Download - Hoxton Square
-
8/3/2019 Hoxton Square
1/30
HOXTON
SQUARESTUDY AREA
BU1 Transforming local areas: Urban Design for Development
Susana Arellano Alvarado, Christine S. Ascott , Debeshi Chakraborty, Elizabeth Cowan, Ders Csaba,
Melissa Garcia Lamarca, Ailbhe Gerrard, Su En Jung, Regan Koch , Panagiota Syrrothanasi, Pooja
Varma.
Second submission: Development brief for Shoreditch
March 24th, 2009
DEVELOPMENT BRIEF
-
8/3/2019 Hoxton Square
2/30
-
8/3/2019 Hoxton Square
3/30
01_Introduction
02_Aeraanalysis
03_Objectives,vison
anddesignprinciples
0
4_Detailed
developmentstrategy
0
5_Phasing
06_C
onclusion
00_ Table of contents
01_Introduction
1.1_Terms of reference
1.2_Setting out the physical and socio-economic context
1.3_Summary of policy and planning framework
02_Area analysis
2.1_Urban design characteristics
2.2_Spatial constraints and opportunities
03_Objectives, vision and design principles
3.1_Objectives
3.2_Urban design principles
04_Detailes development strategy
05_Phasing
06_Conclusion
-
8/3/2019 Hoxton Square
4/30
01_Introduction
02_Aeraanalysis
03_Objectives,vison
anddesignprinciples
0
4_Detailed
developmentstrategy
0
5_Phasing
06_C
onclusion
01_Introduction
2
-
8/3/2019 Hoxton Square
5/30
the physical and socio-economic context plus
the key policy and planning frameworks affecting
the HSSA. Section two focuses on seven spatialelements and design characteristics of the study
area, highlighting the HSSAs spatial opportunities
and constraints.
Building off these two sections, section three
outlines the specic objectives, vision and urban
design principles for the HSSA. Section four sets
out the strategy for achieving the vision, providing
guidelines and concrete interventions for realising
the objectives and implementing the urban design
principles. Phasing, section ve, denes three
broad stages towards implementing the strategy
for the study area. Finally, section six provides
conclusions, including key elements to consider in
carrying the brief forward.
This development brief focuses on the Hoxton
Square Study Area (HSSA) within the assigned
Shoreditch study areas (Figure 1.1) with an aimto provide guidance to a professional team on the
types of development appropriate for the HSSA. It
is built off a comprehensive urban analysis of the
three study areas undertaken from mid January
to end of February 2009, whose methodology
included site visits and secondary research
sources. Key policy and planning issues and the
physical, socio-economic and spatial aspects of
the HSSA were drawn from this research, informing
the composition of the objectives, vision, design
principles, development strategy and selected
development sites.
The brief consists of six sections, with this rst
introductory section dening the terms of reference,
01_Introduction
Figure 1.1
3
-
8/3/2019 Hoxton Square
6/30
1.1_Terms of reference
Our terms of reference are dened as follows:
To draw upon the comprehensive urbananalysis as a basis for formulating this
development brief with a specic focus on
the HSSA;
To prioritise particular characteristics, with
crime prevention through environmental
design (CPTED) as an overall objective;
To maintain, strengthen, improve, upscale
and modify these characteristics through
detailing the objectives, vision, designprinciples and development strategies;
To ensure that the brief covers the urban
structure, access and public realm,
illustrated through interventions covering
building and open space development sites;
and
To outline briey outline short, medium
and long-term phasing and conclusions,
highlighting elements to be considered inmoving the brief forward.
Hackney has a long history of suffering relative
economic disadvantage compared to the rest of
London although in recent years its economy has
grown more quickly than the rest of London, withstrong growth demonstrated in the service sector
(Hackney, 2004). Figures from 2004-2005 showed
that Hackney Borough had a higher percentage of
unemployed and economically inactive people in
conjunction with a lower percentage of employed
residents than the regional and national average
(UK National Statistics, 2001; Hackney, 2004).
Hackney residents earn the second lowest hourly
rate in inner London, although the number of
residents gaining qualications is increasing in
recent years (Hackney, 2004).
The socio-economic data for the study area reects
a sharp divide between areas in the north and
south of HSSA. Hackney is ranked rst as the
most deprived borough in England, with the area
in the north of the HSSA within the 10% of the
most deprived wards in the country (UK National
Statistics, 2001). Residents here are largely
classed as struggling families, directly contrasting
with the inhabitants who live around and south of
Hoxton Square classed as dynamic couples and
singles (Hackney, 2004), as illustrated in Figure1.2. Regarding tenure, social rent is markedly
high in the area north of Hoxton Square, reecting
the prevalence of social housing estates, while
private rent and ownership is markedly higher is
the south of HSSA (Figure 1.3). The proportion
of socially rented housing has dropped in recent
years, perhaps a sign of gentrication and poorer
households being forced out (Hackney, 2006).
Finally, there is a signicantly high population
density of residents over 65 in the northern part
of HSSA and particularly low number of residentsaged 0-19 in the southern area (Figure 1.4).
Figure 1.2
1.2_Setting out the physical and
socio-economic context
4
-
8/3/2019 Hoxton Square
7/30
Figure 1.3
Figure 1.4
5
-
8/3/2019 Hoxton Square
8/30
1.3_Summary of policy and planning
framework
The key contextual planning and policy framework
issues relating to the HSSA were reviewed and
assessed at the London Level (Greater London
Authority) and Hackney Borough Council scalesrespectively.
The London Plans strategic priorities for
East London include:
Identifying opportunities for employment,
housing and appropriate mixed use
development;
Promoting retailing, services, employment,
leisure and housing;
Delivering transport infrastructure, including
public transport, walking and cycling
connections and
Ensuring that social and community
infrastructure is retained, enhanced and
expanded where needed (GLA, 2004: 242).
Bishopsgate/South Shoreditch (35 ha) is identied
as an Opportunity Area with 16,000 planned new
jobs by 2016 and 800 new homes (GLA, 2004:
252). The Plan recognises that the Eastern City
Fringe (containing Shoreditch) contains both some
of Londons most deprived inner city communities
as well as afuent new quarters. Shoreditch is also
recognised as a strategically important commercial
and cultural attraction along with Spitalelds and
Brick Lane (GLA, 2004: 247).
At the Borough level, the strategic policy context
is primarily framed by the Core Strategy report, tobe released in the spring of 2009. In April 2008,
the Preferred Policy Options (Hackney, 2008)
set out a series of 44 key proposals for change
and development over the next 15 years. South
Shoreditch is specically identied as a key
opportunity area, largely due to its location on
the fringe of the City of London and its increasing
importance as a cultural and nightlife centre
juxtaposed with large concentrations of residential
neighborhoods characterised by socio-economic
deprivation. Specically, policy option number 44is aimed at strengthening the areas position as a
major destination characterised by historic heritage
and identity, good transport links and role within the
local economy by:
A managed approach to the northward
expansion of the City of London through
supporting its nancial and business
sectors;
Ensuring the conservation and enhancement
of the historic environment;
Supporting development opportunities to
realise London Plan targets for new jobs
and homes;
Applying the highest urban design standards
to all new developments;
Enhancing the unique characters of the
area and
Encouragement of mixed-uses and
sustainable development and regeneration
(Hackney, 2008).
6
-
8/3/2019 Hoxton Square
9/30
01_Introduction
02_Aeraanalysis
03_Objectives,vison
anddesignprinciples
0
4_Detailed
developmentstrategy
0
5_Phasing
06_C
onclusion
02_Area analysis
7
-
8/3/2019 Hoxton Square
10/30
2.1_Urban design characteristics
Spatial analyses were carried out for the threeareas in the Shoreditch study site, to understand
the following seven urban design characteristics:
Urban grain/block structure
Open space systems
Urban mix/uses
Access
Massing/density
Building characteristics/typology and
Landmarks, signicant buildings and view
corridors.
The following section highlights the ndings for the
Hoxton Square Study Area (HSSA) in the above
areas, with information focused on the spatial
constraints and opportunities.
2.2_Spatial constraints and
opportunities
Urban grain/ block structure
Developments post-World War Two in the HSSA
have limited permeability and are based on very
large block structures (Figure 2.1), with a course
grain structure at the micro level. The large area
occupied by the estates in the north of the HSSA
are misleading when looking at the map, as the
building structure reveals a great deal of open spaceat the ground level while in reality there are many
physical and perceived barriers hindering access.
Opportunities exist to open up impermeable areas
through improved signposting, lighting, tree/hedge
grooming and barrier removal. There is strong
potential for vertical and horizontal integration in
the north of the HSSA, where examples from the
more vibrant areas in the south side could provide
inspiration on how mixed uses at the ground oor
make for more active and lively spaces.
02 _Area analysis
+
_
Figure 2.1
Block
Size
8
-
8/3/2019 Hoxton Square
11/30
Open space systems
Generally, open spaces in the HSSA are not a well-
connected system of good quality public realm,
usable by all sections of society including the
deprived, elderly and disabled. Twenty-ve percent
of the study area is categorised as open space,
although a diverse mix of open space typologies
is lacking on the site (Figure 2.2). Small narrow
streets provide access to Hoxton Square, giving it
poor visual connectivity and physical connection,
while several open spaces adjacent to the square
are underutilised partly due to the poor connectivity
with the square itself. Open spaces surrounding one
of the housing estates analysed, Royal Oak Court,
is not used by local residents and is inaccessible.
This plus the fact that most natural/green spaces
are poorly maintained and of an uneven quality are
characteristics reected in open space observed on
other housing estates in the HSSA. Opportunitiesexist in building off existing strengths in open
spaces, improving quality, increasing diversity and
enhancing connectivity.
Urban mix / use
As illustrated in Figure 2.3, the majority of land use
in the HSSA is residential (20%), ofce (15%) and
educational buildings (10%) (Hackney Borough
Council, 2009). The area around and south of
Hoxton Square is primarily mixed use, with many
micro-creative businesses and cultural industries.
The spillover effect of the large nighttime economy
of bars and clubs in Hoxton Square has negative
consequences on the surrounding residences. The
north end of HSSA is predominantly residential,
with a high preponderance of social housing andlow-end commercial uses. Opportunities exist to
extend Hoxton Market westwards and to maximise
commercial and employment opportunities for the
local community.
Figure 2.2
Figure 2.3
9
-
8/3/2019 Hoxton Square
12/30
Access
The HSSA overall has a good central location with
high connectivity to public transportation corridors,
which will be even further improved with the
upcoming London overground line, although there
is poor west to east connectivity for both motorised
transport and pedestrian movement. The Shoreditch
area lacks cycle lanes despite the borough having
one of the highest levels of cycling in London (Fig
2.4). Local public transport networks are difcult to
use because of the nature of the street design, and
there is a lack of good signage to indicate ones
location or the nearest transportation route. The
quality and size of sidewalks are poor especially
in the area around Hoxton Square, where they are
too narrow for the number of people using them at
certain times of day. On the north side of the HSSA,
the morphology of the estates creates many narrow
and uninviting streets.
Massing / density
The HSSA has a range of building heights, the
majority three to four storey (Figure 2.5). There
is a clear connection between building height and
building use, where ve to six storey buildings in
the south of the HSSA tend to be ofces while
residential use seven plus storey towers are
clustered in the north (Figure 2.6). The buildings in
the latter area are embedded in large open greenspaces, a design typical of social housing estate
plan layouts.
The plot ratio demonstrates a juxtaposition between
an old layer of uses of Victorian buildings and a
newer layer of multi-functional developments.
Building density from a horizontal perspective
is made up of historic buildings that have little
interstitial space and are mainly used as ofces,
whereas vertical density is represented through
towers and high blocks. There is little opportunityto alter massing and density of the buildings in the
HSSA without building removal or redevelopment.
Figure 2.4
Figure 2.6
Figure 2.5
10
-
8/3/2019 Hoxton Square
13/30
Building characteristics / typology
The clusters of buildings in the north of HSSA
are inward facing, with little or no relation to
the surrounding roads, often with blank walls
addressing the main access streets. In some parts
of the HSSA the buildings do help give denition
to the streetscape, such as the areas around and
south of Hoxton Square. Despite the variety of
uses at Hoxton Square the overall urban pattern
provides the area with unity and cohesion. Mixed
use typologies along main thoroughfares in HSSA
make for active and vibrant streets. Better planning
and design of the transitional spaces between
different character areas could ease the change in
character mood that is felt at present.
11
-
8/3/2019 Hoxton Square
14/30
Landmarks, signicant buildings and view
corridors
The HSSA can be generally characterised as having
two signicant landmark sites: Hoxton Square and
Hoxton Market. The latter is signicant landmark
and destination for locals and is strongly related to
local livelihoods. Its conservation status is aimed
at enabling local control on design and material,
but guidelines restrict modications and shop front
design for areas along Hoxton Street between
Fanshaw and Hemsworth Streets.
Hoxton Square is a prominent landmark and
destination for both residents of the area and
visitors. The square provides a congregation point
as an open green space and a centre-point for
surrounding pubs, bars and restaurants. Signicant
buildings surrounding the square feature a mix of
architectural styles from traditional to contemporary.
A key opportunity could be realised by improving
the linkage between the two landmark sites,
specically along Hoxton Street. While respecting
local conservation principles, better linkages
would foster greater use of the market by visitors,
encourage a greater pedestrian mixing in the area
and strengthen the economic viability of the areas
north of Hoxton Square.
The London View Management Framework outlines
the different vantage points for the view corridors
that can be seen from different boroughs. Protected
view corridors such as St. Pauls Cathedral and
Westminster Palace do not cross through the study
area, but other landmarks such as Fosters Swiss
RE are prominent and should be considered in new
building developments.
Figure 2.7
12
-
8/3/2019 Hoxton Square
15/30
01_Introduction
02_Aeraanalysis
03_Objectives,vison
anddesignprinciples
0
4_Detailed
developmentstrategy
0
5_Phasing
06_C
onclusion
03_Objetives, visionand design principles
13
-
8/3/2019 Hoxton Square
16/30
3.1_Objectives
Our specic objectives for the Hoxton Square StudyArea (HSSA) include to:
Set out a vision and fundamental urban
design principles for the HSSA;
Dene what will be maintained,
strengthened, improved, upscaled and
modied in relation to urban structure,
access and public realm; and
Suggest strategic interventions andpriorities for the study area.
3.1_Vision
Inspired by Amaryta Sens (1999) ve freedom
principles1, (Samuels 2004) which have also been
explored by Shoreditch Trust in their delivery plans,
our brief seeks to address several of these in our
development vision and design principles. The site
analysis highlighted signicant socio-economicand spatial polarities in the HSSA and we believe
that good design can be a strategic tool to address
these concerns. As such, our vision for the site is
organised by grouping the design principles around
the three of Sens instrumental freedom principles
most relevant to urban design: social opportunities,
economic facilities and protective security. These
categories are dened separately but in practice
are interconnected and overlapping.
Our vision centres around integrating and creating
a harmonious environment for the diverse residents
and users of HSSA, thereby strengthening
economic facilities, social opportunities and
protective security. In the long term this will enhance
positive freedoms by extending these principles
throughout the HSSA and further integrating the
site to the greater networks of Shoreditch and
greater London, establishing a socio-spatial link
with activity generators, upcoming events and
policies.
3.2_Urban design principles
Social opportunities
Improve use, access, quality and
connectivity of open spaces
Promote mixed use districts with a high
quality public realm
Strengthen pedestrian, cyclist and transport
infrastructure and route legibility
Preserve and enhance the distinctivecharacter of the site and its buildings
Maintain affordable and social housing in
the area and minimize gentrication
Economic Facilities
Strengthen livelihood and employment
potential in the areas in the north of HSSA,
largely by linking the landmark sites of
Hoxton Square and Hoxton Market
Maximise the economic potential of the
north of the HSSA by increasing daytime
business and visitor trafc to the Hoxton
Market
Protective Security
Create a safe and secure environment,
minimising crime through good design
Strengthen natural surveillance by linking
pedestrian ows and improving signage
and aesthetics, particularly enhancing east-
west connections
Enhance access and permeability of the
block structure in north of site, particularly
fostering east-west connectivity
Mitigate negative effects of night time
activities on residents
3.0_Objectives, vision anddesign principles
1 These ve principles include: Political Freedoms (free opportunities citizens have to determine who shouldgovern them and on what principles); Economic Facilities (opportunities and freedom to use the economic resourc-
es of the city); Social Opportunities (arrangements and choice of opportunities around education, health care and
other essential community facilities); Transparency Guarantees (guarantees for openness, necessary disclosures,
rights to information and tangible evidence of trust) and Protective Security (measures to provide the necessary
freedom to access the protection of a social security net that prevents the consequences of poverty and suffering
from spreading amongst its inhabitants).
14
-
8/3/2019 Hoxton Square
17/30
01_Introduction
02_Aeraanalysis
03_Objectives,vison
anddesignprinciples
0
4_Detailed
developmentstrategy
0
5_Phasing
06_C
onclusion
04_Detailed developmentstrategy
15
-
8/3/2019 Hoxton Square
18/30
4.0_Detailed developmentstrategy
Building off the objectives, vision and urban design
principles dened in section three for the Hoxton
Square Study Area (HSSA), this section rst
identies four districts (Figure 4.1) in HSSA, areas
dened through their access, urban structure andopen space qualities. From this an intervention
strategy is described based on seed or catalyst
projects proposed in specic building and open
space development sites in three of the four districts.
These three districts, in the northern section of
HSSA, are in immediate need of intervention to
address the socio-economic differentials present
in the study area. The Hoxton Square district can
be addressed following the urban design principles
and the HSSA general guidelines (see Appendix 1).
The structure and conceptual process is illustratedin Figure 4.2 (ow diagram).
Cultural district one: Hoxton Square District
This district has a dense urban structure with non-
uniform small grain buildings. The land value is
high, with signicant commercial activity, and the
building typology is typically three to four storey
low-rise. Open spaces are used for recreational
purposes, with notable differences in day and
night use, the latter driven by the active night timeeconomy of the area. Hoxton Square is located at
the southern tip of the study area and encircled
by four roads providing the main pedestrian and
vehicular circulation.
Residential district two: Royal Oak Court
District
A primarily residential area located between Piteld
and Hoxton Streets, land values in this district are
increasing and the public realm consists of large,
segregated open spaces. Sparsely located, stand
alone, large grain vertical (seven plus storey)
buildings characterise the urban structure of this
district.
Representational district three: St. Johns
Church District
A triangular area bordered by New North Road,
Piteld Road and Crondall Street, its public realm
is dened by segregated open space of varying
quality. It is a largely residential area not densely
developed, containing medium and low rise
buildings, many of which are inward looking with
underutilised open spaces. The church in the
district provides heritage space and a landmark.
Figure 4.1
Figure 4.2
Objectives Vision Design
Principles Character Districts
Intervention Strategies Interventions
16
-
8/3/2019 Hoxton Square
19/30
Residential district four: North Hoxton District
Located south of Shoreditch Park and between
New North Road and Hoxton Street, including the
vibrant Hoxton Street Market, the public realm of
this district is characterised by segregated open
space. It is largely a residential area with several
social housing estates and stand alone, large
grain vertical (seven plus storey) buildings with
underutilised adjacent open spaces. There are
numerous playgrounds of varying quality across
the district.
Intervention Strategy
The intervention strategy consists of planting
a seed or catalyst activity in the public realm of
three districts that will grow and disperse over time,
and help identify each district. The seed activities,
housed in dening areas of the district, aim toreorient and integrate users with open spaces and
the surrounding built environment.
These seedlings include:
Residential district two: creating art installations
in open spaces in the Royal Oak Court estate;
Representational district three: developing a
sense garden in St. Johns Churchyard and
Residential district four: connecting playgroundsin the North Hoxton District; and pathways linking
Hoxton Street with Hoxton Square.
The creation of new activities, the details of which
should be identied by community consultation and
engagement, will retain, maintain and manage the
urban fabric and public realm. These activities can
then spill over in the surrounding area in the future,
enabling adaptability of spaces to meet changing
needs.
4.1_Building and Open Space
Development Sites
The key sites and details for the specic seed or
catalyst project interventions in the three districts
are outlined below. Appendix 1 provides important
general guidelines for developers and professional
teams to be incorporated in any development in theHSSA.
Residential District 2. Royal Oak Court District
The aim for this district is to empower the local
community to use the neglected open spaces in
the area. The seed project involves displaying art
installations in open spaces created by a diversity
of residents to reect the rich community culture
present (Figure 4.3). These themed exhibitions
will enable the community to experience a senseof ownership in the open spaces within their
neighbourhood.
The open spaces should be multi-functional and
user friendly, for example as venues for festivals,
workshops, community events or community
gardening, promoting outdoor activities with
appropriate site furniture, cultural landmarks
and monuments complementary to the users.
To maximise the impact of the art interventions,
a cohesive overall design strategy including
hardscape/softscape, lighting and signage iscritical. Such organised activities will increase
footfall, thereby enhancing the perception and
reality of safety and security of the area. For
this reason, community consultation is critical to
ensure appropriate activities take place, increase
community belonging and create a sense of place.
Figure 4.3
17
-
8/3/2019 Hoxton Square
20/30
-
8/3/2019 Hoxton Square
21/30
Representational district three St. Johns
Church District
This catalyst intervention (Figure 4.5) aims to create
a socially inclusive space for all residents of the
area, especially for the large proportion of residents
over 65 as they may feel excluded from more active
existing open spaces, by creating a sense garden.
This would be a place in the currently under-
utilised churchyard where sight, sound, smell and
touch are stimulated, a few examples of which are
illustrated in Figure 4.6 (photos). This would be an
opportunity for older members of the community
to become engaged within their neighbourhood
and build relationships with others in the area. A
series of educational programmes could be run
in conjunction with the project, including youth
activities, such as nature walks with the primary
school next door, to build a culture of sustainability
within the community.
An open access site managed by the Church of
England, it will give a sense of security to users
and welcome people of all faiths or none.
Residential district four North Hoxton District
There are a number of underutilised playgrounds
in the area, characterised by poor connections
and relationships with surrounding buildings. The
catalyst proposes to improve existing pathways,
and to strategically add new pathways; creating
a pedestrian network to forge better connections
between playgrounds (Figure 4.7). This will enable
children to access playgrounds not immediately
adjacent to their buildings, and to feel safe
exploring and building relationships with children
from surrounding estates and residences.
Each pathway should have its own character to
dene the overall network. Lighting, landscaping,
materials and signage should be incorporated in an
integrated master plan (Figure 4.8). Recognising
that childrens security is likely to be a concern,
this issue should be the framework through whichall design interventions are shaped, addressing,
for example, legibility (not getting lost between
playgrounds), clear views from one place to next
and lighting to enhance users perception of
security.
Figure 4.5 Figure 4.7
Although not illustrated in the diagram, the second
critical role of the network dening strategy will be
to link the Hoxton Square district with the Hoxton
Street market. As the route has the potential to lead
people on an exploration from the Hoxton Square
district to Hoxton Market or vice versa, there is
signicant potential to encourage coffee shops andpublic exhibitions along this edge, also bringing
economic benets to the area. Furthermore this
path will improve the north-south and east-west
linkages between the sites.
19
-
8/3/2019 Hoxton Square
22/30
-
8/3/2019 Hoxton Square
23/30
-
8/3/2019 Hoxton Square
24/30
01_Introduction
02_Aeraanalysis
03_Objectives,vison
anddesignprinciples
0
4_Detailed
developmentstrategy
0
5_Phasing
06_C
onclusion
05_Phasing
22
-
8/3/2019 Hoxton Square
25/30
5.0_Phasing
The phasing strategy for the above interventions
divides into three broad areas; short, medium and
long term. The detailed implementation strategy
and delivery mechanisms must incorporate rigor-
ous value management and cost planning, as well
as the roles of Shoreditch Trust, Hackney BoroughDistrict Council, private developers and the Hoxton
Square Study Area (HSSA) community.
5.1 Phasing Plan
The short term phase involves minimal physical
intervention, relying on activity generation through
participation and user involvement. This includes
strategically targeted public space interventions
from the three seed project areas, and incorporates
issues such as improving illumination, pavementdesign and street furniture. Community engagement
through cultural exhibitions, childrens competitions,
and themed (food, nature, art) festivals can be used
to engage citizens and invigorate open spaces in
residential areas.
The medium term phase unfolds as community
involvement develops from the seed interventions
in the selected districts. An important component
of this phase is to improve physical access and
movement through east and west corridors, by
creating dedicated pedestrian and cyclist ways,
is an important part of this phase. Selective
physical intervention around urban structure
such as retrotting the lower (ground and rst)
oors of adjacent (selected) buildings to adapt
to emerging demand of identied uses (eg.
commerce, recreation, education) may develop in
this phase. This is achieved through altering many
elements of buildings including the building skin
material, faade, illumination, frontage, access and
permeability of refurbished structures.
The long term phase responds to the macro level
changes proposed in the Shoreditch Framework
Core Strategy (Hackney, 2008) and the London
plan. The brief is exible to accommodate the
spillover effects of the upcoming 2012 Olympics
and the opening of the overground rail line to the
east of the HSSA.
23
-
8/3/2019 Hoxton Square
26/30
01_Introduction
02_Aeraanalysis
03_Objectives,vison
anddesignprinciples
0
4_Detailed
developmentstrategy
0
5_Phasing
06_C
onclusion
06_Conclusion
24
-
8/3/2019 Hoxton Square
27/30
6.0_Conclusions
This development brief for the Hoxton Square
Study Area (HSSA) began by synthesising the
urban analysis information. This highlighted a
sharp socio-economic divide between north and
south of the HSSA, the physical lack of east-west
connectivity, a lack of legibility in the north of theHSSA, and the perception of a lack of security in
many parts of the site. Thus objectives, a vision
and urban design principles were developed to
tackle these constraints and opportunities, based
on Sens freedom principles relating to social
opportunities, economic facilities and protective
security (Sen, 2001, Samuels, 2004). From these,
strategies were dened through identifying districts
for catalyst interventions and proposing seed
projects in three of the four districts, prioritising the
districts in the north of HSSA to address the sharp
socio-economic divide. Section ve outlines short,
medium and long term phasing for next steps.
It is important to note here that the terms of
reference specically stated not only interventions
to change the study area but also to maintain,
strengthen, improve, upscale and modify positive
existing characteristics. An investigation into
putting a catalyst intervention in Hoxton Square,
in accordance with the dened vision and urban
design principles, was carried out. The decision was
taken that an intervention in Hoxton Square wouldnot be needed as existing positive characteristics,
combined with the immediate need of areas in
the north of the HSSA, preclude the need for
intervention. Appendix 2 provides an exploratory
look at an intervention that was not selected.
The professional team tasked with carrying the
development of Shoreditch and especially the
HSSA forward should be aware that a key principle
of this development brief is that the citizens in the
area have opportunity to participate in a real way inthe planning process.
The tools for urban design (space analysis, urban
analysis, visual strategy etc) are most likely to
have positive results if combined with participatory
planning processes. In this way the residents can
build on social access, environmental justice and
thereby build a new community.
25
-
8/3/2019 Hoxton Square
28/30
Appendix 1
General development guidelines for the Hoxton
Square Study Area
Access
Provide more non-vehicular east-west connectionsto make the area cyclist and pedestrian friendly.
Dene cyclist routes and adequate lighting on all
roads.
Create speed breakers on the intersections of
main vehicular and non-vehicular roads.
Employ non-metallic road cover to prevent the
entry of heavy vehicles.
Furnish roads with well-dened signage, maps
and direction graphics.
Create distinctive pavement patterns (for day)
and illumination designs (including pavement
illumination for night) for the respective character
districts in order to create a sense of arrival and
place, to help people identify their route towards
their destination, and to provide orientation within
the site.
Promote a set of pedestrian routes through the
area, to better enable local and visitors to move
through the HSSA.
Public Realm
Identify a set of unused open spaces in the
identied districts to integrate into the main seed
activity, focussing on interventions that meet the
needs of the immediate users of the area.
Integrate the social fabric by sensitising the users
through innovative activities that cater to their
specic needs (i.e. ethnic, gender, cultural, social),
enabling the users of the space to become key
stakeholders in the initiative.
Give temporality to the use functions of the public
spaces (diurnal, seasonal, event specic), inviting
a ow of constant users at different times of the
year.
Apply a minimum solar powered illumination
standard.
Provide standard public utilities such as toilets,
phone booths and rst aid centres according to the
need of the area.
Urban Structure
Retrot the lower (ground and rst) oors ofadjacent selected buildings to adopt different uses
as per the emerging demand (i.e. recreational,
educational, etc.).
Provide a cohesive urban environment through
changing the building skin material, faade,
illumination, frontage, access and permeability of
refurbished buildings.
Bring uniformity to buildings spatial envelopes
and similarly to the public realm, by its choice of
similar material, colour, texture, height and shading
devices, complimentary to use.
Retain the existing pattern of the land use, building
density (footprint and height) and block size within
the same district.
Restrict vertical land use change to two lower
oors, and ensure they do not cover more than one
third of the existing building footprint.
26
-
8/3/2019 Hoxton Square
29/30
Appendix 2
Hoxton Square was a seed or catalyst intervention
that was explored but not selected as a development
site in the brief. The rationale for this is explained in
Section 4.0. Please also see the second paragraph
in the conclusion (Section 6.0) of this document for
more information and the context for this decision.
27
-
8/3/2019 Hoxton Square
30/30
References
Carmona, M., T. Heath, et al. (2003). Public Places,
Urban Spaces, The Dimensions of Urban Design.
Oxford, Elsevier.
English Partnerships, E. and R. E. A. (REAL) (2007).
English Partnerships Urban Design Compendium
2. London, English Partnerships.
English Partnerships, E., Llewelyn-Davies, et al.
(2000). Urban Design Compendium 1. E. English
Partnerships. London, English Partnerships, EP.
GLA, G. L. A. (2004). The London Plan
Spatial Development Strategy for Greater London.
G. L. Authority. London.
Hackney, B. C. (2006). Local Development
Framework, South Shoreditch Supplementary
Planning Document. London
Hackney, B. C. (2008). Local Development
Framework Core Strategy Preferred Policy Options.
London, Hackney Borough Council.
Hackney, B. C. (2009). GIS Map AT-09-008.
Hackney, L. B. o. (2004). English Indices for
Deprivation 2004 for Hackney
Hackney, L. B. o. (2005). Local Development
Framework. Local Development Scheme 2005-
2008. London, London Borough of Hackney
Hackney, L. B. o. (2006). Hackneys Economic
Bulletin, Issue 7. London.
Partnerships, N. D. f. C. (2005). New Deal for
Communities. Oxford, Oxford University Press.
Samuels, J., Ed. (2004). Removing Unfreedoms:
Citizens as agents of change in urban development
London, ITDG/ DFID.
Sen, A. K. (2001). Development as Freedom.
Oxford, Oxford University Press.
Steiner, F. and K. Butler (2007). Planning andUrban Design Standards. Austin, USA, Universite
of Texas at Austin.
UK National Statistics (2001). UK National Census.