Bancroft TMO & Wickford Street Development Proposals

Home , Bethnal Green, Cambridge Heath, Mayor of Tower Hamlets, Stepney, Stepney (parish), Whitechapel

1 / Introduction

We Need to Build More Genuinely Affordable Rented Homes

The Mayor’s ambition is to deliver 1,000 council homes for local people. • Private sector rents are beyond the reach of families on low incomes, around 3 times as much as social rents and too high to qualify for Housing Benefit. “We face considerable challenges in delivering really affordable homes for local people. These include the very high local cost of housing, a chronic shortage of stock and a • Nearly 2,000 households have been placed in temporary accommodation, growing population. We welcome the significant regeneration taking place in the borough waiting for a permanent home. and the role this plays in transforming Tower Hamlets. However, we must not lose sight of the fact that for increasing numbers of people who grew up in the borough, the possibility • According to the national homelessness charity, Shelter, 60% of residents in of renting or buying a local home has been very difficult.” Tower Hamlets struggle to meet their housing costs.

Mayor of Tower Hamlets John Biggs The Council is committed to increasing the supply of affordable homes. To contribute towards this, the council has embarked on a new build programme that aims to The London-wide housing crisis is acute in Tower Hamlets: deliver 1,000 new council homes for local people. One of the ways the Council are doing this is to build new homes on land that it owns. • The Council has more than 18,000 people on its housing register with nearly 10,000 of those in acute housing need. Only 1,800 homes become available to let each year, which During the design process the council will consult with local residents to ensure means people wait a long time before they can bid successfully for a rented home. Families the new developments take into account he needs of the community. The public with a need for a 2 bedroom home can wait up to 12 years. consultations will engage with residents and include, where possible, their views and ideas in shaping the developments.

FBM Architects

FBM Architects is an award winning practice working for councils, housing associations and private developers on a variety of exciting projects. Formed in 1991, we have developed a reputation for delivering successful results with limited resources through intelligent design solutions.

We are not ‘paper’ architects – we are committed to ensuring that the ideas that underpin the design concept for each project follow through to the detailed design – combining the very best that modern materials and technology have to offer, with fine craftsmanship. We have experience in delivering residential schemes in complex town centre sites. Recent projects include the regeneration of Pembury Estate in Hackney, providing new homes (50% affordable housing) and a community centre for Peabody.

We are respected by our partners for our proactive ethos and hands-on approach and our reputation for on-site delivery. We value everyone’s opinion so please make sure you approach us with any suggestions or questions you might have. We’re here to listen.

FBM Architects, Pembury Circus, Hackney Farrer Huxley Associates - Landscape Architects

Farrer Huxley Associates (FHA) is a practice of landscape architects and community engagement experts established in 1995. Our work is founded upon the belief that landscape makes an essential contribution to sociable and sustainable communities.

The practice is unrivalled in its approach to consultancy, offering critical appraisals far beyond the scope of landscape. Central to our success is collaboration: by placing local communities at the centre of our design process FHA has built a strong reputation for engaging and enabling. Our places are successful because they integrate individual and community needs with environmental and social constraints. This creates usable, attractive landscapes, which will serve communities for years to come.

As a team we have a diverse range of skills; from planting design through to environmental expertise and placemaking. Whilst everyone on the team has their individual strengths, what unites us is an absolute commitment to people-centred design. We pride ourselves on creating and curating holistic, lasting landscapes, which are loved by the people who use them.

Farrer Huxley Associates, Maritime Streets Project, Barrow-in-Furness

FBMArchitects Public Consultation / October 2017 2 / The Site

Bancroft TMO & Wickford Street Development Proposals

Please Tell us more about your local area

6. Local communal open green space

2. Bancroft TMO offices 4. Bethnal Green Gardens

7. Communal play 3. New Three Colt Lane Development 1. Car parking and garages on 5. Baitul Aman Mosque space, games courts Wickford Street (under construction) and allotments

12 1 6

10 13 8 7 9

13. Malcolm Road

9. Gouldman House 11. John Scurr Primary School

8. Cambridge Heath Road 10. Globe Town 12. Retail corridor and Dobson Square by 14. Bancroft Estate by towards Whitechapel Sculpture Cambridge Heath Road Malcolm Road

FBMArchitects Public Consultation / October 2017 3 / Your Experience

Bancroft TMO & Wickford Street Development Proposals

Globe Rd Globe Rd Globe Rd

Bethnal Green Hadleigh St Bethnal Green Bethnal Green Garden Garden Hadleigh St Garden Hadleigh St

Malcolm Pl Malcolm Pl Malcolm Pl

Three Colts Ln Three Colts Ln Three Colts Ln

Lang St Lang St Lang St

Malcolm Rd Malcolm Rd Malcolm Rd

Wickford St

Wickford St Wickford St

Colebert Ave Colebert Ave Colebert Ave

Heath Rd

Heath Rd Heath Rd

Cambridge

Cambridge Cambridge

Coventry Rd

Coventry Rd Coventry Rd

Cephas Ave Cephas Ave Cephas Ave

Buckhurst St Buckhurst St Buckhurst St Edwin St Edwin St Edwin St

St. Bartholmew St. Bartholmew St. Bartholmew Gardens Gardens Gardens Cephas St Cephas St Cephas St Nicholas Rd Nicholas Rd Nicholas Rd

Cleveland Way Cleveland Way Cleveland Way

KEY: KEY: Residential Food & Drink Ofﬁce Hotels Education Cultural KEY: 11+ 9-10 7-8 6 5 4 3 2 1 Manufacture / Student 11+ 9-10 7-8 6 5 4 3 2 1 Retail Religion Other Industry Residential Building Uses Building Heights

Tell us what works well in your local area: Tell us what could be improved in your local area:

FBMArchitects Public Consultation / October 2017 4 / Your Experience

Bancroft TMO & Wickford Street Development Proposals

Middleton KEY: Warner Green CAMBRIDGE V & A Museum Green HEATH of Childhood Museum Gardens Meath Gardens

Roman Rd Pollard Parks and gardens Square Bethnal Green

Bethnal Green Rd GLOBE Local green and TOWN 600 m open space 10 minutes’ walk

Cor eld Publicly accessible Street Park open space (square) Bethnal Green Garden Mile End 300 m Hospital Weavers Fields 5 minutes’ walk BETHNAL GREEN Carlton Square Bethnal Green 100 m Globe Rd and Gardens

Queen Mary

Cephas St University of St. Bartholomew London Gardens

Stepney Green

Cambridge Heath Rd

Mile End Rd Stepney Green Middleton Gardens KEY: Warner Green CAMBRIDGE V & A Museum Wallance Green Gardens HEATH of Childhood Museum Trafalgar Whitechapel Middleton Stepney Green Gardens Meath Gardens KEY: Warner Green CAMBRIDGEGardens V & A MuseumGardens Court Green HEATH of Childhood Roman Rd Middleton Pollard Museum Warner Parks and gardens VSquare & A Museum Bethnal Green KEY: Green CAMBRIDGE Gardens Meath Gardens WhitechapelGreen Rd The Royal of Childhood HEATH Stepney Green Bethnal Green Rd GLOBE London Museum Roman Rd Local green and Park 600 m Pollard Gardens TOWN Parks andHospital gardens Squareopen space Bethnal Green Meath Gardens 10 minutes’ walk Roman Rd Bethnal Green Rd Cor eld GLOBE The East London PollardLocal green and Publicly accessible Bethnal Green Street 600 m Parks and gardens Square Park TOWN Mosque open space open space (square) Bethnal Green 10 minutes’ walk Bethnal Green Rd STEPNEY GLOBE Garden Mile End Local green and Cor eld 600 m 300 m Hospital Publicly accessible Street TOWN open space Park Weavers Fields 10 minutes’ walk 5 minutes’ walk open space (square) Bethnal Green Cor eld BETHNAL Garden Mile End Publicly accessible Street 300 m Hospital Park GREEN Globe Rd open space (square) Weavers Fields Bethnal BethnalGreen Green 5 minutes’ walk Carlton Square Garden BethnalHadleigh St Green 100 m Globe Rd Where do you go? Garden Mile End and Gardens BETHNAL 300 m Hospital Weavers FieldsGREEN 5 minutes’ walk Queen Mary Take a sticky dot and show us which areas you Carlton Square Bethnal Green 100 m Globe Rd Cephas St and Gardens University of BETHNAL Malcolm Pl use & map your journeys with a pen. St. Bartholomew London GREEN Three Colts Ln Gardens Carlton Square Queen Mary Bethnal Green 100 m Globe Rd and Gardens Lang St Cephas St University of

Malcolm Rd St. Bartholomew London Stepney Green

Wickford St Gardens Queen Mary Colebert Ave Cephas St University of

Heath Rd St. Bartholomew Cambridge London

Coventry Rd Gardens Cambridge Heath Rd Stepney Green

Cephas Ave

Buckhurst St Edwin St

Stepney Green Mile End Rd Stepney Green St. Bartholmew Gardens Cambridge Heath Rd Gardens Cephas St Wallance Nicholas Rd Gardens Cleveland Way

Mile End Rd Stepney Green Cambridge Heath Rd Whitechapel Stepney Green Trafalgar Gardens Gardens Gardens Court Wallance Gardens Mile End Rd Stepney Green Gardens Whitechapel Stepney Green Trafalgar Wallance Whitechapel Rd The Royal Gardens Gardens Court Gardens Stepney Green Public ConsultationLondon / October 2017 FBMArchitects Whitechapel Stepney Green Trafalgar Park Hospital Gardens Gardens Court Whitechapel Rd The Royal London Stepney Green The East London Park Whitechapel Rd Mosque Hospital The Royal STEPNEY London Stepney Green Park The East LondonHospital Mosque STEPNEY The East London Mosque STEPNEY 5 / Site Constraints & Opportunities

Bancroft TMO & Wickford Street Development Proposals

M B

I C

A D

A H L

STRATEGIC CONSTRAINTS STRATEGIC OPPORTUNITIES

A Poor passive surveillance due to inactive frontage or flank wall. H Prominent corner location.

B Proximity to neighbouring buildings. I Excellent transport links.

C Hard surface & car parking does not contribute towards public realm. J Proximity to Bethnal Green Garden.

D Noise and pollution from busy roads and railway line. K Existing retail animate activity along the site.

E Existing public space is undefined and underused. L Mature trees.

F Mature trees constrain buildable area. M Underutilised landscape.

G Cul-de-sac Wickford Street prone to antisocial behaviour.

FBMArchitects Public Consultation / October 2017 6 / Our Vision

Bancroft TMO & Wickford Street Development Proposals

STRATEGIC OBJECTIVES

CONNECTIVITY COMMUNITY A safe, walkable neighbourhood in close proximity Supporting the arts, culture and community assets to public transport hubs. based in the area to generate a thriving sense of place.

LEGIBILITY SUSTAINABILITY Clearly defined public routes and private spaces, High density urban living which responds to creating a legible urban form which is animated by local housing need, delivered with zero-carbon active frontages. technologies.

INTEGRATION Integration of past, present and future developments into a coherent urban fabric.

FBMArchitects Public Consultation / October 2017 7 / Masterplan

Bancroft TMO & Wickford Street Development Proposals

1. DOBSON GARDENS

Shared courtyard spaces for the use of 4. END OF surrounding residents, incorporating WICKFORD STREET seating and children’s playspace. End of Wickford Street will be pedestrianised and planted to 4 introduce high quality public realm which connects Pelican Passage with Malcolm Road.

2. PUBLIC REALM 5 1

Generous pedestrianised area along Cambridge Heath Road will provide seating, planting to create an attractive space. 2

5. ACTIVE FRONTAGES 3. COMMUNITY CENTRE Residential accommodation with defensible space, private Bancroft TMO offices will be integrated with the and communal entrances along new community centre to serve the needs of the Wickford Street will activate the local community. ground floor and promote passive surveillance.

FBMArchitects Public Consultation / October 2017 8 / Landscape & Public Realm Wickford Street and BancroftTMO WickfordBancroft Street TMO and& Wickford BancroftTMO Street Development Proposals Wickford Street and BancroftTMO Dobson Gardens Dobson Gardens View A: Looking North through Dobson Gardens View A: Looking North through Dobson Gardens DobsonDobson Gardens Gardens: View A: Looking North through Dobson Gardens View A: Looking North through Dobson Gardens

Wickford Street and BancroftTMO

Dobson Gardens View A: Looking North through Dobson Gardens

Dobson Gardens

A new garden area will be provided between the proposed residential block on Wickford Street and the existing shops along Cambridge Heath Road. The space will provide a linear connection through the site with opportunities for seating and incidental play. Generous, robust planting beds will run alongside the footpath opening up into small lawns where residents can gather informally. The linear route finishes in a larger, and more open garden space with a focal art piece.

A simple pallet of hard and soft materials will define the space and create an identity unique to Dobson Gardens and sympathetic to the architecture of the new and existing residential units.

Location Plan Not to scale Shared Surface

Dobson Gardens P View B: Looking North along the Wickford Street shared surface U

DW P

U P

DobsonU Gardens P

U P SL A new garden area will be provided between the proposed residential A new garden area will be provided between the proposed residential block11.4m on Wickford Street and the existing shops along Cambridge Heath SL block on Wickford Street and the existing shops along Cambridge Heath

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P View B: Looking North along the Wickford Street shared surface CAMBRIDGE HEATH ROAD HEATH CAMBRIDGE

robust planting beds will run alongside the footpath opening up into small lawns where UP

BUCKHURST STREET U

P more open garden space with a focal art piece. DW View A

11.7m

U P

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Pelican Passage

UP Phoenix 2 Duo Recycler (P2-15W with Elite 6x4 chassis) View B: Looking North along the Wickford Street shared surface 10.8m

View B U

DW P 11.5m

U P WICKFORD STREET

UP North

LAMPLIGHTER CLOSE

U P U P Cycle Hire Station SL Shared Surface: View B: Looking North along the Wickford StreetMALCOLM ROAD shared

Ward Bdy

11.4m SL Statue Shared Surface Location Plan Signal Gantry The proposals will create a HomeZone along Wickford Street with a Not to scale Shared Surface shared surface which will encourage a variety of uses right outside the

new and existing units. CAMBRIDGE HEATH ROAD HEATH CAMBRIDGE UP UP BUCKHURST STREET View B: Looking North along the Wickford Street shared surface To the South parking will be re-provided perpendicular to the Pelican Passage View A 11.7m carriageway freeing up more space towards the Northern end where

Phoenix 2 Duo Recycler (P2-15W with Elite 6x4 chassis) DOVETON STREET a priority will be given to pedestrians . The surface will be level to act U

DW P as a calming for cars, slowing them down and improving the safety of

U P

UP pedestrians along the street. New tree planting will create the notion

U P UP TCBs SL View B of a lush, green street with low level planting between.

Towards the Northern end of the street will be a pedestrian only

WICKFORD STREET 11.4m LB area, with limited access for refuse and emergency. Again trees will SL continue into this space with more seating and incidental, doorstep MALCOLM ROAD 10.8m play opportunities. Signal Gantry

Ward Bdy

11.5m A simple palette of hard materials will be used to create a harmonious North link with the rest of the site and define Wickford Street with a character LAMPLIGHTER CLOSE Cycle Hire Station of its own.

Statue

Pelican Passage

Phoenix 2 Duo Recycler (P2-15W with Elite 6x4 chassis) Shared Surface

The proposals will create a HomeZone along Wickford Street with a

View B shared surface which will encourage a variety of uses right outside the

new and existing units. CAMBRIDGE HEATH ROAD HEATH CAMBRIDGE

WICKFORD STREET UP To the South parking will be re-provided perpendicular to the

BUCKHURST STREET carriageway freeing up more space towards the Northern end where View A 11.7m a priority will be given to pedestrians . The surface will be level to act MALCOLM ROAD as a calming for cars, slowing them down and improving the safety of DOVETON STREET

Ward Bdy pedestrians along the street. New tree planting will create the notion of a lush, green street with low level planting between.

Towards the Northern end of the street will be a pedestrian only TCBs Statue area, with limited access for refuse and emergency. Again trees will continue into this space with more seating and incidental, doorstepB play opportunities.

A simple palette of hard materials will be used to create a harmonious

LB link with the rest of the site and define Wickford Street with a character of its own.

10.8m CAMBRIDGE HEATH ROAD HEATH CAMBRIDGE UP

BUCKHURST STREET 11.5m SharedView A Surface 11.7m North LAMPLIGHTER CLOSE Cycle Hire Station The proposals will create a HomeZoneDOVETON STREET along Wickford Towards the Northern end of the street will be a pedestrian Street with a shared surface which will encourage a variety of only area, with limited access for refuse and emergency. A TCBs uses right outside the new and existing units. Again trees will continue into this space with more seating Shared Surface and incidental, doorstep play opportunities. LB The proposals will create a HomeZone along Wickford Street with a To the South parking will be re-provided perpendicular to shared surface which will encourage a variety of uses right outside the 10.8m new and existing units. the carriageway freeing up more space towards the Northern A simple palette of hard materials will be used to create a To the South parking will be re-provided perpendicular to the 11.5m end where a priority will be given to pedestrians. The surface harmonious link with the rest of the site and define Wickford carriageway freeing up more space towards the Northern end where North LAMPLIGHTER CLOSE a priority will be given to pedestrians . The surface will be level to act Cycle Hirewill Station be level to act as a calming for cars, slowing them down Street with a character of its own. as a calming for cars, slowing them down and improving the safety of pedestrians along theLocation street. New tree plantingPlan: will createView the Anotion & B and improving the safety of pedestrians along the street. of a lush, green street with low level planting between.

New tree planting will create the notion of a lush, green Towards the Northern end of the street will be a pedestrian only N Sharedarea, Surface with limited access for refuse and emergency. Again trees will street with low level planting between. continue into this space with more seating and incidental, doorstep The proposalsplay opportunities. will create a HomeZone along Wickford Street with a shared surface which will encourage a variety of uses right outside the new andA existing simple palette units. of hard materials will be used to create a harmonious link with the rest of the site and define Wickford Street with a character FBMArchitects To the of South its own. Public parking will Consultation be re-provided perpendicular/ October to 2017 the carriageway freeing up more space towards the Northern end where a priority will be given to pedestrians . The surface will be level to act as a calming for cars, slowing them down and improving the safety of pedestrians along the street. New tree planting will create the notion of a lush, green street with low level planting between.

Towards the Northern end of the street will be a pedestrian only area, with limited access for refuse and emergency. Again trees will continue into this space with more seating and incidental, doorstep play opportunities.

A simple palette of hard materials will be used to create a harmonious link with the rest of the site and define Wickford Street with a character of its own.