in open spaces. between 1842-1845 around The pavillion includes public the same time as Victoria toilets and a café. Park.

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Urban Grain and Movement Central Area Boundary With Victoria Park being the dominating Open Space feature, the area is primarily comprised Water Space by generous open space. The built form Natural Edge (blue space) in the immediate surrounding is of a fine- Key Vehicular Link grain with good degrees of movement and legibility. Victoria Park has 2 key links: Old Ford Road from west to east, and Grove Road south-north. The park is filled with pedestrian pathways, although limited entrances. Hertford Union Canal to the south and Regent’s Canal to the west act as natural edges and they are publicly- accessible on the park side. The north side of Victoria Park marks the boundary of Tower Hamlets. There are no built edges within the area. Victoria Park has generally poor transport links, with no stations in close proximity.

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Introduction Central Area Boundary Wapping is a riverside neighbourhood. Open Space The stretch of it included in the Central Water Space Area is primarily a residential area, Neighbourhood Centre with the exception of a few shops and offices interspersed around the area and concentrated on Wapping Lane and Wapping High Street, and Princess Court Business Park to the north. Wapping’s industrial heritage is made apparent by the remaining warehouses and wharfs converted to residential use.

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Heritage Townscape The extent of Wapping that falls within Wapping is largely a residential area, the Central Area includes the Wapping with the exception of some shops and Pierhead and Wapping Wall conservation offices. The main typology found are areas. The whole of the Wapping Pierhead 19th Century warehouses and wharfs Conservation Area falls within Wapping. converted to mixed and residential uses in It is named after what was originally the the late 20th Century, with average heights main entrance from the River Thames into of 5-6 storeys. The area also includes the London Docks. It includes the former brand new developments from late 20th entrance to the London Docks and 19th Century and early 21st Century on bomb- Century riverside warehouses, some of damaged streets or on the site of the former them Grade II listed. The conservation area London Docks, now occupied by the low- also comprises open spaces, including rise residential scheme Quay 430 with Wapping Gardens, built in 1886 on the site houses with up to 3 storeys. The highest of slum clearance. Part of the Wapping Wall element the area is 21 Wapping Lane, Conservation Area falls within Wapping. a residential development with up to 19 It mainly comprises warehouse and wharf storeys completed in 2012. Wapping also developments from the 19th century, some includes some council estates to the north, of them Grade II listed, with one of London’s with blocks with up to 5 storeys. Despite finest stretches of riverside industrial the varying typologies, there is a consistent heritage. Glimpses of the riverfront over feel to the area’s townscape thanks to its historic stairs are afforded through breaks in industrial heritage and overall consistency the barrier of buildings lining Wapping Wall, of materials, including in some of the more History Central Area Boundary forming reminders of former public access recent developments. Wapping’s name comes from the original Open Space to the river banks. Only a very small part of Saxon settlement of “Waeppa’s people” Water Space The Tower of London Conservation Area Parks in Wapping are of small- and and the area was largely marshland until Conservation Area falls into Wapping. medium-scale but distributed across the the 14th Century. From the 16th Century, Listed Building area they provide pockets of accessible Wapping gained infamy as a place of open space to most of the neighbourhood. execution. In the 17th Century, sailor’s The largest open spaces are the Hermitage cottages existed alongside seafaring Riverside Memorial Garden, Wapping industries, while merchandise from abroad Gardens, Wapping Rose Gardens and such as rum, ivory and gold trundled up Wapping Woods. Areas around Kennet and down Wapping High Street. Wapping Street and Hermitage Basin have an open was also the setting of many of Dickens’ space deficiency. novels. When the Docks were built in the early 19th Century, in many respects the heart was torn out of Old Wapping: houses and workshops were lost, and the area’s population diminished. St Katharine Docks and the former London Docks cut the area off from the City of London and the East End, breeding a special ‘island’ culture. The Grade I listed former warehouse, built in 1813

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Typical Building Types Typical Building Types

D. Grade II listed New E. Early 18th Century F. Mansion block built in Crane Wharf built in 1873 3-storey houses, on 1811 on Reardon Path, and reinstated in 1885 Wapping High Street, within within the Wapping Perhead B on Wapping High Street, the Wapping Pierhead Conservation Area, in A C within the Wapping Wall Conservation Area. They the traditional domestic Conservation Area. It was are representative of Georgian style with the converted to residential use riverside buildings before more austere warehouse and shops in 1990 and it is the spread of warehouses. aesthetic. D of stock brick. F H E G

G. Grade II listed Oliver’s H. Residential Wharf built in 1880 on developments of 6 storeys Wapping High Street, within built in the 1990s and early the Wapping Pierhead 2000s facing the River Conservation Area, was Thames, on Wapping High Wapping’s first warehouse Street, in an area that was to be converted to flats. It is damaged during WWII. A. The Quay 430 B. Reardon House, part of C. Post-war 5-storey of stock brick with red brick development, completed in the Wapping Estate built housing block on Prusom and stone dressings. 1993 in the original site of through slum clearance Street, of yellow brick with the Western Dock and its in the 1920s by the bay windows. surrounding warehouses. London County Council. It Of yellow and orange brick, comprises Neo-Georgian and 2-3 storeys-high, it blocks of 5 storeys. comprises 306 apartments.

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Urban Grain and Movement it has excellent transport links, including Wapping has a predominance of large Wapping overground station. coarse-grained blocks which, combined with a lack of publicly-accessible pathways, Central Area Boundary make it difficult to access the River Thames Open Space and compromise legibility. A finer grain is Water Space found in the 1990s Quay 430 development Natural Edge (blue space) to the north. Wapping is fairly isolated Key Vehicular Link from its neighbouring areas. The Highway to the north is a key east-west link. The River Thames to the south constitutes a natural edge. Parts of it can be accessed through the Thames Path and open spaces, although private developments and continuous rows of historic warehouses often make it difficult to access the river, which is glimpsed through gaps between the buildings. Ornamental Canal constitutes another natural edge and it has publicly- accessible pathways. Outside of the Central Area, St Katharine Docks is another natural edge. Wapping has no built edges and

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The previous chapter showcased typical Although this chapter was informed by Urban Type Residential Building Type Building Types, or typologies, found in typologies found in the Central Area, the The Urban Types refer to the historic A residential building type is a category of each of the Central Area Character Places. same Residential Building Types may evolution of an area/plot which is reflected housing based on typical characteristics, This chapter now focuses specifically on be found in other parts of the borough. in what buildings stand there today. Under including form, scale and site configuration. the residential examples among these, by Applicants proposing developments each Urban Type category, similar historic compiling and analysing typical Residential elsewhere in Tower Hamlets are, therefore, and current land uses, street structures and Building Types and associated Urban also encouraged to refer to this chapter heritage designations are found. Types, as explained in the following page. when developing proposals.

Each Residential Building Type shown on the following page has its key Urban Type Residential Building Type characteristics, strengths and weaknesses described in this chapter. Terraces When proposing new developments in the Central Area, applicants are expected to Georgian & Victorian Housing Growth Shopping Parades identify the Urban and Residential Building Types surrounding the site and to respond Mansion Blocks to the characteristics described in this chapter, as well as the ones identified in Chapter 3 - Central Area Character Places. Interwar Housing Provison Linear Blocks

Slab Blocks & Towers

Post-war ‘Visionary Reconstruction’ Terraces

Shopping Parades

Warehouse Conversion Waterfront Housing Developments Linear Blocks & Towers

Terraces Late 20th Century Urban & Suburban Linear Blocks & Clusters

Terraces

21st Century Urban Housing Growth Linear Blocks, Clusters & Towers

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Urban Type Description During the late Georgian and Victorian periods Towers Hamlets underwent a significant growth. This typically took the form of a grid of small-scale streets and housing. Some of these buildings have been demolished or damaged in WWII and much of the remaining ones have statutory heritage protection.

Opportunities & Challenges Georgian and Victorian properties are often adaptable, however redevelopment may pose a risk to the area’s character and inappropriate changes can harm the overall composition of the street. Many of these buildings are located in Conservation Areas and development is managed by Conservation Area Character Appraisals and Management Plans.

Residential Building Type Terraces

Key Characteristics • Uniform streetscape on a compact orthogonal (90°) grid • 2-3 stories-high • Consistent building lines and heights • Front the street with little to no set-back from pavement and entrances are clearly identifiable • Clear distinction between private and public with railings, low wall or stairs • Constructed in brick with brick and/or stucco detailing Circa 1820 – Stepney. • Most common roof form: vanishing gable roofs behind straight brick façade frontages (i.e. butterfly roofs), double pitch roofs without any parapets, mansard roofs • Typically located in residential-only areas

Strengths and Weaknesses • Robust and well-proportioned buildings that form part of a strong urban grid • Good balance between height of buildings and width of streets 1829-43 – Stepney. • Good balance between variety of detailing and consistency of overall composition • Limited ability to provide for a variety of housing needs • Buildings and adaptations often do not meet modern standards on aspects such as accessibility or sustainability requirements.

1865 – Victoria Park.

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Residential Building Type Shopping Parades

Key Characteristics • Irregular streetscape • 2-3 stories-high with ground floor shop (some retrofitted) and usually residential above • Similar overall heights, with taller buildings usually on street corners • Front the street with short to no set-back from pavement • Constructed in brick with brick and/or stucco detailing and with a variety of materials used in the shopfronts Varying dates – Bow. • Vanishing gable roofs behind a straight brick frontage façade or mansard roofs • Typically located in district and neighbourhood centres

Strengths and Weaknesses • Upper floors display a good balance between variety and consistency of materials and overall composition • Good balance between building height street width Mix of uses animate area and provide focal point for neighbourhoods Mid- to late 19th Century – This page is intentionally left blank • Refitted shopfronts often display poor-quality materials Mile End. and projecting signage which are not sympathetic to the overall building and detract from the quality of the streetscape

Residential Building Type Mansion Blocks

Key Characteristics • Uniform streetscape and part of a tight urban block • 4-5 stories-high • Front the street with short to no set-back from pavement and entrances are clearly identifiable • Constructed in brick with regular fenestration patterns and elegant detailing around windows and entrances • Composed rooflines with prominent chimney stacks and gables 1894 – Stepney. • Typically located in residential-only areas

Strengths and Weaknesses • Robust and well-proportioned buildings that form a strong overall composition and are part of a strong urban grid • Usually in the control of one owner, restricting piecemeal modifications that may damage the overall composition and allow for more comprehensive improvements

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Urban Type Description By the start of the 20th Century, Tower Hamlets was densely populated and only a small number of housing developments took place between WWI and WWII. They primarily consisted of individual, housing blocks of multi-occupancy

Opportunities & Challenges Interwar development often includes buildings that are somewhat isolated in their plots from the street, and there is an opportunity to improve this connection. Their scarce presence in the area, however, means that redevelopment needs to be carefully considered.

Residential Building Type Linear Blocks

Key Characteristics • Uniform buildings that are usually integrated into an urban block • 4-5 stories-high • Consistent building line with deck-access elevations, often at rear, which give a strong horizontal emphasis • Front the street with some set-back and entrances are not clearly identifiable • Lack of clear distinction between private and public for 1920s – Wapping. open/green spaces within development • Constructed in dark red brick with Georgian proportions and regular fenestration patterns • Most common roof form: Hipped gable roof with regular chimney stacks • Typically located in residential-only areas

Strengths and Weaknesses • Robust buildings • Building frontage is usually lacking in entrances for the 1929- Bow Common. street interface, and therefore appears defensive • Lack of definition between front and rear façades compromising security and legibility • Relies heavily on the quality of the street and adjacent landscape • Lack of connection to surrounding streets • Often poorly designed public realm

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Urban Type Description Following WWII, larger scale reconstruction and slum clearance developments took place across the borough between 1945-1985, mostly replacing areas once occupied by terraced housing.

Opportunities & Challenges Layouts and open spaces can be improved by building new homes, redeveloping redundant areas, better enclosing space and framing key movement routes. There is a threat, however, that piecemeal changes will not address underlying issues comprehensively and that and insensitive alterations or demolition will lead to a weakening of architectural integrity.

Residential Building Type Slab Blocks & Towers

Key Characteristics • Free-standing buildings set within open space and entrances are not clearly identifiable • Apartment and maisonette blocks, including a mix of high-rise towers of around 20 stories and lower-rise 4-6 stories-high linear slabs; often include 1 storey-high garages • Lack of clear distinction between private and public for open/green spaces within development 1951 – Poplar. • Frequently comprise deck-access elevations • Constructed principally in brick and/or concrete • Mostly flat roofs, some long gable and hip gable roofs on the lower-rise elements • Typically located in residential-only areas

Strengths and Weaknesses • Mostly robust buildings, designed to allow good light and ventilation to units, however this is not always achieved and materials are not always of high quality 1968 – Globe Town. • The varying building types within the same estate meet a diverse set of housing needs • Large areas of open space but often of poor amenity quality, and poorly defined and designed public realm • Developments rarely address or respond to the surrounding context • Properties are often laid out inward-looking with a lack of definition between front and rear façades compromising security and legibility • Movement through estates is poor, with illegible and uninviting layouts for visitors restricting connections to streets and wider neighbourhood

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Residential Building Type Terraces Residential Building Type Shopping Parades

Key Characteristics Key Characteristics • An exception to the broader post-war reconstruction • Ground floor shopping amenities integrated into linear programme in Tower Hamlets, with most examples blocks with residential units above located in Stepney • 3 stories-high • 2-3 stories-high • Front the street with short to no set-back from pavement • Consistent building lines and heights or occur in pedestrianised environments • Front the street with short set-back from pavement and • Constructed in brick with a variety of materials used in the entrances are clearly identifiable shopfronts • Small front gardens, railings or low walls create 1953 – Stepney. • Typically located in district and neighbourhood centres 1951 – Poplar. defensible space at entrances • Clear distinction between private and public Strengths and Weaknesses • Plain-faced terraces of brick or concrete • Good Balance between height of buildings and width of • Mono-pitch or gable roofs streets • Typically located in residential-only areas • Mix of uses animate area and provide focal point for neighbourhoods/estates Strengths and Weaknesses • If located in more internal, pedestrianised areas, • Small groupings of houses give a sense of neighbourliness shopping parades often lack visibility from outside the • Good balance between height of buildings and width of streets estate, resulting in a lower footfall • Low-quality materials and detailing • Shopfronts often display poor-quality materials and 1958 – Limehouse. signage which are not sympathetic to the overall building and detract from the quality of the streetscape

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Urban Type Description Warehouses mostly built in the 19th and 20th centuries and converted from the 1970s and new-builds along canals, basins and the River Thames. Often these developments close off public access to the water.

Opportunities & Challenges There are opportunities to develop underused buildings along the waterfront. There is a threat, however, that new development will not appropriately address the character of waterfronts or that it will close off public access to the water. Equally, increased densities need to be carefully balanced so as not to erase the historic grain of these areas.

Residential Building Type Warehouse Conversion

Key Characteristics • Usually 19th and 20th Century warehouses or other industrial buildings converted to residential or mixed use that face the riverside directly • Free-standing or part of row of similar buildings • Usually 4-6 stories-high, with some lower-rise buildings such as along the canals • Front the street with short to no set-back from pavement and entrances are usually identifiable albeit often these 1873 and converted in are gated 1990 – Wapping. • Differentiation between street and waterfront façades • Usually constructed in dark or stock brick • Front-gabled façades or straight brick façade frontage behind vanishing gable roofs

Strengths and Weaknesses • Robust and well-proportioned buildings that even when found in individual plots have a cohesive group value • Successful re-use and adaptation of important historic 1880 and converted in buildings, several of which are listed 1972 – Wapping. • Good balance between variety of detailing and cohesiveness of industrial character • In some occasions buildings led to unwelcome gated developments that that close off access to the water and diminish wider connection to the street • Often significant alterations required to adapt warehouses for residential use and considerable level of specialism required for design and execution Late 19th Century – Bow.

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Residential Building Type Linear Blocks & Towers

Key Characteristics • Usually late 20th or early 21st Century new-build developments that sit directly facing the riverside and canals • Free-standing blocks • Usually 4-7 stories-high with some taller elements in more recent developments • Developments maximise views towards the water • Differentiation between street and waterfront façades, the 1987 – Shadwell. latter with larger openings to maximise views • Variety of forms, materials and roofscapes

Strengths and Weaknesses • Some are successful examples of referencing of industrial character • Higher densities make better use of land and intensify urban areas • Varying robustness and quality of materials • Multi-storey, high density development requires good 1998 – Limehouse. This page is intentionally left blank access to amenity spaces and public transport • In some occasions buildings led to unwelcome gated developments that close off access to the Thames Path and diminish wider connection to the street, resulting in poor legibility and poorly designed public realm

1990s and early 2000s – Wapping.

2010s – Bow Common.

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Urban Type Description Developments built between 1985-2000s moving away from the designs of post-war re-construction and towards a more contextualized approach and human scale. Some developments have a clearer connection to the street and urban environment while others have a seemingly suburban character.

Opportunities & Challenges Densities can be increased through subdivisions or development of underused areas. This may pose, however, a risk to character and amenity, particularly in developments with a more suburban character.

Residential Building Type Terraces

Key Characteristics • Uniform streetscape • 2-3 stories-high • Often inspired/based on materials and forms of Georgian and Victorian housing including sparsely detailed façades • Consistent building lines and heights • Front the street with short to no set-back from pavement and entrances are clearly identifiable and individual to each dwelling 1990s – Stepney. • Clear distinction between private and public with railings, low walls, defensible planting or car parking • Comprise a variety of façade materials, including brick, wood panelling and render • Typically located in more suburban-type settings

Strengths and Weaknesses • Mostly robust, well-proportioned buildings that form legible and compact blocks • Small groupings of houses give a sense of 1993 – Wapping. neighbourliness • Good balance between height of buildings and width of streets • Materials and details are composed with varying degrees of success, with some nicely detailed schemes, others of poor architectural composition • Monolithic detailing at times creates less engaging environments • Varying quality of urban design, some with poorly designed public realm and building frontage 1960s – Bow.

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Residential Building Type Linear Blocks & Clusters

Key Characteristics • Apartment blocks that may be free-standing within larger plots leaving areas of open space or may form tight urban blocks • 3-4 stories-high • Often loosely inspired/based on materials and forms of Victorian and Georgian housing, however distinctively different in terms of scale and massing • Front the street with short set-backs usually used for car Late 20th Century – Globe parking and have shared entrances Town. • Clear distinction between private and public with marked entrances, gates, defensible planting or car parking • Car access and parking is an integral element of the design and has often played a large part in determining the layout of the development • Typically located in residential and mixed-use areas

Strengths and Weaknesses • Mostly robust, well-proportioned buildings that form Late 20th Century – This page is intentionally left blank legible and compact blocks Shadwell. • Balance between layout of blocks being designed to allow good lighting and ventilation to units but still maintaining some relationship with street and surroundings • Numerous schemes of poor architectural composition, details and materials • Varying quality of urban design, some with poorly designed public realm and building frontage • Movement through developments with open areas Late 20th Century – Mile around blocks is poor due to lack of legibility and End. prioritisation to vehicular access

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Urban Type Description Pockets of new-builds built since the 2000s through development of brownfield land, infill or more comprehensive redevelopment. The main characteristic is precisely the variation of scale, density, types and materials.

Opportunities & Challenges The variety provided through the range of building types sometimes leads to an unclear and fragmented character and there is an opportunity to improve the connection between developments and also to the wider street environment. There is a risk that new developments may reinforce fragmentary character and lack of cohesion by following these precedents.

Residential Building Type Terraces

Key Characteristics • Uniform streetscape although buildings are often set-back from the pavement with car parking in front of entrances and or cul-de-sacs diminishing connection to street environment • 2-3 stories-high • Buildings have a domestic scale with some reference to Georgian and Victorian terraces • Consistent building lines and heights Early 21st Century – • Front the street and entrances area clearly identifiable Shadwell. and individual to each dwelling • Clear distinction between private and public with marked entrances, defensible planting or car parking • Comprise a variety of façade materials, including brick, wood panelling and render • Typically located in more suburban-type residential settings

Strengths and Weaknesses • Mostly robust, well-proportioned buildings that form legible and compact blocks • Small groupings of houses give a sense of neighbourliness • Provide off-street parking to residents, something rare in the borough • Suburban character and monolithic detailing create less engaging environments • Some are of poor architectural detailing and materials • Large set-backs for parking create a weak streetscene • Numerous schemes lack defensible space and have poorly-designed landscaping

132 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 133 21st Century Urban Housing Growth

Residential Building Type Linear Blocks, Clusters & Towers

Key Characteristics • Free-standing blocks with a varying relationship with surrounding streetscape • 4+ stories-high • Typifies the new type of planning and urban design introduced by the ‘Urban Task Force Report: Towards an Urban Renaissance’ which encouraged re-use of brownfield land, higher densities and mixed-use • Apartment blocks with shared entrances, some with 2010s – Mile End. commercial or retail uses on ground floor • Front the street with short to no set-back from pavement and have shared entrances • Push for a distinction between private and public with marked entrances, defensible planting or gates/railings • Provision of a mix of housing types reflects the diversity of housing need and more recent specialist demands such as for student housing • Often includes seemingly arbitrary break in materials and planes to break up massing for it to appear smaller at 2000s – Poplar. This page is intentionally left blank street level • Comprise a variety of façade and cladding materials, including brick, render, concrete, steel, aluminium • Provide very little or no car parking (apart from disable parking) • Typically located in residential and mixed-use areas

Strengths and Weaknesses • May create local landmarks and focal points • Mixed-uses animate areas Mid 2010s – Poplar. • Higher densities make better use of land and intensify urban areas • Varying robustness and quality of materials, some are of poor architectural detailing and materials • Multi-storey, high density development requires good access to amenity spaces and public transport • Single-aspect flats and minimum space standards give little adaptability and poor long-term liveability • When gated, developments often create a poor relationship with the wider street environment 2012 – Mile End.

134 Consultation draft January 2021 Character Appraisal Part A Part A Character Appraisal Consultation draft January 2021 135 Part B Guidelines for Good Growth

136 Consultation draft January 2021 Character Appraisal Part A Part B Guidelines for good growth Consultation draft January 2021 137 5. Character-based Growth Principles

138 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 139 5.1 Introduction 5.1 Introduction

Depending on the area’s character, a site such as statutory or local listing or Scope of change anticipated for small sites in the Central Area might be suitable to provide a reinforcement conservation areas. of character, to perform a mediation between different existing characters , The Character-Based Growth Principles are including old and new, or, at some specific contained within a spectrum of change and No change locations, sites might be suitable for should be agreed between applicants and reinvention. This chapter describes the the council at early discussions about a site most common types of sites that fall under and proposed development. Each of them is each of these categories. It also provides presented in a blue textbox in the following principles to guide the establishment of a pages and further information on what the Reinforcement Reinforcing existing building vision for sites. A summary of each of the principle entails/how to achieve the principle types and urban grain/street Character-Based Growth Principles can be is found below in bullet points frontage found in the following page’s diagram. Case-studies have been chosen to illustrate Determining the suitability for each type each of the Character-Based Growth of growth principle should be informed Principles. It should be noted, however, that by Part A: Character Appraisal of this no building is exemplary in all respects and SPD, as well as the descriptions and case studies may underperform against examples included in this chapter. The other criteria. Captions highlight what is Character-based Growth Principles should particularly successful about each example. be used to help applicants develop an appropriate context-led vision for a site at This section provides additional guidance to the early design stages. They should be the Tower Hamlets Local Plan 2031 policies Mediating between existing complemented by the more detailed design S.SG1: Areas of growth and opportunity Mediation building types guidelines based on types of sites outlined within Tower Hamlets and S.SG2: Delivering in Chapter 6 - Design Toolkit for Small Sites. sustainable growth in Tower Hamlets, The Character-based Growth Principles particularly in regard to managing growth in refer to the same types of sites that are order to achieve developments that respond addressed in further detail by Chapter 6. to and enhance existing character and Proposals should also respond to Chapter setting out the different growth principles 7 - Design Principles for Residential acceptable in the Central Area. Developments. If sites are within or adjacent to a When evaluating whether a site is conservation area or listed building; would suitable for Reinforcement, Mediation or have an effect on a conservation area or Reinvention, it is important to consider listed building; or if there is a listed building which elements of the surroundings are within the site, applicants should refer to Reinventing sites by likely to be maintained through time or additional heritage guidance such as the introducing new building might be redeveloped. Some of the guiding Tower Hamlets Conservation Strategy Reinvention types with scope to creating elements that can be used to assess that (2017), Conservation Area Appraisals and a new urban grain/street is whether these elements comprise robust Management Plans, and the Planning frontage and well-proportioned typologies; whether (Listed Buildings and Conservation Areas) they portray relevant historic or character Act 1990. elements of an area and/or whether they Total redevelopment are covered by some additional protection

140 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 141 5.2 Reinforcement 5.2 Reinforcement

Character-based growth principle: Developments should reinforce existing building types and urban grain/street frontage.

Identification Sites will likely:

• Contain a defined urban grain and street frontage which will inform the proposed development.

• Contain a robust and cohesive character within its boundaries or in its immediate surrounding and may be in a conservation area and/or include statutorily and locally listed buildings. 1-6 Old Ford Road: A contemporary interpretation of adjoining buildings on the terrace • Be Streetscape infill; Corner infill; Block which follows the same proportions and materials of surroundings. (photo ©Ivan Jones) extension; Roof extension or Rear extension (applicants should also refer to detailed guidance for each of these provided by Chapter 6 - Design Toolkit for Small Sites).

Guidance:

• Developments should be in line with surrounding scale, proportions, height (including shoulder height) and density.

• Developments should follow the existing urban grain and/or street frontage.

• Development should use high-quality, durable materials that respond sympathetically to surrounding palette.

• Developments should re-stitch urban 52 Tredegar Square: A new development that closely follows existing proportions, fabric and complete the streetscape. materials and detailing of adjoining buildings on the terrace. (photo ©Ivan Jones)

142 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 143 5.3 Mediation 5.3 Mediation

Character-based growth principle: • Developments should use high- Developments should mediate between quality, durable materials that respond existing building types that are lacking sympathetically to surrounding palette. in group cohesiveness, whilst following established urban grain/street frontage. • Developments should re-stitch or repair urban fabric and complete the streetscape, while carefully introducing Identification new character elements that mark a Sites will likely: mediation between existing elements or a transition between existing and future • Contain a defined urban grain and street character. frontage which will inform the proposed development.

• Contain a varied character within its boundaries or in its immediate surrounding due to different building types and/or to a varying degree of well and poorly-maintained elements. 229-236 Armagh Road: An estate infill development that mediates between surrounding heights and proportions and that uses a traditional material (brick). (photo ©Ivan Jones) • Be Streetscape infill; Corner infill; Block extension; Garden infill; Backland; Roof extension; Rear extension (applicants should also refer to detailed guidance for each of these provided by Chapter 6 - Design Toolkit for Small Sites).

Guidance: • Developments should mediate between surrounding scale, proportions, height (including shoulder height) and density, and carefully respond to it with some scope for increases in height, density and massing.

• Developments should follow the existing urban grain and/or street frontage.

• Developments should consider different character of streets if the site faces 49 Derbyshire Street: The streetscape infill development (rendered image of approved more than one and respond to each in a scheme) implements materials that integrate well with surrounding buildings whilst suitable way. mediating between the different heights and typologies. (image ©Rivington Street Studio)

144 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 145 5.4 Reinvention 5.4 Reinvention

Character-based growth principle: suitable way. Developments should reinvent sites by introducing new building types with • Developments should use materials that scope to creating a new urban grain/ integrate well with surrounding palette, street frontage. with a particular focus on contemporary, high-quality and durable materials. • Developments may integrate more playful Identification forms, façade compositions and distinct Sites will likely: elements into the design

• Contain a varied character within In addition to the guidance above, and its boundaries or in its immediate depending on whether the site has a surrounding due to different building defined urban grain/street frontage or not, types and/or to a varying degree of well one of two types of Reinvention may apply and poorly-maintained elements. Sites for the purposes of this SPD: Building may also currently house unsuitable Reinvention or Urban Reinvention. elements in terms of land-use and/or streetscape, leading to a lack of character 1. Building Reinvention cohesiveness. Developments introduce a new building Building Reinvention: Redchurch Townhouse in Shoreditch: The development introduces type within a defined urban grain and/or a contemporary approach to the streetscape whilst following the defined urban grain and • In some specific instances, where a new street frontage. street frontage. (photo ©Rory Gardiner) local landmark might be appropriate, such as on prominent corner plots, reinvention • Developments should re-stitch or repair may also be suitable on sites with more urban fabric while following a defined cohesive character. street frontage and complete the streetscape, while reinventing a site’s • Be Streetscape infill; Corner infill; Garden character. infill; Backland; Detached site or Roof extension (refer to detailed guidance 2. Urban Reinvention for each of these in Chapter 7 - Design Developments introduce a new building Toolkit for Small Sites). type that does not follow an existing urban grain and/or street frontage.

Guidance: • Developments should integrate a new pedestrian-friendly street frontage into the • Developments should be in line with urban landscape, while reinventing the wider Central Area character, but there site’s character as well as the character of may be scope for proposing additional its surroundings. height, density and massing than immediate surrounding and/or current uses in the site. Urban Reinvention: Hannibal Road Gardens: By redeveloping a former garage site, the development creates new urban grain and street frontage in addition to introducing a • Developments should consider different contemporary building design. (photo ©Morley von Sternberg & Peter Barber Architects) character of streets if the site faces more than one and respond to each in a

146 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 147 6. Design Toolkit for Small Sites

148 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 149 6.1 Introduction 6.2 How to use this toolkit

As highlighted in the Introduction to the however, that no building is exemplary in Applicants should identify the type of site street proportion, views, as well as SPD, there are a number of developments all respects and case studies may under- they are working on through the diagrams defensible space, which marks the frontier that can be classified as small sites. These perform against other criteria. Captions in the following pages and the descriptions between private and public spheres. may include roof/rear extensions to existing highlight what is particularly successful provided for each of them. In some buildings and new build developments on about each example. instances, sites may include elements from At the end of the chapter, common sites with up to 0.25 hectares. The guidance more than one site type; applicants should, constraints found in the Central Area presented in this chapter therefore applies Applicants are expected to refer to the in these cases, refer to the guidelines for are also highlighted and the topics of to both extensions to existing dwellings as Tower Hamlets Local Plan 2031 and the different types of sites that are relevant. Footprint and Site Layout and Design and well as the creation of new dwellings. There associated interactive Policies Map to Appearance are addressed for these, once are also several types or typologies of small see a full list of policy requirements. As Each site type starts with Site-Type Specific more with accompanying diagrams of sites sites with conditions varying from street- noted in the Introduction to the SPD, Considerations. For each associated on plan and 3D axonometric view. The facing or backland, being a detached site or minor and major developments will have context the chapter then runs through three same considerations described above for one that is adjacent to other buildings. This different requirements relating to matters topics: Footprint and Site Layout; Built diagrams apply here. chapter looks at the most common types such as affordable housing and amenity Form; and Design and Appearance. The of small sites found in the Central Area, space (private, communal and play space) text is accompanied by diagrams showing as well as the most common surrounding provisions and applicants should refer to the site on plan, cross-section and 3D Guidance Key contexts, i.e. existing Residential Building these in the Tower Hamlets Local Plan 2031 axonometric view. Types (refer to Chapter 4 - Central Area and Planning Obligations SPD. If sites are ImpacImpactt considerations Considerations Impact considerations Housing Typologies) found next to sites. within or adjacent to a conservation area The diagrams are used to illustrate CoImpacntext tualconsiderations design considerations or listed building; would have an effect on key elements that should be taken into ContexContextualtual design considerations design Each type of site and associated context a conservation area or listed building; or account. They do not, however, show considerations BuildingImpacContext tualconsiderations heights design or considerations shoulder lines is analysed and design guidelines are if there is a listed building within the site, literal indications of acceptable massing, BuildingImpact considerations heights or shoulder lines provided. These are based on best- applicants should refer to additional heritage footprint or height, but rather a built H FBuildingCoollowntexBuilding contexualtual heights design heightsor street considerations shoulder propor orlinestions H practice architecture and urban design guidance such as the Tower Hamlets parameter to guide developments’ massing. FCoollowntexshoulder contexualtual design streetlines considerations proportions H PoBuildingFollowtential contexual heights set-back or street storey shoulder propor linestions considerations that reflect the council’s Conservation Strategy (2017), Conservation The parameters are shaped by several BuildingPoImpactentialt considerations heights set-back or storey shoulder lines aspirations. Applicants that do not comply Area Appraisals and Management Plans, elements, such as outlook and daylight/ Contextual street H PoFollowtential contexual additionalset-back street storey storey proportions with the guidelines will need to provide and the Planning (Listed Buildings and sunlight considerations (based, in particular, H FPoCoollowtentialntexproportions contexualtual additional design street considerations storey proportions robust justification and demonstrate how Conservation Areas) Act 1990. on the BRE 25° and 45° lines); street Potential set-backadditional storey storey BuildingExampleImpact considerations heightsimportant or shoulderviews lines their proposal meets exceptional design proportions, defensible space; privacy PoExampletentialPotential imporset-backtant set-backstorey views storey standards. This chapter does not pre- Most Victorian and Georgian terraces within distances and building lines. These provide SectionPoCoExampletentialntex(Wheretual line imporadditional design tantcontext, considerations viewstoreys outlook H PoSectionFollowtential contexual line additional street storey proportions determine Development Management the Central Area are located in conservation good starting guidelines for acceptable Impacandt considerations daylight/sunlight SectionExample line important views decisions, and each site and proposal will areas. Generally, planning permission to massing and built form. PoBuildingtentialimplications heights set-back or storey shoulder allow) lines CoExamplentextual impor designtant considerations views be judged on a case-by-case basis. roof extensions will not be granted due Section line H PoFollowtential contexual additional street storey proportions to the potential for harm to the historic In the diagrams: BuildingSectionPotential line heights or additional shoulder lines storey The guidelines should be read in environment, with the exception of some (Where context, outlook PoExampletential imporset-backtant storey views conjunction with Part A: Character conservation areas where Conservation - Blue is used to refer to design H Followand contexual daylight/sunlight street proportions Appraisal of this SPD, as well as chapters Area Appraisals and Management considerations on elements SectionPotentialimplications line additional storey allow) 5 - Character-based Growth Principles Guidelines set clear design requirements that respond to the surrounding45° Potential set-back storey Example important views and 7 - Design Principles for Residential which extensions need to comply with to urban context, such as following Daylight/Sunlight & Example important views Defensible Potential additional storey Developments. Proposals should be considered acceptable. This chapter existing urban grain and buildingspace lines. Outlook to show in 3D Street Section line respond to the guidelines included in the does not cover these circumstances. If Proportion Examplevisualisations important views three chapters forming Part B: Design a proposal falls under these described - Orange is used to refer to impact 25° H Section line Guidelines for Good Growth. conditions, applicants should refer to the considerations on elements that are Site Section line appropriate Conservation Area Appraisals external to sites, such as access to Case-studies have been chosen to illustrate and Management Guidelines. daylight/sunlight by neighbouring buildings, each of site type. It should be noted,

150 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 151 6.2 How to use this toolkit 6.2 How to use this toolkit

New Build Streetscape infill- p154 Terraces - p155 Extensions Roof extensions - p182 High street - p183 (between parallel blank gables) (added to host building) Linear Blocks - p156 Linear Blocks - p184

Mixed typologies - p157 Rear extensions - p186 Terraces - p187 (added to host building) Corner infill - p160 Terraces - p161 (corner infill site at node) Linear Blocks - p162

Mixed typologies - p163

Block extension - p166 Terraces - p167 (one blank gable to build off from) Other common constraints Near railway - p189 Linear Blocks - p168

Garden infill - p171 Side-garden infill - p172 Near high-traffic road - p190

Backgarden infill -p173 Backland - p175 (no current access to street) Along Thames / canal - p191

Detached site - p179 In town / neighbourhood centre - p192

152 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 153 New build Streetscape infill New build Streetscape infill Terraces (between parallel blank gables) (between parallel blank gables)

Description Footprint & Site layout A site with direct access to the street and • Developments should follow the framed by two parallel blank walls from established front and rear building lines of adjacent buildings. The adjacent buildings adjacent buildings on the same terrace. can be of the same or different typologies. Built Form • A key characteristic of terraced streets is their consistent eaves and roofline. This consistency presents opportunities for developments to promote continuity. The building massing, eaves line, parapet line and roof form should respond to those on adjacent buildings on the terrace.

Site-Type Specific Considerations Design & Appearance • A good understanding of how the • Where new building façades are streetscape might evolve is important proposed within an existing terrace, so as to avoid to prejudicing future the design of these should respect Daylight/Sunlight & Street development. the vertical rhythm and proportions of Outlook • The site might allow developments to neighbouring buildings Proportion include an access route to a backland • Defensible space and landscaping should 25° H development or a mews development to be carefully designed and integrated into optimise site coverage. the urban grain. Site • If the development is an estate infill, • To avoid detracting from building line, applicants are expected to include wider inset balconies and rear roof terraces improvements to the estate, such as may be more appropriate for private and communal areas, open spaces and communal amenity space. Any potential access. privacy issues will need to be mitigated • Applicants should set out the details of through careful design. where the new development abuts the existing building. This junction needs to be carefully considered for materiality, durability and composition. • Appropriate levels of privacy and daylight/ sunlight must be secured to new and Building lines existing dwellings. Defensible space

Character-growth Principles

Suitable for: Reinforcement Mediation

154 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 155 New build Streetscape infill Linear blocks New build Streetscape infill Mixed typologies (between parallel blank gables) (between parallel blank gables)

Footprint & Site layout Footprint & Site layout • Developments should follow the defined • Where there is no consistent building front and rear building lines of adjacent lines, developments should take the linear blocks where they are consistent. opportunity to repair streetscape, to • Any changes in pedestrian circulation create a continuous pedestrian frontage should be justified and improved where and to avoid left-over spaces. possible. • Where developments features inner 45° courtyards, care should be taken to 45° Built Form ensure that these are of a high-quality if • The massing and roof form should follow they are intended as communal amenity that of surrounding linear blocks. Access space.

Design & Appearance Built Form • Façade design should reflect the • An area characterised by a variety of emphasis and proportions of neighbouring building heights may provide opportunity development. Linear blocks will often for additional building height. display a horizontal emphasis and regular • For larger-scale developments, any Street Proportion proportions which development should Street changes to the street proportion created Proportion Daylight/Sunlight & seek to follow. Outlook by the them need to be carefully • Defensible space and landscaping should considered both in terms of daylight/ H H be carefully designed and integrated into 25° sunlight and feeling of enclosure. 25° the urban grain. • If private amenity space is to be provided Site Design & Appearance SITE through balconies, they must not project • Defensible space and landscaping should over the pavement. Inset or ribbon be carefully designed and integrated into balconies allow for high-quality private the urban grain. amenity space to be integrated without • If private amenity space is to be provided compromising building lines. through balconies, they must not project • Where the street is characterised by over the pavement. Inset or ribbon recessed balconies, these should be balconies allow for high-quality private Daylight/Sunlight & carried through to the design amenity space to be integrated without Outlook compromising building lines.

Defensible space Defensible Building space lines

Character-growth Principles Character-growth Principles

Suitable for: Reinforcement Mediation Suitable for: Reinforcement Mediation Reinvention

156 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 157 New build Streetscape infill New build Streetscape infill (between parallel blank gables) (between parallel blank gables)

Examples Examples

Redchurch Poplar Shoreditch 31/44 Architects This streetscape infill was developed in Adjacent building lines are conjunction with a translated into the façade, backland development in frontage and height of this a consistent architectural streetscape infill. Playful use language. This allows for of materials and planes add the new development to interest to the street with a better integrate into the clearly defined commercial streetscape. ground floor. (photo ©Rory (photo ©Ivan Jones) Gardiner)

Voss Street Gainsford Road Housing Tower Hamlets Walthamstow BDA Architecture Gort Scott

The development sits Located on a residential between 2 different terraced street, the flatted typologies. It follows development has integrated adjacent form and building the entrance to the building line and uses brick to into the streetscape and integrate into the material provided a generous set- palette, but introduces back from the pavement. variations in the façade (photo ©Dirk Lindner) design. (photo ©Ivan Jones)

45 Prusom Street Home for Home RVH Wapping Belfast McGonigle McGrath The development has broken down massing into Contemporary development two planes to integrate into stitched into the existing the streetscape which does fabric of an historic terrace. not have one continuous The building does not seek building line. The building to mimic the existing houses is also slighly set-back from but to build a harmonious the façade of the adjacent relationship with the pre- buildings to allow for a existing. (photo ©McGonigle better junction detail. McGrath) (photo ©Ivan Jones)

158 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 159 New build Corner infill New build Corner infill Terraces (corner infill site at node) (corner infill site at node)

Description Footprint & Site layout A site with direct access to the street and • Developments should follow the between two perpendicular walls, most established building lines of adjacent likely on a junction. The adjacent buildings buildings on the same terrace. can be of the same or different typologies. • Where the corner site sits on a high- traffic junction, residential units should be avoided on ground floor. This may be 45° mitigated through duplex apartments. • Where possible, entrances should be included on both frontages of the development.

Built Form • Where there is a strong low-rise character Site-Type Specific Considerations • If the development is an estate infill, surrounding the site and the corner is • It is key to consider the fact that the site applicants are expected to include wider not situated at a prominent junction, has two frontages - one to either street improvements to the estate, such as developments should follow the low- and the new development needs to sit communal areas, open spaces and rise form to respect existing blocks. Street comfortably within both. If there is a clear access. Additional storeys to increase the number Proportion hierarchy between primary and secondary • Developments wil onsidered appropriate of dwellings may be acceptable where a streets, developments should address where adjacent building is harmed prominent development would contribute 25° H that through design. by a side addition. For example, it to celebrating the corner. • Developments may be internally linked will generally be resisted where the • Massing, roof form, eaves and parapet SITE to an existing building. This may allow development would be adjacent to a lines should be sensitive to adjacent for better use of space and an improved mansion block which has a carefully buildings on the terrace. circulation and access to the existing composed symmetry. building. • Applicants should set out the details of Design & Appearance • It is likely that a building was previously where the new development abuts the • Both façades must be activated by located on this plot. Although knowing existing building. This junction needs to not having blank walls and prioritising the previous footprint is important to be carefully considered for materiality, prominent entrances and openings. understand changes to context, it is not durability and composition. • Defensible space needs to be very necessary to follow the exact lines. • Appropriate levels of privacy and daylight/ carefully integrated into the landscape • Developments should consider corner to sunlight must be secured to new and design for any ground floor dwellings be chamfered, set-back our rounded to existing dwellings. • To avoid detracting from building line, increase and improve public realm. inset balconies and roof terraces may • A corner site will need to carefully be more appropriate for private and integrate servicing design as junctions will communal amenity space provisions. Any rarely allow for lay-bys. potential privacy issues will need to be • Existing circulation and access around mitigated through careful design. Defensible the corner need to be studied and space carefully addressed by the development.

Character-growth Principles

Suitable for: Reinforcement Mediation Reinvention

160 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 161 New build Corner infill Linear blocks New build Corner infill Mixed typologies (corner infill site at node) (corner infill site at node)

Footprint & Site layout Footprint & Site layout • Where adjacent buildings have a deep • Where adjacent buildings have a deep set-back, this may be reduced at a set-back, this set-back may be reduced prominent junction to optimise use of Access at a prominent junction to optimise use of 45° space and celebrate the corner. space and celebrate the corner • If there is an existing access or footpath • If there is an existing access or footpath through the site, applicants will need to through the site, applicants will need to demonstrate how these will be protected demonstrate how these will be protected or re-provided, unless it is demonstrated or re-provided, unless it is demonstrated 45° that they are not needed. Applicants are that they are not needed. Applicants are encouraged to improve circulation. encouraged to improve circulation. • Where the corner site sits on a high- • Where the corner site sits on a high- traffic junction, residential units should traffic junction, residential units should be avoided on ground floor. This may be be avoided on ground floor. This may be mitigated through duplex apartments. mitigated through duplex apartments. • Where possible, entrances should be • Where possible, entrances should be Street included on development’s two frontages. Street included on developemnts’ two frontages. Proportion Proportion

Built Form Built Form • Towers are scarcely present in the H • Towers are scarcely present in the H Central Area, and sometimes function as Impact Central Area, and sometimes function as Impact Analysis Analysis a local landmark. Their height should not a local landmark. Their height should not be taken as a precedent SITE be taken as a precedent. SITE • Additional storeys at the corner to • Additional storeys at the corner to increase the number of dwellings may increase the number of dwellings may be acceptable where a prominent be acceptable where a prominent development would contribute to development would contribute to celebrating the corner. celebrating the corner.

Design & Appearance Design & Appearance • Where recessed balconies are a strong • Both façades must be activated by character element these should be not having blank walls and prioritising incorporated in the design. If there is prominent entrances and openings. room to improve the quality of amenity 45° • Defensible space needs to be very space, this should be taken on board. carefully integrated into the landscape • Both façades must be activated by design for any ground floor dwellings Defensible not having blank walls and prioritising space • Developments need to plan for increased prominent entrances and openings. pedestrian movement around the corner Defensible • Developments need to plan for increased and to enhance wayfinding and legibility. space pedestrian movement around corner and to enhance wayfinding and legibility.

Character-growth Principles Character-growth Principles

Suitable for: Reinforcement Mediation Reinvention Suitable for: Reinforcement Mediation Reinvention

162 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 163 New build Corner infill New build Corner infill (corner infill site at node) (corner infill site at node)

Examples Examples

Old Ford Road Corner House Bow London pH+ Architects 31/44 Architects

The development replaced The development an industrial building with successfully interpreted the same footprint and it the language of adjacent references the language of terrace while following buildings along the canal, building lines and heights, as well as the rhythm of the but introducing new terraces of the neighbouring contemporary detailing to conservation area. the façade and materials. (photo ©Tim Soar) (photo ©Rory Gardiner)

Readmans Road Stepney Chalkhurst Court Heber Percy& Parker South London Architects Tate Harmer

The development integrated The development core materials from introduced additional height adjacent buildings (brick) and massing to a terraced into the façade. It generally street, but carefully breaking follows the building lines of down massing with the use adjacent linear block with of 2 contrasting materials additional height as a corner and set-backs. unit. (photo ©Ivan Jones) (photo ©Tate Harmer)

Moore House Hackney Shoreditch Triptyche HYLO Architects & Matt Shoreditch White architects Chris Dyson Architects

The development marks This development has a the corner with a rounded primary and secondary façade, allowing for better building frontage, each pedestrian movement and relating to the streetscape improving safety around the it sits within. Fenestration block. (photo ©HYLO and rhythms and building Matt White architects) heights follow those of the adjacent terraces. (photo ©Peter Landers)

164 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 165 New build Block extension New build Block extension Terraces (one blank gable to build off from) (one blank gable to build off from)

Description Footprint & Site layout A site that can be developed straight off • Developments should follow the a blank wall of an adjacent building. The established front and rear building lines of adjacent structure will most likely be a adjacent buildings on the same terrace. terrace or linear block. Built Form • Massing, roof form, eaves and parapet lines should be sensitive to adjacent buildings on the terrace. However, where site is on a corner, additional storeys to increase the number of dwellings may be acceptable where a prominent development would contribute to celebrating the corner. Site-Type Specific Considerations • Developments may be internally linked Design & Appearance to an existing building. This may allow • Where new building façades are Daylight/Sunlight & for better use of space and an improved proposed within an existing terrace, Outlook circulation and access to the existing the design of these should respect Street building. the vertical rhythm and proportions of Proportion • Where the block extension is on a neighbouring buildings 25° H junction, developments should activate • Where replicating architectural elements both façades to enhance passive (such as single-glazed windows, Site surveillance and optimise the use of accessibility barriers) would be against natural light. current regulations, applicants are • Developments will not be considered encouraged to suggest suitable appropriate where adjacent building is alternatives that are in line with the harmed by a side addition. For example, development’s design vision. it will generally be resisted where the • If private amenity space is to be provided development would be adjacent to a through balconies, rear roof terraces mansion block which has a carefully should be prioritised where overlooking composed symmetry. issues can be mitigated. • If the development is an estate infill, applicants are expected to include wider improvements to the estate, such as communal areas, open spaces and Building lines access. • Applicants should set out the details of where the new development abuts the Defensible existing building. This junction needs to space be carefully considered for materiality, durability and composition. • Appropriate levels of privacy and daylight/ Character-growth Principles sunlight must be secured to new and existing dwellings. Suitable for: Reinforcement Mediation

166 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 167 New build Block extension Linear blocks New build Block extension (one blank gable to build off from) (one blank gable to build off from)

Footprint & Site layout Examples • Developments should follow the established building lines of adjacent Salmen House linear blocks where this is consistent. Newham • Where adjacent building has a deep set- Office S&M back, this set-back may be reduced at a prominent junction to optimise use of The development follows space and celebrate the corner 45° massing, building line and roof form of adjacent Built Form terraces and integrates • Towers are scarcely present in the playful use of materials and Central Area, and sometimes function as fenestration into a terrace of a local landmark. Their height should not mixed materiality. be taken as a precedent. (photo ©French + Tye) • If site is on a corner, additional storeys to increase the number of dwellings may be acceptable where a prominent Bethnal Green Mission development would contribute to Church Street celebrating the corner. Proportion Tower Hamlets Gatti Routh Rhodes Design & Appearance. Architects • Defensible space and landscaping needs 25° to be carefully designed and integrated The success of this into the urban grain. development is largely due • If private amenity space is to be provided to the high-quality choice through balconies, they must not project of materials and great over the pavement. Inset or ribbon attention to detailing. balconies allow for high-quality private (photo ©Jack Hobhouse.) amenity space to be integrated without compromising building lines. Building lines • Where recessed balconies are a strong 52 Tredgar Square character element these should be Building Tower Hamlets carried through to the design. If there is heights room to improve the quality of amenity The newer addition fits space, this should be taken on board. in seamlessly with the existing terrace and is only identifiable by minor details and a slightly different tone of brick. The new brick still includes the same level of colour variation and texture as the adjacent buildings on Character-growth Principles the terrace. (photo ©Ivan Jones) Suitable for: Reinforcement Mediation

168 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 169 New build Block extension New build Garden infill (one blank gable to build off from)

Examples Description A site located in a side garden or a Cresset Street backgarden. Clapham

A clearly expressed side extension with new use of materials. Window proportions relate to the host building and the end gable is constructed in a matching brick to the existing unit. (photo ©Google) Site-Type Specific Considerations • Whilst there are limited opportunities 66 Brick Lane for garden infill in the Central Area, for Shoreditch the sites that are available, the size of the garden must be adequate to receive The corner unit follows a new building without compromising proportions, building lines, amenity, access, safety and legibility for materials and massing of new and existing dwellings. adjacent terraces, but it is • Developments should carefully address clearly distinguishable as a existing buildings. contemporary addition with • For minor developments, developing the its single plane windows. site should not cause a net loss of green A more playful façade cover. For major developments, additional composition is expressed green cover will need to be provided in on its secondary elevation. accordance with the the London Plan’s (photo ©Ivan Jones) Urban Greening Factor. Green cover may be provided by returning hard standing to green space, tree planting, the installation of green roofs and green walls, or the provision of landscaping that facilitates sustainable urban drainage. • Appropriate levels of privacy and daylight/ sunlight must be secured to new and existing dwellings. • In order to maintain good levels of daylight/sunlight, developments should seek to implement rooflights, oblique windows and carefully-placed windows that respond to site boundaries.

170 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 171 New build Garden infill Side garden infill New build Garden infill Backgarden infill

Footprint & Site layout Footprint & Site layout • Developments should promote a • Developments should create a pedestrian-friendly street frontage. It may pedestrian-friendly street frontage. create new interest along the streetscape • The primary frontage should be street- or closely follow adjacent buildings. facing, including access and passive Access & • The primary frontage should be street- surveillance. Outlook facing, including access, outlook and Access & passive surveillance. Outlook Built Form • Often gaps between built form are an • The massing and roof form including any important part of the townscape, specially set-backs should be sensitive not only to in terraced streets. Developments’ the urban character of the surrounding massing and footprint should respect this. streets, but also to buildings on opposite side of garden. Built Form • The massing and roof form including Design & Appearance any set-backs should be sensitive to • Developments are likely to introduce the urban character of the streetscape, a new building type to the street and particularly if they do not follow adjacent therefore there is more space for Daylight Daylight impact building lines. impact innovation. Street Proportion • Developments should be subservient to • Defensible space, internal layouts and 25° buildings on opposite side of garden. 25° landscaping should be carefully designed 25° • Developments’ height should not be to provide adequate privacy in relation to larger than that of surrounding buildings SITE surrounding buildings and backgardens. SITE so as not to encroach on street views • If private amenity space is to be provided from the street. through balconies, these are likely to be more appropriate on the street-facing Design & Appearance side. Other forms of amenity space such • Developments may suggest an innovative as internal courtyards and rear terraces design that differs from the streetscape in are encouraged. order to address constraints • Defensible space, internal layouts and landscaping should be carefully designed to provide adequate privacy in relation to surrounding buildings and backgardens. • If private amenity space is to be provided Defensible space through balconies, these are likely to be more appropriate on the street-facing Defensible side. Other forms of amenity space such space as internal courtyards and rear terraces are encouraged.

Character-growth Principles Character-growth Principles

Suitable for: Mediation Reinvention Suitable for: Mediation Reinvention

172 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 173 New build Garden infill New build Backland (no current access to street)

Examples Description A site with no direct access to the street. Small Black Home The structure will most likely be a terrace, Haringey mews development or small cluster of Russell Jones houses.

The existing Victorian outbuilding was retained and remains legible through contrasting material used for the new building. To gain good natural light, a clerestory window ribbon is integrated into the roofline. (photo ©Rory Gardiner) Site-Type Specific Considerations • In order to maintain good levels of • Whilst there are limited opportunities for daylight/sunlight, developments should Wapping Pierhead backland development in the Central seek to implement rooflights, oblique Tower Hamlets Area, for the sites that are available, windows and carefully-placed windows Chris Dyson Architects the size of the backland must be that respond to site boundaries. adequate to receive a new building • In order to provide amenity space Removal of a structurally without compromising amenity, access, developments should seek to implement unsound pre-war side safety and legibility for new and existing courtyards. It is unlikely balconies would extension made room for a dwellings. allow for appropriate levels of privacy, more generous wing. The • Developments should carefully address however this will be considered on a case design responds to the existing buildings. -by-case basis architecture of the house • For minor developments, developing the through reinterpretation site should not cause a net loss of green rather than imitation. (photo cover. For major developments, additional ©Peter Landers) green cover will need to be provided in accordance with the the London Plan’s Red-Brick House Urban Greening Factor. Green cover may South London be provided by returning hard standing to 31/44 Architects green space, tree planting, the installation of green roofs and green walls, or the The house shares the visual provision of landscaping that facilitates language of the adjacent sustainable urban drainage. Victorian terraces, but it is • If the development is an estate infill, designed in a contemporary applicants are expected to include wider way. Two internal courtyards improvements to the estate, such as alongside the boundary communal areas, open spaces and wall at the rear and side of access. the property maximise the • Appropriate levels of privacy and daylight/ use of natural light. (photo sunlight must be secured to new and ©Rory Gardiner) existing dwellings.

174 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 175 New build Backland New build Backland (no current access to street) (no current access to street)

Footprint & Site layout Examples • Developments should create a pedestrian-friendly frontage and access. Moray Mews • Developments should set out a clear Islington access and management strategy (i.e. Peter Barber Architects fire safety, servicing, circulation) for the site as this is likely to determine New mews development Access the potential capacity. Access can be where each house is provided through existing gaps in the entered through a private surrounding built form or by creating new courtyard which provides points of entrance in the urban block. good defensible space for • Orientation of habitable rooms and the residents. Oriel windows windows should be carefully designed allow for added interest and to guarantee privacy and appropriate good use of light. (photo daylight/sunlight levels to new and ©Morley von Sternberg) existing dwellings. • Developments should promote ground Otts Yard floor front door access. Daylight Kentish Town impact vPPR Architects Built Form • Scale and height should be subservient 25° 25° This backland development to existing buildings. They should also be put extra care into how it based on separation distances to existing SITE would look like from above, buildings and maintaining appropriate creating an interesting levels of daylight/sunlight and privacy. landscaped green roof for the surrounding units to look Design & Appearance at. (photo ©Helene Binet) • If parts of developments are visible from the street, a detailed analysis of impacts on townscape and views should be done Moore Park Road to ensure the design promotes a positive Fulham integration with surrounding buildings. Stephen Taylor Architects • Developments should maintain some instances of long views between buildings Four carefully orientated and backgardens. houses within a backland New access • Street access requires the design to through infill plot. Each house facilitate way-finding and incorporate streetscape faces inwards into a private development into the streetscape. courtyard space. Materials, • Amenity space is likely to be more massing and roof form appropriate through internal courtyards reflect the surrounding and inward-facing balconies. housing. (photo ©David Grandorge) Character-growth Principles

Suitable for: Mediation Reinvention

176 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 177 New build Backland New build Detached site (no current access to street)

Examples Description A site that is not immediately adjacent to Beveridge Mews any buildings. Tower Hamlets Peter Barber Architects

Estate infill replacing garage spaces and creating new family-sized units. The stepped profile allows for good daylight/ sunlight privacy levels and integrated external amenity space. (photo ©Morley von Sternberg) Site-Type Specific Considerations cover. For major developments, additional • As the site is not immediately adjacent green cover will need to be provided in Tredegar Square to any buildings, applicants should accordance with the the London Plan’s Tower Hamlets identify the building types of the nearby Urban Greening Factor. Green cover may Jonathan Freegard surrounding buildings and refer to their be provided by returning hard standing to Architects descriptions in Chapter 4 - Central Area green space, tree planting, the installation Housing Typologies to develop a design of green roofs and green walls, or the Eight new units on the site response appropriate to context. provision of landscaping that facilitates of a former warehouse • Developments’ frontage should be sustainable urban drainage. make best use of the determined by the surrounding buildings. • The street width should generally be existing narrow site. The If there is none, there is an opportunity for no less than the height of the buildings scheme includes greywater more unique and innovative designs to be facing it. This distance could be reduced recycling, lightweight proposed. if innovative design responses can construction and PV panels. • If the development is an estate infill, demonstrate that good levels of daylight, (photo ©JF Architects) applicants are expected to include wider sunlight and privacy can be achieved. improvements to the estate, such as • Towers are scarcely present in the Tin House communal areas, open spaces and Central Area, and sometimes function as Wandsworth access. a local landmark. Their height should not Henning Stummel • Developments need to accommodate be taken as a precedent for growth surrounding the plot. (i.e. • Appropriate levels of privacy and daylight/ This backland inward- they should consider including blank sunlight must be secured to new and looking single-storey design façades where adjacent plots might be existing dwellings. is set around a courtyard. developed). They should not borrow The materials and form of access to daylight/sunlight from the design sit in contrast neighbouring undeveloped plots. with the context but create • For minor developments, developing the a cohesive design to the site should not cause a net loss of green new separate but conjoined units. Character-growth Principles (photo ©Henning Stummel) Suitable for: Reinvention

178 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 179 New build Detached site New build Detached site

Examples Examples

Southern Grove Mint Street Tower Hamlets Tower Hamlets Architecture PLB Pitman Tozer Architects for Peabody This development sits next to a converted Victorian Maisonettes are integrated warehouse. The open on ground floor as ground spaces that are framed by it floor flats would be are crucial to the placement inappropriate due to site of the buildings and design constraints. of the public realm. (image (photo ©Kilian O’Sullivan) ©Keyframe Visuals.)

Armagh road Marmalade Lane Tower Hamlets Cambridge Old Ford House Town & Mole Architects Association Detached plots can allow This estate infill responds, designers to rethink the on one hand, to the rhythm building frontage and public/ of the terraces, but also private spaces in and marks the corner as a around the buildings, such transitional point between as this co-housing scheme. different building heights. (photo ©Jim Stephenson & (photo ©Ivan Jones) Town)

180 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 181 Extensions Roof extensions Extensions Roof extensions High street (added to host building) (added to host building)

Description Footprint & Site layout Roof extensions can be added to existing • If adjacent buildings have defined Commercial buildings to increase space to existing frontage lines, these should be followed. access dwellings or to create new dwellings. The extensions should not project beyond Residential the rear line of the building. access • Developments should provide well- defined and separate entrances to commercial and residential spaces. • Bedrooms should preferably face away from the street to allow for adequate privacy and noise mitigation.

Built Form • Extensions should be subordinate to the Site-Type Specific Considerations existing building. • If neighbouring properties are seeking • In order to maintain good levels of • If site is on a corner there may be some extensions, applicants are encouraged to daylight/sunlight, developments should scope for taller heights than adjacent submit these as a mirror proposals. There seek to implement rooflights, oblique buildings but the street proportion created Street may be more scope for change when this windows and carefully-placed windows by developments needs to be carefully Proportion is done comprehensively. that respond to site boundaries. considered both in terms of daylight/ • Internal circulation needs to be carefully • Most Victorian and Georgian terraces sunlight and feeling of enclosure.Set- considered at early design stage, within the Central Area are located in backs may help to break massing but particularly if extensions create new conservation creas. Generally, planning they need to be carefully designed so as SITE dwellings. permission to roof extensions will not not to compromise existing building lines. • Materials do not need to be an exact be granted due to the potential for harm match to those of host building; however to the historic environment, with the Design & Appearance it is key that they present a positive exception of some conservation areas • Many high streets display a regular integration with the existing ones. If where Conservation Area Appraisals rhythm which should be reflected in clearly distinguishable materials are and Management Guidelines set clear developments’ façade and composition. used, developments should consider if design requirements which extensions • Where there is a variety of building types, these could also be introduced in the host need to comply with to be considered developments should follow the design building where improvement works are acceptable. This section does not cover and proportions of the host building to required to existing fabric. these circumstances. If a proposal avoid creating a fragmented streetscape • Applicants should set out the details of falls under these described conditions, • Where vehicular traffic/footfall are high, where the new development abuts the applicants should refer to the appropriate private amenity space is likely to be existing building. This junction needs to Conservation Area Appraisals and more appropriate on the rear elevation. be carefully considered for materiality, Management Guidelines. If street-facing balconies are proposed, Building durability and composition. Elevation they must not project over the pavement. lines drawings showing materials and Inset balconies allow for high-quality shadows will also be key to discuss the private amenity space to be integrated development’s design. without compromising building lines. • Appropriate levels of privacy and daylight/ sunlight must be secured to new and Character-growth Principles existing dwellings. Suitable for: Reinforcement Mediation Reinvention

182 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 183 Extensions Roof extensions Linear blocks Extensions Roof extensions (added to host building) (added to host building)

Footprint & Site layout Examples • Developments should follow existing footprint but set-backs may be needed to Reardon Path avoid unacceptable overshadowing. Tower Hamlets • Where circulation is done through deck- Proctor Matthews access and living rooms or bedrooms are proposed to face onto it, applicants will The 2-storey addition to a need to demonstrate that there is minimal single-storey base displays footfall, deck-access is wide enough to good use of materials. allow for buffer between windows and Slate and timber cladding circulation and/or there are other privacy complement the brick and and noise mitigation measures. have been carefully detailed • Developments should provide adequate with aluminium drips and access and comply with appropriate sliding timber shutters to the number of flats being served by cores. side. (photo ©Ivan Jones) • Developments should seek to improve communal areas and access to existing Buttermere House residential units. Is some cases, a side Tower Hamlets extension or alterations to existing cores Daylight Ian Ritchie Architects and could allow for improved circulation and Street impact VR architects more comprehensive redevelopments. Proportion The 2-storey roof extension 25° Built Form continues the expression • Extensions should reference key of vertical and horizontal architectural elements from the host SITE elements found in the host building, such as vertical/horizontal building while introducing a rhythms, materiality. Small set-backs new material to express the may help to break massing but they need additional stories. (image to be carefully designed so as not to ©VVM Consultant) compromise existing building lines. Chandos Way & Britten Design & Appearance Close • If the host building has overhanging RCKa/ Forbes Massie balconies, these may be incorporated, provided acceptable levels of daylight/ An imaginative architectural sunlight and outlook are achieved. approach that provides • Where the host building has no strong layered modelling overhanging balconies, new ones must that reinforces the form not project over the building line. Inset and modelling of the host or ribbon balconies allow for high-quality building. (image © RCKa/ private amenity space. Forbes Massie)

Character-growth Principles

Suitable for: Reinforcement Mediation Reinvention

184 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 185 Extensions Rear extensions Extensions Rear extensions Terraces (added to host building) (added to host building)

Description Footprint & Site layout Rear extensions can be added to existing • Developments should create a positive buildings to increase space to existing relationship with surrounding buildings dwellings. and backgardens. • Developments should not prejudice extensions for neighbouring properties. • New windows must respect neighbours 45° privacy; when facing onto neighbouring properties, alternative solutions such as rooflights, high level windows, frosted glass, angled views are encouraged.

Built Form • Extensions must be subservient to the Site-Type Specific Considerations • In order to maintain good levels of host building’s envelope as well as • If neighbouring properties are seeking daylight/sunlight, developments should neighbouring buildings. extensions, applicants are encouraged to seek to implement rooflights, oblique • Applicants are encouraged to study submit these as a mirror proposals. There windows and carefully-placed windows the back line of the terraced street to may be more scope for change when this that respond to side boundaries. establish what scale of extension is is done comprehensively. • For extensions proposed to terraces suitable for the host building in relation to • Developments should carefully address within conservation areas, applicants neighbouring buildings. existing buildings. should be aware that they may be • Developments should respect consistent 45° • Materials do not need to be an exact deemed to affect the character and eaves lines at the rear of the terraces SITE match to those of host building; however setting of the conservation area even it is key that they present a positive if they are not visible from the street. Design & Appearance integration with the existing ones. Applicants should refer to the appropriate • Extensions should follow the rhythm of • Applicants should set out the details of Conservation Area Appraisals and the existing façade including fenestration where the new development abuts the Management Guidelines. and detailing. existing building. This junction needs to • Developments should seek innovative be carefully considered for materiality, design solutions to breaking of massing durability and composition. and rooflines, particularly if extensions • Extensions should not cause a net loss have more than one storey. of green cover. Green cover may be provided by returning hard standing to green space, tree planting, the installation of green roofs and green walls, or the provision of landscaping that facilitates sustainable urban drainage. • Appropriate levels of privacy and daylight/ sunlight must be secured to new and existing dwellings.

Character-growth Principles

Suitable for: Reinforcement Mediation

186 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 187 Extensions Rear extensions Other common constraints Near railway (added to host building)

Examples Footprint & Site layout • Early consultation with TfL/Network Rail Kemplay Road is required. Hampstead • Developments should address noise and Chris Dyson Architects vibration impact on and from the railway. • Developments should include landscaped This extension complements buffer space between rail and residential the rear façade. The form frontages. Water and/or green features Bu er and size is proportional to should be considered to humanise the space the building and modern entrances. features are introduced in • Access for maintenance to the railway or the details through double- maintenance for the development should height window and delicate be accounted for at early design stages. new steps and railings. • Site may allow for increases in massing (photo ©Peter Landers) and height if near a transport node but regard to surrounding character and The Timber Frame height is still paramount. Extension • Minimum required distances should be Camden maintained between development and Yard Architects railway. This is tipically between 3-5m and varies depending on the rail provider This small side return (Network Rail, TfL, DLR). extension to a Victorian terraced house sits Design & Appearance modestly between the • Developments are encouraged to boundary wall and the host design openings away from railway building as an expressed infrastructure. Any openable windows contemporary addition. should not present a risk to the rails and (photo ©Yard Architects) the window openings should preferably be at high level. Tsubo Niwa House • Habitable rooms facing towards railways Hackney should ideally be dual-aspect to provide Fraher & Findlay natural ventilation and opportunity for insertion of balconies facing away from This modern single-storey railway. Use of winter gardens should not rear and side infill extension be the default design resolution to single- sits in contrast to the host aspect habitable rooms facing a railway. building using high quality • Noise, pollution and vibration mitigation contemporary materials. measures will be required for properties (photo ©Adam Scott) around rail infrastructure such as triple-glazed windows and attenuated openings. • Storeys set at the same level as railway and/or with railway arches should accommodate non-residential on railway side.

188 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 189 Other common constraints Near high-traffic road Other common constraints Along Thames/canal

Footprint & Site layout Footprint & Site layout • Where appropriate in relation to existing • Where possible, footprint and massing building lines, developments should step should allow for views towards the Waterfront back from the edge of the pavement to waterfront from public realm. public access secure an enhanced public realm. • Developments should seek to improve • Developments should include landscaped public circulation and access to the buffer space between road and waterfront. residential frontages. Water and/or • Green spaces along the waterfront Bu er green features should be considered to space are rare, these must be protected or humanise the entrances. enhanced and any new public spaces will • Residential units should be avoided be encouraged. Views on ground floor. This may be mitigated of canal through duplex apartments. Design & Appearance • Waste Collection and Servicing of • Developments should seek to optimise development should be agreed with layouts to benefit from the access to highways at an early stage of the design blue spaces for better daylight/sunlight, • Site may allow for increases in massing ventilation and outlook. and height if near a transport node but • A number of historically significant regard to surrounding character and structures are located along the height is still paramount. waterfront. The development should seek to enhance these by carefully designed Design & Appearance massing and by reflecting some of the • Residential units should include openable proportions or design details. windows that do not face onto the high- traffic road. • Balconies and private amenity space should preferably face away from the high-traffic road. • Developments should demonstrate how noise, pollution and vibration impacts from the road are going to be addresses at early design stages. • Inner courtyard should be considered to create a quieter outdoor micro climate for residents.

190 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 191 Other common constraints In town/neighbourhood centre

Footprint & Site layout • Where appropriate in relation to existing Circulation & building lines, developments should step Commercial Frontage back from the edge of the pavement to secure an enhanced public realm. • The width of the commercial frontage should me maximised. • Developments should provide wheelchair accessibility through front door. • Servicing for the commercial unit should seek to minimise any inconvenience for the above residential units.

Design & Appearance • The design should articulate through visual means different uses on ground Servicing and floor. For example by difference Residential access in materials, set-backs, façade separated compositions and double-height entrances. • Building frontage lines often have a direct This page is intentionally left blank relationship with the pavement and do not include defensible space. Upper level

balconies may need to be inset in order Shopfront to avoid projecting over the public realm. design

192 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 193 7. Design Principles for Residential Developments

194 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 195 7.1 Introduction 7.2 Scale and proportions

There is a growing emphasis on the need The Design Principles should be read Design Principle 1: Developments to achieve high-quality design in housing in conjunction with Part A: Character should be well-proportioned and of developments. This relates both to the Appraisal of this SPD, as well as chapters a scale that is in keeping with their quality of internal and external spaces, as 5 - Character-based Growth Principles and surroundings. well as implementing more sustainable 6 - Design Toolkit for Small Sites. Proposals approaches to materials, respecting and should respond to the guidelines included in responding to the existing surrounding the three chapters forming Part B: Design • Applicants should refer to Chapter 5 character. Guidelines for Good Growth. - Character-Based Growth Principles to establish and explain whether The section addresses a number of topics Throughout this chapter links to existing their development will perform a that are regularly raised in regard to policies are highlighted, as well as Reinforcement, Mediation or Reinvention. design for small sites. As highlighted in the references that provide further information Introduction to the SPD, there are a number on specific topics and requirements. Case- • The Central Area is in its majority low- Building on the corner that incorporates the of developments that can be classified as studies have been chosen to illustrate rise, with some taller buildings that are same proportions for windows, doors and small sites. These may include roof/rear each of the Design Principles. It should mostly part of estates and their heights stairway access in its contemporary design extensions to existing buildings and new be noted, however, that no building is should not be used as a precedent for approach. (photo ©Rory Gardiner) build developments on sites with up to 0.25 exemplary in all respects and case studies new developments. It will generally be hectares. The guidance therefore applies to may underperform against other criteria. expected of developments that they both extensions to existing dwellings as well Captions highlight what is particularly follow surrounding heights. as the creation of new dwellings. successful about each example. • If heights taller than immediate For each of the topics addressed, the The list of topics addressed by this surroundings are proposed, applicants chapter presents Design Principles that chapter is not extensive and applicants will need to demonstrate how high-quality should be considered for all residential are expected to refer to the Tower Hamlets and innovative design solutions are developments in the Central Area. As Local Plan 2031 and associated interactive employed to ensure that development is the emphasis of the SPD is on small- Policies Map to see a full list of policy still in-keeping with context. As noted in scale developments, the principles have requirements. If sites are within or adjacent the Introduction, this SPD does not apply a particular focus on overcoming usual to a conservation area or listed building; to tall buildings. constraints associated with this type of would have an effect on a conservation development in order to achieve high- area or listed building; or if there is a listed • Existing proportions and positioning quality developments for existing and building within the site, applicants should of windows, doors and other detailing future residents. Each design principle is refer to additional heritage guidance should inspire new façade designs when presented in a blue textbox and further such as the Tower Hamlets Conservation contemporary approaches are proposed. information on what the principle entails/ Strategy (2017), Conservation Area how to achieve the principle is found below Appraisals and Management Plans, • The proportion between height of in bullet points. and the Planning (Listed Buildings and development and width of street should Conservation Areas) Act 1990. be considered to ensure a context-led The Design Principles are based on best- massing and sense of enclosure. The practice architecture and urban design height of developments should generally considerations that reflect the council’s be no more than the street width. Local Plan Policies: aspirations. Applicants that do not comply S.DH1: Delivering high quality design with the guidelines will need to provide • Footprint and massing should be carefully D.DH2: Attractive streets, spaces and robust justification and demonstrate how considered so that developments do not public realm their proposal meets exceptional design prejudice future development potential of S.DH3: Heritage and the historic standards, which will be judged on a case- adjacent/neighbouring buildings or plots. environment by-case basis.

196 Consultation draft January 2021 Guidelines for good growth Part B Part B Guidelines for good growth Consultation draft January 2021 197 7.3 Relationship with street and public realm 7.4 Mixed uses & Mixed tenures

Design Principle 2: Developments emissions such as traffic pollution from Design Principle 3: If developments should create a positive relationship being brought inside. include a mix of tenures and/or other with existing streets and public realm. uses such as retail, commercial, or community facilities, these should be carefully integrated into a cohesive • Developments should promote eyes on design. the street and passive surveillance to public realm, communal and play spaces through careful positioning of openings • Separate and well-defined access and active façades. Blank façades on to residential and other uses should main streets will be resisted. be implemented. Separate and well- defined bin and bike storage should also • The location of main entrances should be be provided. These aspects must be The housing scheme has community informed by the existing street network. considered at early design stages. facilities and a cafe on ground and first floors. These help to activate the façade • If site is close to green or blue Infill development with a contemporary • Non-residential uses should preferably and to form a positive relationship with the infrastructure it should prioritise views interpretation of existing street network, be located on lower levels of the street. (photo ©Jack Hobhouse) towards them and improve access using similar proportions and including development (ideally ground and first through public walkways/paths. a defined defensible space in front of floors) to promote an active façades entrances. (photo ©Levitt Bernstein) and a positive integration between the • Permeability and legibility must be development and the street. considered at early stages of the design process. This will be particularly relevant • Public ground floor uses should be clearly where developments are creating new distinguishable from residential uses. street frontages and/or urban grain where there previously was none (refer • Appropriate levels of privacy and to Reinvention in Chapter 5. Character- noise mitigation strategies should be Based Growth Principles). implemented to guarantee amenity to residential part of development. • The boundary between public and private spaces should be clear. Defensible space • A servicing strategy for all uses should An enterprise space and community must be provided even on small and be developed and agreed at an early facility are incorporated into the housing constrained sites. This can be done for stage to ensure adequate urban design is development. (image ©Mae) example through building line set-backs, Diverse planting included within buffer implemented. planting, carefully-designed walls and green spaces to provide privacy and fences. An exception may be made for improve biodiversity. • If different tenures are accessed by Further information: mews developments with pedestrian-only different entrances, these must be tenure- LBTH Planning Obligations SPD (draft) access or where there is low footfall. blind. This can be achieved by them Local Plan Policies: having equal prominence, scale and the • In areas of substandard air quality, the S.DH1: Delivering high quality design same materials and finishes. positioning and design of open space D.DH2: Attractive streets, spaces and Local Plan Policies: or play space should be considered to public realm • Communal and play space must be S.DH1: Delivering high quality design reduce exposure of users to air pollution. S.DH3: Heritage and the historic equally accessible by all tenures. Private D.DH2: Attractive streets, spaces and Applicants are encouraged to implement environment amenity space must be of equal quality in public realm mitigation measures to prevent outdoor D.ES2: Air quality all tenures. D.DH8: Amenity

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Design Principle 4: Developments applicants will need to demonstrate that Design Principle 5: Developments should comply with housing and they comply with appropriate levels of should comply with standards for greening, solar power, outdoor communal accessibility standards and create daylight/sunlight and outlook. private and communal external amenity amenity space or rainwater harvesting. dwellings with high-quality and flexible space, as well as play space. These Pitched roofs should be optimised for internal spaces. should be high-quality outdoor spaces secondary usage such as rainwater that foster community integration. harvesting or solar power where orientation allows. • Dwellings should not only comply with quantitative space requirements, but they 1 • Developments are required to protect • Developments should demonstrate the should also include internal layouts that 2 7 or re-provide existing amenity space suitability of the type of private amenity allow for flexibility and change over time. (private, communal and child play space). space provided (such as gardens, internal courtyards, roof gardens or balconies). • Dwellings should be dual-aspect and • Major developments are required to Winter gardens may be considered allow for cross-ventilation. 3 provide communal amenity space and acceptable in some instances. Design of 6 5 play space. These spaces should not only external spaces and landscaping should • Orientation and outlook from primary comply with quantitative requirements, be considered at early design stages. living spaces should be taken into but they should also receive good levels account when laying out floor plans. Example of dual-aspect floor plan including of daylight and sunlight, be well surveilled inset balcony (7); separation between and easily accessible to all. Ideally, • For 2+ bedroom dwellings, separate kitchen (1) and living room (2) if needed, communal and play spaces should be kitchen and living spaces are encouraged with possibility of cross ventilation through located on the ground floor/street level. If to allow for better, multiple uses of both; flexible twin room (5) which could communal amenity spaces are provided spaces and also to cater for different also be used as a double bedroom; storage on rooftops, they should have due regard communities’ needs for living and space integrated into plan. (image ©Levitt to roof character of surroundings and cooking areas. Developments are also Bernstein) be overlooked by homes. Play spaces encouraged to accommodate provisions should not be provided on roof tops. for home-working. • Close proximity to existing public open • Floor-to-ceiling heights must comply spaces should not exempt developments with minimum London standards. Where from delivering their own private and Inset balconies provide high-quality private context allows, higher spaces are communal outdoor spaces. amenity space encouraged for better daylight/sunlight, ventilation and flexibility, especially in Further information: • Where possible, outdoor spaces should key rooms. Higher ceiling heights (>2.8) GLA Housing SPG 2016 have a southerly orientation to maximise Further information and guidance: will also allow future ceiling fans to be GLA Housing Design Quality and their potential use. GLA Housing SPG 2016 installed to mitigate overheating issues. Standards SPG 2020 (draft) GLA Housing Design Quality and Building Regulations • Outdoor and play space should be Standards SPG 2020 (draft) • Where flood levels allow, development designed to meet the needs of the GLA Play and Informal Recreation SPG should provide wheelchair access variety of users with a child-friendly and accommodation on ground floor. age-friendly design. Developments are Local Plan Policies: encouraged to go beyond minimum S.DH1: Delivering high quality design space standards to allow for better Local Plan Policies: • Basements should preferably only house D.DH8: Amenity flexibility and adaptability. S.DH1: Delivering high quality design secondary spaces. If living rooms or S.H1: Meeting housing needs S.H1: Meeting housing needs bedrooms are proposed in a basement, D.H3: Housing standards and quality • Flat roofs should be optimised for D.H3: Housing standards and quality secondary usage such as urban

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Design Principle 6: Developments • 18m between windows of habitable Design Principle 7: Developments cycle parking facilities to London Plan should ensure appropriate levels of rooms should be the guiding principle to should integrate bin and bike storage standards. amenity to both new and existing ensure privacy and avoid unreasonable into the layout and design of the dwellings levels of overlooking. If applicants building. propose smaller distances, they should demonstrate how the design mitigates • Constrained sites should seek innovative privacy and outlook issues. This may be • The design and location of the waste solutions such as carefully designed achieved by staggering windows and stores should take account of vehicle and windows, internal courtyards, rooflights screening. pedestrian circulation. Waste containers and roof gardens to provide adequate should be stored not more than 10m from levels of daylight/sunlight and privacy. • Developments adjacent to schools should collection point. avoid overlooking onto school grounds to • Where possible, frosted or tinted glass ensure adequate privacy to minors. • Dedicated external enclosed storage area should be avoided and other design can keep bins and bikes separate to the solutions should be prioritised to achieve housing and screened from the street. adequate privacy. The store material should be durable and Storage integrated into building design. relate to the building design and may be (photo ©NHBC) • Outlook should allow for long views in timber, brick, metal, among others. where possible, in particular for bedrooms Sufficient height should be allowed so and living rooms, and aim at providing that lids can be opened fully without views onto interest spaces, green/blue having to pull the bins out. infrastructure where possible. • Where stores are located within the • Daylight parameters prescribed by the building envelope, developments should BRE Standards, such as the 45/25° test, ensure that the design of the façade provide good guidelines for acceptable is not overly dominated by too many massing and built form. If proposals servicing doors.Grouping the stores do not comply with these parameters, together to the north of the building will a full daylight/sunlight assessment will improve energy performance. be required. The technical assessment should include VSC, NSL, PSH tests. • Developments must consider how the Example of Underground Refuse Stores. Where gardens/amenity areas are A combination of carefully-positioned different streams of waste (recycling, affected, a 2-hour sun contour test should windows, rooflights and internal courtyards household, garden waste and food waste) be carried out on 21st March. ensures privacy and access to light. (photo will be stored, managed and collected. Further information and guidance: ©Helene Binet) Bin storage should be well ventilated to LBTH Waste SPD (draft) • If inset balconies are incorporated, loss allow for the dispersal of odours. London Cycle Design Standards of daylight and sunlight to room behind London Plan Intent to Publish Version balcony should be mitigated through Further information: • For larger developments, applicants 2019 (Policy 6.9 Cycling) access solutions such as generous width Site Layout Planning for Daylight and should consider the use of underground to window behind balcony; an additional Sunlight - BRE Guidance refuse stores (URS). URS should be window not placed behind balcony or a located where it avoids the need for shallow room layout. servicing from the public highway. Local Plan Policies: D.MW3: Waste collection facilities in • Any necessary noise mitigation measures Local Plan Policies: • Developments should provide secure, new development should be considered at early design D.DH8: Amenity integrated, convenient and accessible Appendix 3: Parking standards stages.

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Design Principle 8: Developments’ viewed favourably. (i.e. wool insulation, Design Principle 9: Developments insulation layer. Applicants should materials and detailing should be high natural rubber flooring and internal timber should take a fabric-first approach: consider using enhanced thermal bridging quality, durable and sustainable and framing or CLT in buildings below 11m to they should maximise the performance details (see Passivhaus details). integrate well with existing palette. reduce metal framing in façade.) of the components and materials that make up the building fabric itself, before • Choice and details of materials should considering the use of mechanical or • Materials that are robust and that will ideally be agreed at pre-application stage. electrical building services systems. weather well should be used, including for cladding, roofing, finishes, fixings and fittings. • Where context and character allows, the building’s orientation should be set out so • An assessment of the quality of as to minimise energy demand. materials of the neighbouring buildings should determine which materials new • Improved U-values of the external The diagram shows the impact on space developments should relate and respond fabric that go beyond regulations are heating demand as the same building is to. encouraged. rotated. (diagram adapted from LETI).

• The use of traditional materials such as • Maintaining a simple building form with a Fabric U-values (W/m 2.K) brick in contemporary and innovative Slate wall tiles and timber cladding respond form factor (ratio of external surface area Walls 0.13 - 0.15 ways is supported if done in a way that well to surrounding industrial character and to the internal floor area) of <0.8-1.7 will Floor 0.08 - 0.10 is respectful of context. Ceramic and brick façades. Good detailing have ensured improve energy efficiency. Roof 0.10 - 0.12 slate tiles as cladding materials can, for that the cladding materials have weathered Windows 1.0 (triple glazing) instance, allow for a reinterpretation of well. (photo ©Ivan Jones) • Window to façade area ratio should Doors 1.00 more traditional materials. be optimised for most efficient use of Window areas guide daylight/sunlight and ventilation without (% of wall area) • If employing contemporary materials, compromising the building’s insulation North 10-20% South 20-25% they should complement existing material properties. Wider, shorter windows can East 10-15% West 10-15% palette. Employing similar proportions improve daylight distribution in rooms. Suggested improved U-values and window and detailing may be a way of achieving Applicants should consider using to wall areas as set out by LETI. this. architectural features around windows that can make them appear more Further information and guidance: • Metal roofs and wall cladding such as generous. LETI Climate Emergency Design Guide zinc, Cor-Ten, lead and copper are GLA Circular Economy Statement examples of high-quality materials that • Applicants should mitigate overheating, (draft) can integrate well with surroundings and Left: Recycled bricks complement such as by integrating external solar GLA Sustainable Design and create interesting contrasts. traditional façades. (photo ©French + shading into the façade design: horizontal Construction SPG Tye & BradleyVanDerStraeten). Right: shading to south and vertical shading to Good Homes Alliance - Overheating in • Good weathering details are crucial to Zinc cladding introduces an interesting east/west elevations. New Homes ensure durability of natural materials such contrast to traditional brick façade. (photo as timber cladding. ©BradleyVanDerStraeten) • Developments are encouraged to follow passive house principles, inlcuding low air • The choice of construction materials tightness rates. Passivhaus certification Local Plan Policies: (superstructure, substructure, internal will be seen favourably. S.ES1: Protecting and enhancing our finishes, façade and services) based on Local Plan Policies: environment their embodied and whole life carbon is S.DH1: Delivering high quality design • Thermal bridging should be minimised, D.ES7: A zero carbon borough i.e. windows should sit within the

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Design Principle 10: Developments • Applicants are encouraged to carry out an Design Principle 11: Developments cover minimum standards will be viewed should prioritise low embodied carbon audit of existing buildings and materials should integrate sustainable systems in favourably. solutions for existing and future on site for Circular Economy purposes. all aspects of design, including energy buildings. Materials and structures on site should be efficiency, biodiversity, heat and water • Developments are encourage to exceed salvaged and reused where possible. demand. water efficiency targets by including non-potable water supply as harvested • Developments are encouraged to rainwater or re-used greywater and choose low embodied carbon materials • Applicants are encouraged to meet a including sustainable urban drainage EmbodiedSmall resi carbon Med/high resi and systems, based on their life cycle, 1% 35kWh/m2 a year total energy target and systems (SuDS).

installation, maintenance, transport and Products/materials a space heating target of 15kWh/m2 a extraction. Applicants should undertake 25% year in line with Passivhaus. Transport Whole Life Carbon Assessment to make Construction informed design decisions. 2% 64% • The provision of on-site renewable Maintenance and energy is encouraged such as solar replacements

• Where possible, construction materials panels or roof-mounted solar thermal Whole life c a rb on should include >30% of materials from End of life disposal 8% panels facing south, east or west. →

OFFICE Up front em b od ied ta rg et re-used sources and >50% materials that Developments should consider the whole → Average split of embodied carbon Circ ula r ec onomy can be re-used at end of building life. per building element: • Developments should seek to avoid fossil life carbon which encompasses all carbon Whole life c a rb on → Op era tiona l energ y b a la nce

46% - Superstructure fuel heating systems (e.g. gas boilers and emissionsUp front emb od ithated ta rg eariset → as a result of the Reduce → • Applicants should consider the embodied gas CHP). Developments should consider energyC iusedrc ula r ec o ninomy the construction, operation, 21% - Substructure carbon by → Op era tiona l energ y b a la nce adaptability of the design to allow for 40% or to: installing heat pumps and/or Mechanical maintenance and demolition phases of a future changes of occupation and use, 16% - Internal Ventilation with Heat Recovery (MVHR) building.(diagram ©LETI) 13% - Façade <500 as well as the potential end-of-life and 2 to reduce heat loss and improve indoor kgCO 2/m disassembly of the building. 4% - MEP air quality. Further information and guidance: Area in GIA School LETI Climate Emergency Design Guide • Applicants are encouraged to consider • Any external equipment must be shown LBTH Local Biodiversity Action Plan the cleaning and maintenance regime Breakdown of typical embodied carbon in on plans and elevations to show how LBTH Zero Carbon Plan to be undertaken. They should residential buildings. Focus on reducing they have been integrated into the London Plan Intent to Publish Version ensure longevity of material and embodied carbon for the largest uses building design. 2019 (Policy G5 Urban Greening) systems specifications. They should (diagram ©LETI). GLA Circular Economy Statement consider designing for recycling and • Applicants are encouraged to commit to deconstruction of Mechanical, Electrical post-occupancy evaluation studies with and Plumbing equipment as it is regularly Further information and guidance: measurable data on the building’s energy replaced. LETI Climate Emergency Design Guide performance. Local Plan Policies: GLA Circular Economy Statement S.OWS1: Creating a network of open • Applicants are encouraged to seek (draft) • Minor developments should not cause spaces opportunities for off-site construction (on- GLA Sustainable Design and net loss of green cover. For major D.OWS3: Open space and green grid site construction waste can account for Construction SPG developments, the London Plan’s Urban networks up to 15% of the embodied carbon of a Greening Factor will apply. Green cover S.ES1: Protecting and enhancing our building) may be provided by returning hard environment standing to green space, tree planting, D.ES3 Urban Greening and biodiversity • For work to existing buildings (such as Local Plan Policies: the installation of green roofs and green D.ES5: Sustainable drainage extensions or conversions), applicants S.ES1: Protecting and enhancing our walls, or the provision of landscaping that D.ES7: A zero carbon borough are encouraged to improve energy environment facilitates sustainable urban drainage. D.ES6 Sustainable wastewater efficiency to existing fabric. D.ES7: A zero carbon borough Developments that go beyond green management

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