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BishopsgateGoods Yard
Development Brief
DPU_BUDD_2010_BU1
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DPU_BUDD_2010_BU1_Bishops Gate Goodsyard_Development Brief
1.0_Introduction1.1_Terms of Reference
1.2_Setting out the physical and socio-economic context1.3_Summary of policy and planning framework
2.0_Area Analysis2.1_Urban Design Characteristics
2.2_Constraints and Opportunities
3.0_Objectives, vision and design principles3.1_Vision
3.2_Objectives
3.3_Design Principles
4.0_Detailed development strategy: Identication of development sites4.0_Identication of Development Site
4.1_Urban Structure
4.2_Access
4.3_Public Realm
5.0_Phasing5.1_Phasing Plan
5.2_Cost Analysis
6.0_Conclusions
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1.0Introduction
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London has remnants and fragments of a rich
historical past which has helped to build a grandmegalopolis. Today London has its place as a
global city. Mixing the old with new, London has
a peculiar character where people from every part
of the world, race, ethnicity and age group, nd a
place and identify themselves from it.
This Development Brief has been formulated for
the Bishopsgate Goods Yard (BGY) site which
is within both boroughs of Tower Hamlets and
Hackney and bordering the City of London. Bish-
opsgate Goods Yard was used as a logistics node
until 1964 and has been lying disused awaiting theconstruction of the East London Line (ELL) exten-
sion. The linear form of the site along with the rail-
way lines acts as a dividing line running east-west.
Over the years, adjoining areas have turned their
back on the goods yard leading to a number of
derelict sites.
London Olympics 2012 and the ELL has brought
a much needed attention and connectivity to the
area. In response to raising interest in the local ar-
eas within the real estate market, the council has
developed the Bishopsgate Planning Guidance,which aggressively targets integrating the goods
yard into the mainstream. This Brief positions it-
self as both a critical assessment of the Planning
Guidance and an alternative vision.
This Brief is informed by a previous stage of Urban
Analysis dealing with aspects related to Accessi-
bility, Building Typology, Urban Grain, Open Spac-
es, Density and the Socio-economic context. It
also looked at the site within the broader context
of London.
The report is primarily divided into two sections.
The rst section builds on the previous stage work
and outlines the vision, objectives and design
principles of the Brief. The second section deals
with guidelines for Urban Structure, Access and
Public Realm, with a the Phasing Plan for each
and concluding remarks.
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The Terms of Reference of this Brief are dened
as follows:
1. To draw upon the ndings of the Urban Analysis
stage to inform strategic objectives, vision and de-
sign principles for the site, simultaneously identify-
ing areas of intervention and acupuncture.
2. To identify and prioritize characteristics within
the site and study area with the theme of crime
prevention as outlined by ODPM.
3. To develop guidelines based on the elementsof Urban Structure, Access and Public Realm in-
tegrating the urban analysis and crime prevention
characteristics.
4. To develop long-term strategies and short-term
tactics for development based on the guidelines
with key temporal considerations outlining a logi-
cal, responsive and dynamic transformation pro-
cess.
5. To develop a phasing strategy that would ad-dress broader goals of the city and the site itself
and provide a pragmatic framework that is re-
sponsive to new stimuli.
1.2_Setting out the physical and socio-economic context
1.1_Terms of Reference
Bishopsgate Goods Yard is located on the cusp
of a number of boroughs including the LondonBorough of Tower Hamets, LB of Hackney, LB of
Islington and the City of London. Currently, the site
is undergoing a transformation with the construc-
tion of the ELL and the opening of the Shoreditch
High Street Station, opening up the area to in-
creased transportation routes linking residential
areas to the City. Public space in the area divided
into hard and soft spaces with use varying not
only from one day to the next, but also at different
times throughout the day demonstrating the sites
dynamic character.The socio-economic situation in the area is com-
plex and reects sharp contrasts in density, eth-
nicity, education and employment of its residents.
While the BGY site has an extremely low popula-
tion density, surrounding areas including Bethnal
Green North and South, Spitalelds and Bangla-
town have the cities highest. The high population
density of the surrounding area contrasted by the
low built density for housing must be considered
in the planning guidance and particularly with re-
spect to adequate housing in the area.The ethnic diversity is much greater in the site area
compared to London and has the largest Bangla-
deshi population in the UK. The diversity of the
area creates a vibrant and culturally driven com-
munity.
The proportion of young people of working age
(26-45) in the area accounts for almost half of the
population. The potential for job creation, educa-
tion and training should be realised and exploited
when developing the site.
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Signicant London and borough planning policies
for the development of the site are indicated in
the table below..
1.3_Summary of policy and planning framework
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Headline policies that relate directly to the site in-
clude:
London Plan
The site falls within an Opportunity Area: the
capitals major reservoir of browneld land with
signicant capacity to accommodate new hous-
ing, commercial and other development linked to
existing or potential improvements to public trans-
port accessibility.(GLA, 2009)
Hackneys South Shoreditch / City FringeArea Action Plan
Identies the area as suitable for intensication of
urban form and economic performance. The west-
ern portion of the site falls within the Tall Buildings
Opportunity Area. Other keys aspects denoted in
the document include conservation areas to the
west of the site and the importance of retaining
local character. As well as ighlights a local open
space deciency and the need for improved pe-
destrian connectivity.
Hackney Tall Buildings Strategy
Identies the western portion of the site as a rec-
ommended area for a tall buildings cluster.
Tower Hamlets City Fringe Area Action Plan
Recommends retaining and intensifying the cur-
rent mixed use and character of the Brick Lane
area, restricting heights to 4-5 oors, restricting
set-backs and maintaining ne grain, improving
connectivity of and access to open space and
providing new affordable homes, including family
homes.
Hackney and Tower Hamlets Housing Strate-
gies
Identify the need for more affordable housing,
specically for family homes (3 or more bedrooms)
and see developments such as Bishopsgate
Goods Yard critical to securing this growth.
Bishopsgate Goods Yard Planning Guidelines
Situates the site in the context of constraints, sur-
rounding conservation areas and listed structures
on site. Contains recommendations for: a taller
building cluster on the west of the site reducing
in height to the east, opportunities to build above
the East London Line, sustainable design, pub-
lic space including new green open space above
the viaduct, enhanced local connectivity, a site
integrated with the surrounding character areas,re-use of historic structures, a mix of employ-
ment opportunities and housing types and tenure,
healthcare and community facilities.
It is proposed that the site could support approxi-
mately:
350,000 sq.m. of overall development;
1000-2000 new homes;
75,000 150,000 sq.m. of non residential oor
space;
1.8 ha of publicly accessible open space.
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2.0Area Analysis
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The urban and spatial analysis of the local area
surrounding the Bishopsgate Goods Yard site wasundertaken by six different areas of analysis:
Socio-economic prole
Urban grain/block structure and use/ mix
Open Space system
Access
Massing/Density
Building typology, landmarks, signicant build-
ings and view corridors.
Throughout this section, we summarize the nd-ings of these areas of analysis focussing on how
they affect the particular urban characteristics (ie.
block structure, access, public realm) which will
inform the detailed development strategy.
Socio economic prole
The population of the area surrounding BGY ispredominantly young (Fig. 1) and is characterised
by a diversity in terms of income, education (Fig.
2) and ethnicity and relatively high rates of unem-
ployment (6%).
The degree of socio-economic complexity in the
area, in particular the amount of working age pop-
ulation and young people, should be taken into
account in terms of proposed economic activities.
A wider range of employment opportunities, train-
ing and education and improved services targeted
towards the local population should be a priority in
redevelopment schemes. The gap between levels
of education and employment is great in the area
with the majority of highly paid and highly skilled
employment concentrated in the City of London.
Improvement of green spaces including educa-
tional programmes could tackle issues of sustain-
ability, crime, mental health and community cohe-
sion. The incidence of robbery and theft related
crime in the area could also be tackled by imple-
menting CPTED principles in areas missing natu-
ral surveillance, active frontages, etc.
2.1_Urban Design Characteristics
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Urban grain/block structure and use/ mix
The urban fabric of the area is typied by adapt-
able mixes of coarse and ne grain plots around
the site supporting a variety of uses, with a ow
of activity at different times. The encroachment of
the coarse, mono-use City grain into these areas
has been prevented by their designation as con-
servation areas despite enormous economic pres-
sure. Exceptions to this typical form are the more
homogenous areas to the south east (corporate
commercial) and south west (social housing).
The area involves a large and varied mixed use
covering a wide range of activities which dene
certain areas of similar character (image districts)bordered by zones of transition (edges). The va-
riety in these image districts and the adaptability
of uses evident in some ne mix uses buildings (ie.
Tea Building , old Truman Brewery) suggest a wide
range of potential options for the site to adopt in
relation to the mixture and adaptability between
multiple grains and uses. (p.31)
The built mass is shaping both internal and ex-
ternal spaces, and has mostly been adapted to
suit function. The building use then determinespedestrian ows and access as well as inuence
the character of the public realm.
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Open Space system
The open space system of the area is character-
ized by its exibility and transitory character; by a
constantly changing atmosphere that varies from
day to night and weekday to weekend. The di-
verse nature of open space is further categorized
by public and private, hard and soft, temporary
and permanent and high and low intensity among
others.
The built environment shapes the voids that cre-
ate open spaces. Within the site, there is not alack of open spaces per se but a lack of green
spaces. The challenge for the planned framework
is to make connections between green spaces,
markets and other hardscapes in the area that are
disrupted so that these spaces can be enjoyed by
residents and visitors.
The site serves as a backdrop for informal activities
that nourish the temporal uses of its open space
boundaries. The challenge is to encourage inter-
action within the open spaces around the site andto increase permeability without destroying the
existing network. The activities proposed through
temporary or long-term use might be adaptive
and exible to the continuous contextual changes.
Access
The area is generally well served by public trans-
port, and has a PTAL index 6b. Currently, the
North-East part of the site area is less served by
bus networks in comparison to the West. Opening
of the Shoreditch Station will improve accessibility
in the North-East area.
The site is bound by networks of strategic routes,
streets and cycle paths, which allows for sufcient
access to surrounding Boroughs.
The area provides several points for improvement
of pedestrian movement. Conicts of use be-
tween pedestrians, cyclists and drivers emerge in
certain sites such as Brick Lane. Accessibility is
also inuenced by building density, as high-mass
buildings in the area cut off alternative routes and
decrease sense of security. Inappropriate use of
street furniture occasionally diminishes the quality
of pedestrian use and safety and disrupts ows
of pedestrian movement. Design of pedestrian
crossings should contribute to ow without de-lays.
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Massing/Density
Due to various factors such as plot size, family
size, and building heights the inconsistency be-
tween population and physical density is ubiq-
uitous. The disconnection between population
and physical density is shown in the contrast
between Shoreditch High Street and Brick Lane.
While Brick Lane has a higher population then
Shoreditch High Street, it has a drastically lower
physical net density.
The study area can be divided into clusters de-ned by trends in building mass. The design and
formation of mass provides an identity for the
area and also plays a role in vulnerability to crime.
Building mass shapes the edges that create prop-
erty demarcation, accessibility, and visibility, which
form areas of safety or vulnerability to crime. In
addition, changing week activities, such as week-
end markets and business people from The City
create an ebb and ow of population density on
the street. Therefore, the areas redevelopment
must be sensitive to the existing context by incor-porating cluster identity into new developments,
design mass to create spaces of perceived safety
and decreased crime risk, and generate continu-
ous activity to evade street voids.
Building typology, landmarks, signicant
buildings and view corridors.
The built environment of the BGY has been under-
going urban change for years. The building uses in
the area are quite diverse and range from creative
industries to high nance. The image and reality of
the site is dened by striking contrasts of vibrant
areas and high rise buildings to areas of urban de-
cay, and derelict infrastructure.
The sense of insecurity in some areas is quite
prominent, exasperated by the blighted built envi-ronment. Derelict buildings in the area lead to de-
creased sense of pedestrian safety. Lack of active
frontages and natural surveillance such as Sclater
Street also decrease pedestrian safety. Thus, re-
development schemes in the site area must take
into consideration the transformation of derelict
buildings, while staying true to the existing urban
fabric ad historical signicance of the area.
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Strengths
(to be defended and built on through the
development)
Weaknesses
(to be addressed through the development)
High levels of connectivity by public transport
Transformation and adaptability of local building useallow for a constant evolution of neighbourhoodidentity
Diversity and vibrancy of local economic activity
Adaptable existing spaces and structures within thesite
Overall high population density of local areas ascompared with the rest of London
Site serves as a bridge from residential to morecommercial areas and The City of London
Diverse commercial spaces attract a range of usesand users at different times of the day / week
Good lighting on major streets
Markets attract people from surrounding areas andextend active frontages around the site on weekends
Disconnection between built form and population
density leading to overcrowding in some residentialareas and signicantly lower population densities inothers.
Coarse-grain/mono-use housing and commercialareas restrict adaptability and integration with otheractivities
Derelict buildings and construction sites disrupt cityfabric and increase fear of crime
There is less than half of the recommended greenspace in Hackney and Tower Hamlets
Limited and fragmented open space, with poorlydemarcated public/private space
Poor East/West public transport and pedestrianconnections
Street clutter prevents seamless pedestrian ow andcreates confusing street intersections
Lack of street furniture, especially benches andbicycle stands
Opportunities
(to be maximised through the development)
Threats
(to be mitigated through the development)
Build additional affordable family housing and reduce
local overcrowding
Connect the variety of community and structuralidentities surrounding the site
Prioritise neighbourhoods needs through communityuses / services and economic opportunities for youngpeople
Create a space that draws strengths from individualneighborhood characteristics
New multi-use buildings unlock potential of coarsegrain buildings to incorporate varied activities atdifferent times. The same ideology can be used formixed use open spaces.
Encourage temporary uses that reect local interestsand needs from the site, and contribute to thedevelopment of uses and form over time.
Use strong existing local community organizationsand institutions to attract interest in temporary usesfrom the community
Connect fragmented open space, improve pedestrianconnectivity and provide additional green space.
Bridge Goods Yard with Eastern Yards
Site will remain unused as development is reliant on
economic climate
Economic pressures will mandate what is built on andaround the site and will lead to high mass commercialbuildings that do not add signicantly to housingneed and generate a character in great contrast tolocal conservation areasPromotion of high-income housing and high-valueuses leads to indirect exclusion of local populationsfrom the site
Risk of crime on streets of irregular activity
Developers will disregard community identity andcreate a generic space
Public Space on the Goods Yard site will de factobelong to those living on the site and will isolate thesurrounding community
Poorly designed open space can correlate toincreased crime rates
Redevelopment of the area can cause an increasein density thus making the affects of the additionalhousing provision in the area negligible
2.2_Constrains and Opportunities
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3.0Objectives,
vision anddesign
principles
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The Bishopsgate Goods Yard has the potential
to be an inclusive spatial node by harnessing thestrengths of the surrounding area, both social
and physical, and exploiting its opportunities. Its
future development should respect local charac-
ter and livelihoods, create non-fragmented open
spaces and approach structural development in a
way that compliments existing urban grains. Be-
yond the short-term temporary uses of the site,
the long-term design parameters must answer to
a comprehensive vision, where land-use, scale
and social impact are coordinated under the um-
brella of community building.
3.1_Vision 3.2_Objectives
1. Development of the Bishopsgate Goods Yard is
well integrated with the surrounding areas, takinginto consideration the unique character of the site;
2. Foster local diversity and interaction by sup-
porting a community driven development in order
to achieve a strong social cohesion and to reduce
crime.
3. Improve the permeability of the site, by support-
ing a development strategy that not only improves
north-south/east-west connectivity but that ad-
dresses the needs of pedestrians and cyclists;
4. Improve the existing and fragmented open
spaces in and around to the site to allow greater
accessibility of these areas by residents and visi-
tors;
5. Ensure that any new building developments in
the BGY site are sensitive to the historical and cul-
tural fabric of the existing area, taking into consid-
eration conservation areas, listed and locally listed
buildings;
6. Promote multi-use buildings to unlock the po-
tential of coarse grain buildings in the area and to
incorporate varied activities at different times
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3.3_Design principles
The following design principles have been shaped
and inuenced by the previous urban analysis andact as a guide to the forthcoming development
proposals for the Goods Yard.
1. Improve the permeability to the site at different
levels (ground and upper) in the east-west and
north-south directions.
2. Create a clear hierarchy of movement which
puts pedestrians at the top: pedestrian paths
and cycling routes should be clearly divided in the
site; as well, pedestrian paths, cycling and vehicleroutes, should be clearly divided outside the site.
3. Create recognizable and exible paths inside
the site.
4. Improve cycle and public transport networks
and their interaction with the pedestrian one (bus
stops, bike racks etc.).
5. Improve nodes and signage through traditional
tools and through use of art.
6. Network already existing columns of activity
into an integrated public realm fabric.
7. Develop a strategy to create a public realm
language that ows uently between the three
councils around the site.
8. Establish a balanced public-private partnership
with council leadership to ensure equal access to
public realm benets.
9. Foster landmark spaces from public to private,
from open to enclosed.
10. Balance the private requirements of land use
with the existing local needs regarding health
issues and space pressures.
11. Utilize existing viaduct and archways
as a connecting element from east to west,an opportunity for temporary uses and as a
boulevard for permanent use.
12. Respond to the existing urban grains to the
north of the site, allow for north-south permeability
through the site, both at multiple levels and also
connecting multiple levels.
13. Integrating existing and new structures through
advanced structural engineering.
14. High-rise buildings should provide public
and semi public facilities for temporary densities
(work time densities, residential and weekends
activities) - that ensure a constant use of the of
ground oors and upper oor levels. the where
use is not a linear purely an extrusion vertically,
from public-transitional-private.
15. Enhance visual connection across the site
while maintaining clear security boundaries.
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4.0Detailed
developmentstrategy:
Identication of
development sites
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The BGY site is situated in a dynamic context of
urban development and transition. Because of itsstrategic position linking the north/south axes of
activity and movement of Shoreditch High Street
and Brick Lane, and proximity to the expanding
City, any development of the site must take into
account impact on and inuences from develop-
ment opportunities and pressures in the surround-
ing urban fabric.
The image below illustrates some of the most sig-
nicant of these potentialities and their relationship
to the BGY site. While this development brief fo-
4.0_Identication of development sites
Transitional area around
Redchurch St can besupported and enhancedthrough increased N-S
connectivity on BGY site
G+ 25 development
Potential for Eastern Yards
development following ELL
completion
Pedley Street development
site
Brick Lane activity corridorcan be enhanced throughincreased W-E connectivity
on BGY site, intensified nodeat eastern end of BGY
connecting to Allen Gardens
Fragmented transitional area
mostly residential,permeability and activity in
area can be enhancedresponding to increased N-S
connectivity on BGY site
BGY site and focus of development brief
Future development site identified by HackneyLDF
G+50
develop-ment
proposed
Fragmented
mixed usearea, identity
can be
consolidatedto complement
and enhanceactivity and
connectivity on Reference sites for high density, tall building clusters setting precedents in proximity to BGY
cuses predominately on the BGY itself, it is devel-
oped in the context of the urban analysis of thewider area and expected to contribute a catalytic
role on the integrated development of the indicat-
ed areas.
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4.1Urban Structure
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Development of the urban structure of Bishopsgate
Goods Yard must be integrated with publicrealm and access developments under a holistic
approach that responds to the complexity of site
and surrounding context as revealed through the
urban analysis phase. Guidelines are structured to
allow multiple proposal options which recognise
and are conscious of the trade-offs between
the sites economic potential, the needs of the
surrounding communities and the context of the
local urban fabric. Responses should promote a
phased and incremental development of the site
allowing emergent uses and transitions betweentemporary and permanent activities.
3.1.1_Vision 3.1.2_Objectives
1. Address neighbourhoods needs through uses,
facilities and services (including affordable familyhousing, green space and a health facility) that
meet identied local need and provide economic
opportunities for young people.
2. Include diverse commercial spaces of varied
grain to attract a range of uses and users at differ-
ent times of the day / week.
3. Create a legible built form that is not an amal-
gamation and blending of identities, but draws
strengths from individual neighbourhood charac-teristics.
4. Implement an approach to massing and density
that is sensitive to the character of and impact on
surrounding conservation areas.
5. Implement an approach to permeability and
movement in the urban structure that reects the
complexity of the vertical and horizontal layering
of the site.
6. Encourage temporary uses that reect local
interests and needs from the site, engage local
people and institutions and contribute to the de-
velopment of uses and form over time.
7. Retain existing structures (full length of the via-
duct, remaining perimeter wall, weavers cottages
etc) for adaptive use wherever possible.
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3.1.3_Design Principles 3.1.3_Long Term Framework
1. Utilize existing viaduct and archways as a con-
necting element from east to west, an opportunityfor temporary uses and as a boulevard for per-
manent use
2. Respond to the existing urban grains to the
north of the site, allow for north-south permeabil-
ity through the site, both at multiple levels and also
connecting multiple levels
3. Integrating existing and new structures through
advanced structural engineering.
4. High-rise buildings should provide public and
semi public facilities for temporary densities (work
time densities, residential and weekends activi-
ties) - that ensure a constant use of the of ground
oors and upper oor levels. the where use is not
a linear purely an extrusion vertically, from public-
transitional-private
5. Enhance visual connection across the site while
maintaining clear security boundaries.
The Bishopsgate Goods Yard is the site of many
overlapping, interdependent and interconnectinginuences. These inuences come from all as-
pects, primarily the commercial forces in the City
to the south-west, the contextual characteristics
of the Brick Lane and Banglatown communities to
the south-east and residential areas to the north of
the site, and the aspirations and obligations of the
local authority and city which are to be provided
for its citizens.
Surrounding Inuences
Each of these key inuences bring with them
strong and complex characteristics, which need
to be considered within the development prin-
ciples in order for future permanent development
to reach the sites full potential and to support the
needs of the surrounding communities; primarily
with respect to housing, local and city economy,
open space, and transport and movement, while
maintaining an integrated urban fabric within the
city as a whole.
Surrounding inuences are not a snapshot intime, but need to capture the historic character,
respond to the current conditions, as well as ac-
knowledge the anticipated development plans
for the future. When responding to the City it
will be imperative to understand the planned fu-
ture development of the city fringe, while on the
contrary when responding to the residential areas
to the north, the development needs to pay re-
spect to the existing conservation areas, in par-
ticular considering their building typologies, densi-
ties, heights etc. The character and atmosphere
of Brick Lane and the surrounding market areas
are a unique phenomenon, which will require very
sensitive considerations in order to support and
nurture those conditions into the future. Part of the
local authoritys responsibilities is to ensure suf-
cient social provisions such as educational facili-
ties, affordable housing, public open space, trans-
portation etc which will be carried out through
new development within the local area including
the Bishopsgate Goods Yard site.
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Site Complexity
In addition to the surrounding inuences the Bish-
opsgate Goods Yard site itself is far from being a
blank canvas browneld site. On the contrary the
remnants of layering of past life and activity of the
sites history, in conjunction with the current de-
velopments on site, namely the new East London
Line railway, provide a rich and changing starting
point for future development. The main physical
elements for consideration include the following:
The 260m long Grade II listed Braithwaite Via-duct, with respect to historical and structural val-
ue, and also the internal and external spaces it
creates at both ground and upper levels
The other unlisted arches connecting to the
Braithwaite Viaduct, which together create the
covered pedestrian boulevard along London
Road
The listed forecourt wall and gates, which cre-
ate a frontage to Shoreditch High Street at ground
level only
The elevated box of the new East London Linerailway, which in the next few months will not only
provide a transport connection to other parts of
the city, but will create a node and intersection
for transfer between vertical and horizontal move-
ment around the site
The lower ground level barrier to north-south
circulation, which is the mainline rail network to
and from Liverpool Street Station
The other non-visiblebelow ground infrastruc-
ture such as the BT telecommunications and cen-
tral line tunnels
Framework for Development of the Urban
Structure
The common approach to development relating
to Urban Structure is to create development prin-
ciples along the lines of discreet topics; where the
most widely used topics include Form, Typology,
Grain, Height, Use Mix, Density, and Environmen-
tal Impact. On straightforward browneld devel-
opment sites it is possible to assess development
potential using each of these topics in isolation,
but on complicated sites such as the BishopsgateGoods Yard site this approach could be consid-
ered an over-simplication of the development
opportunities and parameters. The itemized ap-
proach also misses the opportunity to understand
the nuances which are only apparent when as-
sessing the site in a collective manner; it is im-
perative that the development outcomes amount
to more than the sum of the parts.
Our approach to the long-term development of
the Bishopsgate Goods Yard is two-fold.
Firstly, we establish a set ofoverarching develop-
ment principles which are intended to guide or
steer the development priorities and act as a tool
for achieving successful and sustainable develop-
ment on the site.
The following are the key development principles:
1. Existing Viaduct and Archways
as a connecting element from east to west opportunity for temporary uses
boulevard for permanent use
2. Footprint at ground and upper levels
built form to explore extrusions other than
purely vertical extrusions
in particular, respond to the existing urban
grains to the north of the site
allow for north-south permeability through the
site, both at multiple levels and also connecting
multiple levels
3. Integrating Existing and New
through advanced structural engineering pro-
vide solutions on the south-west corner of the
site which integrate the existing and new struc-
tures for a collective benet
4. Interconnected and overlapping uses
where use is not a purely related to verticality,
from public-transitional-private
high-rise buildings should provide public and
semi public facilities for temporary densities
(work time densities, residential and weekends
activities) - that ensure a constant use of the of
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*Existing Planning
Guidance
Commercial
Drivers
*Context
West side East side
Overall development 350,000 sq.m.
Density
Population 425-851 person/ha1.88-83.44
person/ha
131.31-150.04
person/ha
Household 213-426 household/ha
1-36.39household/ha
45.86-60.45household/ha
Built 74468 sq.m./ha6-3097
sq.m./ha
2641.03-
4140.63 sq.m./
ha
Height
Tallest building:
225 m, 50
oors
Use Mix
New
house:1000-2000
Non-residential:
7500-15000 sq.m.
Up to 15000
sq.m. for
commercial
use
Ofce building
and commercial
use
Mix of retail and
residential use
Form/TypologyMix of tall and low
buildingsTall buildings
Mix of tall and
low buildings
2-4 storey
buildings
Environmental impact
Respect to
the historic
environment;
Accommodate
latest developments
in environmentally
sustainable
technology
ground oors and upper oor level
5. Visual connection across the site while main-taining clear security boundaries
imaginative proposals for separating elements
between public and private ie. through the
use of changes in levels, water elements
where there is no ambiguity of ownership of
accessible spaces
Secondly, we establish Parameters for Negotia-
tion. The underlying intention with this concep-
tual approach is to identify the key parameters of
each of the above topics (Form, Typology, Grain,Height, Use Mix, Density, and Environmental Im-
pact), based on the surrounding inuences (com-
mercial drivers, existing built context, and the lo-
cal authority / citys aspirations and obligations),
which then in an applied way, can be tested on thesite within the existing conditions.
This approach will allow for multiple proposal op-
tions, whereby trade-offs between the topics will
create different benets and compromises, and
ultimately can be ne-tuned to reach an optimal
balance.
Below is a Matrix of the Parameters for Negotia-
tion, capturing the key parameters as we under-
stand them at this point in time. Each cell repre-
sents a single perspective on a single topic, which
in many cases will contradict other cells.
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North-South Section 1 (eastern edge)
Related to the built environment and connectivity within the
site, the graphic shows the recommendation that buildings in
the eastern edge have similar heights to those of Brick Lane,
as an aim to maintain the urban fabric of the area. The lower
heights are also important for preserving views and allowing
sunlight into the site. The graph further illustrates the connec-
tions between the north and south that make the open space
more accessible for resident and visitor use.
Indicative Illustration for Inspiration
The following 7 illustrations are intended to indi-
cate how the above parameters can be applied
and tested across the site.
It is not envisioned that each cell can be achieved
in its entirety, but through negotiation and a ho-listic assessment an optimum development pro-
posal can be achieved. This matrix is intended
to be viewed as a live document, which can be
updated and built upon throughout the duration
of the development of the site. This will allow de-
velopment proposals to continually respond to the
current state of affairs and prevailing priorities.
This approach is the antithesis of a prescriptive
development brief, and is intended to stimulate
truly creative and appropriate approaches to de-velopment, which are viewed and reviewed in a
holistic manner.
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North-South Section 2 (middle of development site)
Moving westward along the site, heights of buildings will in-
crease to around 30 oors, reecting the urban grain trans-
formation from low rise building in Brick Land to the high rise
buildings in the city. These higher buildings may block sun-
light from penetrating the north side of the site, therefore it is
recommended that buildings are separated to let the sunlight
go through. Furthermore the spaces between the towers can
be used for open space, adding to the connectivity of the
proposed park and archways.
North-South Section 3 (western edge)
In the western edge of the site, building heights reach their
peak with the tallest buildings reaching 60 oors. This is strat-
egy to maintain the urban grain represented in the western
part of the City. As a goal to maintain the archways, we rec-
ommend to build a structure, no more than 12 oors, above
the arches. By maintaining the unlisted arches it can con-
nect the station square in the north and the public square in
the south as well as maintain the urban characteristics in the
east.
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East-West Section 2 (at Overground Rail Station)
The unique condition of the elevated box creates distinct
conditions below the box and above, allowing for changes in
use. At the principle location for vertical connection between
the ground level and the platform level, there is opportunity to
allow people permeate and occupy the upper level, creating a
pedestrian street with retail and restaurant potential.
East-West Section 3 (southern edge)The section through the southern edge of the site illustrates
the existing viaduct, and the internal and external spaces it
creates. The south-west corner of the site will be the ideal lo-
cation for the tallest building on the site, for commercial use.
The illustration shows the commercial uses raised above the
viaduct level, freeing the ground and rst oor levels for more
public uses, and allowing for connections to the highline park.
East-West Section 1 (northern edge)In the northern edge of the site, building heights respond to
the heights and residential use on Bethnal Green Road and
Sclater Street. The heights are not uniform in height from
east to west, but build in height from the more protected area
adjoining Brick Lane, through a transitional zone to the tall
buildings on the western edge along Shoreditch High Street.
The building footprints and gaps between maintain a similar
grain and plot size to the blocks to the north.
East-West Section 1
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East-West Section 3
East-West Section 2
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[U]rban Spaces lie fallow from time to time dur-
ing the transition from one use to another, a pro-cess of ostensible disuse in fact possess strategic
signicance
(Schwarz and Rugare, 2009)
As Schwarz and Rugare emphasise, whereas a
vacant space is often seen as a failure of urban
planners and developers, its potential temporary
use during its fallow period should never be un-
derestimated. Bishopsgate Goods Yard site, now
vacant since its brief revival between 1998-2001,
offers an ideal resource for housing temporaryuses until the current economic downturn sub-
sides.
The urban structure of the Bishopsgate Goods
Yard site lends itself to two forms of temporary
use:
Those that remain on site for a given period
and are removed when permanent development
works begin; and
Those that could potentially integrate into thelong-term proposals for the site.
The latter being community oriented facilities, such
as a library or sports facility, that require greater
public investment. These uses would occupy the
listed structures of the site while the former, uses
requiring little structural investment such as work-
shops and ofces, would occupy spaces that may
be removed or redeveloped in the future, although
we recommend preserving all historical structures
of the site listed or unlisted - given that the sites
heritage creates a unique sense of place.
The phasing aspects required for the permanent
development works need to be mindful of con-
sidering temporary uses. While one zone of the
site is partitioned and undergoing works for per-
manent use, the other areas need to operate in-
dependently. Relying on Brick Lane as a spine
in the rst period of the arches development until
an identity of the arches is established and at the
same time reopening Wheeler Street to provide
3.1.4_Temporary Use
accessibility to Shoreditch High Street station.
Both forms of temporary use should ensure
round-the-clock activity in the area, acting as a
natural form of surveillance and consequent crime
deterrent.
Moreover, uses should complement the neigh-
bouring activities (i.e. Brick Lane and Spitalelds),
while also forming networks with cultural and
community facilities in the wider area (see next
page). This will both distinguish the sites individu-
al character from neighbouring uses and enhance
the connectivity of the site forming a node of cul-
tural and community facilities in an area that lacks
a satisfactory number of these.
The study of the existing facilities in the three coun-
cils where the site is located demonstrates that
there is not a lack of community facilities such as
schools or libraries. In fact, there is a reasonably
strong presence of community centres servicing
the area. There is, however, a lack of cultural ven-
ues - such as museums, art galleries, cinemas,
mixed activities
progressive renewal
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theatres, and sport facilities. When observing the
physical location of these community services,
there is a striking disengagement of the Bishops-
gate Goods Yard site and its immediate area with
the community network. Currently, the BGY site is
essentially an obstacle to these networks natu-
ral ows. In this context, we recommend seizing
the Bishopsgate Goods Yard development as an
opportunity to rethink these networks and possi-
bly even utilise the site as a central node of these
activities - on the one hand complementing the
existent community dynamics and, on the other,
providing where community services currently
lack. The temporary strategy adopted might prove
a perfect opportunity to test the viability of some
of these community enhancement options to be
incorporated into the permanent proposal.
museums/exhibitions spaces other recreational activitiescommunity centres
educational facilities libraries
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Finally, the temporary uses should enhance the
permeability of the site accentuating the west east connection from Shoreditch High Street to
Brick Lane as well as north south creating a
more direct link between Bethnal Green Road and
the Bishopsgate transport node.
Precedents
From an international perspective there are a
myriad of examples that relate to the Bishopsgate
Goods Yard potential as a site of temporary use.
The case of the LX Factory in Lisbon (Portugal)
proves that the use of a dormant urban site might
serve as a catalyst for regeneration of an area
much bigger than the site itself.
Privately owned and awaiting planning permission
from the Lisbon city council, the 2.3 hectare site
of this former textiles and graphics factory are be-ing used for a multitude of activities. The success
of LX Factory is visible in its occupancy rates, the
media attention and its round-the-clock activity
with initiatives that appeal to very different sectors
of society.
As a consequence of the current economic down-
turn, development sites that have stalled and lie
vacant are now a familiar feature of the urban land-
scape. There are interesting precedents, however,
where a vacant site has been used temporar-ily while developers wait for grass shoot signs of
recovery in the economy. For example, a stalled
development site on Oxford Street, London, ear-
marked for a mixed use development to be com-
pleted in 2012, has recently been used to exhibit
24 life size dinosaurs and attracted up to three
thousand visitors a day during school holidays.
Moreover, ostensibly permanent uses rely on tem-
porary structures to integrate with, and preserve,
an existing urban structure similar to the arches
of Bishopsgate Goods Yard. Borough Market in
London, for example, successfully combines a
number of permanent use (restaurants and bars)
alongside the more temporal uses of the market
stalls that cluster underneath the Victorian railway
arches.
enhancing permeability phase 1
enhancing permeability phase 2
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DPU_BUDD_2010_BU1_Bishops Gate Goodsyard_Development Brief
On the right
Examples of temporary use as exhibition venue and book-
shop
On the left
Examples of more permanent use as shops and caf, mixed
also with unconstrained uses as a daily fruit market
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4.2Access
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4.2.0_Introduction: from general principles towards an access improvement
Between the general principles mentioned in
chapter 3.3.3., the ones related to the improve-ment of the accessibility towards and inside the
site are:
1. to improve the permeability to the site at
different levels (ground and upper)
in the east-west and north-south directions;
2. to create a clear hierarchy of movement which
puts pedestrians at the top: pedestrian paths and
cycling routes should be clearly divided in the
site; as well, pedestrian paths, cycling and vehicleroutes, should be clearly divided outside the site;
3. to create recognizable and exible paths inside
the site;
4. to improve cycle and public transport networks
and their interaction with the pedestrian one (bus
stops, bike racks etc.)
5. to improve nodes and signage through tradi-
tional tools and through use of art.
Guided by those principles, the development
should address the issues identied in section
4.2.2., working in the theoretical framework stated
in section 4.2.1: the strategy (4.2.3) to implement
the accessibility should be developed under the
same framework.
Above:
movement of people on the study area;
ows channeled toward the Yard.
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Permeability
Permeability is a perceived quality and rep-
resents the degree to which an urban area al-
lows movement and provides a choice of routes
through an area (Bentley et Al, 1985). Beyond
the availability of choice, its important that there
is also an awareness of route choices so that the
permeability is utilised.
With respect to crime prevention, permeability can
be viewed both negatively and positively. In some
cases, a high degree of permeability is consid-ered undesirable as it provides a choice of escape
routes for criminals (Cowan, 2005). On the other
hand, non-permeable street networks, can create
crime hotspots, such as dead-end streets. The
desired degree of permeability has to be balanced
by an assessment of the crime hotspots in the
area so that permeability doesnt contribute to an
increase in the crime in the area.
4.2.1_Access: theoretical components
On the right:
example of the concept of permeability in nature;
present impermeability of the Yard;
different degrees of permeability on the study area related to
the urban grain.
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Connectivity
Connectivity refers to the directness of links and
density of connections in a transport network
(Cowan, 2005). Generally, a well-connected ur-
ban area reduces travel distances and facilitates
movement both within an area as well as from
within to external areas.
With respect to crime issues, one way to help in-
crease the sense of community strength which
can help to combat crime is to aim for the creation
of one connected neighborhood rather than a col-lection of disconnected areas. This can lead to a
sense of community responsibility and care of the
area as a whole (Ofce of the Deputy Prime Minis-
ter and Home Ofce, 2004).
On the right:
example of the concept of connectivity in nature;
intersection of several paths near Spitaleld Market;
different components related to Connectivity on the study
area.
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Legibility
Legibility of an urban area signies the degree to
which people are able to read their surround-
ing environment and understand how to navigate
themselves in a place using signs, built form, land-
marks and marked routes. Legibility is the lan-
guage of the city that helps people to feel either
welcomed and well-oriented or uncomfortable
and lost in the space. A gradual, phased strat-
egy to the development of the site area, as is pro-
posed in this development brief, can contribute
to legibility as it enables residents and visitors togradually become familiar with the changes and
accept them over time.
Legibility is particularly important for bringing
about a feeling of safety in an area prone to crime.
Clear waynding and signage enable visitors and
vulnerable populations to easily and comfortably
either wander through an area or get to a particu-
lar destination.
On the right:
example of legible environment (Piazza dei Miracoli in Pisa);
landmark as space (outside Spitaleld Market);
landmark as building (the Gherkin);
landmark as event (Brick Lane Market).
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4.2.2_Issues to be addressed
Waynding and clarity of movement
Our analysis indicated that the waynding and sig-
nage in the area surrounding the site is reasonably
good due to visual landmarks created by domi-
nant built forms, particularly in the Western end of
the site. The main exception to ease of waynding
is in the Brick Lane/Fournier Street area, where
there is an opportunity to increase the amount of
strategically placed non-commercial signage.
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Ambiguous and conicting uses
Areas such as Shoreditch High Street, Sclater
Street, Brick Lane and Norton Falgate reveals how
there are unclear and often conicting signals with
respect to the use of spaces. For example, while
Shoreditch High Street is proposed as an ofcial
cycle route yet it has no dedicated or designated
cycle lane.
Contribution of area permeability
The street network around the site demonstrates
an high level of permeability, with the obvious
exception of the immediate site itself, which
currently serves as a blockade to easy north-south
and east-west passage. Re-development of the
Bishopsgate Goods Yard should consider howthe site can t seamlessly into the permeability
network of the area and avoid abrupt passage
transitions.
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Generally, we are in agreement with the design
principles set out in the Planning Guidelines in termsof creating equitable and safe access for visitors
and residents to the area. The proposed streets,
paths and spaces identied for development
achieve a well-connected and permeable network
contributing to an integration into wider London.
That said, we believe that the guidelines are
narrow in their focus on the primarily technical
and physical meaning of access. In this sense, the
guidelines are disregarding the human element of
the site and how it connects to the surroundingcommunity. The guidelines acknowledge the
strong local character of the area, however they
do not specically address how this character
can be incorporated into the issue of access. The
way we perceive access is not only a matter of
mechanical movement from point A to point B
but it is the cultural, environmental and emotional
experience that accompanies this movement.
Therefore, dening a legible space as something
able to produce vividly identied images of thebuilt environment (Lynch, 1960), the space itself
should become a landmark, along with the events
it could host: markets, celebrations or whatever.
To achieve this, our recommendation is to maintain
the character of extreme exibility visible in some
derelict areas around the Yard or in the spaces
that usually host the market (which have a great
potentiality in terms of informal and temporary
uses).
Moreover, our recommendation is to see the site
as a potential catalyst of ows, a sponge able to
attract and absorb the density of people walking
in the surroundings.The ows should not be seen
simply as disappearing traces on a dull open
space, but as something able to shape the space
itself. Therefore, the system of accesses, paths
and open areas should derive directly from the
interpretation of those ows.
Above:
a legible environment depicted in a De Chirico painting;
a suggestion of the possibility to host events on the Yard;
disappearing traces in a nomadic space: the Yard itself
should be seen as nomadic, but at the same time able to
interpret and incorporate those traces.
4.2.3.0_Confronting the planning guidelines: general approach
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4.2.3.1_Strategy: changing the context through the theoretical components
Short
term
Me
diumt
erm
Longterm
Present
In the short, medium and long term, several in-
terventions will lead to a general improvement ofthe Permeability, Connectivity and Legibility of the
study area.
In terms of Permeability, the site should be in-
creasingly treated as a sponge, cutting its imper-
meable fabric with several paths. Both the North-
South and the East-West connections should be
improved. The nal image suggests really perme-
able grain.
In terms of Connectivity, an incremental opening ofpaths inside the site (the red ones in the schemes)
and some improvements of public transport and
cycle network (see section 4.2.3.4) should be im-
plemented in order to enhance a higher freedom
to move within and towards the site.
In the schemes, the black routes are the ones ac-
tually involved in the improvement of Connectivity
around the site: moving from the short of the long
term this involvement will interest a higher amount
of routes.
In terms of Legibility, the images show in black
Landmark Buildings and in grey Landmark Spac-
es. Several interventions (the construction of the
built evironment itself, the use of art see section
4.2.3.3 and the improvement of waynding sig-
nage) should lead to a general increase of recog-
nisable elements.
PERMEABILITY
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Short
term
Short
term
Me
diumt
erm
Me
diumt
erm
Longterm
Longterm
Present
Present
CONNECTIVITY LEGIBILITY
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4.2.3.2_Strategy: an incremental development at different scales. Design guidelines.
In the short term, along with the general im-
provement of several nodes around the site, theopening of two new routes in the site itself should
improve the connectivity in the North-South direc-
tion.
The forecasted opening of the rehabilitated arches
will make possible to host some activities on the
site: the route beside these spaces will be a public
passage that could host part of the Brick Lane
Market on Sunday.
On the upper level, the construction of a park
could partially ll the lack of green spaces inside
the study area.
LARGE SCALE
In the medium term, the pedestrian network will
be extended toward Allen Gardens that should be
connected to the park on the upper level (the park
itself should be expanded on the space upon the
overground).
Looking at the site the development of the North-
Eastern area should follow a ne grain pattern to
allow the opening of several paths to better con-nect the site to the Bethnal Green Road area.
A pedestrian space between the arches and the
overground footprint should encompass the fea-
tures we have suggested at section 4.2.3.0.
In the long term the improvements in the pedes-
trian and cycle networks will reach its apex, highly
enriching the connectivity on the area.
The development of the Eastern area will give the
opportunity to complete the East-West connec-
tion.
Furthermore the North-South connection should
be denitively strengthened with some interven-
tions, aimed to enhance a higher legibility of that
public space.
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SMALL SCALE: GROUND LEVEL SMALL SCALE: UPPER LEVEL
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Local creativity and artistic talent can be har-
nessed for the purpose of making streets morelegible in particular in the areas north and north-
east of the site. For example, an artistic take on
signage, zebra crossings and street art could help
to distinguish the area from other parts of London
and create a memorable and unique feeling for the
neighbourhood. Beyond the functional purpose
of helping people navigate their way through the
streets, this will also create a greater sense of com-
munity ownership and connection to the changes
occurring if people can see that local stakeholders
have participated in its improvements.
The following initiatives could be implemented to
utilise local artistic talent to improve legibility:
Hold a mural competition for area schools in the
Boroughs of Tower Hamlets and Hackney to add
their community vision to a new blank wall that
results from site development.
Work with local building owners and street/graf-
ti artists to identify locations that lack legibility toadd unique works of grafti on the sides of exist-
ing buildings to create more orienting features in
the neighbourhood.
4.2.3.3_Strategy: use of art as a tool to improve legibility
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Cycle network strategy
Over the long-term, the placement of bus stops
should be rationalised to serve the new Shoreditch
High Street station and to create an increase the
number of pedestrians and public transport users
with access to the station. In the short and me-
dium term, the gaps in the bus network (noted in
yellow in the diagram) should be noted so that al-
ternative less capital-intensive transport solutions,
such as cycling and walking, can be considered
and integrated into the development strategy.
Public transportation strategy
Around the Bishopsgate Goods Yard site, gaps ordeciencies in the cycle network are located on
the main roads and intersections. To establish a
cohesive and safe system of bicycle routes, the
designated roads for cycling should be enhanced
with special cycle lanes, advanced stop lines,
cycle signage and cycle parking along the pri-
mary routes used. Additionally, bike racks should
be added with local area information for cyclists
abundantly available. Furthermore, the London
Cycle Hire Scheme represents a great opportunity
to integrate the site into a London-wide scheme
while tapping into the areas existing interest in cy-
cling. Key areas of deciency around the site are
indicated in yellow.
4.2.3.4_Strategy: improving cycling and bus network
Above:
recommended improvements to cycle network;
recommended improvements to bus network.
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4.3Public Realm
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Dening Public Realm
Public realm is the space that links communities
beyond buildings. Streets, sidewalks, parks and
squares constitute the elements through which,
by diverse means of design, people interact and
circulate. As stated by Carmona (2003), public
realm is a common ground for social interaction,
intermingling, and communication; and a stage
for social learning, personal development, and
information exchange. Furthermore, public realm
and open space in particular- is intrinsically
linked to social conditions, transcending itsphysical nature into a fundamental component
of livelihoods quality: Comprehensive planning
policies for open space are fundamental to social
inclusion, community cohesion, health and well-
being (Open Spaces Strategies: best practice
guidance, 2009).
Importance of Social Well-being
When approaching design principles, social
trends and information should be identied to
create a comprehensive understanding of the
areas context. Both the Hackney and TowerHamlets councils suffer considerable levels of
socio-economic disadvantages, unemployment,
homelessness, neighbourhood violence and
crime. Statistics show how these elements have
contributed to high levels of health concerns
amongst all community groups, with high number
of mental illnesses, depression and suicide. The
emphasis on sustainable development for new
projects can aid the abatement of mental illness
through the provision of green and open spaces,
highlighting the importance in the relationship ofsocial, economic and environmental spheres.
By means of design parameters, the upgrading of
the public realm and the natural environment can
provide a rapid reduction in stress. This serves
a purpose for both the residents of the area and
the transitory users from the ofce workers that
circulate the area during the week. Some benets
of a rich public realm include the improvement
of personal relations with the environment, an
appreciation of local urban character and the
reinforcement of outside community interaction.
4.3.1_Denitions
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DPU_BUDD_2010_BU1_Bishops Gate Goodsyard_Development Brief
SWOT Analysis Dening the site
The Bishopsgate Goods Yard (BGY) site is under
heavy scrutiny for its ongoing development plan.
Its transformation for the near future is sure to have
a lasting effect on the surrounding communities,
as well as a makeshift of the public realm environ-
ment. In this sense, the design guidelines that now
exist should account for the contextual effects this
project has; its impact will denitely reach a largerdimension than the sites perimeter. In terms of the
public realm, focalized development still needs an
integrated approach, and the BGY is no excep-
tion. Under these spatial denitions, a series of
considerations can be understood in the following
SWOT analysis.
Strengths Weaknesses
Transformation of building use allow for a constant evolu-
tion of neighbourhood identity
Diversity and vibrancy form strong economic activity
Adaptable spaces
Serves as a bridge from residential areas to The City of
London
Commercial spaces target a range of socio-economic
groups
Good lighting on major streets
Markets attract people from surrounding areas
Marquee project for the East London Green Grid (ELGG)
Derelict buildings and construction disrupts city fabric
Irregular public use can create weekday voids in activity
There is less then half of the recommended amount of
green space in Hackney and Tower Hamlets
Poor East/West connections
Poorly demarcated Public/Private space
Street clutter prevents seamless pedestrian ow and
confusing street intersections
Lack of street furniture, especially benches and bicycle
stands
Guidelines for pedestrian and vehicle trafc are not strictly
followed which can lead to accidents
Opportunities Threats
Incorporation of a variety of community and structural
identities
Areas of heightened new construction can prioritise neigh-
bourhoods needs
Create a space that is not an amalgamation and blending
of identities, but instead representative of individual
neighborhood characteristics
New multi-use buildings unlock potential of course grain
buildings. The same ideology can be used for mixed-use
open spaces.
Use local community organizations to attract interest in the
temporary site from the community
Bridge Goods Yard with Eastern Yards
Make connection between Goods Yard, Allan Gardens, and
markets
Site will remain unused as it is reliant on economic climate
Wishes of developers with money and power will mandate
what is built on and around the site and will build high mass
commercial buildings that do not add to population density
Gentrication
Risk of crime on streets of irregular activity
Developers will disregard community identity and create a
generic space
Public Space on the Goods Yard site will de facto belong
to those living on the site and will isolate the surrounding
community
Poorly designed open space can correlate to increased
crime rates
Redevelopment of the area can cause an increase in
density thus making the affects of the additional housing
provision in the area negligible
4.3.2_SWOT Analysis
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SWOT mapping
These maps spatially locate the strengths,
weaknesses, opportunities and threats to the
Bishopsgate goods yard. The strengths of the
site are centered around the major paths and
nodes around the site. In contrast, weaknesses
are concentrated on smaller, less penetrable
spaces. Temporary and long term development
has the opportunity to connect public spaces to
one another and represent individual community
identities on the site. The threats of the creation
of generic and exclusive space is focused on how
the surrounding area will eventually affect the site.
Design principles
The driving principle for the BGY intervention
should be the creation of an integrated, plural
public realm that reects community livelihoods.
4.3.3_Design Principles
STRENGTHS WEAKNESSES
OPPORTUNITIES THREATS
1. Strengthen already existing columns
of activity into an integrated public
realm fabric.
2. Develop a strategy to create a public
realm language that ows uently
between the three councils around the
site.
3. Establish an evenhanded public-
private partnership with councilleadership to ensure equal access to
public realm benefts.
4. Foster the development of landmark
spaces from public to private, from
open to enclosed.
5. Balance the private requirements of
land use with the existing local needs
regarding health issues and space
pressures.
The supporting design principles are:
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Challenging the Planning Guidelines
Under the current planning guidelines, the
Bishopsgate Goods Yard is set to have an
important intervention in terms of public realm
design and conception. Reinforcing the elements
of accessibility and urban structure that now
shape the site, the new proposal introduces two
main areas of public realm:
I. A junction of two squares, namely Public Square
and Station Square along the re-opened Wheeler
Street on the north-south corridor.
II. A second-level park that lies over the arches
structure on the southeastern side of the site.
These interventions are sustained by a series of
additional street openings that would increase
the squares accessibility and its relation with the
arches compound. Furthermore, the guidelines
state the importance of extending the sites open
space links with areas beyond its limits, as well as
the necessity of addressing crime prevention andmaintaining local character.
The public realm, as stated before, is constituted
by multilayered factors that crosscut typical design
principles. It should not only answer to design
requirements but to social needs.
Recommendations
Some of the main aspects that the planning
guidelines should take into consideration are the
following:
1. Integrate the public realm proposals and
interventions with a wider approach towards a
local improvement of the urban fabric, well beyond
the site and not limited to the new developments
immediate space.
2. Study the character of the area in order to avoid
generic public spaces that comply with design
standards but that speak to a very specic set of
aesthetic values.
3. Consider the impact that a higher densication
of the area may bring to the public realm. As statedbefore, public realm should answer to current
social needs including health benets, social
deprivations and, in general, livelihoods. In this
respect, the planning guidelines should consider
the following aspects:
a. The sites vicinity is already in need of quality
urban spaces that can be partially addressed
with the interventions on the site. However, the
new massive densication will again create new
pressures due to an increased population anddemand.
b.The proximity of new development to the sites
public realm interventions should carefully avoid
creating a contested or exclusive space, where
the park and the squares operate as backyards of
the proposed high-rises.
c. The abrupt change of scale in the proposed
buildings will impact the presence of shadows
and canyon-like streets (due to short distancebetween the building frontages). This affects
the general quality of the space, introduces
elements of discomfort (e.g. wind currents) and
calls for added, and costlier, measures of design
intervention (e.g. furniture, lighting) to maintain a
continued sense of security.
4. Strengthen links to the eastern side open space
network, to balance the polarisation of renewal
only on the western side of the site. This ensures
an integral approach to public realm, a wider
inclusion of communities and forties the network
of green spaces that exist to the east. Public
realm can be more efcient the less fragmented it
appears to be.
4.3.4_Planning Guidelines
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DPU_BUDD_2010_BU1_Bishops Gate Goodsyard_Development Brief
4.3.5_Macro Level
Improving Networks and Adaptive Spaces
It is essential to understand the concepts of tem-
porary and permanent use of open spaces, as well
as, the distinction between the intensity of use of
these spaces into weekdays and weekends. Such
concepts are crucial; for improvements of dis-
rupted networks, understanding where and when
these disruptions occur, while taking into account
the notion of space and time. Moreover, one must
consider to whom the future development plan-
ning is for and why, whether residents as appro-
priate community spaces? Workers that utilize theeastern side area during lunch time of weekdays?
Or external visitors prevalent during street market
activities? The challenge is to create a exible en-
vironment taking into account the multiplicity of
public space uses. Since the richness of use of
open space in the area is informed by its exibility
and adaptability, the idea is to plan for an inclu-
sive, multidimensional, and adaptative space that
can accommodate the various dimensions of use.
Stregnthening links
Greater inclusivity should be achieved not only in
terms of use of public space, but also by provid-
ing better connectivity taking into consideration
the networks disruptions in order to provide co-
herence and continuity to the existing public realm
system. Strengthen links between the east and
west side of the wider area and creating public
space that by its use mediates between the two
sides, is essential. Improving west-east connectiv-
ity concerns the site, in addition to the wider area.
On the other hand, creating connectivity between
the north and south on the Bishopsgate Goods
Yard as stated in the planning guidance, which is
critical for increased permeability of the area. Si-
multaneously, the increased ow of people across
the site resulting from the improved permeability
will enhance the safety and natural surveillance in
the area. A collection of strategies proposed to in-
tervene in the public realm network accommodat-
ing these needs are set out as guidelines in the
following sections.
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4.3.6_Mesa Level
Sector analysis
The future BGY will be the link between two major
ow corridors at the west and at the east, namely
Shoreditch High Street and Brick Lane. In both
cases, several conditions have constrained the
public realm and its quality (see below).
The void generated between these two corridors
can be partly attributed to the irregular language
in the public realm, with contrasting sites such as
the Bishops Square sector and its empty adja-
cent streets. This fragmentation reinforces physi-
cal and social barriers; at the same time though, it
positions the BGY site as a common ground that
could serve as a node in itself and as an interme-
diary catalyst for the public realm of the area.
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DPU_BUDD_2010_BU1_Bishops Gate Goodsyard_Development Brief
4.3.6_Strategies
General strategies
Under the stresses indicated above, the public
realm network can begin its upgrading by including
a series of design strategies that can have a
signicant impact on the context of the BGY site.
The main strategies considered for the upgrading
of the public realm are the following:
1. Pedestrian policies
a. Introduce pedestrian priority: widen foot-
ways, pedestrian priority streets
b. Improve crossings, pedestrian rights ofway, design a sustained pavement and light-
ing system.
2. Walking routes and obstacles
a. Widen sidewalks when possible, introduc-
ing street furniture and vegetation lanes
that dont interfere with pedestrian ows.
b. Reduce street clutter (furniture, signage,
bus stops) in busy areas yet maintain pres-ence of supporting furniture elements.
3. Catalyst interventions & open landmark spaces
a. Introduce design interventions for specic
space improvement along general policies of
spatial upgrade.
b. Reinforce existing openings (wide streets,
markets, lots) with character elements: sitting
space, green areas and pavements.
4. Lighting and safetya. Create a lighting language across the area,
highlighting important paths and supporting
a sense of environmental safety.
b. Support transparent building frontages at
night that integrate with the exterior.
c. Introduce quality street furniture and plants
with an adequate scale.
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Dening Character of the Site
This brief suggests a few broad characteristics
that offer a set of attributes that are desirable
for the Public Realm taking cues from the urban
analysis stage and in terms of its critique. These
characteristics have been laid out in a matrix to
better explain the interconnectivity and complexity.They are not mutually exclusive of each other and
should be read in conjunction with the Urban
Design Characteristics dened in the previous
sections.
4.3.7_Micro Level
PERMEABILITY CONNECTIVITY
PLURALITY, FLUX & FORMALITY LANDMARK SPACE
The visual and physical apects that would promote
legibility, facilitating access and a sense of security
Connections within the site will promote activity
and a thorough vitalising of the public realm
Temporary multiuse spaces would promote inclu-
sivity, integrate safety, and security related aspects.
Creating an identity for the site and the space
would increase its legibility and readability.
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DPU_BUDD_2010_BU1_Bishops Gate Goodsyard_Development Brief
Design Guidelines
4.3.7_Micro Level
MAINTAINING A MIXED/PLURAL EDGE BETWEEN PUBLIC AND PRIVATE
PLANNING GUIDELINES: EXTRUDED REALMS
LEVELS 0 AND +1 CATERING TO PUBLIC FUNCTIONS IN THE PUBLIC REALM
LEVELS +2 AND ABOVE WITH SEMI-PRIVATE AND PRIVATE LAYERS
INTERFACE WITH STRUCTURE FROM PLANNING GUIDELINES
The guideline for the rst level should juxtapose
public and private space, both in terms of horizon-
tal layering and its interface with the street. This
relies on the pedestrian openings that will run ac-
cross the site.
The ground is proposed to be public including
ground oors of buildings. The rst level is alsoproposed to be public which includes the roof-top
park promoting horizontal and vertical connec-
tions.
A well balanced combination of public and semi-
public vertical interfaces between the street and
the buildings promote a mix of activities and
create opportunities for multiuse and multipurpose
spaces.
These levels are proposed within the physical
structure of Bishopsgate Goods Yard Planning
Guidance. The Public realm is proposed to ow
through the buildings in a horizontal and vertical
continuum at both levels.
The second level is proposed to be semi-public
with the subsequent levels being private. Smooth
transition to the second level should allow a grad-
ual access to the roof-top garden while avoiding
vertical exclusion.
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5.0Phasing
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The complexity of the site and its inuence on the
surrounding urban fabric, the range and scope ofpotential development interventions and uncertain
economic climate combine to indicate the neces-
sity of a phased development. Any phasing must
be sensitive to these variables as well as time-
bound external drivers such as the opening of the
ELL extension and the London 2012 Olympics.
The proposed phasing of the development is
driven through initially realizing the use value of
the site following the opening of Shoreditch High
Street Station in 2010 and up to the London 2012Games with the initiation of a range of tempo