Site Context - JTPopEn SpaCE plan thE SitE - ConSErvation arEaS Sugar House Lane Conservation area Three Mills Conservation Area (LBTH) Three Mills Conservation Area (LBN) Leaside

B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015

Site ContextExiSting aErial viEw wESt towardS Bow

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ExiSting SitE photo loCationS

UndEr ConStrUCtion

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918917 919

opEn SpaCE plan

thE SitE - ConSErvation arEaS

Sugar House Lane Conservation area

Three Mills Conservation Area (LBTH)

Three Mills Conservation Area (LBN)

Leaside Area Action (LAA) Plan Boundary

Sub Area of LAA Plan; Bromley By Bow North

Site Boundary

Public Open Space

a12

Bow flyovEr (a118)

rivEr lE

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hanCoC

k road

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rEE

mil

lS l

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historyThe tidal estuary of the Thames flows up the River Lea valley. The constant flow of water has powered the tidal mills since the 12th century at Three Mills.

South westerly winds have been an important passage of clean air for the valley and source of power for the windmills.

The River Lea is a myriad of water courses splitting and joining to a watery landscape that braids across the landscape and drains down river of the city of London. The marshy Lea valley acts as an enormous flood plain connecting the tidal estuary with the flood waters coming from inland.

thE City of london thames va

lley

river lea valley

to the city

to Essex

Bow and poplar, 1745 roqUE’S map Crossing this marshy area is an ancient causeway, Queen Matilda’s Causeway, with bridges and crossing points, this connects the capital city with the agricultural areas of East Anglia and Stratford with Bow and this forms the north edge of the site.

At this time the extent of the City of London was to the west bank of the Lee Old River which is the western channel: to the east lay Essex. This old boundary now forms the western side of the site.

The landscape is of meadows, fields and marshes. Bleaching grounds are recorded by the River and a silk printer. Large houses are placed on the west bank of the River while marshes are noted between the channels and to the east. To the west of the site is Bromley House, laid out with large formal gardens and orchards. Bromley by Bow is a separate village.

At this time the rivers are all tidal.

1975 map Industry lines the River Lea’s west bank and backs onto the towpath, but has no connection to the River. Post Second World War as shown on 1975 map the area is further isolated by the upgrading of Bow Crossing and the A12. This created the severance of the site from Bow.

towEr hamlEtS

nEwham

waltham forESt

haCknEy

SoUthwarkgrEEnwiCh

a12

a12

t

he Ca

usew

ay

the l

imeh

ouse

Cut

Key

The site

Inf illing Back River

The Olympic Village

Three mills Heritage Area to the south

The new pumping station

The gasometers

the valley

21St CEntUry

• The valley still has a braiding of waterways

• The archipelago is hidden

• The rivers and infrastructure isolate the site

• The causeway prevents access to the north

• The boundaries of the London Boroughs still divide the area

• Major roads form almost impenetrable boundaries

• The Olympic Village to the north offers potential

• Three Mills Heritage Area lies to the east

• The new and old pumping stations are practical symbols of innovation

• The gasometers are dramatic industrial relics

1869 map In 1844 the growth of industry in the area follows the Metropolis Buildings Act which zoned polluting industry outside the city. This meant that industry that was obnoxious, and needed a lot of water for the processes, and required good waterways and roads for transport was usefully located in the Lee Valley, in Essex.

By 1869 the plan shows much industry in the eastern side of Bromley By Bow; paper mill to the north and chemical works to the south. The centre of the site is mostly vacant.

SEwErS and prESEntimEnt map in 1843 In 1766 the canalisation of the Old River Lee controlled the tidal flow, greatly improved the navigation of the upper reaches and made possible the channel to be cut to Limehouse basin. This meant that goods and trade were now unaffected by the tide above the locks in the Old River Lee.

The Three Mills Western Branch (later called the Three Mills Back River) and the Three Mills Eastern Branch (called the Three Mills Wall River) continued to be tidal through Three Mills

By 1843 development had stretched along the route of the causeway. Tow routes are shown on the south side.

Along the River Lee the city boundary is clearly marked.

Within the area between the east and western branches of the Three Mills River, flood walls are shown protecting the site. These flood walls were privately maintained.

poStwar map Showing BomB damagE The area around Bow was extensively bombed during World War II, due to the vital industry and infrastructure in the area. As a result vast areas of the Victorian/Edwardian housing stock was damaged or destroyed.

key

Total destruction

Damaged beyond repair

Seriously damaged, doubtful if repairable

Seriously damaged, but repairable at cost

General blast damage - not structural

Blast damage, minor in nature

Clearance areas

Clearance areas V1 flying bomb

1745

1945

1843 1869

1975 prESEnt day


Site areas for outline / detailed phase 02 land in the wider area Context

(Olympic Village tO the nOrth Of bOw

crOssing)

(future prOpOsed masterplan fOr

strand east)

phase 02 bOundary

prOpOsed bus rOute frOm brOmley by bOw tO

stratfOrd

3 millsgreen

3 mills studiOs

tescO site

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brOmley by bOw statiOn

hOuse mill

bOw riVer Village


Approved Outline Masterplan with Phase 02

phaSE 2 StratEgiC dESign movES

Basement car park access omitted from Block R6. Access to basement car park from Block R3.

Increase length of block R6 west-wards by 4m

Remove angle to east-end of R6

Block R6 and R7 proposed as stand alone blocks. Additional permeability created and more daylight created within the courtyard.

Better unit layouts created to east-end of block R6

Remove set back at penthouse level of R6

Communal green space increased

Underground refuse stores located along shared surface street

Continued public realm connecting to Phase 01

Additional east-west permeability

Front doors onto the towpath street edge

Public open space

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Residential Schedule

257 x 1 Bed dwellings289 x 2 Bed dwellings181 x 3 Bed dwellings

041 x 4 Bed dwellings

022 x 5 Bed dwellings

total 790

Commercial Uses

GIA - 10527.2 m2

parking

211 Car parking spaces023 Motor cycle spaces1227 Cycle spaces033 Commercial parking spaces

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phaSE 02


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fUrthEr rEfinEmEnt of phaSE 02

Site boundary amended

Layout to R6 redesigned to create a third core. This improves the quality of residential accommodation and eliminates single aspect north facing units

East elevation of R6 now responds to the form of the river - as a projection at the apex

Increased gap between R6 and R7 from 4.2m to 6.2m

R7 redesigned as a rectilinear shape

Dual aspect duplex units reintroduced to R7 with access from communal courtyard level and towpath level

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Summary Accommodation Schedule

1 Bed: 502 Bed: 45 3 Bed: 17

Total: 112

Affordable / Private Mix : 35% / 65%

Wheelchair Units : 10% of total units

Phase 2 Design Development - Current Proposals


Phase 02 Design Principles Phase 02 illustrated within existing boundary context (Phase 01 under construction) and also within the Outline Approved Development

BUilding USES

vEhiCUlar movEmEnt

Phase 02 Boundary

Approved Outline Application

Emergency / Refuse Vehicle Route

Residents Vehicle Route

Public Transport Route

Access to Residents Basement Parking

Restriced Access Points

Phase 02 Boundary


Residential

phaSE 02 : within oUtlinE approvEd maStErplan


phaSE 02 : with phaSE 01 and ExiSting ContExt


UndEr ConStrUCtion

UndEr ConStrUCtion


CharaCtEr arEaS

StorEy hEightS





Phase 02 Boundary


Public Open Space

Semi Private Communal Courtyard

Private Amenity Space

Childrens Play Area

Phase 02 Boundary


4 Storey

5 Storey

6 Storey

8 Storey

Phase 02 Design Principles Phase 02 illustrated within existing boundary context (Phase 01 under construction) and also within the Outline Approved Development

UndEr ConStrUCtion

UndEr ConStrUCtion


Approved Phase 01 Elevations within the Outline Approved Development

ElEvationS - 01: front

ElEvationS - 02: lEft SidE (towpath lEvEl)

ElEvationS - 03: BaCk (phaSE 01 CoUrtyard)

ElEvationS - 04: right SidE

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ElEvationS - 03: BaCk (towpath lEvEl)

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BloCk r1

BloCk r2ElEvationS - 02: right SidE

ElEvationS - 01: front (CoUrtyard)

prECEdEntS


ElEvationS - 01:front


ElEvationS - 03: BaCk

ElEvationS - 04: lEft SidE

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0203

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BloCk r3

BloCk r4ElEvationS - 01: front (CoUrtyard)


ElEvationS - 04: lEft SidE

ElEvationS - 02: BaCk (CoUrtyard)

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Approved Phase 01 Elevations within the Outline Approved Development

prECEdEntS


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Phase 02 Elevations - Block R6 within the Outline Approved DevelopmentElEvationS - 01: front ElEvationS - 03: right SidE ElEvationS - 04: lEft SidE

ElEvationS - 02: BaCk SECtion a-a

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0204

prECEdEntS


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Phase 02 Elevations - Block R7 within the Outline Approved DevelopmentElEvationS - 01: front ElEvationS - 03: right SidE ElEvationS - 04: lEft SidE

ElEvationS - 02: BaCk SECtion a-a

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prECEdEntS


Phase 02 Site SectionsIn context with existing and Approved Outline and Phase 01

CroSS SECtion EaSt-wESt aS pEr oUtlinE appliCation with CUrrEnt phaSE 02 propoSalS

CroSS SECtion EaSt-wESt intEgratEd with ExiSting ContExt

PHASE 02 - RESERVED MATTERS



Phase 02 Site SectionsIn context with existing and Approved Outline and Phase 01

towpath SECtion aS pEr oUtlinE appliCation with CUrrEnt phaSE 02 propoSalS

towpath SECtion - phaSE 2 propoSalS intEgratEd with ExiSting ContExt




Phase 02 Landscape Masterplan

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Phase 02 Landscape Sections

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SECtion a-a

SECtion E-E

SECtion f-f

SECtion B-B

SECtion C-C

SECtion d-d

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visualisationsView from A12


visualisationsView from Strand East site


visualisationsView from Courtyard


visualisationsView from Towpath

Documents

Site Context - JTPopEn SpaCE plan thE SitE - ConSErvation arEaS Sugar House Lane Conservation area Three Mills Conservation Area (LBTH) Three Mills Conservation Area (LBN) Leaside