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Queen Elizabeth Hospital

Tower Hamlets, London

Rydon & Family Mosaic

188 new homes

HTA Design

Available to move 2017

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Behind the historic and sympathetically refurbished children's hospital façade on Hackney Road is modern housing - 38% affordable, 30% family sized and 10% wheelchair accessible; all compliant with the London Housing Design Guide and Code for Sustainable Homes Level 4. The site, vacant since 1996, sits in a significant part of east London close to two conservation areas, Hackney City Farm and several Grade II listed properties.

Integrating
into the neighbourhood

The site is bounded by a main road and green cycle route, park, and historic frontage; and close to conservation areas and listed buildings.

Integrating
into the neighbourhood

The site is bounded by a main road and green cycle route, park, and historic frontage; and close to conservation areas and listed buildings.

Integrating
into the neighbourhood

Plan showing red line boundary

Integrating
into the neighbourhood

Plan showing red line boundary

Integrating
into the neighbourhood

Aerial view

Integrating
into the neighbourhood

Aerial view

Integrating
into the neighbourhood

1. Connections

The site in context with the urban grain of the wider area

Integrating
into the neighbourhood

1. Connections

The site in context with the urban grain of the wider area

Integrating
into the neighbourhood

1. Connections

The site is surrounded by open green spaces of higher quality

Integrating
into the neighbourhood

1. Connections

The site is surrounded by open green spaces of higher quality

Integrating
into the neighbourhood

1. Connections

The area surrounding the site is predominantly residential, although overall the site contains a wide variety of uses that typically make up an inner city area. At the neighbourhood scale the area contains elements of the components of a successful mixed-

Integrating
into the neighbourhood

1. Connections

The area surrounding the site is predominantly residential, although overall the site contains a wide variety of uses that typically make up an inner city area. At the neighbourhood scale the area contains elements of the components of a successful mixed-

Integrating
into the neighbourhood

1. Connections

Ground floor maisonettes and entrances to apartments

Integrating
into the neighbourhood

1. Connections

Ground floor maisonettes and entrances to apartments

Integrating
into the neighbourhood

2. Facilities and services

FacIlItIes: Hackney City Farm, directly adjacent to the site, offers community uses and a cafe. Haggerston Park and Ion Square offer various play and activity facilities such as a BMX track, tennis courts, all weather football pitch and equipped play area

Integrating
into the neighbourhood

2. Facilities and services

FacIlItIes: Hackney City Farm, directly adjacent to the site, offers community uses and a cafe. Haggerston Park and Ion Square offer various play and activity facilities such as a BMX track, tennis courts, all weather football pitch and equipped play area

Integrating
into the neighbourhood

2. Facilities and services

The site is well connected in terms of public transport and road connections. Positioned on Hackney Road it benefits from the numerous bus routes which serve the area. Although there is not an underground station in close proximity, the London Overground

Integrating
into the neighbourhood

2. Facilities and services

The site is well connected in terms of public transport and road connections. Positioned on Hackney Road it benefits from the numerous bus routes which serve the area. Although there is not an underground station in close proximity, the London Overground

Integrating
into the neighbourhood

2. Facilities and services

The site is well connected in terms of public transport and road connections. Positioned on Hackney Road it benefits from the numerous bus routes which serve the area. Although there is not an underground station in close proximity, the London Overground

Integrating
into the neighbourhood

2. Facilities and services

The site is well connected in terms of public transport and road connections. Positioned on Hackney Road it benefits from the numerous bus routes which serve the area. Although there is not an underground station in close proximity, the London Overground

Integrating
into the neighbourhood

3. Public transport

A new pedestrian link has been introduced

A new pedestrian link between the two new buildings creates a visual and ctual link through from residential to the adjacent Hackney City Farm and park

Integrating
into the neighbourhood

3. Public transport

A new pedestrian link has been introduced

A new pedestrian link between the two new buildings creates a visual and ctual link through from residential to the adjacent Hackney City Farm and park

Integrating
into the neighbourhood

3. Public transport

Local play provision

Integrating
into the neighbourhood

3. Public transport

Local play provision

Integrating
into the neighbourhood

4. Meeting local housing requirements

Mix of tenure plan

Integrating
into the neighbourhood

4. Meeting local housing requirements

Mix of tenure plan

Creating a Place

5. Character

Characteristics diagram

Creating a Place

5. Character

Characteristics diagram

Creating a Place

5. Character

Concept sketch

Creating a Place

5. Character

Concept sketch

Creating a Place

5. Character

Creating a Place

5. Character

Creating a Place

5. Character

Shrubs & groundcover mix

The planting has been designed with the following principles: • create interest and vary with the seasons • appropriate to the site conditions • low maintenance • enhance the ecological value of the site • improve the biodiversity across the site.

Creating a Place

5. Character

Shrubs & groundcover mix

The planting has been designed with the following principles: • create interest and vary with the seasons • appropriate to the site conditions • low maintenance • enhance the ecological value of the site • improve the biodiversity across the site.

Creating a Place

5. Character

Robust materials

A simple yet robust palette of materials have been proposed to create consistency and legibility that will be functional and have low maintenance requirements but also attractive and appropriate to the development.

Creating a Place

5. Character

Robust materials

A simple yet robust palette of materials have been proposed to create consistency and legibility that will be functional and have low maintenance requirements but also attractive and appropriate to the development.

Creating a Place

6. Working with the site and context

As someone moves through the area, this variety creates an experience of views continually opening up and closing in again, of the contrast between small scale streets and wide open park areas, of views of tall buildings in the distance and big skies to e

Creating a Place

6. Working with the site and context

As someone moves through the area, this variety creates an experience of views continually opening up and closing in again, of the contrast between small scale streets and wide open park areas, of views of tall buildings in the distance and big skies to e

Creating a Place

6. Working with the site and context

Existing view

Existing:

The fourth floor of the existing Hackney Road building was not built as originally conceived by its architect and

a setback was introduced to make allowance for an existing property(now demolished) to the West of the site. The Hackney Road building is set forward of the extension of the hospital along Goldsmith’s Row and presents a striking presence on the corner.

Proposed:

The proposals incorporate an extension at the fourth floor level which looks to complete the building as originally conceived. A dormer window is proposed facing West down Hackney Road and reinforces the presence of the building on this corner. The proposals set back slightly from the existing building line along Goldsmith’s Row to further reinforce the prominence of the Hackney Road building and to create a privacy buffer between the back of pavement and the proposed building line.

Creating a Place

6. Working with the site and context

Existing view

Existing:

The fourth floor of the existing Hackney Road building was not built as originally conceived by its architect and

a setback was introduced to make allowance for an existing property(now demolished) to the West of the site. The Hackney Road building is set forward of the extension of the hospital along Goldsmith’s Row and presents a striking presence on the corner.

Proposed:

The proposals incorporate an extension at the fourth floor level which looks to complete the building as originally conceived. A dormer window is proposed facing West down Hackney Road and reinforces the presence of the building on this corner. The proposals set back slightly from the existing building line along Goldsmith’s Row to further reinforce the prominence of the Hackney Road building and to create a privacy buffer between the back of pavement and the proposed building line.

Creating a Place

6. Working with the site and context

Proposed view

Existing:

The fourth floor of the existing Hackney Road building was not built as originally conceived by its architect and

a setback was introduced to make allowance for an existing property(now demolished) to the West of the site. The Hackney Road building is set forward of the extension of the hospital along Goldsmith’s Row and presents a striking presence on the corner.

Proposed:

The proposals incorporate an extension at the fourth floor level which looks to complete the building as originally conceived. A dormer window is proposed facing West down Hackney Road and reinforces the presence of the building on this corner. The proposals set back slightly from the existing building line along Goldsmith’s Row to further reinforce the prominence of the Hackney Road building and to create a privacy buffer between the back of pavement and the proposed building line.

Creating a Place

6. Working with the site and context

Proposed view

Existing:

The fourth floor of the existing Hackney Road building was not built as originally conceived by its architect and

a setback was introduced to make allowance for an existing property(now demolished) to the West of the site. The Hackney Road building is set forward of the extension of the hospital along Goldsmith’s Row and presents a striking presence on the corner.

Proposed:

The proposals incorporate an extension at the fourth floor level which looks to complete the building as originally conceived. A dormer window is proposed facing West down Hackney Road and reinforces the presence of the building on this corner. The proposals set back slightly from the existing building line along Goldsmith’s Row to further reinforce the prominence of the Hackney Road building and to create a privacy buffer between the back of pavement and the proposed building line.

Creating a Place

6. Working with the site and context

Goldsmiths Row

As the site is currently covered in buildings and hardstanding, there is no other vegetation on site other than tall ruderal vegetation and dense scrub which has colonised the buildings and areas of hardstanding. Butterfly-bush, which is listed on the London Invasive Species Initiative, has been found on the site and will be removed using an appropriate working and disposal method that prevents its spread.

Creating a Place

6. Working with the site and context

Goldsmiths Row

As the site is currently covered in buildings and hardstanding, there is no other vegetation on site other than tall ruderal vegetation and dense scrub which has colonised the buildings and areas of hardstanding. Butterfly-bush, which is listed on the London Invasive Species Initiative, has been found on the site and will be removed using an appropriate working and disposal method that prevents its spread.

Creating a Place

7. Creating well defined streets and spaces

Aerial view East

Creating a Place

7. Creating well defined streets and spaces

Aerial view East

Creating a Place

7. Creating well defined streets and spaces

View from Hackney Road

Creating a Place

7. Creating well defined streets and spaces

View from Hackney Road

Creating a Place

8. Easy to find your way around

Plan layout

The layout has been driven by a desire to create an active new residential development that builds on the tradition of successful high density London housing and integrates seamlessly with its context.

Our proposals aim to create:

Well defined and legible streets.

Activated streets with lots of front doors.

Continuous perimeter blocks with shared private amenity courtyards.

The maximum number of family homes at ground level.

A scheme that responds positively to the importance and scale of Haggerston Park.

A scheme that is respectful of the role of the Hackney Road building as a local landmark.

Wheelchair adaptable homes at ground level where they are most easily accessible.

Creating a Place

8. Easy to find your way around

Plan layout

The layout has been driven by a desire to create an active new residential development that builds on the tradition of successful high density London housing and integrates seamlessly with its context.

Our proposals aim to create:

Well defined and legible streets.

Activated streets with lots of front doors.

Continuous perimeter blocks with shared private amenity courtyards.

The maximum number of family homes at ground level.

A scheme that responds positively to the importance and scale of Haggerston Park.

A scheme that is respectful of the role of the Hackney Road building as a local landmark.

Wheelchair adaptable homes at ground level where they are most easily accessible.

Creating a Place

8. Easy to find your way around

Rooftop pavilions are proposed along Goldsmith’s Row to respond to the scale of the park and create local landmarks to improve wayfinding in the area.

Creating a Place

8. Easy to find your way around

Rooftop pavilions are proposed along Goldsmith’s Row to respond to the scale of the park and create local landmarks to improve wayfinding in the area.

Street & Home

9. Streets for all

Northern Lane provides access to the basement carparking from Kay street and is a shared surface. A delivery and refuse access pick up space is provided at the Western end of Muffin Lane to allow for servicing. There are no vehicle connections to Goldsmit

Street & Home

9. Streets for all

Northern Lane provides access to the basement carparking from Kay street and is a shared surface. A delivery and refuse access pick up space is provided at the Western end of Muffin Lane to allow for servicing. There are no vehicle connections to Goldsmit

Street & Home

9. Streets for all

View Muffin Lane

Muffin lane is a pedestrian only access and has been designed as an additional amenity space within the scheme.

Street & Home

9. Streets for all

View Muffin Lane

Muffin lane is a pedestrian only access and has been designed as an additional amenity space within the scheme.

Street & Home

9. Streets for all

The design team has undertaken a number of studies to ensure that the risk of overlooking between habitable rooms is minimised. A number of strategies have been incorporated into the design of the new homes to reduce overlooking: 1: Off-setting windows so

Street & Home

9. Streets for all

The design team has undertaken a number of studies to ensure that the risk of overlooking between habitable rooms is minimised. A number of strategies have been incorporated into the design of the new homes to reduce overlooking: 1: Off-setting windows so

Street & Home

9. Streets for all

Parking

The only car parking provided on site is within the basement and comprises of 30 spaces of which 12 are wheelchair spaces.

The London Borough of Tower Hamlets and the GLA do not require parking for the site given its PTAL rating of 4.

Street & Home

9. Streets for all

Parking

The only car parking provided on site is within the basement and comprises of 30 spaces of which 12 are wheelchair spaces.

The London Borough of Tower Hamlets and the GLA do not require parking for the site given its PTAL rating of 4.

Street & Home

10. Car parking

Northern Lane Masterplan

Street & Home

10. Car parking

Northern Lane Masterplan

Street & Home

11. Public and private spaces

Access and open space

Access to common areas have been designed to be inclusive. These consists mainly of access to the private communal courtyards, cycle stores and refuse stores.

The scheme provides;

• Level threshold to cycle stores

• Level threshold to refuse stores with space internally

for a wheelchair turning circle

• Level theshold to the communal courtyards from both

the core and street accesses.

A management company will be responsible for maintaining all areas except for the private terraces. This will include all street furniture, planting beds, hedges, trees and lawn in the communal courtyards; street furniture, trees, hedges, and planting beds in Muffin Lane and Northern Lane, and the hedges to Kay Street. This will ensure a high level of quality is maintained across the site.

Street & Home

11. Public and private spaces

Access and open space

Access to common areas have been designed to be inclusive. These consists mainly of access to the private communal courtyards, cycle stores and refuse stores.

The scheme provides;

• Level threshold to cycle stores

• Level threshold to refuse stores with space internally

for a wheelchair turning circle

• Level theshold to the communal courtyards from both

the core and street accesses.

A management company will be responsible for maintaining all areas except for the private terraces. This will include all street furniture, planting beds, hedges, trees and lawn in the communal courtyards; street furniture, trees, hedges, and planting beds in Muffin Lane and Northern Lane, and the hedges to Kay Street. This will ensure a high level of quality is maintained across the site.

Street & Home

11. Public and private spaces

Access to common areas

Access to common areas have been designed to be inclusive. These consists mainly of access to the private communal courtyards, cycle stores and refuse stores.

The scheme provides;

• Level threshold to cycle stores

• Level threshold to refuse stores with space internally

for a wheelchair turning circle

• Level theshold to the communal courtyards from both

the core and street accesses.

A management company will be responsible for maintaining all areas except for the private terraces. This will include all street furniture, planting beds, hedges, trees and lawn in the communal courtyards; street furniture, trees, hedges, and planting beds in Muffin Lane and Northern Lane, and the hedges to Kay Street. This will ensure a high level of quality is maintained across the site.

Street & Home

11. Public and private spaces

Access to common areas

Access to common areas have been designed to be inclusive. These consists mainly of access to the private communal courtyards, cycle stores and refuse stores.

The scheme provides;

• Level threshold to cycle stores

• Level threshold to refuse stores with space internally

for a wheelchair turning circle

• Level theshold to the communal courtyards from both

the core and street accesses.

A management company will be responsible for maintaining all areas except for the private terraces. This will include all street furniture, planting beds, hedges, trees and lawn in the communal courtyards; street furniture, trees, hedges, and planting beds in Muffin Lane and Northern Lane, and the hedges to Kay Street. This will ensure a high level of quality is maintained across the site.

Street & Home

11. Public and private spaces

All ground floor apartments have a minimum 1.5m wide private terrace with gated access. Along Goldsmith’s Row and the western end of Muffin Lane, the private terraces are delineated from the public realm by an integrated seat that provides ventilation to

Street & Home

11. Public and private spaces

All ground floor apartments have a minimum 1.5m wide private terrace with gated access. Along Goldsmith’s Row and the western end of Muffin Lane, the private terraces are delineated from the public realm by an integrated seat that provides ventilation to

Street & Home

12. External storage and amenity space

Bin storage

Communal refuse stores have been located adjacent to the proposed cores within the scheme. There is no provision for private refuse storage.

Generally the refuse storage access is directly beside the core entrances except for cores GB, GC and GD, where

the cores have been located on the secondary streets to ensure that the frontage to Goldsmith’s Row is as active as possible.

Communal Refuse stores will only be accessible from the street, there will be no access from within the cores to ensure good security.

Street & Home

12. External storage and amenity space

Bin storage

Communal refuse stores have been located adjacent to the proposed cores within the scheme. There is no provision for private refuse storage.

Generally the refuse storage access is directly beside the core entrances except for cores GB, GC and GD, where

the cores have been located on the secondary streets to ensure that the frontage to Goldsmith’s Row is as active as possible.

Communal Refuse stores will only be accessible from the street, there will be no access from within the cores to ensure good security.

Street & Home

12. External storage and amenity space

Cycle Storage

Our proposals locate all cycle storage in communal stores adjacent to circulation cores. There is no private cycle storage currently proposed.

Cycle storage is generally accessed from the shared courtyard spaces from an external entrance and is not accessed from within the circulation cores in line from advice from the Secure By Design Officer.

We have allowed enough space for 1 cycle space for 1bed homes and 2 spaces for 2 bed homes and above.

The cycle stores will be fob access controlled and each cycle space will allow the bike to be secured by an individual lock.

Street & Home

12. External storage and amenity space

Cycle Storage

Our proposals locate all cycle storage in communal stores adjacent to circulation cores. There is no private cycle storage currently proposed.

Cycle storage is generally accessed from the shared courtyard spaces from an external entrance and is not accessed from within the circulation cores in line from advice from the Secure By Design Officer.

We have allowed enough space for 1 cycle space for 1bed homes and 2 spaces for 2 bed homes and above.

The cycle stores will be fob access controlled and each cycle space will allow the bike to be secured by an individual lock.

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