GLA November 2019 Presentation
We established KehoeWalsh Architects in 2015 and since then have worked on a number of residential and educational schemes in London. Before this we both worked at larger architectural practices in London. All of this experience allows us to identify feasible sites taking into account all relevant considerations; planning regulations, rights to light, aspect, outlook, scale etc.
In addition to our architectural background, we have experience as land agents and developers. This allows us to consider and advise on the viability of development opportunities we identify.
Every project goes through the work stages adjacent. Included is an additional stage (-1 Site Identification) for the purposes of this presentation as a means of illustrating where Site Identification forms part of the process. Small Sites need to be unlocked. This can be achieved effectively by factoring in the key considerations at the earliest stages of the process, from Site Identification through to communication of information to relevant authorities/parties. Successful implementation of this strategy will have a significant impact on the efficiency and effectiveness of the subsequent Small Site design and development process.
Small sites exist throughout the built environment in many forms, such as rubbish-filled plots of land, missing streetscape fabric above retail units, run-down or vacant properties, or swathes of dilapidated garages. Gaps can have formed in the existing urban fabric for a variety of reasons, such as where the built environment has developed with conflicting strategies (street-facing terraces or set-back blocks) or in different eras (period properties vs. post-war development). Neglected, barren and rubbish filled spaces between council blocks, surrounded by blank gables with “no ball games” and “keep off the grass” signs - these types of spaces detract from an area and are all red flags for this survey of underutilised space. Amenity space in estates and green areas between buildings and the street are not opportunities for development, and hence are not reflected as infill opportunities in the Small Sites database.
This was our introduction to big data collection. It was necessary for us to invent methods of quantitative and qualitative analysis that would allow us to understand and effectively communicate the information to Local Authorities. Reflecting the ownership and scale data using heat map tables can show up patterns that can influence development strategies and planning policy.
Reflecting the bulk data on maps can further inform Public Authorities in spatial planning and strategic policy making.
Small Sites can be more than just provision of housing and infill development. Quality architecture makes better places, not just within the boundary of a development, but for the wider area, instilling pride, ownership and a sense of place in a neighbourhoods inhabitants. Quality architecture has the capacity to bridge gaps, both in society and cityscape, and may encourage the healing of other divisions less obvious than those of the built environment. Each site highlighted in this report is useable, and is both an indication of opportunity and statement of need. It is a reason to look again at an area and reassess its potential - an incredibly valuable tool for Local Authorities in generating strategies and policy that engages with parts of the cityscape most in need of regeneration and reintegration. A place can be improved simply by looking beyond perceived boundaries for routes to connect neighbourhoods with the movement of people and the already functioning cityscape, and engage context in a way that can reintegrate otherwise forgotten spaces and people.
The sites identified in this database are of all different shapes and sizes, as long as they are large enough to fit a single home onto using London dwelling space standards. Through this initiative, urban opportunities such as streetscape, building against blank gables, beyond boundary connectivity, permeability through sites, light, outlook, passive surveillance, and efficient use of space are advocated. The built environment is not just buildings, but the interaction of the city and its inhabitants; streets, homes, businesses, pedestrian movement through spaces and perception of place. It's not just about space efficiencies or the quantities of homes, but the well-being and enjoyment experienced by all of us as we live, work and play in and around London.
There is a huge quantity of spare or adaptable space that has no use at all; dilapidated structures, missing streetscape fabric along urban corridors, run-down outbuildings and vacant plots on the peripheries of larger developments. The Small Sites identified in this database are worthwhile development opportunities, not just to capitalise on as wasted space for infill housing, but because there are opportunities to engage with and bolster already functioning neighbourhoods.
In September 2018, Urban R+D were commissioned by Tower Hamlets Council to explore the North Eastern half of Tower Hamlets in search of spare or adaptable space, intended for architectural interventions that encourage the interaction between form and life. The aim of this field study is to only highlight worthwhile development opportunities, excluding those that may adversely impact an area if developed. The information is ‘responsibly sourced’: the merits of each space are judged by a range of architectural opportunities and constraints such as context, scale, light and aspect; visualising the potential of an underutilised space before considering the impact of it’s use. Potential and impact are the key considerations when assessing worthwhile development opportunities throughout the cityscape.
Plotted on this map is the tracked route taken whilst carrying out the Field study covering an 10 km² area to the North-East of Tower Hamlets. Field analysis is the most important step when creating a database of Small Sites. Google Earth and desktop resources alone do not provide nearly enough insight, where up-to-date on-site information is essential for effective Built Environment analysis.
Each site highlighted in this report is useable, and is both an indication of opportunity and statement of need. It is a reason to look again at an area and reassess its potential - an incredibly valuable tool for Local Authorities in generating strategies and policy that engages with parts of the cityscape most in need of regeneration and reintegration. A tangible resource to be exercised by local and city authorities, this information may align different departments within individual councils and different Local Authorities across Borough boundaries under a consistent layer of spatial data.
The information contained within the Small Sites database has been gathered using Collector for ArcGIS. This report, including both the Small Sites Dashboard and Interactive Map, was created using Esri ArcGIS Online and is intended to fit seamlessly into Tower Hamlets council existing GIS system. The aim of delivering the report in this format was to make the information as clear and useable as possible, focusing on both an industry and non-industry end user, in a compatible and intuitive layout to encourage interaction and inclusion in the small sites engagement process.
Site Identification carried out in this way is an enabling body of work that will allow Local and City Authorities to effectively manage large quantities of Small Sites, delivering both Quantity and Quality.
Once you take stock of every available opportunity, you can strategise which sites are suitable for council-led development and what surplus there is for other initiatives, and as has been shown in Tower Hamlets, it has massive implications for sites coming available for self-build and community-led housing groups.
This map is divided up into the RIBA Regions, with forecasts calculated using Tower Hamlets data. In North London alone for example, we estimate over 6,000 Small Sites – potential for nearly 130,000 homes on Publicly-owned Land. There is naturally enough a cost to carrying out this work, but as we have shown, it is not simply a matter of finding and sharing the location of sites; What we are offering is a thorough, Architect-led investigation into the availability of worthwhile and viable opportunities for development, responsibly sourced, factoring in regulations, considerate of the built environment, and communicated in a functional and compatible end-product.
Here we have used Havering as an example to illustrate the strategic approach agreed with Outer London Local Authorities that avoids the green belt and instead focuses on identifying opportunities for increased capacity within the existing built environment.
This diagram illustrates our Where our role comes in the development process and how our contribution impacts decisions later in the timeline of Small Site development of Public Land with the Local Authority as Client. The process is linear and represents the sequential dialogue between the Local Authority and relevant parties as projects develop through the RIBA work stages. Once Small Sites suitable for Community-Led Housing are categorised as such, they transfer to the parallel CLH timeline below.
Small Site development by Community-led Housing Groups runs parallel with that of the Local Authority timeline above. Again, the process is linear and represents the sequential dialogue between the relevant parties as a project moves through the RIBA work stages. The connection between the timelines represents the reliance of CLH Groups on Local Authorities releasing suitable Publicly-owned land for CLH development.
Once the most worthwhile information has been gathered, it is then necessary to communicate the data in a clear and useable format, enabling users to deliver greater numbers of Small Sites through the Small Sites / Small Builders program. We will bring this information together into a GIS database that works with existing functionality within Local and City Authorities so that when the information is received there are no barriers to its use.
Current Database - The current Small Sites Database is focused on providing an organisational reference tool for Local Authorities. Key information gathered through a site identification field study is arranged in an easily readable format. Information is gathered using Collector App and the database is created using ArcGIS Online ensuring compatibility with existing Local and City Authority systems. The Small Sites Map provided allows the Local Authority to search for particular sites dependent on characteristics such as Potential Homes and Site Area.
Proposed Database Updates - Format: The Database will be reformatted to reflect the GLA 'Expression of Interest for Public Landowners of Small Sites' application, both in content and arrangement. In addition to the updates to the Database as outlined above, we propose refining our Site Identification methodology to ensure the standard of Small Sites meet the requirements of the GLA Small Sites Program.