Cressingham Gardens Summary report March 2015 A3 format document Status: DRAFT Karthaus Design | RIBA Client Advisers with Ian Sayer & Co. Cressingham Gardens Summary report Contents Executive Summary page 3 1. Summary of the options pages 4-11 2. Existing site pages 12-16 3. Introductory workshop pages 17-18 4. Development envelopes pages 19-27 5. Development cost estimates pages 28-31 6. Additional information pages 32-41 Contacts page 42 Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 2 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Cressingham Gardens Summary report Executive Summary This report draws together the work carried out by Karthaus Design at Cressingham Gardens since our original commission in September 2013. Our brief was to support the Council’s consultants Social Life in a series of deliberative workshops to explore possible options for the future of the estate. Meetings were held with planning officers to establish a realistically achievable development volume and some key principles that development should follow. In accordance with our detailed brief, a series of ‘massing envelopes’ or ‘volumes’ of development was produced to show different scales of redevelopment possible on the estate, from refurbishment and minimal ‘infill’ through to a full demolition and redevelopment. These massing envelopes were intended to enable a high-level discussion and testing of the future options for the estate, together with the residents prior to the commencement of a design process. On conclusion of this work and a preferred option being identified, the outcome would be the basis for a design brief for the estate to be progressed by a design team yet to be appointed by the Council. Accompanying our massing studies, indicative floor areas and schedules of accommodation were produced using a generic mix of housing types and sizes in order to compare like with like. Some lllustrations were produced to show how the massing envelopes could be designed. At the outset it became clear that a good understanding of the level and cost of refurbishment required to bring the existing homes up to the Lambeth Housing Standard as well as the Council’s priority for delivery of additional new housing was necessary in order for the workshops to be able to deliberate on the balance of new development versus refurbishment. Surveys were commissioned by the Council and cost estimates produced, however an agreed scope of refurbishment work was not reached in sufficient time to inform the workshops. The workshops therefore proceeded in a more conventional format, sharing the information with residents as it was being developed. Resident representatives joined the professional project team and attended team meetings and this became the forum for deliberation of the options. This report contains all the information produced during this process and presented to the residents. The information is presented in order to enable interpretation, rather than the order in which it was produced and publicly presented. The first section (1. Summary of the options) shows the site boundary plan, followed by ‘zoning’ diagrams showing how each part of the estate would be affected in each of the options. Park View, a privately owned ‘finger’ of land has been identified as a possible redevelopment site as it greatly improves the opportunities for redevelopment within option 4. This potential has not been explored in any detail in this commission and the Council have advised that they are consulting with the residents and owners of Park View. More detailed information looking at the existing site, the initial mapping work and each of the options is contained in the following sections Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 3 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Cressingham Gardens Summary report 1. Summary of the options The following pages show ‘zoning’ plans as summaries of each of the options developed during this commission. These plans show how each area of the estate would be affected in each of the options. More detail on each of the options is contained in the following sections of this report. Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 4 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 5 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Cressingham Gardens Option 1: full refurbishment CROSBY WALK CROSBY WAY SCARLETTE MANOR LONGFORD WALK CHANDLER’S WAY PARK VIEW ALL HOMES REFURBISHED PAPWORTH WAY BODLEY MANOR HARDEL WALK UPGROVE MANOR ROPER’S WALK Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 6 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Cressingham Gardens Option 2: infill and partial redevelopment REDEVELOPMENT (DEMOLITION AND NEW BUILD) CROSBY WALK CROSBY WAY SCARLETTE MANOR LONGFORD WALK CHANDLER’S WAY PARK VIEW INFILL DEVELOPMENT ALL REMAINING HOMES REFURBISHED PAPWORTH WAY BODLEY MANOR HARDEL WALK UPGROVE MANOR ROPER’S WALK Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 7 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Cressingham Gardens Option 3: infill and partial redevelopment REDEVELOPMENT (DEMOLITION AND NEW BUILD) CROSBY WALK CROSBY WAY SCARLETTE MANOR LONGFORD WALK CHANDLER’S WAY PARK VIEW REDEVELOPMENT (DEMOLITION AND NEW BUILD) ALL REMAINING HOMES PAPWORTH WAY REFURBISHED INFILL DEVELOPMENT HARDEL WALK BODLEY MANOR UPGROVE MANOR ROPER’S WALK Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk Cressingham Gardens for Lambeth Council | Final Report | March 2015 8 Cressingham Gardens Option 4: infill and partial redevelopment REDEVELOPMENT (DEMOLITION AND NEW BUILD) CROSBY WALK CROSBY WAY SCARLETTE MANOR LONGFORD WALK CHANDLER’S WAY PARK VIEW Possible additional redevelopment area ALL REMAINING HOMES REFURBISHED PAPWORTH WAY INFILL DEVELOPMENT BODLEY MANOR HARDEL WALK UPGROVE MANOR ROPER’S WALK Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 9 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Cressingham Gardens Option 5: full redevelopment CROSBY WALK CROSBY WAY SCARLETTE MANOR LONGFORD WALK CHANDLER’S WAY PARK VIEW Possible additional REDEVELOPMENT redevelopment area (DEMOLITION AND NEW BUILD) PAPWORTH WAY BODLEY MANOR HARDEL WALK UPGROVE MANOR ROPER’S WALK Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 10 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Cressingham Gardens Summary report 2. Existing site This section describes the existing site in outline and highlights some of the key issues and constraints relevant to redevelopment. This work was undertaken to an appropriate level to support a massing study, intended for resident workshops and a full urban analysis will be required as the first stage of any future design process. Karthaus Design with Ian Sayer & Co. | www.karthaus.co.uk | www.iansayer.co.uk 11 Cressingham Gardens for Lambeth Council | Final Report | March 2015 Existing site Key constraints and issues An outline understanding of the character of the estate was developed Brockwell Park conservation area includes the whole of the park, but also through a series of site visits, some historial research, meetings with local extends into the boundary of the estate, to include the mounds landscaped residents including a mapping exercise and through the construction of a area. A large water main, crossing the park, also crosses through the 1:250 scale model. A full urban analysis will be required as the first stage of estate. There are numerous routes through the estate from Tulse Hill to the design work once a preferred option has been identified. park, which may be recognised as rights of way and there is evidence of easements in relation to adjoining sites. Land Registry information has not The site is located at the southwesterly corner of Brockwell Park, near the been reviewed as part of this work. junction of Tulse Hill and Trinity Rise. This is the highest point surrounding the park and the site benefits from clear views both to and from the park. The character of the surrounding townscape is mixed. Tulse Hill estate, The site contains numerous trees, though the highest quality trees are along dating from the 1930’s comprises medium-rise housing blocks to the the site boundary rather than within it. The site slopes up from north to west of Tulse Hill and northwest of the site. Two-storey semi-detached south quite steeply and is surrounded by relatively low-rise housing, mainly houses from the 1930’s onwards line the western side of Tulse Hill road. 20th century to the north and west and 19th Century to the east. More Immediately north of the site, 3 and 4 storey modern developments (1990’s detailed site information is included on the following pages. onwards) face onto Brockwell park and to the east the park is faced onto by 3-storey Victorian terraced housing. The Holy Trinity Church spire marks the top of the hill and the junction between Tulse Hill and Trinity Rise. The resulting character is therefore neither urban, outer urban, nor suburban, Estate design and condition but a mixture of all three. Taller, denser buildings (Tulse Hill Estate) at the foot of and partway up Tulse Hill give way to lower height and lower density Cressingham Gardens was designed by Lambeth Council’s architects semi-detached villas, then 3-storey housing blocks with tall pitched roofs department, led by Ted Hollamby and built between 1967 and 1979. The immediately opposite the site. layout of the estate responds quite specifically to the site, with a series of ‘walks’ and ‘ways’ creating perpendicular routes from Tulse Hill through to The PTAL (Public Transport Accessibility Level) rating is also mixed, being the park.