FOR PEOPLE SHAPING THE FUTURE OF LONDON FOR PEOPLE SHAPING THE FUTURE OF LONDON 34–41 88–89 EXPLORE 15 & 20 Water Street Children of the city

42–43 92–93 Scaling up Re:Cycle

44–45 Designing for companies that don’t exist yet

61–63 Innovation at the core

22–25 A question of balance

72–77 95–96 The vision Signature brews

78–79 97 04—05 Crossrail Place Can a building help Wood Wharf in numbers you live longer? 47–57 Looking east 06—07 The masterplan

08—09 26–31 64—65 How can architecture Frameworks, Island life cultivate a city? 8 Union Square

66—71 32–33 12—17 One Brannan Street 98–101 Affordable luxury The Market Building, What’s old is new again 7 Charter Street 58—60 102–105 Taking sustainability The future 1 18—21 and affordable housing under construction 2 Flora & fauna to the next level 108 Contact the team

80—87 Tribal retail The speed read Master Plan/Vision Residential designed — Terry Farrell but not built Darling Associates Master Plan/Public Realm Kohn Pedersen Fox Associates Allies and Morrison Wood Wharf Glenn Howells Architects Residential in design Adamson Associates Karukesevic Carson in numbers Landscape Serviced Apartments Wirtz International in design Townshend Landscape Architects Jo Cowen Architects HTA Design Commercial under construction Retail in design Allies and Morrison and planned Glenn Howells Architects Commercial buildings in design School/Health Centre 3,300 Fred Pilbrow Patel Taylor Allford Hall Monaghan Morris NEW HOMES WITH Grimshaw Architects 25% AFFORDABLE HOUSING ONSITE Residential — under construction 1.9 Architecturally unique Herzog & de Meuron MILLION SQ FT and striking in design, Stanton Williams OF WORKSPACE each of the residential Grid Architects — spaces has been 200 Adamson Associates A new London thoughtfully curated DIVERSE AND John Robertson Architects neighbourhood. for the very best in city INSPIRING EVENTS Patel Taylor Created for the 350, and waterside living. — Allies and Morrison Day and night, curious, the The neighbourhood Monday to Sunday, imaginative and 000 will have everything the challengers of the neighbourhood SQ FT OF HAND a thriving community convention. A place and Canary Wharf PICKED RETAIL & needs, from a new to inspire creativity are alive with LEISURE SPACE local primary school entertainment. and collaboration, to its own doctor’s 9 — designed for people ACRES OF Authentic street Lively high streets surgery. shaping the future RIVERSIDE food markets for mixed with intimate of one of the world’s PARKLANDS adventurous appetites. boutique arcades. AND GARDENS most exciting cities. Ice rinks in winter, Explore early morning — beach volleyball in world-renowned juice spots, gorgeous Acres of boardwalks, summer. Cult movie homewares, artisan plazas and parks screenings one bakers and some of combine to create an architects evening, London the best restaurants oasis of urban green Philharmonic London has to offer. space in the heart of performances the city. the next.

3 NORTH DOCK POPLAR DOCK ELIZABETH LINE MARINA

Wood Wharf is for people that CANADA  NORTH ONE CHURCHILL love their city and make the most SQUARE COLONNADE PLACE of it. A neighbourhood curated by the world’s leading architects where cafés, bars, workspaces and independent retailers

sit within 9 acres of riverside NORTH COLONNADE CHURCHILL PLACE parklands and gardens. R I E C I T R One R C Charter A L BLACKWALL E C Street BASIN

  CANADA BELLMOUTH SQUARE PASSAGE CHURCHILL PLACE P

M  CHURCHILL PLACE

SOUTH COLONNADE F3 CODGNI VAR T E E R T S Y R E M O G T N O M

4 Charter TIMBER QUAY LOVEGROVE WALK Street One Brannan F1 F2 Street K    Walking times CHURCHILL  CANADA PLACE SQUARE F4 BRANNAN STREET 3 mins – Jubilee line BERNERS PLACE

5 mins – Elizabeth line T E E R T S R E T R A H C G2 The Market Building G1 G3 M O N T G O M E R Y S Q U A R E WATER SQUARE 15 Water Street G4 6 mins – DLR 1 Water RIVINGTON WALK Street 5 Water H1 H3 Street UNION SQUARE G10 WATER STREET

N O R T H L A N E

E N A L T S E W E N A L T S A E H A R B O R D

S Q U A R E WRAYBURN PLACE O T S E R P JUBILEE LINE WATER STREET L1 G5 Commercial 20 Water Frameworks G7

N E V I R D K R A P Street S O U T H L A N E

H4 H3 ’ 8 Water Street 10 Residential (market) D A O R S Park G6 Drive M1 Residential (intermediate rent)

 UPPER BANK C O M P T O N GEORGE STREET K L A W N O T L E Z A H CHARTER STREET Residential (affordable rent) STREET G A R D E N S

Hotel/services apartment J2 J5 10 George Street J1 40 J3 One J4 Com munity Charter 5 Park Drive Street P A R K D R I V E Retail HARBOUR QUAY G A R D E N S HARBOUR QUAY Wood Wharf marketing suite H A R B O U R Q U A Y

SOUTH DOCK hat was your approach to the How similar was the process to designing masterplan of Wood Wharf? We set a small city? It’s similar in that the body of the How can Allies and Morrison out to understand the context – the masterplan is built around the notion of place- levels and the amazing waterscape, making but not in a picturesque sense – in a way architecture the old docks and water systems. that achieves an understandable legibility that WWood Wharf is unlike two other projects we once you’re in the place you know what the most cultivate a city? masterplanned: the 2012 Olympic park and important streets are, what the destinations are King’s Cross. Both of those projects had a job to and how the place works – exactly as you would We discuss the do that was to integrate into an existing urban within an existing city. So it’s very important that fabric and make repairs to the city. Wood Wharf the street patterns and the buildings signal, talk, importance of is very different because it’s effectively an island and reveal the sense of place that you’re expecting connected to Canary Wharf by an isthmus or to come next, just like walking around other parts a truly mixed- bridge. So because integration into an existing city of London. structure was not a necessary aim, it allowed a How did you design for the future? There needs use plan with series of freedoms. Here, the context is the urban to be certainty in terms of a street layout, but with scale of Canary Wharf and the sheer drama of the the buildings, flexibility to change your mind in masterplanner waterways surrounding Wood Wharf. order to respond to the market with the kinds of In particular, we wanted to avoid a pompous buildings they may choose to build. For example, Graham gesture as a sort of diagrammatic answer to the if you can produce a building that is say 45–50m site’s context, economy and masterplan. The best wide by 36–40m deep, it will accommodate most Morrison, cities are not made of gestures, but buildings that uses. We might do a design for an office and a work together and are workable in themselves. design for residential to test that and ensure the OBE, Partner, space is appropriate for both. We tend to produce What are the anchors of the masterplan? There buildings with spaces that are easy to use – lots Allies and are three parts: a connector, a perimeter or edge of rectangles. You make those rectangles special adjacent to the water and then the body of the SHAPING with the surfacing, depths, layers and elevational Morrison. masterplan itself. The connector is straightforward hierarchies. Old warehouses, in particular, are – that is to join Wood Wharf with Canary Wharf. incredibly flexible buildings – you can use them The first buildings act as a prelude or overture, for schools, hospitals, homes… they’re very simple, announcing the kind of place you’re coming to. but versatile. THE FUTURE They reveal something of what is to happen – both in terms of scale and street pattern and structure. We then looked for common denominators that could accommodate easily developable buildings without compromising the street pattern and indeed, the thing we value highly – the space between buildings – which is, in the end, what makes a city. Those spaces are the parks, squares, recreational areas, gathering places, promenades, the walks, the shortcuts – all the things that make a city, but are invisible in a grand plan.

How did you maximise the surrounding waterways? Wood Wharf is made up of a series of major buildings – the main generators of Left Wood Wharf activity. Unusually the buildings get taller towards from the air the edge, because they’re near the water. Often, looking west. masterplans are more of a pie shape, with the taller buildings in the centre. In this case, it’s almost the reverse: lower in the middle and higher 8 at the edge, to deliberately exploit the views seen from a long distance because of the wide horizon of the waterscape. This produces a composition of buildings along the water’s edge that will be Masterplan beautiful in itself. Computer generated image. Indicative only.

Interview by Amy Guttman Twitter @AmyGuttman1 Computer generated image. Indicative only.

Terrace villages at Wood Wharf, looking west. “ IT PROVIDES A PLACE THAT IS AN EXTENSION OF THE PUBLIC REALM. IT ALSO TALKS TO WHAT THE WORKPLACE OF THE FUTURE MIGHT BE LIKE. ” 11 12

Fred Pilbrow — Pilbrow & Partners A sketch from the — original proposal Project of The Market Building The Market Building: by Pilbrow & Partners. 7 Charter Street

— Total building area 212,954 sq ft

—

Architect Pilbrow & Partners

Fred Pilbrow , senior founding partner of Pilbrow & Partners discusses his approach to designing a building as an extension of the public realm.

THE BUILDING IN PUBLIC

ou might think this ironic, but within which all manner of activities, But what’s most exciting about this market our main inspiration for The like bees in a hive, are planned. And space, is that it starts in this magnificent Market Building was a 160-year- by keeping the casket very simple and double-storey galleria beneath The Market old cartoon. Sketched by the flexible, it can accommodate a wide range Building, before unfurling seamlessly famous artist George Cruikshank of different uses, whether it’s office space, outside into Union Square. It’s as if the Yin 1860, it is called the British Bee Hive – retail, a health club, or even a hotel. market has been invited inside. So that an illustration of British society through But what excited us most about this hive of activity is the first thing you see as a vast range of professions depicted building, is the sense of its engagement you walk towards the building. And that, as cells in a giant bee hive. In the 19th with Union Square. That is to say, when it I hope, will inspire people to join in, to be century the bee was a popular symbol came to brainstorming ideas for a building a part of the Wood Wharf scene. of industry and co-operation. And that’s as an extension of the public realm, That is the focal point. But its 13 exactly what we wanted The Market a market hall felt like the archetypal devotion to the public realm by no means 14 Building to be – a hive of activity where public space. ends there. As well as having great public people of many different backgrounds So we’ve put a very generous, space at the bottom, we are creating one and jobs live and work alongside each flexible, grand retail area at the base of at the top in the form of a two-storey other. Only, this bee hive will befit the the building, which could be used for a rooftop restaurant, fringed by a broad 21st century. food market with cafés and restaurants terrace and protected by an oversailing The building itself, is like a casket. interspersed with market style stalls such roof. That roof has the impression of a It has a very simple, flexible framework, as butchers or cheese and wine stalls. lantern that I think will make it highly visible from afar. We thought it would Beyond that, each floor has be nice that the thing you see on Wood tall ceilings, the space is lofty, well- Wharf’s skyline is activity. You can actually proportioned, brilliantly lit. Every floor go there, have a glass of wine, a meal, a links to an outdoor terrace space, which meeting, or just take in the view. Isn’t that feels like a really important part of the better than some shapely roof that’s no quality of environment. Then there are more than just a corporate hairstyle? the social spaces on your doorstep, Of all the buildings I’ve designed, which we hope will function as a formal Computer generated image. Indicative only. The Market Building is one of my proudest. extension of the office space. You could This is because, first, it talks to the have a meeting in the office, in a breakout particular site and brief that we were set – area, or on the top floor restaurant sitting I think it does the job of providing a place on a terrace having a glass of white wine. that’s an extension of the public realm. That’s an important part of the offer. But I think it also talks more generally I don’t like aggressive shape-making. to what the workplace of the future might By that I mean that good architecture – be like. and more broadly, good cities – should Workplaces are changing. And be the background to the lives of the wellbeing is becoming as important as people who live in it. Now, that requires the work itself. But how do you encourage a degree of sobriety and reticence in wellbeing through architecture? The the architecture, quietness even. But stress must be put on the quality of the that doesn’t mean boring. We want our space. You want the building to support work to be really rich and layered and meetings, the exchange of ideas, not to sophisticated. Plus, we want it to repay mention the social dimension of work. close scrutiny. People who want to live in a lively city, Public spaces have to feel public. want a lively office. There can’t be any confusion; you need How best to do this? Simple: move to know what’s public and what’s private. the lifts. In most retail-office buildings, all And there’s a liberty in that. You could the lifts and stairs go in the middle of the wander round Smithfield Market and plan. We don’t like that. It squashes both know where you are and where you stand, the retail and office space around the both literally and figuratively. You know edges, blocks natural light. The spaces you’re in a city and you understand how become purely functional – you go to the it works. lobby, get your lift, and go to the top floor. I love wandering through London and But by pushing the lifts and stairs to just looking up at the buildings, seeing the north edge of the plan, we’ve opened the kind of care with which they’ve been up a wonderful space on the ground floor put together. For me, that is thrilling, for retail. And on the upper floor it opened and I want The Market Building to have up the opportunity to create open, light- that effect on people. It will be good filled and well-connected spaces for architecture, and it will be very carefully work. Plus, the stairs are glazed, opening put together. them up to public view. So you’re kind of But more than that – more than 15 16 encouraged to take the stairs because you anything else, really – I want it to reflect can see what it links. It feels convenient, the lives of the people living and working and is a lot healthier to take the stairs. in it. But the big one for us is that we’re trying to promote chance interaction. It’s that quick chat we have with a colleague on The Market Building the way up to the office that might just be at night, Union Square Interview by Matt Blake in the foreground. the most valuable part of our day. Twitter @mattblakeuk FLORA AND FAUNA

Belgian landscape architect Peter Wirtz is the brains behind Wood Wharf’s open spaces. His company, Wirtz International, has designed some 18 of the world’s most celebrated and beautiful public spaces, from Jubilee Park in Canary Wharf to Paris’ Carousel Gardens, which links the Louvre to the Tuileries Palace. from Norway to Southern Europe in three generations, with England as one of its pit stops. So I am sure they will touch down for a bite to eat at Wood Wharf. They are magnificent.

Before I became a landscape Here at Wood Wharf, we have architect I studied music at pulled out all the stops. We have college. And gardens, like music, have a massive splash of spring flowers with the capacity to elevate you from the earth; the flowering trees in spring, such as to make you forget where you are. crabapples and cherry blossoms, which Take the Adagio of the 8th are white and pink. The paths swirl Symphony of Bruckner. When you about in a serpentine way and the trees hear that, you are transported to a world are planted in clumps. Then, along the that abandons the pace and rhythm of boardwalk of the South Dock, I thought it your heart. So my strong hope is that the appropriate time to introduce prairie- when people pass through these green type flowers – like the kind you would find spaces they will also feel elevated from on the American prairies. That’s rather being in the Docklands, as though they garden that’s not fashionable at the moment, I know, but are in another world. beautiful in winter is I gave it a twist. I used very few grasses not a beautiful garden. and lots of perennial plants – a sort of The Japanese Cherry, known also That was the philosophy variation on the theme of the herbaceous as The Bride, does that. When it of my late father, Jacques, English border. I think it will be very jolly flowers it is like a cloud of snow. It is who founded our company and uplifting… and fun. without doubt the most enchanting flower in 1950. For almost 30 years I’ve ever seen. Competing with Wood Wharf’s my brother Martin and I worked with him powerful architecture was If there is one memory that sums Aon landscapes from Jubilee Gardens in perhaps our greatest challenge. up my childhood, it is travelling with Canary Wharf to Les Jardins du Carrousel So I went for a complete contrast with the my father, mother, brothers and sister to in Paris – until his death in 2018. open spaces. They’ll be a gentle, lyrical the most beautiful gardens in England, He taught me the meaning of beauty. world of very feminine forms – a visual like Knightshayes Court in Devon and It’s easy to please the crowds in massage to people who circulate through. Kiftsgate Court Gardens in the Cotswolds. the summer, but to please them in There will be tree canopies under which I remember some breathtaking moments winter – in our dark, rainy climates – is they walk, and the ventilation shafts, discovering those marvels. far more of a challenge. You almost have security stuff and all the other less- But there is one that sticks out to reveal a third dimension in nature by interesting things will be wrapped by clearest of all. It is the day we visited creating things that reflect the light to masses of clipped beech shrubs so you Cranborne Manor Gardens in Devon. enhance space and colour. A garden has forget they are even there. I must’ve been about seven. I looked to keep its liveliness when the weather As for the fauna, where do I start? across it, with its apple trees and lavender, turns. I’ve been told we achieved that with The Thames is a migration route for many peonies, honeysuckle and old-fashioned Jubilee Park. breeds of bird, from nightjars to robins, roses, and thought: “This is what I want But Wood Wharf is a very geese and cormorants. And there are all to do.” different animal. It’s of an extreme sorts of green havens of peace where If you visit one garden in your density and very wind-exposed, from the these birds can rest along the river. Wood life, it should be Villa Lante, the South Dock. And on top of everything, Wharf, I hope will be one. renaissance garden in Italy. There is a the water of the South Dock turns rather Then there are the bees. I am a sequence that goes from a forest to a very blackish in winter. So we’re using a lot of beekeeper myself and, if any bees feel like sophisticated clipped boxwood garden 20 sweeping forms of ornamental grasses popping by I will give them a very good with inserted lemon trees. It has a water and perennials that look truly lovely in time. I think they will be swarming all over chain going through it, Spitting Neptunes, winter. They turn brownish and black and our blossoming flowers. and Nymphs. It is exquisite. Man, those when you don’t mow them – which you bishops in the Renaissance knew how should never do – are rather dramatic. Did I mention the migrating to live. And in the summer, they turn into a butterflies? Many will visit, but there is celebration of blues, purples, yellows and one above all that I hope will stop by. It Interview by Matt Blake a bit of white. is called the painted lady and it migrates Twitter @mattblakeuk WORK

GETTING

THE

BALANCE

he next time you check your everything from banking to newspapers, RIGHT emails, read a tweet, or sit through to-do lists to dating. All day, we are that Monday-morning planning pushed and pulled from place to place meeting at work, consider this: – a presentation here, a coffee catch-up through the course of a single day, there, a brainstorm in the breakout room. Tyou devour more information than a man Then there are the hundreds of decisions in the Middle Ages would have consumed we make every day, from how to reply to across his entire lifetime. This is not fake an email to which sandwich to buy at news; this is cold, hard science. In 2011, lunch. To put it another way, the human researchers at the University of Southern brain has never been so busy. California found that the average human But what if we told you that a mind processes 175 newspapers-worth workplace revolution is sweeping quietly of information every single day. In 1986, across London? LIFE that figure was 40. Today, it is certainly This isn't the blue-sky fantasy of a more... and that's before you even shut Silicon-Valley billionaire. It's happening down your computer. now. And, according to scientists, 22 Above Scientists have long The modern workplace has become a the benefits are unignorable, for staff proved that nature phantasmagoria of facts, figures, demands and for business. “The single greatest can provide stress and deadlines, all shooting around our advantage in the modern economy is a relief, increase social neural pathways like rush-hour traffic happy and engaged workforce,” Shawn interaction, encourage physical exercise on the M25. It is constantly evolving. Achor – happiness guru and author of and even help soothe Uninterrupted access to email means international bestsellers The Happiness mental illness. work never stops; we have an app for Advantage and Big Potential – wrote in 2011. “ The single greatest advantage in the modern

“A decade of research proves that whose latest project, The Market Building, set up. “Socialising with your co-workers economy happiness raises nearly every business sits at the heart of Wood Wharf. is essential for your career,” Alexander and educational outcome: raising sales by It's not just the office space that Kjerulf, another happiness guru and 37%, productivity by 31%, and accuracy on experts say should soothe our souls bestselling author, told Forbes Magazine is a happy tasks by 19%, as well as a myriad of health for a happy work/life balance. Many of in 2013. “If you’re not able to relate to and quality of life improvements.” London’s newest workspaces are being your co-workers as human beings and and His claims are backed – if a little built on or near an array of amenities. build positive relationships, your career more modestly – by research from the Food markets are one, offering will suffer. Socialising and getting to University of Warwick, who found that workers the chance to ditch the meal deal know them as people will help you to engaged happy employees are 12% more productive “desk-lunch” for a bounty of sweet and communicate better, trust each other than unhappy ones. “The driving force savoury and everything else in between. more and work better together.” workforce. seems to be that happier workers use Also, they are a place to take a break from All this, he notes, points to one the time they have more effectively, the office, meet friends or colleagues or simple fact: good workplace relationships increasing the pace at which they can simply repair to the open air for a mid- are one of the most important sources of work without sacrificing quality,” said one morning stroll. workplace happiness. And while those of the report’s authors, Dr. Daniel Sgroi. Talking of strolls, with around may be initiated beside water coolers or So, how can an office make eight million trees in 3,000 parks, three exiting end-of-quarter meetings, they are you happy? million gardens and two National Nature nourished over drinks and food, walks There are many environmental Reserves, London is one of the most along the riverfront or a mooch around factors that affect how we feel about verdant cities on earth. Overall, 47% the shops. They foster empathy, group the place we work. Things like lighting, of London is green space, and 60% is worth, collaboration. noise, air quality and office layout. classified as open space. This pays off: So productivity at its best is not Cultural factors play a big part, too, and scientists have long proved that nature about working longer hours, sacrificing they're often mashed into our physical can provide stress relief, increase social lunch breaks, or checking emails on surroundings. An office that provides a interaction, encourage physical exercise iPhones over dinner or in bed. It is thoughtfully-designed breakout room or and even help soothe mental illness. about cutting through the clutter, being a charming café, for instance, is likely Then there’s the water. A canal, smarter with our time, and happier with to foster a collaborative culture (good a pond, even a fountain – it doesn’t matter. our lives. Places like Wood Wharf and for business!) where staff feel valued as The faintest tinkle of water can cheer you others sprouting around the capital beg human beings (good for staff!). up. That's according to the UK’s Blue the question: why design a place where Then there is the way we pass through Gym project that found people who live or people have to work, when you can design 23 24 our places of work. Open stairwells, glass work in sight of water are calmer, happier one where people want to work? walls or open-plans can turn an office and healthier. from a space of shadows and solitude to There is, of course, one core element one of chance interactions and ideas. “It’s without which any of this works: to that quick chat we have with a colleague achieve a true work/life balance, you have on the way up to the office that might to have a life. Shops, bars and restaurants within walking distance of the office are just be the most valuable part of our day,” Interview by Matt Blake explains acclaimed architect Fred Pilbrow, becoming a staple of the modern office Twitter @mattblakeuk “ BUILDINGS – SMALL AND LARGE – CREATE AND CONTRIBUTE TO COMMUNITIES BY HAVING A SENSE OF OPENNESS AND CONNECTION WITH THE NEIGHBOURHOOD.

25 ” 26

Simon Allford — Allford Hall Monaghan Morris WHEN — here is an office building in growth and attract the very best people. Project Florence that 700 years after Interestingly, low-rise buildings are fast Frameworks: opening still serves as inspiration becoming the way to do both. 8 Union Square for what a building can do for a Low Rise, High Ambition — city. Originally conceived as home Buildings must serve those who use Total building area Tto the Medici Court, it was the place them. Every commercial one needs to 255,220 sq ft where the prominent family lived, worked and ruled. offer people more than just being trapped — Standing just thirty metres high, its at a desk for the nine-to-five routine. Architect profile far outgrew its physical size and it Instead, they should inspire creativity Allford Hall became a modern precursor of a low-rise and teamwork in the workplace. Every Monaghan Morris building that packs a punch – as well as residential one should be built in ways an emblematic image of what Florence that encourage mixed communities and stood for in the minds of millions. are environmentally friendly. It served a number of purposes: Buildings – small and large – create living quarters, a centre of administration, and contribute to communities by having ceremonial palace and world-famous a sense of openness and connection with museum and much more over its the neighbourhood. An attractive way to impressive lifespan. Not just an example achieve that is by having mixed-use and of how Renaissance builders created low-rise buildings that facilitate chance multi-purpose spaces, but also an encounters between the buildings’ users effective rebuttal to the argument and visitors, and shared communal that building high is the only way to facilities like restaurants, bars, gardens MATTERS: attain density and legacy in a crowded and crèches. urban space. Teams working in a low-rise are much HOW SMALL Buildings have an inherent influence more likely to interact with the outside BUILDINGS over the way people live and work in a world during the day, encouraging them city. In the world’s biggest cities – London to get fresh air, break out of the corporate SHAPE OUR Below bubble and feel like they’re are part of CITIES FOR An early model among them – buildings are increasingly of Frameworks. looked to as the way to deliver commercial the social fabric that exists outside their SIZEGOOD office door. Meanwhile, for residential buildings, the zeitgeist continues to move away from high-rise buildings as study after study proves the benefits of multi-use and low-rise buildings. These include: less financial risk for the client, greater use of the building over a day, week, season and year. And they tend to reject monocultures, creating the conditions for a diverse community, mirroring the makeup of any good, modern city.

Precedents and Places This is a delicate moment in time for the future of London’s residential and commercial spaces. A juncture that is 27 28 not helped by the polarising opinions of policy makers and pressure groups alike, who tend to sit on one end or the other of the spectrum when it comes to the high Simon Allford, co-founder versus low-rise debate. and director of Allford Hall The key is to understand London’s Monaghan Morris, discusses big enough for both. There is a balance the buildings of the future. waiting to be struck where high-rise About Frameworks Designed by Allford Hall Monaghan Morris, Frameworks links two urban blocks to create a single ‘palazzo’. Designed through technical research and rationale, the building’s form is open and honest, establishing a strong but quiet presence on Union Square. Its steel frame is expressed externally, acknowledging the site’s history of dock structures and cranes while lending a simplicity and clarity to elevations. Computer generated image. Indicative only. Computer generated image. Indicative only.

opportunity to innovate: think about the use of shadow and depth. Consider using an exoskeleton to pique interest. On the interior, push for an engaging promenade, an entrance that is inviting and inspiring – not just a way to get to the lift. At every stage, question whether the building is fit to become a living, working piece of the city.

Plan and Perform Without problems there would be no great design, goes the adage. And when building in a city with the density of buildings can intermingle with low-rise; Make an Impression London, there is no shortage of problems multi-purpose spaces can fit in nicely There are, naturally, challenges that and the creative solutions that they bring next to strictly commercial spaces – all in arise with both. In a small building the to life. The more attention paid to design the name of securing a bright future for challenge is to ensure that the connecting means fewer mistakes will be made: after all Londoners. circulation spaces are large enough to all, it’s wrong to assume a building can be Thankfully, there is a precedent for encourage connections and conversations too small to work out, and too big not to. the UK keeping a steady head on the and not too large to overwhelm them. In highly urbanised areas, planning matter of changing how we interact with Whereas in a tall building the challenge is rightly complicated and if low-rise residential and commercial spaces to suit is to resist Louis Sullivan’s description buildings continue to receive more 29 our needs. of a skyscraper as just “a whole lot of attention and profile then London will be I think of Britain’s 19th century floors”, something that can be avoided by moving in the right direction. This should industrial leaders lounging at White’s easily connected clusters all the way up not come at the expense of very tall Club discussing business strategies over the building. residential and commercial buildings, but libations and how it bears a resemblance While each building is unique, other rather be delivered in tandem with them. to present day co-working spaces, points to consider include: generosity of That’s how London’s architects, furnished with ping pong tables and open space, volume, and addressing the needs developers and buildings can shape the bars where conversations really get going. of the particular city. There is also the city for good. Top An Ennismore Affordable success story – The Hoxton.

Bottom Luxury Inspired by The Hoxton, NoCo will provide Ben Russell, Chief Development Officer the beautiful of Ennismore discusses their vision to essentials. challenge the budget hotel industry and why Wood Wharf is the perfect location to do it.

he words affordable and luxury are uttered NoCo intends to disrupt the budget hotel so frequently these days, it’s difficult model, delivering good design, and quality to imagine a time when the two would essentials. Russell believes blending aesthetics have been seen as mutually exclusive. with tech is the best way to meet consumer Businesses across several sectors are demand for form and function. Tembracing the notion, promising aspirational “NoCo is going to be stripped back. We’re experiences at pragmatic price points. Ennismore, just providing the beautiful essentials; nothing the company behind The Hoxton Hotel and travellers don’t need. But we’re appealing to those Gleneagles, is reimagining the budget hotel who want more than just a generic experience. concept with a new offering: NoCo, set to launch Rich fabrics and great lighting can create a at Wood Wharf. beautiful product. State-of-the-art technology Ben Russell, Ennismore’s Chief Development that’s app-driven can deliver a seamless guest Officer, explains that the location in an area ready journey from booking to check-in.” for a revival matches the company’s footprint with The emphasis on everything you need, nothing The Hoxton. you don’t, doesn’t mean NoCo will scrimp on the “We love to be part of the regeneration of basics. Russell explains rooms will be furnished an area, just like when we opened the Hoxton with high quality beds, but no TV’s on the walls. in Shoreditch while it was undergoing its One consideration is an in-room projector for transformation. We want to be ingrained in the guests to connect devices. Rather than room fabric. That’s why Wood Wharf is a perfect platform service, an app will allow guests to pre-order meals for us to launch.” at an on-site restaurant. With NoCo, Ennismore will take all of its Unlike competitors hoping to exclusively successes with The Hoxton and create a similar cultivate well travelled millennials as clientele, proposition, but with a greater affordability, Russell says NoCo is targeting a wider catering to creative, progressive and innovative demographic. “We think a great experience businesses at a younger point in their mindset. shouldn’t be limited or exclusive. Good ideas The hotel will serve the neighbourhood through its should be broad, not select.” public spaces and cultural programme. Russell has big dreams for NoCo. He envisions NoCo will also experiment with a new concept NoCo not only at Wood Wharf but in other cities, in the UK, sharing a central space with third party with hopes of disrupting a market saturated operators which include a co-work office and with blandness. gym. The idea is to create seamless multi-purpose “We don’t understand why this can’t be spaces that enhance each, individually and as applied across every aspect of the hospitality a whole, for workers, residents and guests at sector. We want to be more than just a bed. We 32 Wood Wharf. want to challenge this.” Besides a beautiful lobby and great WiFi, NoCo will establish partnerships across the NoCo have leased 7 floors of 15 Water estate, including retail outlets. While hotel lobbies Street, designed by have become more like remote work spaces, the Allies and Morrison. intention, Russell says, is for laptops to shut come

6pm transforming the environment into something Interview by Amy Guttman more social. Twitter @AmyGuttman1 “ TECHNOLOGICAL SKILLS AND CREATIVE DESIGN, ENGINEERING AND EVEN CREATIVE FINANCIAL SERVICES ARE THE NEW ENGINES OF LONDON. ” 33 34

Jason Syrett — Allies and Morrison — Project Allies and Morrison discuss RE— 15 & 20 Water Street — Total building area 15 Water Street 178,242 sq ft 20 Water Street 236,174 sq ft INVENTING — Architect Allies and Morrison the challenges of re-working THE Below 20 Water Street – one of two buildings that an industrial past sit at the entrance DOCK— of Wood Wharf. for the tenants of the future. LANDS

rchitect Jason Syrett of Allies and Morrison, the same practice tasked with the Wood Wharf masterplan, took cues from

the site’s history as a thriving, Computer generated image. Indicative only. Aworking dock to inspire his vision for 15 and 20 Water Street. The two buildings are, in many ways important within the masterplan, as they announce the intention and set the scene for the Wood Wharf community. Syrett describes the two buildings as gatehouses as they’re the first two buildings perceived when crossing the bridge from Canary Wharf. With that in mind, Allies and Morrison used materials to reflect the shift in character and feeling, while also connecting past with present. “This was once a bustling dockside 36 community with people loading and off loading onto ships and railways. The modern working environment has moved away from that industrial scale to a new industry where technological skills and creative design, engineering and even creative financial services are the new engines of London.” In order to achieve the transition, more ventilation, data, and power. edge, rather than raised above it, to these new buildings employ brick and It really represents the way people connect them with the docks. masonry materials, as well as colour. work nowadays.” Allowing the buildings to face the The silver and grey of Canary Wharf is But, that intensity demands “ water, building them with materials traded for palette-warming red brick and balance, which is why the team at Allies We worked to keep that feel significant and providing for warehouse-like spaces with a slightly and Morrison has used balconies and houseboat moorings are all things that industrial feel which are designed to roof gardens on each of the buildings enhance rather than take away from the attract a mixed community of businesses to provide breakout and connect the people engaged waterscape. The other thing is the way in integrated with residential and retail space. buildings at many levels to outside which we name and brand the place, the On a practical basis, that translates spaces. With shops at the ground floor, with the water edge, parks, the streets to connect the history. to smaller floor plates with a flexible open balconies and roof terraces, Allies and These things help evoke memories.” plan environment to accommodate smaller Morrison’s goal was to unite the office While Syrett’s design respects the scaling businesses that may take only one space with the wider environment. The rather than raised past, his approach focuses on flexibility floor or part of one floor, rather than big development’s engagement with the for a series of future scenarios, making trading floors and multi level offices. waterscape keeps the surroundings and above it, to connect use of interchangeable core components, “20 Water Street is designed for the history of Wood Wharf relevant. such as toilets that can be added or denser occupation than the traditional “Across the masterplan, we worked removed, as well as flexible structure and Canary Wharf office towers, with to keep people engaged with the water them with the docks. services that allow the occupiers to create larger or smaller spaces and allowing for mixed use buildings or potential conversions of office space into hotel or even residential use. — “Whether everyone will be working Jason Syrett on their laptops, tablets, or VR devices Allies and Morrison in cafés in the future, we don’t know, but we’re trying to evolve a piece of city for them to come together. 15 Water Street is a really good example of that synergy – the hotel, health club, and the co-work space. Hotels and offices sharing the same lobby is very unusual, but many hotel lobbies feel like co-work spaces or offices and vice versa. So we have tried to future proof the buildings by allowing

Computer generated image. Indicative only. for flexibility in the way spaces are used.” For Syrett, the best way to honour and preserve history is through people, blending the edges of Canary Wharf into the remaining community of those who used to live and work on the island. “If you talk to people in the area, many of their family histories go back to working on the docks. We can communicate that through artwork and street names and integrating affordable housing. We can create a place that links the past to the present and shapes 37 a future that’s inclusive with things like 38 small businesses run by local people, say, a bagel shop or coffee house to serve startups. Invite them in with affordable rents and support the little guys to help Left feed the big guys.” 15 Water Street – fully let housing a hotel, health club and Interview by Amy Guttman co-working space. Twitter @AmyGuttman1 Computer generated image. Indicative only.

20 Water Street terrace with views across to The Market Building and beyond. ondon is the home of scaleups. I firmly believe that the key to It could not be clearer that we cannot Business creation is essential economic growth is the ability for rest on our laurels. Many countries and for building an ambitious and scaleups to develop locally, with data regions globally have already turned innovative economy, but this is just providing critical evidence for identifying their attention to scaleups as a means one piece of the picture. I have been and verifying fast growing companies and of economic growth. If the UK does not WHY Lcampaigning for London to widen its gaze helping to facilitate further expansion of align priorities effectively to the fastest and focus on ‘scaleups’, in order to secure their innovative businesses. growing businesses, we run the risk of LONDON significant growth in jobs, taxes and The need for the whole ecosystem falling behind. wealth, and the competitive advantage of of stakeholders to collaborate to improve The ScaleUp Institute’s 2017 survey IS THE Britain for generations to come. their local environments so that a greater showed that while scaleup business By turning our attention to company proportion of companies make the leap leaders remain upbeat about their growth BEST growth, we can spotlight the actions, as from ‘small to large’ is essential. The and export plans, they felt that the UK a society, needed to make London the responsibility to become a ‘Scaleup would become a harder place in which to PLACE best ‘Scaleup City’ in the world. There Nation’ rests with all of us. grow a business. We cannot allow this to are enormous benefits to be realised There can be no doubt that London happen. We must act now to achieve long- IN THE by increasing the proportion of scaleup has the talent, capital and infrastructure term, sustainable results. companies across the business landscape, to foster the next generation of fast Competitive advantage doesn’t go to WORLD TO these determined entrepreneurs sponsor growth businesses. The priority must the nations that focus on creating GROW A economic prosperity and boost productivity now be, to take on the challenges that companies, it goes to nations that focus throughout the capital and across Britain. startups face in making the next big on scaling companies. BUSINESS. We have identified a hugeleap forwards. London is the destination opportunity to be taken: a one per cent for scaleups, that message has to be boost to our scaleup population would made loud and clear, it is vital that we bring about an additional 238,000 jobs dedicate the resources to transforming and £225bn in Gross Value Added (GVA). the earliest stage ventures to the UK’s Wood Wharf will become the largest biggest businesses. home to scaleups in the city – a new piece of London that will house at least 200 scaleups.

Sherry Coutu CBE is a serial entrepreneur and angel investor who chairs The ScaleUp Institute along with sitting on the boards of companies, charities and universities.

41 42 S CALINGUP Gone are the days when workplaces could go unchanged and expect to serve whomever worked in them. Instead they HOW must be designed with liquid workforces in mind – they need to be able to move with them, change with them and develop alongside them.

DO The future of dynamic organisations and shared facilities means both flexibility and affordability for companies, something not YOU offered at the same scale in traditional set-ups. Remove the physical divisions and you encourage the sharing of best practice, ideas and even DESIGN camaraderie between colleagues and people who work at different organisations.

What surrounds us shapes and SPACES influences what we do and how well we do it. We need to create spaces that can evolve alongside businesses – places that connect and inspire FOR people and are capable of keeping up with rapid change – only then we will create spaces fit for organisations of tomorrow, whatever they COMPANIES may look like.

Jacqueline de Rojas is President of techUK, the trade association of tech companies in the UK.

43 44 LOOK

Our vision is to inspire positive EAST impact by creating places that are healthy, thriving, sustainable and future-ready.

— Sir George Iacobescu CBE Chairman and Chief Executive Officer Canary Wharf Group PLC

45 47 48 49 50

53 54 56 Opposite page Architects vision for Wood Wharf’s affordable THE BAR apartments.

Pankaj Patel, of Patel Taylor, is an award-winning architect whose vast portfolio includes projects ranging in size from city planning to private RAISING residences and “everything in between”. At Wood Wharf, he has designed two residential blocks, a community sports hall, a primary school and a health centre. For him, it wasn’t just about giving people somewhere affordable to live, it was about building a community. Computer generated image. Indicative only. When we took on this project, we weren’t But a community is not a community interested in just building homes. We if it isn’t sustainable. It has to last. wanted to build a community. We wanted to create And I always say there are two things a a hub, that everyone could enjoy. And I don’t just development must sustain if its community is to mean the affordable housing community. I mean last: your spirit and your comfort. It needs to be the whole community at Wood Wharf. rich in character, offer views of, say, a lovely square, garden, water frontage, nice trees or of any of the But how do you build a community? The other things that make London brilliant. Then it’s simple answer is outdoor space. It must be rich about having a nice entrance, a nice staircase in nature as well as amenities. In other words, it’s where you can chat to neighbours. It mustn’t have about giving people the feeling of being connected long corridors so you feel like you’re in a hotel. And to the area. it must have good insulation so you don’t have to So, we designed the buildings around a listen to noisy neighbours. large open space through which people You see, London has long had a problem 58 can walk, linger and enjoy. It must be a with affordable housing. London grew up place where they can read a book or go jogging, through the Victorian, Edwardian and Georgian walk their dog, do Tai Chi, play frisbee or lay down eras. Then came the war and the bomb damage. jumpers for goalposts. Then they might be able to So, in the 1960s, they decided to clear huge sites sit down outside a café or a nice bar and people and build affordable housing schemes. watch, like you do when you go on holiday. These are the things that turn a space into a community: the good things in life. It started so well. Before, people had been INNOVATION living in tiny streets with toilets outside and so on. So the vision these architects had was to stack “ them up, add a lift, create a big green space for The best AT THE the kids to run around on and for people to enjoy. For the first time, poor people had cleaner air and compliment an fantastic views of London. CORE The problem, though, was the fact that architect can the rest of London looked completely WHY LOCATION IS different. So the estates stuck out like sore receive is not an thumbs. They became spaces at which Londoners EVERYTHING WHEN could point and say, “That’s where the poor people award or a great GROWING A BUSINESS live”. They weren’t integrated with the rest of the city. It became a case of “us and them”. And review. Although separation breeds social anxiety and division.

The second problem was safety. Inside those are always the estates, the open spaces were not well-lit. And, because there was usually only one road nice. No, it’s in and out of these housing estates, youngsters would race cars or cause trouble. Everywhere were when someone lock-up garages, tunnels and alleys that people could hide in. says, ‘I want to In other words, it was all very well going up in the air, but it left little consideration for live here.’ how people actually live and behave in a city, especially if you put them in a dark space.

That’s why, at Wood Wharf, we’ve lined — the development with uses – retail plots, Pankaj Patel a school, a leisure centre. Crucially, when Patel Taylor you walk around, you won’t be able to tell what’s affordable and what’s private. All flats will look the same, with the affordable and private flats enmeshed together.

We want every single resident, be they in private or affordable, to feel part of You see, once our job is done, we pass the wider community. We don’t want micro- the baton on. Then, it’s up to the residents communities, with the affordable housing squeezed Head of Level39 Ben Brabyn to sustain it, to develop the community and out to the edge. is an enthusiastic student of network science; thrive in it. the study of complex networks and the connections In fact, the main block will be the first of The best compliment an architect can among them. Ben’s passion serves him well in his its kind in London. There isn’t a building in the receive is not an award or a great review. role leading Level39 in supporting more than capital that has retail, a school, a health centre, a Although those are always nice. No, it’s when 200 tech companies in achieving fast growth and leisure centre and mixed-use residential all in one. someone says, “I want to live here”. It’s when people scale. Network science, Ben believes, is crucial 59 That’s never been done before. And I’m very excited 60 move into the home you’ve created and flourish to the process, with success dependent on access to see how people respond. in it. I hope Wood Wharf will become a magnet to customers, talent and infrastructure, expert Affordable and sustainable housing is for people from all over the area for generations mentors, and a dynamic workspace. Five years not the sexiest discipline in architecture. to come. That, for me, is what’s really exciting after launching the organisation, wholly owned But that’s not why we do it. It’s not about me, my about my job. by Canary Wharf Group, Level39 has expanded to ego or about the form or scale of the building. occupy 80,000 square feet.

It is about the vibrant uses that this building will Interview by Matt Blake sustain in the community. Twitter @mattblakeuk Location, Brabyn believes, is everything, especially when it comes to growing young businesses.

“For us, it’s about creating conditions in which everyone has the shortest critical path to the resources they need. That means access to customers, investors, technological expertise, leadership expertise and all of this wrapped in the most flexible, the most agile, real estate proposition. We measure success by the productivity gains for our tenants or members. The way we do that is by bringing them as close as possible to the best of all those things Computer generated image. Indicative only. and providing them with the physical space to grow from startup to scaleup business to global enterprise.” “Just as Canary Wharf Members require state-of-the-art infrastructure, has reinvented itself and flexibility, but Brabyn says Level39’s tenants have come to expect far more than the from one of the great usual bells and whistles startup offices provide, trading centres of with software bringing as much value as hardware. London, to one of the “What we’re all about is creating an environment where highly ambitious people from all over most international the world come together to solve economically commercial centres, significant problems because you’re surrounded by people and organisations with global access, it is transforming big budgets and big challenges. Those things Wood Wharf into an go much deeper than a great coffee machine or canteen.” environment set to The mixed residential community at Wood Wharf foster innovation and will also play a role, as a number of Level39’s growth on a large, companies are focused on financial inclusion, which means that a population made up of inclusive scale.” different socio-economic levels is like having a test market in your back garden. But Brabyn — envisions community integration reaching beyond Ben Brabyn that of a customer base. Head of Level39 “One of the things we’re looking at is distributing the value our members create to a wider group of people. In other words, Level39 seeks to be a beacon, not only of ambition but also accessibility and inclusion. Innovation represents the great golden thread of our history as well as opportunities for the future. Just as 61 Canary Wharf has reinvented itself from one of the great trading centres of London, to one of the most international commercial centres, it is transforming Wood Wharf into an environment set to foster innovation and growth on a large, inclusive scale.” 20 Water Street. Designed with Interview by Amy Guttman a focus on flexibility for a Twitter @AmyGuttman1 series of future scenarios. eorge Pye, 83, up. Fights were not uncommon. The You can’t talk about the Island’s has lived on rest of the day was then spent loading community without mentioning and unloading whatever the boats were the annual Agricultural Festival. It the Isle of bringing in or taking out that day. was a celebration of the unique culture of Dogs his entire island life. It was organised by the people It was a very dirty, messy job life. He is, in and for the people. And like many good most of the time. It was backbreaking, things, it was never without a few beers. fact, a fifth- too. Depending on the day, you might generation be loading sugar, cement, paint, dye, Its highlight was the “Pram Race”. “islander” and third- beer, hemp, tea or any other commodity Don’t be fooled: it was more of a pub Ggeneration stevedore, you can think of. Once, I even loaded a crawl than a race. The rules were simple: military-grade tank onto a boat. That was one person pushes a friend or spouse in or dockworker, having weird – I don’t remember Britain being at a pram from the City Pride to The George, worked at the Millwall war with anyone in the 70s. But we did it. via roughly 24 pubs on the route. In each, & West India Docks since the men had to drink half a pint and the But nothing was dirtier, or messier women a soft drink. As you can imagine, 1960. In short, few than when the ships carrying a lot of pairs never finished. In the early people alive know the seagull poo came in. I never 80s, I even won. But that was mainly understood why they collected so much area and its community because my wife’s friend was the “driver”, of it. I later learned it was for fertiliser, better than he does. so to speak, and I was the “baby”. THE LIFE from the islands of the Indian Ocean. And apparently, it was very expensive. They The London Docklands run called it Guano. Though to us is was just This year (2018) will be my 65th through my blood. Though us locals muck. The worst thing about it: after a year doing youth and community call it “The Island”. I was born there in long day of bagging and loading bird poo, on the island. We might not be 1935, and basically haven’t left since, there was no way you could take the bus planners, but we know what works and apart from two enforced absences. One home. You had to walk, no matter how far we know what the community wants. during the Blitz, when I was evacuated to that was. The stink was too embarrassing. Fortunately, I think we are being heard. Bristol, and then for two years of national And I hope anyone who moves to the service in 1954. If I could describe island life island has as good a time in future as I’ve in one word, it would be “family”. My father was a stevedore, as was had in the past... and am having right now Everyone knew everyone. And we looked OF AN his father before him. So I couldn’t for that matter. after each other. wait to go into the “family business” from the moment I understood what it was. I That’s not to say there weren’t guess I bought into the hype in the papers arguments. Once, I remember one of Interview by Matt Blake at the time that you could make a fortune. the crews got into a row with the governor Twitter @mattblakeuk This, it turned out, was not the case. But about overtime. They wanted it, and he though it may not have made me rich in said the boat was leaving at 5pm whether pocket, I feel very rich in experience. it was finished or not. So, to get their own back, they found his Mercedes in the “We can handle anything at car park, picked it up with a forklift, and the London dock... including loaded it on the boat. By the time the boss elephants.” That was the Millwall & “ISLANDER” came out at 5.45pm, the car was well on West India Docks’ slogan. Though, as its way to Norway. He was not happy. It far as I know, we only ever unloaded one took him three weeks to get it back. elephant, back in the 1930s. She was hoisted off the boat by crane in a canvas I used to say that to survive on hammock before being trucked off to the Island, you had to be either London Zoo. That was a famous day – an athlete or a boxer. I mean, if you 63 even the local paper covered it. started gossiping about someone or their 64 family, you can bet your life that someone The days would start early. All the in the queue knew the person you were stevedores would congregate outside the talking about. And it always got back to George Pub for the “call on”. That’s when them. The world isn’t like that now. the foremen would call out the names of the men they wanted to work for them that day. I can remember a lot of pushing and shoving when the good jobs came “ IT WAS IMPORTANT TO US TO ENSURE THE BASIN WAS VISIBLE, SO EVERYONE WHO ENTERS THE BUILDING SEES A VIEW OF THE WATER TO KEEP PEOPLE CONNECTED TO IT. 65 ” 66 Ewan Jones & Chris Patience — Grimshaw Ewan Jones and Chris Patience of — Project global architecture practice Grimshaw WATERFRONTOne Brannan Street have been tasked with transforming — One Brannan Street, the only triangular Total building area site at Wood Wharf, into a dynamic 359,781 sq ft space for offices and retail. The team — have utilised the wide-spanning views Architect as a not-so-secret weapon. Grimshaw Opposite page The view across Blackwall Basin to One Brannan Street.

Below Early sketch exploring One Brannan Street’s corner amenity spaces. What did you hope to achieve with One Brannan Street?

Part of our goal was to make sure the building is visible from multiple viewpoints. The corners of the building were therefore designed to act as striking How challenging is it to design visual markers that respond to sight-lines How did you maximise the for a triangular shape? through the masterplan. Corners become landscape? less useful as office space as they get All the conventional bits of a building There’s a change in level around the site, narrower so we’ve exploited those spaces are rectangular, so the challenge was which means we’ve essentially got two to be social or meeting places on almost how to be efficient in our design without ground floor levels. It forced us to think every floor in the form of balconies and any bits left over. The practical things about how to make the best use of that. winter gardens. There is also a series of were challenging; there were about 100 We turned things around to serve dual roof terraces accessible to tenants. core layout iterations. You have to think purposes. We moved the loading bay 67 68 about every level at once. It also wasn’t With this building, it’s less of a single to the other side of the building where an equilateral triangle. That means the statement we’re trying to make, and more there’s better access to a road in a place balconies in each corner are slightly about offering glimpses from different with less foot traffic. More importantly, Computer generated image. Indicative only. different, but that ultimately adds to the vantage points. The projecting winter relocating the loading bay preserves the character. And, the location benefits gardens and balconies are designed to area around the edges of the basin as greatly from its position at the edge of the draw pedestrians towards the building, retail and café spaces, strengthening Blackwall Basin, resulting in a spectacular and onto the waterfront and retail area the connection between pedestrians triangle that makes the site very special. under Carter Circle. and the water. One Brannan Street is one of few places in the development with such a wide- reaching view. We’ve taken advantage “ of this by designing large, open plan Part of our goal was to spaces with a picture window looking out over the basin.

make sure the building How have you maintained the history while forging a sense of is visible from multiple identity for the building? We use the essential components of a viewpoints. The corners building to create its character. For One Brannan Street, the triangle theme is very strong; the building footprint, winter of the building were Computer generated image. Indicative only. gardens and other elements share the triangular motif. therefore designed to The forms of the winter gardens are also consistent with the historic cranes of act as striking visual Wood Wharf, enhancing the identity of the dockside by creating a visual memory of markers that respond the activities that once took place there. We’ve tested the building with an exposed ceiling, which provides better sense of to sight-lines through volume and more of a warehouse feel, reminiscent to the historic wharves and the masterplan. industry of the area. It was important to us to ensure the basin was visible, so everyone who enters the building sees a view of the water to keep — people connected to it. Chris Patience Grimshaw

Right The marina lobby bathed 69 in natural light from the 70 glass frontage. Indicative only.

Opposite page One Brannan Street – utilising the site’s triangular corners to Computer generated image. maximum effect with winter gardens, balconies and Interview by Amy Guttman roof terraces. Twitter @AmyGuttman1 Computer generated image. Indicative only.

71 72

Harbour Quay. 73 Harbord Square. Square. Harbord

Computer generated image. Indicative only. 74 75 Cycling event in in event Cycling Union Square. Union

Computer generated image. Indicative only. Water Square. Square. Water

Computer generated image. Indicative only. 76 Below Crossrail Place is a very striking some natural irrigation and ventilation, Crossrail Place structure, what was your while also providing sheltered spaces Roof Garden. inspiration? for local workers and residents to enjoy year-round. Providing a warm, natural counterpoint to the existing architecture of Canary Wharf, Norman Foster has said we are the wooden structure evokes the ships “not as good at big thinking CONNECTING THE that once sailed into West India Dock. and infrastructure as our Asian And the enclosed garden is a nod to counterparts now [but] the the Wardian case – a type of timber and Elizabeth Line is one of those glass container used to transport plants magnificent exceptions”. What to the UK in the 19th century. The ETFE did he mean by that? — CAPITAL ‘air cushions’ form a canopy to create a comfortable environment, as well as When we were working on the Beijing providing a favourable microclimate for International Airport – the world’s largest some of the plants, which include some terminal at the time – we delivered the of the species that first entered Britain entire building from scratch in just four through the historic docks. years. In Hong Kong, a mountainous island was razed completely to create What are the challenges of the site for the International Airport. building in or by water? The Elizabeth Line echoes this kind of bold infrastructural vision, connecting The building is situated on an incredibly London from west to east with a series tight site within the waters of the North of high-quality stations that will become Dock in Canary Wharf. The construction magnets for people. The arrival of the process was a considerable challenge. Elizabeth Line will support the expansion The flood capacity of the dock that would programme of the Canary Wharf estate have ordinarily been reduced by locating and the surrounding area, drawing visitors the building within the waters, was kept to use the public facilities and garden and constant by creating a stepped water creating a welcoming civic gateway to feature alongside the building to absorb London’s growing district at Wood Wharf the displaced volume of water. Another and its surrounding area. Crossrail Place – the first innovative design feature was to use the building for London’s new dredged soil from the excavation in the docks to help protect the structure against east-west railway to open – the impact of a vessel – a submerged is a momentous architectural sloped surface was created that means achievement. Designed a boat or ship will run aground before it by Foster+Partners, the hits the structure.

enormous, seven storey, What do you have to consider ship-like building includes when designing green space more than 100,000 sq ft within a structure?

of retail and restaurant The immersive rooftop garden at its space and 45,000 sq ft of heart offers London a new vision of green space. Four storeys urbanscape where nature and urban are submerged under water. context complement each other – the organic, natural forms of the planting are Nestled in between Canary 77 juxtaposed against the geometric canopy 78 Wharf and Wood Wharf, it of engineered timber. Integrating the lush will also be the primary garden into the structure required careful transport hub for technical design as the weight of the soil and plants, the irrigation, waterproofing Wood Wharf. Ben Scott, and drainage all had to be carefully partner in-charge, is the considered and integrated into the overall Interview by Matt Blake brains behind the project. design. The partially open roof enables Twitter @mattblakeuk 79 MASTERS

We talked to Glenn Howells Architects about crafting engaging retail experiences OF RETAIL SPACE 15 Water Street.15 Water

Computer generated image. Indicative only. It may seem ironic to select What inspired the layout of the Take us behind the scenes to typically resting spaces where people will and defensible space. There’s quite a What have you employed to someone that loathes shopping retail masterplan? understand what goes into the rush to get a seat and want to hang out fine-grained level of design which isn’t promote a sense of community to design a retail masterplan, but actual design process. and that’s usually timed with afternoon about buildings at all, but about things within retail? In order to make it more interesting and Glenn Howells, of the eponymously and early evening sunshine. That’s where like street surfaces – which surfacing is varied, we wanted to focus on more It’s working closely with the wider team, Retail doesn’t work as well if you’ve got named architecture firm, says it you place the bars and restaurants, most comfortable to walk on, and street independent offerings. Independents, including commercial advisors in retail, an endless strip of shop fronts. So what led to a more thoughtful approach benches and play tables. furniture and signage, the way you allow by nature, need smaller spaces, so we who’ve got an idea of which occupiers we sought to do is ensure it’s never very to the mechanics, both overt and retailers to brand. A lot of thought goes looked at making the masterplan more could be tempted to be tenants. It’s really We use devices, such as low level planting long before you have to make turns. Those subtle, of attracting shoppers into the height of the shop fronts, like how granular, which meant making the streets important to test the light to differentiate which provide a bit of separation between bends in the road serve two purposes: they and non-shoppers, alike. big the signs should be so that you can smaller, too. Instead of wide boulevards, which areas people will move through people sitting trying to have a meal and create an element of surprise and also see them from a certain distance. like Oxford Street, it’s more like Carnaby and which are dwell spaces, which are the walkway. That’s how we create shelter stop the experience being exhausting with Street, or Seven Dials. We’ve reduced the too much to take in. There will be benches scale of the place making streets more and café’s strategically placed to allow for narrow and intimate. shopping breaks. Encouraging people to linger makes it less about transactions, How have you made the area where people buy what they need and visually compelling? leave, and more about community.

We’ve planned a richer market-style Keeping the retail at ground level also atmosphere to contrast with the office sets the foundation for an active, engaged space. There’s something about smaller atmosphere. The estate feels livelier if scale places that means you can be a workers and residents can see a bustling bit more imaginative and experimental, environment out of their windows. building a sense of wonder and discovery. Retail has to be stimulating and rewarding. Personally, I tend to gravitate towards The way you achieve that is through a rich areas with markets or interesting ranges. mix of restaurants, bars, showrooms, even I tend not to go to the 5th Avenues of the performance space and a programme of world, so I tried to apply ways that I would changing things to make it a place where find a shopping area appealing. people want to keep coming back. Some retail will work, some won’t. Some shops will need investment through incentives like rent-free periods, but they contribute a sense of place and through that sense of Encouraging people place, you create community. to linger makes it less about transactions, where people buy what they need and leave, and more about 81 community. 82

— Glenn Howells Interview by Amy Guttman Glenn Howells Architects Twitter @AmyGuttman1 The Lanes – a place to explore and discover the best retail at Wood Wharf. Computer generated image. Indicative only.

84 Fresh, homemade doughnuts by Crosstown, one of the new residents at Wood Wharf.

85 86

Orange Blossom Peanut Butter Berry The children explored the area, drawing maps of existing features such as mounds, trees, pathways and surrounding buildings. CHILDREN They then adapted their initial sketches, developing their designs for their new and imagined space.

They wanted to ensure that there were sensory areas for the elderly where plants OF THE of various kinds stimulated the senses, however their plans were mainly dominated with a need to create an exciting play space which children of all ages could come CITY together and explore.

“Shared space should be designed to provide facilities for all type of Open City and Allford people, of any age.” Hall Monaghan Morris come together to

encourage young minds All of the shared models were brought to explore the needs of together into one classroom where their local community. the children helped to create a large scale ‘Shared City’. This allowed the children opportunity to admire and study one another’s work and, also see what their shared city environment looked like on a large scale. As the theme of the project was sustainability, only recycled and reused items were used to construct the models. Children were split into small groups of Children are fascinated by the outdoor three where they had to interpret the environment. Yet many children living in design and decide as a group on the built up centres do not have gardens or any appropriate materials to use for their 87 direct access to outdoor spaces. Open City models construction. 88 asked children from Manorfield Primary school in Tower Hamlets to reimagine and realise a pocket of their neighbourhood where people can meet, learn, socialise, communicate and relax. — William Shakespeare 1564–1616

89 90 Canary Wharf Group has supported the We have supported the development of a Canary Wharf Group design pedestrian creation of cycle lanes to access the estate Rotherhithe to Canary Wharf cycling and routes to be wide, safe and well 4,500 which include Cycle Superhighway 3, with a walking bridge, first promoted by Sustrans. connected. We have built underground specially designed connection into Canary Canary Wharf Group helped fund the initial access into our car parks and delivery Wharf. There are several cycle routes that studies. We have recently installed a cycle bays to separate out motorised traffic provide access to Canary Wharf for cyclists. channel on the Riverside staircase, as from the estate roads wherever possible. employees in Canary Wharf cycle to work every day. The London Cycle Network also follows a response to feedback received, to make At Canary Wharf our streets are designed a signed route along the river to Canary it easier for cyclists to move between for people, cycles and public transport, Riverside and Riverside South. the levels. not for through traffic.

The roads at Wood Wharf State of the art are designed for safer infrastructure means cycling and walking with that Wood Wharf will a restricted number of support London’s green vehicles on the road. transport policy by Delivery vehicles We have supported projects in schools to encouraging tenants, encourage local children to cycle and many servicing the offices and employees and suppliers shops are provided with other initiatives encouraging and promoting cycling, walking and active living. to use alternative separate access roads modes of transport. below ground, to minimise Canary Wharf Group is actively working with partners including Transport for traffic at ground level. London and the Mayor of London’s office to: RE: Identify additional public transport to serve Canary Wharf and the Isle of Dogs. Promote driverless electric vehicles. Improve cycle infrastructure including north-south routes into the Isle of Dogs.

All the parks, roads, pavements, paths, bus stops and transport interchange routes on the estate are built and maintained by Canary Wharf Group at no extra cost to the taxpayer or the travelling public, and are CYCLE 1,300 provided as a public service.

free cycle parking spaces available for anyone to use across the estate and more than 3,700 allocated cycle parking spaces within individual building car parks. There are another 6,000 cycle parking spaces under construction as of summer 2018.

91 £15 million 92

of sponsorship and in-kind support has been provided to local sport and community groups for projects to help local people stay active in the last 8 years. Kick-start your day the Wood Wharf way A small selection – of what’s on in Canary Wharf The Wood Wharf Boost Smoothie SUMMER FASHION Free fashion shows from local retailers

Ingredients THE LUNCH MARKET — 1 large ripe avocado Over 20 stalls to liven up your lunch 1 kiwi fruit

1 small banana

20g fresh spinach FAMILY FESTIVAL leaves A packed programme of family friendly fun 300ml soya milk 2 tsp honey POP-UP VINTAGE FAIRS 1 lime Relive the 20s, 80s and everything in-between LIVE OUTDOOR THEATRE Experience the Bard in the open air NASHVILLE MEETS LONDON The UK’s largest free country music festival

AFK BEACH VOLLYBALL Method 94 — Kick off your shoes, grab a ball and join the action 1. Cut the avocado in half – 3. Put all the fruit into a remove the stone and scoop liquidiser along with the out the flesh honey, soya milk, spinach leaves and lime juice 2. Peel and chop the kiwi and banana 4. Blend until smooth and serve Best enjoyed with The working environment has, waterside views over recent years, become – more important and relevant. Having evolved rapidly, it CAN has become part of the job hunt process – the conditions people work in play a key part The Wood Wharf in their everyday lives and it must reflect their needs Signature Cocktail to not only retain talent, A but to provide a healthier working life.

It is about creating somewhere where people enjoy going Ingredients BUILDING to work, leading to higher — productivity levels and in turn making us happier and 1 1/2 oz. gin healthier. In a world that is 1/2 oz. blood orange increasingly health conscious, liquor HELP it makes sense that this is a number one priority for 3/4 freshly squeezed property developers, designers grapefruit and business owners to 1/4 freshly squeezed dedicate their resources lime YOU to creating the right spaces for their audience. 3 dashes Angostura bitters A vibrant, open and naturally lit building that encapsulates Sprig of rosemary the needs of its tenants, LIVE will most certainly create an atmosphere that will positively affect our wellbeing and help LONGER? us live longer.

95 Method 96 —

1. Combine all of the ingredients 3. Strain into a Martini glass in a cocktail shaker Charlie Green is Co-CEO of 4. Serve with a slice of The Office Group, a provider 2. Fill three-quarters full with grapefruit on the side of offices, meeting rooms and ice cubes and shake vigorously co-working spaces. TOG have leased 3 floors of 15 Water Street, designed by Allies and Morrison. What’s old is new again

Wood Wharf will once more offer the opportunity to engage directly with its local context, providing high value employment alongside brand new opportunities that are accessible to the wider local community.

97 98

Dockside image showing cranes, Barrels being unloaded ships and cars. onto dockside.

Circa 1950. Circa 1900. 99 100

Dockers with Blue Island crates marked for British Row of cranes on dock edge expeditionary forces in France. – dockworkers in front of dock building. Circa 1940. UNDER +492,395 tonnes of waste diverted from landfill 7,000m3 sustainably-sourced FSC® certified timber used to date 90 4,344,881 98.5% design consultants total working hours to date, recycling and on Phase 1 and counting re-use rate CONSTR UCTION Cassie Pashley

Cassie Pashley is a Design Manager at Canary Wharf Contractors, where she is managing the design of a 28-storey residential block, as part of the larger Wood Wharf development, as well as the new marketing suite.

You’re the sole Design Manager for this What's been your best day at project. What, does your role entail? Wood Wharf?

Where do I start? I take the Canary Wharf Group It was early spring. The sun was rising and I had vision and business plan for the whole development just got into the office. I remember looking out and help world class consultants mould the initial of the window across the water and seeing the concepts into a practical design deliverable, that building I am working on being built, literally seeing can be delivered effectively, in a timely manner. it coming out of the ground. It was so rewarding.

The construction industry has a What would you like Wood Wharf's reputation for being quite male- legacy to be? dominated. Do you agree? For me, the great thing about Wood Wharf is its Canary Wharf Group take the hiring of women in focus on sustainability, as it is across Canary construction particularly seriously. There are so Wharf estate. People often talk now about many amazing opportunities for women here; from sustainability, but for all the buildings here, it is marketing to crane drivers. But the old-fashioned going to be the norm. It’ll be a new way of living view of construction: the builders bum, men that is about being environmentally-friendly, full of whistling at women from the scaffold is natural habitats, gardens and green roofs. Wood absolute rubbish. Wharf has all of that. You don’t feel like you're in the centre of London. You're by the water, it feels very outdoorsy, very fresh, and yet, you’re still part of the Estate and all its exciting hustle and bustle. So I’d like it to be a beacon of sustainability, and an inspiration to future developments.

103 104 Computer generated image. Indicative only.

Garden Square. Contact — THE TEAM TELL US WHY THEY

The Wood Wharf family LOVE WOOD WHARF — Photography With thanks to David Hares Graham Morrison David Lake Fred Pilbrow Mark Sanders Peter Wirtz Ria Almey Simon Allford Ben Russell, Writers Jason Syrett Amy Guttman Jacqueline de Rojas Matt Blake Pankaj Patel Seven Hills Ben Brabyn George Pye Design Ewan Jones Stepladder Chris Patience Ben Scott Glenn Howells Crosstown Doughnuts Simon Conie Sarah Shell Richard Howard Charlie Green CBRE JLL Cushman & Wakefield Cassie Pashley — — — Simon Conie Wood Wharf just encapsulates all Wood Wharf will provide a variety London is a dynamic and truly Sarah Shell those little things we love about of spaces, from cobbled streets global city, with an unrivalled Richard Howard London and take for granted to waterside promenades with and magnificent history, and everyday. From embracing the inspiring architecture. It will host it fuses the two together in a water, the diverse and dynamic an array of amenities which will way that makes it truly unique. architecture celebrating the complement the residential and Nowhere is this fusion of rich history of London to the commercial elements making dynamism and heritage better daily buzz on the streets as we this a truly 24/7, 365 destination. demonstrated than in The sample and enjoy all the artisan We are excited to be part of this Docklands, and Wood Wharf retail that this great city has to new creation which will bring will be a magnificent milestone offer. Love London? You’ll love excitement and a new community on this ever evolving journey. Wood Wharf. to the Docklands area.

T +44 (0)20 7182 3403 T +44 (0)20 7399 5708 T +44 (0)20 7152 5497 107 M +44 (0)7702 974333 M +44 (0)7808 290853 M +44 (0)7764 810217 [email protected] [email protected] richard.howard@ cushwake.com © CWG 2018. All rights reserved. No part of this brochure may be reproduced in any form or by any means without prior written consent from CWG.

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