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Edenham Estate and Trellick Tower Final Report Date: April 2013 Contents

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Edenham Estate and Trellick Tower Final Report Date: April 2013 Contents Edenham Estate and Trellick Tower Final Report Date: April 2013 Contents Location Introduction 1.1 Edenham Estate, London Brief 1.2 Client Original Goldfinger scheme 1.3 Royal Borough of Kensington & Chelsea Methodology 1.4 Fact Finding 2.1 Job number Developing Options 3.1 3042 Refining Options 4.1 File location Summary 5.1 J/3042/Graphics/Layouts File name Appendices 6.1 3042_Summary Report_FINAL_V2 Output date 24 April 2013 Introduction This design study has been prepared by Levitt Bernstein for the Royal Borough of Kensington and Chelsea Its purpose is to supplement design works and submissions in relation to the redevelopment of the vacant site and surroundings on the Edenham Estate, which includes Trellick Tower This report should be read in conjunction with earlier urban design analysis and other design reports (the SWOT analysis report is included as Appendix 1) This report outlines a number of options for redevelopment Options 1-3 were drawn up as a result of the findings from the preliminary studies and the first public workshop They were presented at a further public workshop and to the Royal Borough of Kensington and Chelsea’s Architecture Appraisal Panel Feedback from these events enabled the team to refine and develop the options. These further options (4-7) are also provided They include a commentary on opportunities for redevelopment and use of the central “core” at the foot of Trellick Tower No financial appraisal has been undertaken as part of this study Ramp Leading to Block B from western end of Elkstone Road Edenham Estate & Trellick Tower Final Report 1 1 Brief The architectural study was commissioned by the Royal Borough of Kensington and Chelsea for a site adjacent to Trellick Tower and Edenham Way The site is made up of two main components: Site A is currently used as a temporary coach park on Elkstone Road The area of this site is approximately 4,700sqm The Edenham Elderly Persons Home, Edenham Day Centre and Denbigh Day Centre, once located on this site, B were demolished in 2008 Site B is adjacent to and below the Grade II* A Listed Trellick Tower It includes parts of the listed pedestrian walkways, stairs and basement car park/storage area that were not demolished It also includes the ground floor of Trellick Tower, which currently houses social and community uses The footprint area of Site B is approximately 3,800sqm plus 630sqm footprint of Trellick Tower The brief for the study is to provide the Council with high level proposals to guide the development of a Supplementary Planning Document, which in turn will form planning guidance for the site The key aims for the site are: To optimise the number of new homes delivered on the site with a proportion with three or more Aerial view of site and surroundings bedrooms - for families (although not considering the tenure mix); and To preserve and enhance the character, appearance and setting of designated heritage assets, especially Trellick Tower Existing sunken ball court looking towards Block B (Site B) Service Road behind Block B (Runs beside Sites A & B) West end of Edenham Way, with ramp to Golborne Road on RHS (Located betweeen Sites A & B) Edenham Estate & Trellick Tower Final Report 1 2 Original Goldfinger Scheme Designed by the architect Erno Goldfinger for the London County Council, the Tower opened in 1972 as part of the Cheltenham Estate, in North Kensington It was the culmination of a long recognition of the social and economic problems of the area and of the inadequacy of the historic housing that once occupied the site, having been originally laid out as part of Kensal New Town From the start the Cheltenham Estate’s Trellick Tower attracted fierce criticism from residents, Goldfinger’s peers and other commentators High-rise towers had become not only unpopular forms of development but the perception that the Trellick Tower generated severe social problems and crime pervaded popular thought and opinion Pressure from residents to improve on social problems and disorder saw improved security systems that impacted on crime and anti-social problems within the building The original garage block and access ramps on Cheltenham Estate were partially demolished as part of a plan which included building terraced houses in the View Across Rail Cutting from SE Podium Terrace outside nursery View from tower onto podium roof and Edenham Way play ground area; the garages and tenant stores beneath the tower and extending out from it which were not demolished are derelict and unused The Grade II* listed status acknowledges Trellick Tower’s value as a unique piece of modern architecture and planning Despite its previously problematic history, Trellick Tower, thanks to continued efforts for improvement by residents and several associated groups, is now widely recognised for its numerous positive qualities as a place to live and popular amongst many residents of the area The adjacent buildings on Edenham way are also now Grade II listed Axonometric of Scheme when first built Sectional perspective of access to dwellings, typically three storeys served from one corridor Edenham Estate & Trellick Tower Final Report 1 3 Methodology Approach to Brief 1: Fact Finding - September 2012 to November 2012 Review of Heritage Observing SWOT previous Analysis the Site Analysis studies Public Workshop 2: Developing Options - November 2012 to December 2012 Three different options that explore variations in routes, massing, amenity and uses Public Workshop 3: Refining Options - January 2013 onwards Focus on further options that incorporate feedback and findings from 2nd public workshop (see appendix) Edenham Estate & Trellick Tower Final Report 1 4 Fact Finding Fact Finding Research The Team Heritage Assessment Earlier Studies Observing the site and SWOT Analysis The team involved in this Fact Finding process included A heritage study by KM Heritage (Kevin Murphy) was In parallel with the Heritage assessment, a review was The site analysis for the site was a mixture of desk-based a number of disciplines from a different organisations: commissioned by the Royal Borough of Kensington and undertaken for the number of earlier proposals that had research in the office and time spent on site, meeting Chelsea and formed part of the fact finding process. previously been commissioned for the site These studies people, and extending our focus into the wider area Levitt Bernstein Kevin Murphy has a background with English approached the constraints of the site in different ways Architects Heritage and his portfolio includes undertaking similar Strengths Jo McCafferty assessments on important post war buildings Kevin and – Some showed complete reverence to the Strong transport links, and nearby by amenity - Trellick Tower compostions at the expense Tom Greaves Levitt Bernstein have worked closely together on similar including Meanwhile Gardens era projects Kevin has also been involved with earlier ofcreating a significant yeild in new housing. Golborne Road as a shopping focus for the local studies on Trellick Tower and other parts of the Edenham – Others ignored the exisitng street pattern of community Urban Designers 1-100 Edenham Way, instead adopting a more Estate (formerly Cheltenham Estate) The iconic nature of Trellick Toweer and the Vinita Dhume traditional urban “block” formation In extreme In preparing the assement, Kevin Murphy and heritage value of the whole estate, including Shanka Mesa Siverio instances, proposals considered the demolition retained elements such as the doctor’s surgery Levitt Bernstein undertook a number of desktop studies, of 1-100 Edenham Way (although this part of including reviewing the Royal Borough of Kensington Tibbalds the Edenham Estate is now listed) and Chelsea’s own archive of information, visiting RIBA’s Weaknesses Planning Consultant Poorly defined gateways into and around the Drawings Collection - reviewing original documents as The merits and failings of these schemes were discussed Jennifer Ross estate well as using other sources as the public workshop 1 (more detailed information from Lack of natural surveillance across all of the site The study noted that all of the walls and landscaped this event is included within the appendices). Key findings KM Heritage Limited lighting does not assist this structures around the site were included within the Grade from this exercise included: Heritage Consultant II* listing of the Trellick Tower Site However some of – A mix of housing and community use were Opportunities Kevin Murphy these are remnants of the earlier incarnation which no encouraged longer physically exists (since the podium car park was – There was a general appreciation in a provision New housing could improve the definition along Elkstone Road cut back). It is KM Heritage’s opinion that modifications of new or remodelled outside space (although Improvements to existing routes and development to these walls and structures could be justified should the the a mix of views on the extent and uses) of new routes benefits of a new development outweigh the retention of – There was a consensus that the building these existing elements should be respectful to the existing buildings within the estate - in terms of proximity and Threats setting of Loss of or impact to the estate’s identity through new interventions that are detremental to the listed structures Strength: Existing Doctor’s Surgery with original features Weakness: Existing buildings on Elkstone Road have no active Strength: The high quality amenity space of Meanwhile Gardens
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