At the Heart of Hackney since 1967 2013 THE HACKNEY SOCIETY SPACENews and views about Hackney’s builtS environment Issue 42 Autumn 2013 // ISSN 2047-7465 Bridport House photos: Ioana Marinescu The construction of Bridport House represents the first phase of the Colville Estate Regeneration, replacing a five-storey, 20-unit building with a new development of 41 socially-rented homes. The project was funded by the HCA Local Authority New Build Programme and Hackney Council. Karakusevic Carson Architects were bedroom maisonettes, 12 two-bedroom described the development as an appointed to work with the Council apartments and eight one-bedroom ‘exceptionally successful new housing following their successful submission of a apartments. Many have views on two sides. scheme’ that led the way ‘in terms of mini-competition generated by Hackney’s There are generous storage areas, and architectural quality and sustainability’. The Architectural Framework Panel. multiple balconies and terraces, exceeding Trust considered that ‘this housing block GLA space standards. The design process was integrated with is much loved by its inhabitants, decanted a full engagement programme to ensure The residents and Hackney Council into very generous and stylish new units’ that the types of accommodation, layouts were particularly focused on making truly and that the ‘building sits well within its and buildings would be popular with estate sustainable and energy-efficient housing, gritty urban semi-industrial setting, raising residents. The design team met the Estate to set a new benchmark for the wider the profile of the estate and Hackney and Steering Group and wider resident groups regeneration in Hackney and to help massively raising the bar in terms of the on over 20 occasions to refine house types, minimise costs for residents. defensible space and entrances, building architectural quality of affordable housing’. layout, and landscape and security. The site is made more complex by a main London storm sewer running diagonally contents The building is designed as an eight- and underneath. This meant that the new 01 Bridport House five-storey urban block on a narrow and building had to be as light as possible, 02 Building Watch: QECH constrained site. While the previous building and no heavier than the previous five- 02 Building Watch: 195 Mare Street turned its back on the street, the new storey building. Structural panels of Cross 02 Building Watch: Old Schoolhouse Bridport House creates a street frontage Laminated Timber (CLT) were selected 03 Building Watch: Wilmer Place onto Shoreditch Park that begins to define to ensure the superstructure was also the emerging street pattern of the Colville essentially zero carbon. 03 Trustees for HHBT Neighbourhood Masterplan. This frontage 04 Hackney Society News is articulated by two main entrances as Bridport House won a Civic Trust Award in 04 Noticeboard well as eight front doors to the family-sized, 2011, as well as a Community Consultation four-bedroom maisonettes at ground and Award and the Mayor’s Housing Design 04 Publications first floor levels. Above there are 13 three- Guide Award in 2012. The Civic Trust 04 Hackney Society Events Building Watch photo: James Wright QECH to be Demolished by the developers’ own independent heritage advisor, who suggested this was By David Shaw preferable to demolition. A year ago, in Spaces 38, we wrote The result will be the loss not only of the about the threat of demolition facing buildings that played a significant role in the the former Queen Elizabeth Children’s history of healthcare in East London but also Hospital in Hackney Road. In May of the local landmark that is the Hayward 2013 Hackney’s Planning Committee Building. Built in 1965, this Modernist unanimously rejected the proposal, research extension was designed by the echoing our concerns over the quality firm Lyons Israel Ellis in the ‘New Brutalism’ of the design and the failure to style. The work of Lyons Israel Ellis includes consider refurbishment of the existing the Grade II-listed Old Vic annexe, and the buildings, as well as the impact on the Hayward Building is worth a greater level nearby Haggerston Park and Hackney of consideration than that afforded by both additional VAT burden, which new build City Farm. English Heritage and Tower Hamlet’s own does not. But what cannot be excused conservation and heritage officers. In August, however, London Borough of is the poor quality of the design, and the Tower Hamlets voted for the demolition of The site, which had been empty for many seemingly low threshold of ambition in all but the Hackney Road façade, in spite of years, cries out for development, but it is seeking a bold and exciting concept. over 200 letters of objection and a further disappointing that the collection of buildings Once again it demonstrates the need for 171 signatories to a petition. that currently occupies the site will be greater community action and pressure, replaced by such an uninspired, unlovely The objectors had hoped for some changes and underlines the increasing sense that and unimaginative proposal. Disappointing to what they see as a poorly designed the Localism Act requires change. Perhaps as well that other options and designs and conceived scheme that includes additional measures should be introduced were not fully explored and the views of the rooftop ‘pavilions’ that the developers to allow communities a stronger voice to objectors so readily dismissed. acknowledged were added in order to allow balance the ‘presumption to develop’. Or, some negotiation on design. Tower Hamlets Although there is no doubt that this site maybe, there should even be an opportunity chose not to impose any such conditions was a challenging one, it is perhaps not for an independent review of council or changes. Nor did they consider seeking surprising that the developers always decisions that could be triggered when a key designs that would reuse the existing favoured demolition, given the anomalous number of objections is reached. Sadly, it is structures, an alternative solution supported issue of refurbishment attracting an too late for this former children’s hospital. 195 Mare Street This, the second oldest residential building We continue to be concerned by the lack of in the borough after Sutton House, was positive action by both Hackney Council and The Hackney Society continues to be built circa 1699 and is Grade II. It is in a English Heritage in ensuring the protection extremely worried about the state of designated conservation area and noted for of this building. We were also dismayed to this building. Below we reproduce a both its architectural and social significance. see that the new owners had removed the letter from our Chair, Kevin Moore, which appeared in the Hackney In spite of that, it remains exposed to the security that had been in place over the Gazette on 19 September 2013: elements and facing an uncertain and last two years while the building was up precarious future, crumbling in the face of for sale. ‘The recent occupation by squatters at inertia and inaction. 195 Mare Street, better known as the We will be writing to both Hackney Council Lansdowne Club or the Elizabeth Fry Recently the building has again been sold and English Heritage to ask what their plans Refuge, as reported in the Hackney Gazette and, while we recognise that the new owner are to ensure the protection and preservation on 5 September, is an opportunity to ask will need time to put in their proposals for of this important historical asset and to why this important local building remains what they intend to do with the building ensure that restoration finally takes place. unoccupied and decaying after years with regards to restoration and future use, We urge residents to support us in our of neglect. there are urgent repairs that are necessary. efforts to secure this beautiful building.’ Old Schoolhouse development of academic, community and is in direct contradiction to their original charitable partnerships with the objective commitment to provide the building as a By Julia Lafferty of establishing the Old Schoolhouse as a centre for the community. The Clapton Arts river heritage and arts centre (see Spaces A collaborative project involving Trust has requested an urgent meeting 36). The Trust is in the process of re- Clapton Arts Trust, Museum of London with Vision Homes to discuss this new submitting an updated application to the development. Re-use of the building for a Archaeology and Hackney Community Heritage Lottery Fund for the production of a College was undertaken this year at scheme along the lines of that devised by the feasibility study and business plan. Clapton Arts Trust would have the potential the Old Schoolhouse at Lea Bridge. It is therefore with concern that the Hackney to bring economic and regenerative benefit As part of their coursework, students Society has learned that Vision Homes, the to the area as well as utilising the building in from the College undertook a survey of owner of the site, has submitted a planning a way which better respects its significance the Grade II-listed building. The project application to Hackney Council for residential as a nationally recognised heritage asset in a was part of Clapton Arts Trust’s on-going conversion of the Old Schoolhouse. This designated Conservation Area. 02 Building Watch Wilmer Place park and existing functional three-storey objectors that this scheme was substantially ‘Cyberplex shed’ structure. identical to the refused scheme and urged By Nick Perry ‘consistency’. To no avail. The proximity and impact upon Abney For over two years proposals have Park Cemetery – its ecology, heritage After the Council meeting, a planning and been rumbling on for a 50/60-unit and conservation setting – had caused public law barrister who lives locally offered residential development atop a councillors some concern at the April to look closely at the planning history and 45,000-square foot Sainsbury’s meeting.