Access & Design Statement

Whitecross Estate East

March 2017

JAN KATTEIN ARCHITECTS Content 2

01_Introduction & Context p. 03 Secure by design p.47

Introduction p. 04 04_Access & circulation p.48

Urban context p. 05 Access & circulation strategy p.49

Historic context p. 08 Parking strategy p.52

Heritage & conservation p. 10 05_Design Proposals p.52 Scheme overview p. 11 Design proposals p. 53 Consultation [summary] p. 13 Chequer Square & development site 6 p. 54 Pre-planning p. 14 Alleyn House p. 67

02_Site analysis p. 16 Blocks A and B & development site 2 p. 69

Site analysis p. 17 Errol Street p. 77

Public Realm - existing p. 19 Dufferin Court p. 79

Pedestrian circulation - existing p. 21 Daylight/sunlight p.81

Vehicle circulation - existing p.23 Access to open space before & after p.82

Play space/Open space p.24 06_Environment & sustainability p.83 Lighting condition - existing p.25 Environment & sustainability p.84 Specialist site investigations p.26 SuDs p.86 Archaeological assessment p.28

07_Service access p.88 03_Design strategy p.29 Site waste management plan p.89 Urban strategy p.30 Emergency vehicle access p.90 Public realm design strategy p. 31 Impact on external highway p.91 Soft landscape strategy p.32

Hard landscape strategy p.37 08_Management & maintenance p.92

Play strategy p.40 Open space management & maintenance p.93

Site furniture strategy p.41

Lighting strategy p.45

Whitecross Estate East February 2017 3

01_Introduction Introduction 4

Peabody have embarked on an ambitious project to • strategically re-organise the land around the buildings regenerate the Whitecross Estate. In close consultation to reverse the current imbalance between car parking and with residents and stakeholders plans have been drawn amenity space. up for public space improvements and small-scale infill development. • make the most of community assets (i.e. the community centre and the allotment site) by binding them better into This document is the access & design statement their urban context. supporting our planning application for the Whitecross Estate East. Proposals have been developed in close collaboration with residents. A series of consultation events across the estate A separate planning application for complementary have helped to identify sites suitable for development proposals at Whitecross Estate West is being submitted in and have established a series of parameters that inform parallel with this application. the design process. Most people we spoke to endorse the project’s ambitions and understand the need for new The two parallel applications take account of the distinct homes. identity of each half of the estate and the consultation process - although proposals for both halves have been The public space programme helps to give the estate a developed in conjunction, ensuring a complementary legible identity, creating new playable space, food growing design approach and material palette. space, recreation space and a set of clearly discernible routes that connect the estate into the wider urban context. Our proposals for each half of the Estate include comprehensive public realm improvements, replacing In addition, the buildings will help to mend incongruities tired surfaces with high quality, legible paved routes and in the urban fabric. A distinct design strategy for each increased green space for residents to enjoy. of the 6 development sites responds in detail to the constraints and opportunities of each location through Through the rationalisation of key through routes and materiality, massing, programmed use, form and layout. existing parking provision, 6 sites for infill development Innovative arrangements mean that the potential of have been identified. Peabody are committed to each site is maximised, providing high quality residential improving the supply of affordable housing in London. accommodation in a dense urban context whilst minimising 12 new residential units will be provided alongside some impact on existing buildings. employment-generating space at ground level and a newly refurbished community centre. Two formal pre-planning applications and presentations at the Member’s pre-planning forum have helped to Integration of development and public space shape the proposals and have lead to a more integrated improvements will provide a once in a lifetime opportunity design. to:

• mend the disjunction between the Victorian grid and Expectations for the project amongst residents, the modernist town planning to better link the estate into its design team and the client team are high and we are urban context - in plan and in section. committed to delivering an outstanding project with a lasting and positive impact on the whole Whitecross • reinforce strategic pedestrian routes across the estate to Street neighbourhood. create well overlooked public spaces.

• increase the area of publically accessible open green space

• create facades animated by windows, doors and balconies in place of existing blank walls to create a series of urban squares flanked by buildings.

Whitecross Estate East February 2017 Urban context 5

The Whitecross Estate sits in the very south of the borough The wider urban context is made up of strong north-south of Islington within the Bunhill Ward, bordering the City of vehicular axial routes, including Golden Lane to the west London. The area is characterised by a complex typological and Bunhill Row to the east. East-west routes are much mix, including both dense historic street patterns and iconic more local in scale, with many one-way vehicular routes (social) housing developments in Golden Lane and the and pedestrianised sections. The effect is to create a series Barbican. of urban ‘islands’ which, although part of a singly defined estate, can be viewed as discreet and separate residential Old Street The Estate’s central location and close proximity to Old areas each with their own character. Street, Moorgate, Liverpool Street and Barbican stations give this area the highest possible PTAL ratings of 6a and 6b. Despite this central urban context, a number of publicly accessible green amenity spaces are offered within the Estate and the local area, including Fortune Street Park, Quaker Gardens and the Golden Lane Estate.

The Estate is divided by Whitecross Street; the oldest surviving street market in London. The market is now a very popular lunch time food market operating between 11am and 3pm on weekdays.

The whole of the east side of the Estate and Whitecross Street lies within the St Luke’s Conservation Area. Together with the Estate’s Victorian Peabody blocks, the Conservation Area is characterised by 18th and 19th century commercial buildings along narrow side streets, which make up a dense pattern of office, retail and residential uses.

East of Whitecross Street, the Estate is primarily composed of late 19th century Peabody residential mansion blocks arranged on an earlier grid street pattern. The west side, meanwhile, consists of mid-20th century blocks, mostly between 3 and 6 storeys but including two 13-storey tower blocks, arranged around a series of open spaces.

Liverpool Street Station

Smithfield Market

Barbican

Whitecross Estate East February 2017 Aerial view 6

6 East Fortune Green

Banner Street West

Whitecross Street

Old Street

Golden Lane

Whitecross Estate East February 2017

148 to 156

80 to 86 to 80 207

203 to 203

201

OLD STREET to

78 199 1 to 13

Site Plan76 31 to 43 7

28 to 42

195

70 72 Place

(above) Withers146 14 to 17

191 1 to 19 to 1 44 to 52 144 44 to 47

142 18 to 22 48 to 52 70 7 132 to 136

1 to 108 20

23 to 30

53 to 60

BANNER 57 STREETto 55 177 to 187 to 177 BAIRD STREET

GARRETT STREET 1 to 5 (above) 5 to 1

122 59

WHITECROSS STREET to 61

130 65

74 to 84 173 171

116 169 122 to to BANNER STREET 126 120 86 to 88 124 ROSCOE STREET P 1

167 1 to 8

90 CHEQUER STREET

100 23

92 165 1 to 22 163 Q Quaker Garden 1 to 8

108 15 to 16

110 1 to 66 to 1 17 R

1 to 25 1

1 to 19 to 1 2

BANNER WHITECROSSESTATE STREET A

161

HOUSE N 19 to 1 1 to 23 1 to 20 3 B

167 CAHILL ST 2

to 121 1 1 19 V 20 D DUFFERIN AVENUE 18 BUNHILL ROW 1 to 25 PEABODY

COURT 17 T 1 to 25 17 to 1 M

1 to 33 149

15 to 16 33 1 to 25 K 56 to 18

99 21 to 27 East 14 31 to 37

41 to 47 147 1 to 33 ROSCOE STREET 51 to 57 1 to 7 H 11 to 17 88 Warwick Place

WHITECROSSESTATE STREET L D

1 to 25 1 to 31

1 to 19

G J E

29 1 to 124 135 DUFFERIN STREET

1 to 25 1 to 29 1 to 124 133

WestPEABODY ESTATE 131 A

129

B WHITECROSSESTATE STREET 12

103 to 105 to 103

PEABODY TOWER 3 1 to 36 10

ST MARYS TOWER 2

123 to 127 to 123

1 1 to 32 to 1

40 to 49 20 121

18 ERROL STREET 1 to 11 4

117 49

52 48 1 to 16 25

C 27

115 24 20

26 22 5 53

42 19 6

4 29 56

17 18

FORTUNE STREET 31 15 8

FORTUNE HOUSE 3

1 113 16

7 30

9 32

27 9

107

34 6 25

25 8

42 10

Cherry Tree 33 10 LAMB'S PASSAGE

26 11

103 23 7

41 11

2 35 12 106

20 58 13

40 to 49 6 38 21 12

37 3

GOLDEN LANE 14

20 to 29 18 5 59

101 19

37 13

1 to 10 60

90 30 17

Walk 41

16 4 15

17 5

34 34 21

14 35

23 7

14 3 22

33 8 24 Whitecross Estate East February 2017

12 2 13 FANN STREET 32

SUTTONS WAY 43 (below) 10 1 29 11

86 Historic context 8

Museum of London Archaeology (MOLA) were 19th Century construction cost, amounted to £194,000. Designed by Contemporary principles of town planning informed the commissioned to carry out an historic environment In 1883, following the clearance of an area of slum housing, architect Henry Astley Darbishire, the five- and six- design of the new western side of the Estate with high-rise assessment of the Whitecross Estate. The report considers the Peabody Donation Fund purchased the site now known storey buildings were arranged along streets, forming buildings and linear blocks sited amidst communal green the development of the site from prehistory to its present as the Whitecross Estate for the construction of social communal courtyards at the rear. Façades featured space and car parking, designed by architect John Grey and urban form. housing. The Estate originally consisted of 21 blocks on light-coloured bricks with near-white horizontal Partner. A summary of this report is made in section 02 of this the east side of Whitecross Street between Roscoe Street banding, similar to other Peabody Estates built at Design and Access Statement. Here we consider the historic and Errol Street, with a further 11 blocks to the west of the same time elsewhere in London. Nearly 4000 At 13 storeys, Peabody Tower and St Mary’s Tower were context of the estate in its current spatial form, with a brief Whitecross Street. inhabitants occupied the 32 blocks forming the estate. amongst the tallest buildings in London at the time of their summary of the wider historical background. completion in 1957. Alongside these towers, two six-storey The estate was the second and largest in a series of estates 20th Century blocks (Peabody Court) and a 3-4-storey blocks (Fortune Early history built by Peabody in collaboration with the Metropolitan The Bunhill Ward suffered severe bomb damage during House) were completed in this phase. The last remaining During the late medieval period, the site would have Board of Works. the Blitz in 1940-41. On the eastern side, blocks C (now Victorian blocks on the western half of the Estate were been fields immediately adjacent to the City, and market proposed development site 2) and P & Q (now proposed demolished in the early 1970’s to make way for blocks at gardens to serve the city, as well as brick earth quarry pits. The Peabody Donation Fund was founded in 1862 development site 6) were lost. Block E was damaged by Banner Street and Banner House, completed in 1972. Whitecross Street ran north from the City’s Cripplegate. by London based American banker, diplomat and a bomb in April 1941 and block F was burned out by an philanthropist George Peabody to provide homes for incendiary device in May 1941, while the majority of the The postwar period also saw transformative development The site was continuously developed from the mid 16th London’s poor. The Fund was later constituted by an Act western half of the Estate was destroyed. reshape the surrounding area. Just to the west across century onward, starting with frontages along Whitecross of Parliament, becoming the Peabody Trust in 1948. Its Golden Lane and east of Goswell Road, a former site Street and Bunhill Fields. From 1636, a burial ground was objective is to work solely within London for the relief of In the 1950’s, Peabody began a redevelopment programme of small-scale Victorian industry was subject to an established in an area which now forms part of the open poverty. This is realised through its stated mission; “to make across the estate. To the east of Whitecross Street, blocks architectural competition won by Chamberlin, Powell and space around Peabody Court and St Mary’s Tower. The site London a city of opportunity for all by ensuring as many P&Q were replaced in 1956. The site of block X was sold Bon on 26 February 1952. The final phase of the Golden was heavily used, but quickly diminished in size due to the people as possible have: to the London Diocesan Fund in 1957, while the Dufferin Lane Estate was opened in 1962. pressure of development in the area. Dwellings were acquired from London County Council in • A good home: a place that is safe, warm, clean, light, 1967. At the same time plans for an ambitious re-development During the early 17th century, the Fortune Playhouse stood well-maintained and evokes personal pride of a bomb damaged site at the southern end of Whitecross on the site. Its exact location is not known, but is suspected Meanwhile, the western half of the Estate was Street were being drawn up by Chamberlin, Powell and Bon. to be on the site of existing flats on Fortune Street, with the • A real sense of purpose though regular endeavour, comprehensively reconstructed. The remaining blocks The Barbican Centre took over a decade to build and was Theatre Yard extending into the gardens and green space whether that be work, learning, caring for others, which had survived the Blitz were demolished and land finally opened by The Queen in 1982, who declared it ‘one beyond. personal development or volunteering previously occupied by St Mary’s Church, also heavily of the modern wonders of the world’ with the building seen damaged during the war, as well as two former burial as a landmark in terms of its scale, cohesion and ambition. • A strong feeling of belonging that grows from active grounds, was incorporated into the Estate. Although no The Barbican and surrounding Barbican Estate is recognized involvement in the neighbourhood” records of burials or memorials existed, human remains internationally as a significant architectural achievement of

Whitecross Street during the Blitz were removed from these areas before redevelopment the 20th Century. The Barbican Centre remains one of the Agas map of 1562 • The total cost of the Estate, including land and began. largest cultural venues in Europe, and was listed in 2001. illustration of the Fortune Playhouse by CW Hodges.

Whitecross Estate East February 2017 Historic context 9

21st century • an opportunity to improve open space including Islington’s core strategy sets out the Council’s vision for lighting, wayfinding and rationalising open space future growth in the area. The Bunhill ward has been identified to accommodate both a significant quantity of • a priority to evolve the identity of the estate and to new employment floorspace as well as some 3200 new provide quality spaces for growing, children’s play, homes by 2025. facilities for young people and the community centre

The Finsbury Local Plan and Islington’s Area Action Plan for The Publica report has established a dialogue with Bunhill & Clerkenwell were adopted in 2013. The Council’s residents about the future of their estate which has vision for the area is “to ensure that public and private continued to inform the design proposals that are the sector investment helps to create distinctive, diverse and subject of this planning application. high quality neighbourhoods that provide a successful mix of activities, premises, amenities and services that meet the needs of residents, businesses and visitors and enhance people’s safety and wellbeing.”

Peabody started to explore regeneration and in-fill options for the Whitecross Estate some 10 years ago. A report by Publica entitled “Whitecross Street Estate” and dated 2010 provides a portrait of the Estate, detailed resident priorities and sets out some of the key opportunities for the site. It highlights in particular the following:

• a desire by estate residents to be involved in the design process

• a strategic approach to addressing basic issues, including maintenance, waste management and antisocial behaviour

www.islington.gov.uk Finsbury Local Plan

Area Action Plan for Bunhill & Clerkenwell

Islington’s Core Strategy June 2013 ESTATE STREET WHITECROSS February 2011

Part of Publica 2010 Publica Islington’s YOUR Part of Islington’s Local Plan NEIGHBOURHOOD Local YOUR Development ISLINGTON Framework

WHITECROSS STREET ESTATE

2010

Whitecross Estate East February 2017 Heritage & conservation 10

Whitecross Estate East is located in the St Luke’s Conser- High quality materials that weather well and minimal and vation area. The western half of the Estate straddles the clear detailing see the new buildings complement their southern and eastern boundaries of the conservation area. historic context. Islington Council’s conservation area guidance ascribes much of the character of the area to the mix of uses which The diversity of uses in the conservation area reflects in defines the experience of the streetscape in historic Fins- a diversity of building materials. London stock brick fea- bury. Particularly noteworthy are Whitecross Street with tures alongside various types and colours of engineering London’s oldest surviving street market and at the street’s bricks (Whitebread’s Stables), glazed bricks (161 Whitecross northern end, St Luke’s Church, with Nicolas Hawksmoor Street), red bricks for some of the former industrial build- Spire, dating back to 1733. ings (Banner Street, Garrett Street) and the distinct light - almost white coursing of the historic Peabody blocks. A lively street-scene with retail and small-scale manufactur- Listed buildings/structures near the site include St Luke’s ing formerly defined the area. Despite large-scale re-de- Church, the Bunhill Field Burial Ground railings, gates and velopment following WW2 bomb damage (see above) the various monuments and the Whitebread’s Stables on Gar- area today is still characterised by a rich mix of uses. Retail rett Street. and restaurants remain the common ground-level uses along Whitecross Street with offices now occupying many of the former industrial buildings north of the site. Resi- dential uses are pre-dominant throughout the conservation area alongside cultural, educational and community uses. More recent in-fill development along Whitecross Street (nos. 103, 177 - 187 & 132 - 136 and the arts & crafts pub, 12 the Trader) continues the historic precedent of ground floor commercial uses with residential uppers. 1 13 Our design strategy embraces the diverse use pattern of the area by catering for a wide range of uses, each one appropriate for the physical, geographic or historic context of the various development sites.

Proposals for sites adjacent to the Whitecross Street terrace include retail uses on the ground floor with residential 14 above. Proposed buildings for the eastern half of the estate 7 are residential, reflecting the predominant pattern between 15 Whitecross Street and Bunhill Row. 16

The predominant urban motif of the conservation are - streets with buildings at the back of the pavement - has informed the urban strategy for the development proposals. All proposed development makes use of small plot-sizes, East 8 reflecting the historic development pattern along White- West cross Street. The proposed buildings retain or re-inforce existing building lines, in particular at the end of terraces.

The guiding principle set-out in the St Luke’s Conserva- tion Area guidance leaflet has informet the materiality and detail of the proposed buildings. right: conservation area and listed buildings adjacent to the site, listed buildings: 1. St Luke’s, grade 1, 1727-33 2. 2. 12 Helmet Row, St Luke’s Rectory, grade 2, 1774, 3. 1- 3 Helmet Row, terraces with 9 shops, grade 2, early C19, 4. Garrett Street, Whitebread’s Stables, grade 2, 1897, 5. 20 - 24 Old “The Council will also encourage good modern design and Street, Workshops, grade 2, 1880, 6. 12 Old Street, Dagmar, formerly Old Rodney’s Head Public the sensitive use of high quality modern materials where ap- House, grade 2, 1876, 7. Bunhill Fields burial ground walls, railings and gates, grade 2, 1868, 1878 and late C18th/early 19th + various monuments, grade 2 and grade 2* 8. 20, 21- 29 Bunhill Row, propriate.” terraced houses, grade 2, 1830 - 1831, 9. Chiswell Street, North Side Yard, Brewery buildings, grade 2, 1887, below: historic engraving of St Luke’s Parish Church, Whitecross Estate East February 2017 Scheme overview 11

From priorities highlighted in the Publica report and over two years of continuous engagement with Estate residents, the following guiding principles have been developed for the regeneration of the Whitecross Estate:

• Create an attractive, green, and biodiverse landscape with access to amenity space for all;

• Develop a strong sense of identity by building on the site’s built form and existing resident initiatives such as the gardening club and community centre activities;

• Improve perceptions of security by defining access routes and boundaries, particularly around ground floor properties;

• Rationalise parking and provide integrated waste, recycling and storage facilities;

• Improve health and wellbeing through the provision of recreational opportunities, improved views and access to green space, and by providing opportunities for • demolition of all existing garages a predominantly green open space including dedicated gym equipment community involvement; playable features and expanded ornamental and tree • reorganisation of all external storage sheds; including planting, with pedestrian and vehicular access retained • enlarged public open green space to Roscoe Street • Provide a fully inclusive public realm that is accessible demolition and re-provision of some and renovation at the edges incorporating a broad pedestrian route, open lawned and legible for all and makes use of appropriate robust and green roof retrofitting of others space, dedicated play items and playable features, materials; • expanded and dedicated gardening club space within expanded ornamental and tree planting • introduction of a coherent site wide refuse, recycling Chequer Square to include dedicated raised growing • Effectively mitigate against the common negative ur- and cycle storage strategy boxes, an orchard and a community growing and meet- • a 3b5p flat above a commercial unit on Banner Street ban issues of noise, poor lighting, antisocial behaviour ing ‘hub’ building (development site 3) for market rent and conflicts with different user groups; • introduction of planting beds where property frontages open directly onto the public realm • a terrace of four 2b4p houses on Chequer Street (de- • a 2b4p flat (for market rent) and a terrace of four 1b2p • Integrate the estate within the wider urban context; velopment site 2) for social rent houses (for social rent) just south of Roscoe Street (de- • rationalisation of car parking across the Estate and pro- velopment site 4) • Create a sustainable landscape with effective and sym- vision of allocated parking bays around the perimeter • demolition and re-provision of the existing community pathetic interventions to help mitigate the impact of centre on Chequer Street with a 3b5p flat above (devel- • re-provision of gardening club space climate change; • definition of servicing and emergency vehicle access opment site 6) for market rent. routes • a 1b2p courtyard house just north of Fortune Street • Futureproof estate infrastructure by upgrading essen- • reorganisation of the rectilinear space along Errol Street (development site 5) for social rent tial above and below ground services such as water • large new green spaces to Roscoe Street and Chequer to provide fully accessible and generous paved routes mains and lighting; Square alongside the introduction of defensible ornamental • access to the large green space to the rear of Peabody planting Court via resident management of lockable gates • Provision of quality homes for social rent on under- • 4 new family houses with courtyard gardens & terraces used gap sites fro social rent (development site 2) + 1 new apparte- On the West side of Whitecross Street (not included in this • demolition and re-provision of all freestanding storage ment for market rent (development site 6) application) we further propose: sheds The specific interventions we propose across the Estate as a whole comprise: • completely refurbished & re-configured compunity • a B1/D1 commercial unit to Golden Lane to suit a nurs- centre (development site 6) ery (development site 1) • comprehensive redesign of all hard and soft land- scaped areas to maximise green space and create clear On the Eest side of Whitecross Street we propose: • dedicated play and recreation features for older chil- legible pedestrian routes dren/ teenagers and adults behind development site 1, • comprehensive redesign of Chequer Square to provide including basketball hoops, table tennis and outdoor Whitecross Estate East February 2017