‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP · 2013-10-04 · | 2...

Planning Report | Design and Access Statement

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP

A Project by: Kindly supported by: Designed in collaboration with:

Job Title: Remakery - Brixton (formerly Brixton Re-use Centre | BRC)Job Number: AfH_4018Document Title: Planning Report | Design and Access StatementIssue Date: 12.01.2012

Prepared by: Architecture for Humanity - London (Agent) Charity Reg Number: 1115668 http://london.architectureforhumanity.org

On behalf of: Transition Town Brixton / Remade in Brixton

Contacts: AFH Project Architect: Isabel Hankart [email protected] AFH-London Trustee: Alasdair Ben Dixon alasdair.dixon@afhuk .org Remakery Project Manager: Hannah Lewis [email protected] Ramboll - UK: Peter Boyce [email protected]

Revision Number

Revision Date Revised By

1 31.10.2011 IH2 25.11.2011 IH3 26.12.1012 IH

©2011 Architecture for Humanity - London

Copyright Disclaimer:The majority of drawings, images and diagrams within this document have been created by AFH London who are happy to share them under a creative commons licence. Please let us know if you plan to use them. The remaining images were sourced online and are assumed to be in the public domain. In the event that there is a problem with copyrighted material, the break of the copyright is unintentional and non-commercial. Any such material shall be removed upon request.

1 |‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement

1.Project Background A Reuse Centre for Brixton Client Organisation Funding + Support

2. Project Team Architect Consultants Additional Support

3. Community Engagement Development of an Idea Project Development Design Development

4. Precedent Schemes Local Reuse and Recycling Centres London Reuse Network Members Other Precedent Projects

5. Location + Context Local Environment Local Community Initiatives Low Carbon Zone

6. Use - Existing Existing Building Current Situation Access + Health and Safety

7. Change of Use - Proposed Uses + Activities - B1 Light Industrial Space Spatial Requirements Equipment

8. Layout - Proposed Zoning Retrofi tting the existing Building Fabric Boundary Treatment

9. Design - Proposed Layout Interiors External Appearance + Landscaping

Contents 10. Access - Users Sustainable Transport Accessibility Visitors | Staff

11. Access - Vehicles Vehicular Access Deliveries Parking

12. Waste Management Incoming Materials Storage and Processing Waste Production and Disposal

13. Means of Escape Fire Risk Assessment Fire Prevention Management Plan

14. Services Existing Services Proposed Building Services Electrical And Lighting

APPENDIXA. OS Map + Flood Zone MapB. Ownership / Lease DetailsC. Site SurveyD. Planning Pre-Application AdviceE. Initial Consultation - Call for Expression of Interest + List of Re-use EnterprisesF. Brixton Reuse Centre - Local Residents’ Questionnaire G. Sample Questionnaires - Re-use Enterprises H Existing and Proposed PlanI. Existing and Proposed Front ElevationJ. Existing and Proposed Rear ElevationK. Transport - Technical NoteL. Transport - Swept Path AnalysisM. Precedent Projects - Site ManagementN. Noise Survey and Assessment ReportO. List of proposed EquipmentP. Waste Transfer Note + Quality Control Checklist ExamplesQ. Thames Water Asset Location Sewer and Water Maps

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1.Project BackgroundA REUSE CENTRE FOR BRIXTON

The Remakery - Brixton The Remakery Brixton (formerly Brixton Reuse Centre or BRC) will transform a disused garage block into a centre for enterprise, training and community projects based on the reuse of waste materials. Once fully operational within three years of opening, the Centre is aiming to bring new life to 200 tonnes of waste materials each year, including furniture, bikes, wood, tools, musical instruments, computers, textiles and more. .

The Remakery Brixton will be a low impact waste processing site incorporating a community of reuse enterprises that generate core revenue by selling recycled products and materials, as well asproviding a range of services to the local community and businesses. The project will provide training and volunteering opportunities and green jobs – equipping local people with skills for a low carbon economy.

The Remakery Brixton sits within a growing local and regional support network of new and established Reuse enterprises and organisations in which exists a culture of collaboration and knowledge sharing. Many Reuse Enterprises are thriving and a number of centres with similar ambitions provide valuable case studies for the Centre.

Also setting a precedent for the possibilities of the Remakery is the spirit of collaboration generated by clustering established and emerging enterprises together, and the re-use of a disused space for a new purpose evidenced in projects around London and beyond.

The Remakery Brixton seeks to create solutions for creating a zero waste community by providing affordable means to reduce landfi lled waste and associated carbon and ecological footprints. The Remakery will re-invigorate the important market for the re-use of products and build wealth and wellbeing in the local community by making better use of material resources and cultivating skills and self-reliance.

Additional benefi ts will include:• Enabling general public and traders to be more sustainable• Generating accessible vocational training and employment

opportunities• Contributing to revitalising the local community

Project blog for up-do-date information: www.remakery.org

FUNDING + SUPPORT

‘Lambeth - ‘Your Choice’ FundingIn December 2010 the project previously known as ‘Brixton Reuse Centre’ won £100,000 of capital funding from the ‘Lambeth Your Choice’ Fund and is seeking to match funding to carry out all the work required (please refer to Appendix B). Additionally, the Remakery is part of a wider London Reuse Network which has recently received funding from the Greater London Authority’s ‘London Waste and Recycling Board’ to help establish Reuse Centres across London. Revenue funding for Remakery is anticipated through this network. www.lambeth.gov.uk/Services/CouncilDemocracy/Consultations/FinanceConsultations/YourChoice.htm

Lambeth Living Ltd.Lambeth Living Limited is an arm’s length management organisation (ALMO). Lambeth Living is owned by the London Borough of Lambeth and operates under the terms of a management agreement. LL is governed by a board of directors which includes tenants, leaseholders, Lambeth Council nominees and independent members. www.lambethliving.org.uk

LCRN - London Community Resource NetworkLCRN is a social enterprise charity supporting organisations and communities working to manage resources sustainably, especially through waste prevention, reuse and recycling. They have a strong track record of local, regional and national delivery infl uencing policy, building capacity, delivering sound business support, advising local authorities, housing associations, SMEs and the public. They connect community groups, charities and businesses all working towards responsible resource management and provide them with best practice, training, environmental audits, publicity and other services. www.lcrn.org.uk

WRAP - Waste & Resources Action ProgrammeWRAP works in England, Scotland, Wales and Northern Ireland to help businesses and individuals reap the benefi ts of reducing waste, develop sustainable products and use resources in an effi cient way. www.wrap.org.uk

CLIENT ORGANISATION

Remade In Brixton Remade in Brixton is a community initiative for a zero waste Brixton. Engaging with residents, businesses and schools, it promotes local waste reduction, reuse and recycling, and develops skills of remaking and repair that are key to the creation of local green enterprises and sustainable employment.

The vision is of a Brixton where there is no such thing as waste: every resource will be used to its full capacity, and every discarded item will become raw material for something else. More things will be made to last, be shared or swapped, get reused over and over, be repaired when broken, and be designed for disassembly into different parts and materials that can be reclaimed or recycled. Wherever appropriate, resources will be reused / recycled / composted locally rather than remotely. And there will be “no more throwaway people” (Edgar Kahn): everyone’s energy, skills and talents will be valued and used to the full.

Remade in Brixton engages with the local community, through an informal advice and information service, reaching local residents and businesses as well as with the Lambeth Council Waste Department.Remade in Brixton is a working group of Transition Town Brixton.www.remadeinbrixton.com

Transition Town BrixtonEstablished four years ago, Transition Town Brixton is a community organisation developing positive action on climate change and peak oil. It is building a vision for a better, more resilient, low carbon Brixton through establishing practical and people-focused projects and intitiatives, including the Brixton Pound, the Food and Growing Group, TTB Community Draughtbusters, Velocal Low Carbon Delivery Service, Brixton Energy, and the Remakery Brixton.www.transitiontownbrixton.org


ARCHITECT (Agent)

Architecture for Humanity - LondonAFH London is a charitable organisation concerned with the built environment. We believe that where resources and expertise are scarce; innovative, sustainable and collaborative design will make a difference. Having been introduced to the client group and their vision, AfH London has agreed to provide pro-bono architectural services up to RIBA Stage E for the Remakery project. The voluntary team is being led by Project Architect Isabel Hankart and Trustee Alasdair Dixon. The team members are Taus Larsen, Kirsten Bevin, Cameo Musgrave, Simon Rochowski & Katherine McNeil. http://london.architectureforhumanity.org

LSBU - Humanitarian HubA group of architecture students from London South Bank University are working alongside Architecture for Humanity to help design the furniture for the reception area of the Remakery. Their brief is to research, design and construct an exemplary reception desk, made almost entirely from re-used materials. By involving LSBU, we are creating better links between the university and its local community by encouraging reciprocal learning between the students and the re-use enterprises. The team is currently being led by Zohra Chiheb & Chris Murch with help from Jimo Sope & Matt Churchward. As well as designing the furniture itself the team are also compiling a Harvest Map of the area around the Remakery. http://remakery.posterous.com/pages/materials-wish-list

CONSULTANTS

Ramboll UK - M+E, Transport + Environmental EngineersRamboll provides multidisciplinary solutions that serve businesses,governments and communities around the world. From the engineering design of buildings and infrastructure to the management of precious resources such as water and energy, their work spans disciplines and sectors. What unites our services is a commitment to design rigour, innovation and value for the end user.Ramboll is providing these engineering services to the BRC under its Charity Task Group scheme, which has committed to provide one day volunteering per year for every member of staff. Ramboll has selected the Remakery Brixton to be a benefi ciary of this scheme due to the sustainability values of the project matching those which Ramboll promotes, working to provide sustainable construction within sustainable communities. www.ramboll.co.uk

Burr + Neve - QS | CDMBurr & Neve Management provide professional consultancy services - principally as Chartered Quantity Surveyors, Project Co-ordinators, Employer’s Agents and CDM Co-ordinators throughout the UK. Bob Neve has kindly agreed to provide a part pro-bono service on both cost and CDM matters for the Remakery. www.burrandneve.co.uk

London Borough of Lambeth - Building ControlBuilding Control Compliance is ensured by Cathy Bartlett, Full Plans Checker at the London Borough of Lambeth’s Housing, Regeneration and Environment Department. www.lambeth.gov.uk/Services/HousingPlanning/BuildingControl

LandPro Surveys - Site SurveyPaul Batley of Landpro Surveys has carried out an extensive survey of the existing garages - See Appendix C.www.landprosurveys.co.uk

Simons Muirhead and Burton - Legal AdvicePro-bono legal advice has also been kindly provided by John Sandiford of Simons Muirhead and Burton law fi rm. www.smab.co.uk

ADDITIONAL SUPPORT

Good for Nothing + Innocent Drinks - BrandingGood for Nothing connects talented creative teams with good causes. It is the social mission of The Pipeline Project and their main focus is giving time, money and energy to support people in making positive impact and change. In September 2011, Good for Nothing arranged a collaborative workshop with the entire creative team of Innocent Drinks. The team gave up a day of their time to brainstorm the branding for the Remakery You can see pictures and output from the day here: www.goodfornothing.co/2011/09/21/innocent-does-good-for-nothing

Mark Ovenden - Film MakingFilm maker and Remakery steering group member Mark Ovenden has been documenting the progress of the project since its inception. You can see his fi lm of the September 2011 workshop here: http://remakery.posterous.com/video-remakery-branding-day-with-good-for-not

Felix Gonzales - Film MakingFelix Gonzales, of You and I Films, created a 2-minute fi lm promoting the Remakery Brixton in the early stages of the project’s development (under the name Brixton Reuse Centre), which played a key role in winning public support during the “Your Choice” public voting project.

2.Project Team

Branding Day with Good for Nothing and the Innocent Drinks Creative Team at the Piano House, Brixton.

| 4 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement

Site of BRC

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Post-it comments on precedent images

Workshop attendees commenting on the proposed layouts

Good-for-Nothing team at workBriefi ng of LSBU students Model of Garage baysLambeth-Your Choice Voting Map

South London Press article on the BRC winning the Lambeth Your Choice Grant

AAFH presentation to Steering Group members and interested residents

Design Day attendees discussing the scheme with the Project TeamConsultation Event on 8th February 2011 at Longfi eld Hall


3. Community EngagementDEVELOPMENT OF AN IDEA

A Reuse Centre for BrixtonIn 2009, Remade in Brixton developed an idea for a Reuse Centre in Brixton that would divert materials from going into landfi ll to be repaired and remanufactured into new or revitalised products. The Remakery Brixton project is built on the foundation of partnership and collaboration, and it has therefore been closely involved with its users and the local community from its conception.

Finding a SiteMr. Steve Bradley, a local councillor for the Vassall Ward area, identifi ed a potential site for this Reuse Centre at the disused garages in Paulet Road which were about to be bricked up early in 2010 due to anti-social activity on the site. After visiting the site, arrangements were made between Remade in Brixton and the building managers, Lambeth Living Ltd., to occupy the space for storage purposes until the relevant planning procedures have been approved.

Establishing the Steering GroupThe group has been actively seeking and advertising for expressions of interest from local designers, makers and re-makers on online forums, posting on local blogs, as well as by spreading the word within the community. In July 2010, ‘Remade in Brixton’ established a Steering Group for the ‘Brixton Reuse Centre’ project (as it was then named), consisting of 10 individuals and organisations interested in being a part of the project, as users of the workspace and/or creative contributors to its development. By the end of 2010, this group had grown to 20, becoming constituted as an unincorporated association in January 2011.

Public ConsultationBefore starting to occupy the space for storage purposes (July 2010), the Steering Group members carried out leafl eting and doorstepping throughout Paulet Road Estate and on adjacent streets, meeting many local residents. Most of the feedback on the proposed Reuse Centre was highly positive, especially with regard to the previous problems on the site infl uencing the residents’ wish to see it put to new use. The team collected an email list of around 25 residents who supported or were interested in the project.

DESIGN DEVELOPMENT

Brief DevelopmentBy late March 2011, Architecture for Humanity UK (AfH-UK) had joined the project as architects, and facilitated consultation with prospective users of the Brixton Reuse Centre / Remakery Brixton workspace on their needs and aspirations for the project.

QuestionnairesIn order to understand the spatial requirements of the potential tenants and the functioning of the building as a whole, a detailed questionnaire was sent to those who had expressed interest in setting up an enterprise in the BRC. These addressed the specifi cs of the functioning of each enterprise in terms of:

• Types of Materials and Items for reuse• Collection and delivery • Handling and storage• Equipment and machinery requirements• Use of communal facilities• Management of centre and activities• Showroom / display and sale of re-made products

The questionnaires set out a number of specifi c requirements for the workshops themselves. They also identifi ed the need for fl exibility in the design of the centre. Please refer to Appendix G for an example of the completed questionnaires.

Design DaysFurther Design Days were held on the 7th May and 23rd July 2011. These workshops were held at the garages, which was invaluable to communicate the physical realities of re-using this space and to understand the positive difference activity could make to the usually dark space.

PROJECT DEVELOPMENT

Lambeth ‘Your Borough, Your Budget, Your Choice’ AwardFurther leafl eting and email campaigns were carried out, reaching out to local residents, wider networks, and via leafl eting in central Brixton during the month of public voting for the “Your Choice” funding project (November 2010). The project polled 54% of votes in its band in the “Your Choice” scheme, successfully winning £100,000 in December 2010.

Public SupportAfter winning the “Your Choice” funding, the Steering Group carried out extensive community engagement exercises, including organising two public meetings for local residents in February and March 2011 to gauge support and concerns. 500 local properties were leafl eted in advance of each meeting. The fl ats above the Remakery site were doorstepped and, where residents were available, completed questionnaires about the project. A total of 80 participants attended the two public meetings, with around 50% being residents from the neighbourhood immediately surrounding the Remakery site and the remainder being invited via Remade in Brixton’s mailing list and networks. 50 Local Residents’ Questionnaires were completed - see Appendix F for samples. As well as answering questions on their priorities, waste items they would like to reuse, and potential involvement in the project, many respondents gave positive feedback:“Excellent idea”, “Fully in favour”, “Great idea so glad it’s on the cards”, “Fantastic scheme – I defi nitely want to be involved”.

Visioning DayA ‘Visioning Day’ was held on 12th March 2011, with the aim to generate the content for a clear and comprehensive brief for potential architects. Attendees included the BRC Steering Group, individuals and organisations interested in being involved with BRC, and Transition Town Brixton supporters, some with architectural, building, recycling, planning or legal expertise.

These workshops established ambitious aims for the Brixton Reuse Centre / Remakery Brixton:

• To create a vibrant collection of successful and sustainable Enterprises• To be a key part of the community, both in street presence and reputation• To showcase the re-use process to the benefi t of both the public and the enterprises


Larger Recycling Centres small projects Remakery Brixton

FAST Warehouse

Emmaus South Lambeth

Cringle Dock

Smugglers’ Way

Lambeth Reuse and Recycling

Centre

RemakeryBrixton

Barnet Furniture Centre


LOCAL REUSE AND RECYCLING CENTRES

Reuse Enterprise NetworkThe Remakery Brixton sits within a growing local and regional support network of new and established Reuse enterprises and organisations in which exists a culture of collaboration and knowledge sharing. Many Reuse Enterprises are thriving and a number of centres with similar ambitions provide valuable case studies for the BRC.

Also setting a precedent for the possibilities of the Remakery is the spirit of collaboration generated by clustering established and emerging enterprises together, and the re-use of a disused space for a new purpose evidenced in projects around London and beyond.

Lambeth Recycling Service This initiative is part of Lambeth’s new waste strategy, which came into effect on 4 April 2011. This aims to get everyone reducing the amount of waste they produce and increasing recycling as much as they can. There are three reuse and recycling centres located in Lambeth and Wandsworth to recycle or dispose of household waste: Lambeth Reuse and Recycling Centre - West Norwood, Smugglers Way - Wandsworth, Cringle Dock - Battersea.

Emmaus South LambethEmmaus South Lambeth is a registered charity, and one of 19 Emmaus Communities in the UK, offering homeless people a home, work and the chance to rebuild their lives in a supportive environment. Their business has 3 elements, a bric-a-brac shop, an electrical goods shop and a second-hand/ recycled furniture warehouse, relying on donations of good quality furniture and household goods from the public. ESL can house 25 people known as Companions, each of whom has a lockable ensuite bedroom, work in the business and take turns to cook and keep house. Each Emmaus Community has the ultimate objective of fi nancial sustainability - earning suffi cient funds through trading to support the business and not have to ask the state or supporters for money.

FASTFurniture Aid South Thames (FAST) is community based furniturereuse project providing affordable, quality furniture and householdgoods to vulnerable clients in the South London area. Set up in 1994, the project has both social and environmental benefi ts. It offers valuable training opportunities and experience to volunteers and diverts around 45,000 tonnes of goods a year from landfi ll.

4. Precedent Schemes

Bricks and Bread Entrance

OTHER PRECEDENT PROJECTS

Bricks and BreadBricks and Bread is a social enterprise that operates premises as hubs for sustainable business. The company was created by Trudy Thompson to solve the issues she had to overcome when she was building eco homes and adapting her life to become more sustainable and self suffi cient. In 2009 Trudy opened the Centre in Aldershot to provide the facilities where local experts like her could share their knowledge and make it easier for other people to live, work and build sustainably.Over the last two years the business has grown into a vibrant hub. There are over 3,000 enterprises that work alongside the Centre benefi ting from sales leads from them, entrepreneurial networking opportunities, using their serviced offi ces and conference facilities for events and meetings.www.bricksandbread.com

South Kilburn StudiosThe Architecture Foundation, together with the South Kilburn Neighbourhood Trust and Practice Architecture has transformed a disused building in South Kilburn, London, into a series of studio spaces available to those in the creative industries.The tenants of South Kilburn Studios will pledge – in lieu of rent payments – to train a young person from the local area, helping them learn the skills of their profession and build a portfolio in their chosen trade.

Bricks & Bread Reuse Centre Event

LONDON REUSE NETWORK MEMBERS (SAMPLE)

Barnet Furniture CentreBarnet Furniture Centre is a registered charity which brings multiple benefi ts to both the community and the environment. The Centre aims to provide residents with good quality furniture at prices to suit all budgets, to prevent good quality furniture from being fl ytipped or going to landfi ll, and to provide job opportunities and volunteering placements.Barnet Furniture Centre operates both a warehouse shop and a collection service for unwanted, good quality furniture and homeware. Three full-time jobs and more than 20 volunteer placements have been created by the Centre - including opportunities for people with disabilities and those who have been in long-term unemployment.www.barnetfurniturecentre.org

Offers / Ex-ITOFFERS/Ex-IT, based in Southwark, collects good quality offi ce furniture, computers and IT and other electrical equipment which are distributed at low cost to community and voluntary sector organisations, small start-up business, and socially disadvantaged members of the community to maximise the social benefi ts of waste minimisation and reuse. The items collected are diverted from landfi ll through reuse/ recycling in full compliance with Environment Agency requirements and the EU WEEE Directive, and also provides a secure Data Destruction service.www.offi ce-furniture-it.crispej.org.uk

Bright SparksBright Sparks is Islington’s Repair and Reuse Shop that brings small electrical items back to life. The shop is run by the social enterprise DigiBridge and sells and repairs small electrical items. There are a number of places around the borough where residents can donate and leave small electrical items to help support the project. Bright Sparks provides Islington residents with easy ways to reuse, repair or recycle their old electrical items. It also provides a service for affordable repairs and replacement to help limited budgets go much further on other essentials. The repairs are carried out at a workshop that has created training and volunteering opportunities for the unemployed, helping the local economy. www.brightsparksonline.com

The above schemes were visited and interviewed by Remakery team – see Appendix M.


Mostyn Gardens

Myatts Fields

100m

200m

Brixton

500m 500m

Stockwell

Clap

ham

Roa

d

Stockwell Road

Brix

ton

Roa

d

Camberwell New Road

Loughborough Junction Rail

Loughborough Primary School

Minet Library

Red Gate Gallery

Flaxman Sports Centre

Charles Edward Brook School

Denm

ark Hill

Transition Town Brixton Community Centre

Wyck Gardens

Ruskin Park

1km 1k

Max Roach Park

Camberwell Green

Brixton

Stockwell

Cla

pham

Roa

d

Myatts Fields

Mosten Gardens

Potential delivery routes

1km 500m 500m

1km 100m 200m

Camberwell New Road

Stockwell Road

Aerial view of Block 1 with both residential and industrial properties nearby

Lilford Road

Penford Street

Paul

et R

oad

Residential properties on Lilford Road

Site Analysis - site location, walking distance, nearby transport hubs, amentity spaces

Brixton Low Carbon zone

17

73

70

FB

Shelter

107 to 109

62 to 66

71 to 75

1

13

69

6 70

60

76

45 to 48

11

55

House

STOCKWELL PARK WALK

27

Thrayle

87

61

16

3

80

AYTOUN

Skateboard

Burrow H

ouse

56

RUMSEY ROAD

Park

81

ROA

D

B

25

96

83 to 87

Playground

57

95

15

FB

2

to79

TCBs

74

9

43

82

94

88

toto

d Mansions

97 to 100

40

44

Tyler

BENED

ICT RO

AD

to68

101

106to

8 to 11

104to

FB

Wynter

67

88

Barret House

2526

68

96

House

House

12

90

18

103

7

14

34 to 38

39

Allotment Gardens

47

STOCKW

ELL PARK ROAD

Denchworth

94

72

42

to

23

to 107

House

78

7 to 11

14

53

56

93

to 22

6

43 to 46

91

92

Pond

89

Wynter House

19

26

3733 to 36

18

60

28

32

64

14

58

85

10

95

El

11

1114

59

21

11

20

96101

26

8

22

TCB

Lidcote Gardens

29 to 31

59

52

23

12

Sub

38

4

7473

71

15

45 to 48

3 8

Crowhurst H

ouse

103

5

58

4

Sta

12

10

19

1

29

Lambert House

o 26

118

FB

63

109

ROBSART STREET

m

108

61

49

102

13

51

31 to 3435

PlaygroundAdventure

42

30

Close

5 10

28

13

49

27

LORN ROAD

41

22

4

26

64

55

43owHouse

84

31

29

66 to 69

28

41

13

29

83

75

65

65

10

30

70

2775

119

Slade Gardens

20

5

90

60

1 2

58

18

3

80

28

117

44

to

Cumnor

1278

AYTOUN PLACE

110

57

79

36

15

15

50

1 to 6

ParkViewMews

1097

7

85

CR

46

56

61

24

1

17

16

213

11

Sub St

aEl

3727

SWINFORD GARDENS

21

3

57

63

11

4942

POMFRET

3123

2432

52

142

9

3222

78

5

2

Sub

Sta

41

47

215

15

8

41

73

JunctionLoughborough

LB

18

213

12.5m

10

1

MINET ROAD

2

to

LB

62

18

13

42

60

92

225

23

OVERTO

N RO

AD 24

16

88

214

TCB

TCBs

RATH

GAR

ROAD

226

208

to

to

to

Woolley House

207

14

210

8

20

Playground

Court

202

HERNE HILL ROAD

86

6

6558

66

1 to 53

78

70

23

51

29

22a

22

6

12

1

25

34

MALLAM

S MEW

S

223

Leicester House

209

12.4m

Works

76

82

55

Harper House

1 to 53

39

70

FEATLEY ROAD

1

79 71

207b

ST JAMES'S CRESCENT

1

217

ANGELL ROAD

33

38

26

194

ROAD

Howard

30

46

50

PH

54

Kettleby House

Station Avenue

218

150

to 1

60

11

El S

ub S

ta

El

1 to 88

74

6 to 9

3828

1

Nevil House

10

81

19

Amberley

1 to 80

SL

FLAXMAN

ROA

D

157

14

12.3m

94

102

67

1 to

3

LOUGHBOROUGH ROAD

204a

13a

1622

2

196 to 200

STYLES GARDENS

46

8.1m

9.5m

Max Roach Park

13

48to

95

39

7

24 to 2620 21

FB

12

160

to16

6

188

174

14

163

181

RC PrimarySchool

167

8875

Playground

Bedwell House

11.0m

97100

89

4281 to 83

18

15

1 to

37 3835

Goodwood

6970

52

to

51

22

38

47

169189

90 to 9396

10.4m

House

79

167

15

32

98

3 to6

169a

27

VILLA ROAD

Mansions

161

ANGELL ROAD

151

54

LB

2

21

53

Court

63

6

56

60to

STOCKWELL PARK WALK

ROA

D

Playground

STOCKWELL

to20

to

15914

9

29

KNO

WLE

CLO

SE

70

5

53

9

49

STOCKW

ELL

ROAD

1716

5

FYFIELD ROAD

141

ANGELL PARK GARDENS

St Helen's

10.5m

Playcentre

6a

2325

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RemakeryBrixton

Industrial units on Lilford road


5. Location + ContextLOCAL ENVIRONMENT

Neighbourhood The site sits almost equidistant from Brixton High Street and Camberwell High Street within the London Borough of Lambeth. The site itself is located in Lambeth’s Vassall Ward, defi ned by a mixture of residential terraces and apartments, schools, a library, churches and gyms. To the east is a light-industrial area which follows the line of the railway and its viaduct arches.This setting defi nes the proposed Reuse Centre as a distinctly local neighbourhood element, with close links to its immediate community. Please see Appendix A for the OS Map details.

BrixtonBrixton is mainly a residential area with a prominent street market and substantial retail sector. It is diverse both demographically and in terms of the urban grain. Despite Brixton being identifi ed as one of ten key ‘Creative Hubs’ by Creative London, central Brixton has a shortage of spaces for creative people and lacks initiatives to nurture the creative industries. In recent years, the local community has become increasingly active to address this lack of opportunity, as well as the high-crime problems, with numerous initiatives to provide new services, develop skills, and encourage community engagement to creatively help to regenerate the local area for the local community.

Community - Active Citizens BrixtonA British Council funded project ‘Active Citizens Brixton ‘, facilitated by Remakery Project Manager Hannah Lewis together with Chris Church of the Low Carbon Communities Network, provided a series of training workshops for community activists between March-June 2011. The workshops brought together a group of around 20 people active in the local community, providing a framework of support and seed funding for the development of social action projects. The programme included an international exchange with the Active Citizens Gdansk group in May-June 2011. Participants included Remakery members and representatives of: Loughborough Junction Action Group, Angell Delight Community Project (Angell Town estate), Loughborough Estate Big Lunch and Rupert Gardens project, City Farmers (support network for local food growing), Myatt’s Fields Park Project, Ikosi Brixton Magazine, Transition Town Brixton, Oxjam Camberwell Takeover (a fundraising music festival), Joined-Up Streatham (art and design workshops, Makerhood (an online market for local makers).

LOW CARBON ZONE

Brixton Low Carbon Zone‘Brixton has been selected as one of ten Low Carbon Zones across London. This is an initiative set up by the Mayor of London and aims to help communities reduce carbon dioxide emissions by 20.12% in time for the 2012 Olympics. We [Lambeth] hope that every home, business, school and community within the zone will benefi t from being part of this scheme, living more sustainably and reducing their carbon footprint. (...) Residents in the zone will benefi t from our network of Green Doctors and Waste Prevention Advisers who will carry out home visits giving advice. Businesses will have access to our advice service, which will help them to operate more effi ciently by reducing costs on energy, transport and waste.’(*text taken from the Lambeth Council Website)

Brixton PoundThe Brixton Pound (B£) project has been initiated by a group of volunteers from Transition Town Brixton (TTB). It’s designed to support Brixton businesses and encourage local trade and production. It’s a complementary currency, working alongside (not replacing) pounds sterling, for use by independent local shops and traders.

LOCAL COMMUNITY INITIATIVES

Brixton VillageIn 2009, a collaboration between Spacemakers Agency and landlords London & Associated Properties PLC led to the regeneration of Brixton Village indoor market, also known as Granville Arcade, where increasing numbers of shops had been lying empty. A call was put out to creative and community projects, or new local business start-ups offering shops for up to three months rent free and there was a huge response. By the end of 2009, the previously run down site of the market became home to a rolling programme of pop-ups, new shops and cafes. Footfall was increased with a weekly events programme, opening the market as a platform for local talent, and bringing new custom to both new enterprises and existing businesses. A special atmosphere was created which fused the distinctiveness of Brixton with a new generation of DIY energy and the project has now featured in both national and international media.

Loughborough Junction Action Group (LJAG) & the 7 Bridges ProjectThe nearest “town centre” to the Remakery site, Loughborough Junction, has its own Action Group, founded by residents with the common goal of improving local quality of life. Described as “an action group rather than a residents association, aiming to carry out actions of different kinds to improve the local area”, in 2010 LJAG launched the 7 Bridges Project, an arts-led regeneration initiative to improve the appearance and lighting of the seven railway bridges which defi ne the Loughborough Junction area, with the ultimate aim of regenerating the neighbourhood.

Recycle-a-CycleOrganised by Remakery members Cycooldelic Revolution (in partnership with Lambeth Council’s Sustainable Transport team), through summer-autumn 2011, the Recycle-a-Cycle workshop series has engaged local residents to learn bike repair and maintenance skills and refurbish a bicycle which they can keep at the end of the course. Workshops held at Max Roach Community Centre and Marcus Lipton Youth Club have been highly popular and continued to build connections between the Remakery and local community hubs.

Brixton Village Market


LILFOR

D R

OAD

PE

NFO

RD

STR

EE

T

PAULET ROAD

Existing interior - only few functioning garage doors remaining

3

Mixture of terraces and fl ats along Lilford Road - access to garages The rear garage entrance from Penford Street

2

1

321

4

56


6. Use - ExistingEXISTING BUILDING

Block1, Paulet RoadFive three-storey blocks of fl ats line Paulet Road, each has a sunken car park at lower ground fl oor, and the proposed site for the Remakery is the garage of Block 1 on the corner of Lilford Road. The fl ats above are set forward to the street, leaving a width of landscaped hard and soft landscaping on the western side. This garden space is publicly accessible via stairs at each end.

GaragesDuring their intended use, the garage provided space for 36 vehicles, with access via Penford Street only. The garage comprises 37 individual lockable units over approx. 975 sqm, some still with their garage doors intact. The central area, crossed by structural beams but free of columns, is secured at each end by a gate. A service core runs along the eastern edge (beneath maisonnettes) and is accessed from within the garage. The fl oor slopes from the garage doors to the drains in the middle of the space.

Current Use The garages have not been in use for at least ten years. They have since become derelict, attracting fl y-tipping and anti-social behaviour. Early in 2010, the landlords had plans to close off the garages with brick walls before negotiations commenced regarding the establishment of the Brixton Reuse Centre/ Remakery Brixton.

ACCESS + HEALTH AND SAFETY

Pedestrian AccessPedestrian access to the garages is currently from Lilford Road, via 4 steps, a total rise of 690mm. The garages can also be accessed via the main vehicular ramp of Penford Road. There is no dedicated pedestrian route.

Vehicular AccessVehicular access is from Penford Street only, which is a cul-de-sac with no through route, except for a pedestrian ramp to Paulet Road. No dedicated bike parking or lockable stores are currently provided for residents.

Waste ManagementWaste collections are made in Penford Street but some fl y-tipping activity has been noted.

AsbestosAn Asbestos Survey Report has been commissioned by the Landlord ‘Lambeth Living’ and carried out by Abbey House Consulting (UK) Ltd. t/a Manestream (Project Ref. No: 059172) at all reasonably accessible locations. No high or medium risk asbestos containing materials were found. The full report is available upon request.

Paulet Road - monotone streetscape with raised Ground Floors of Blocks

CURRENT SITUATION

Anti-Social BehaviourLocal residents and councillors identifi ed problems on the Paulet Road Estate (right) and brought them to the SNT’s attention in 2009 at Panel meetings and in other public forums. Residents in particular reported being frightened as a result anti-social behaviour committed by young males in the vicinity. The Vassall Safer Neighbourhoods Team (part of the Metropolitan Police) has reported a 17% drop in crime on the Paulet Road Estate in Vassall Ward in the six month period from July 2009 - January 2010 in which they implemented a dispersal zone in the area.

SolutionsBy creating public activity at ground level and encouraging the community to use the this derelict space for positive activies, anti-social behaviour will be much discouraged and the hidden corners and walkways around the site will be safer to use for residents and locals alike. One of Remakery’s partners -Cycooldelic Revolution- has been using the site for storage and has begun to establish relationships with the local community. According to their feedback, there has already been a shift in antisocial activity with the garages appearing to be occupied.

View of Pedestrian Entrance - currently potentially dangerous hidden corners Fly-Tipping by the garages entrance / Penford Street cul-de-sac

654


Workshop spaces for local designer-makers and small entreprises Material Collection hub for local area.New hub for the local commmunity, training opportunities, fl exible offi ce space

MATERIALS SORTING AND STORAGE FOR RE-DISTRIBUTION

Sustainable Management Re-use Waste Materials Local Sources /Development Training Process Collection Network Innovation Re-distribution

RentalRe-use enterprises (members)

Design lab (skills + innovation workshop)

Research + Development

Public Sales

New Products / Fixed Products

Courses + Apprenticeships

Training / Education

Cen

tre M

anag

emen

t

Local businesses / Trade Waste

Local residents / households

London Re-Use Network

Local Authority waste contractors

B AC

WORKSHOPS

PUBLIC ZONE WORKSHOP ZONE SERVICE ZONE

C B A


USES + ACTIVITIES - B1 LIGHT INDUSTRIAL SPACE

B1 Light Industrial Space for Material Reuse The Remakery is based on the concept of a mini industrial estate dedicated to reuse, with ancilliary offi ces and training facilities.It will have a retail and a service focus, offering training and collaborative opportunities with local designers, artists, and students in the design and development of new or re-newed products from waste materials.

Material TypesThe following Materials and items are to be collected and processed at the Centre for repair or reprocessing:

• Furniture and household items• Timber and wooden items• DIY supplies and paint• Garden equipment and tools• Bicycles and parts• Computers and IT equipment• WEEE (small items)• Clothes and textiles• Pianos and musical instruments

ActivitiesFrom the social and commercial aims of the Remakery emerges a physical requirement for spaces to facilitate:

• Collection and Storage of materials• Repair and creative re-use of materials • Training and education of local people• Research and development of innovative materials and products• Retail of ‘re-made’ items / new products• Community Resource and Information hub about recycling and

reuse• Management of the Centre

These activities have been grouped into three dedicated activity zones to suit the nature of the uses in terms of thermal and acoustic requirements, as well as to allow effi ciency and fl exibility in the use of the spaces for ‘overlapping’ activities. In addition, this will aid the managment of the centre and the separate zones with regard to public access, health and safety considerations, and security.

Certain actvities are limited to ‘offi ce‘ hours with the proximity of neighbours in mind - please also refer to the Acoustics Section and Assessment Report in Appendix N .

7. Change of Use - Proposed

Activities at the BRCMonday – Friday8am – 5pm

Yr 1-3 Sorting, inventory and storage.Repair and remanufacturing, including wood workshop (machine sawing, furniture making and repairs), bicycle workshop, welding, spraying, computer repairs, sewing / textile workshops, art and craft activities.Offi ce work and meetings.Training sessions.Shop opens by appointment only on weekdays until able to open full-time

Monday – Friday5pm – 9pm

Yr 1-3 Training sessions and workshop drop-ins for community members: 1-5 evenings per week (limited to low-noise activities such as sewing, art and craft).

Saturday9am – 9pm

Yr 1-3 Shop and workshop spaces open to the public

Sunday10am – 5pm

workshops limited to low-noise, low-risk activities such as sewing, art and craft

SPATIAL REQUIREMENTS

Provision of SpaceThe Remakery will provide the following spaces to facilitate these activities:

Zone A• Delivery zone with sorting and storage areas • Offi ce (small)Zone B• Workshops - individual enterprises• Workshops - shared / community useZone C• Offi ces, Meeting, and Training Rooms• Reception + Display Area for new materials / information• General facilities - Kitchenette + Common Area• Sanitary Accommodation• Ancillary spaces - storage, cleaning cupboard• Plant Room

EQUIPMENT

Workshop EquipmentIt is anticipated that the the main shared workshop will provide a selection of the following equipment and will be fi tted out and sound sound-proofed accordingly to provide health and safety to users:

• Wood-working Equipment - Table/Panel Saw, Slide Mitre Saw, Bandsaw, Planer Thicknesser, Drill/Mill, Belt & Disc Sander, Sawdust Extraction

• Welding Equipment - dedicated Welding area, Welding Filter & Ventilation System

• Air Compressor• KilnPlease refer to Appendix O for a list of proposed Equipment.

In addition, the individual workshops tenants may use the following equipment:

• Small power tools• Manual Tools• Sewing Machines• Personal PC’s• Electrical Testing Equipment

AcousticsThe site is located in a residential area. Noise measurements have been conducted around the site during the proposed hours of operation to assess the impact of the development upon the local environment. Measurements were also taken inside the garages during a bicycle repair workshop.Noise levels measured during the survey were in the range 55 – 63 dBLAeq at street level during the times when the centre is proposed to be operational.Criteria have been proposed for the noise emission from plant associated with the centre to be no more than 5dB below the lowest measured background noise level. This sets a noise emission criterion of 41 dBLAeq at the nearest noise sensitive receivers identifi ed as the dwellings immediately above the garages, and residential properties on Lilford Rd, Paulet Rd and Penford Street. This is considered suitable for the area and is not expected to signifi cantly increase the otherwise prevailing background noise level.

Please refer to Appendix N for the Noise Survey and Assessment Report.


BOUNDARY 1• Secure Steel gates + roller

shutters at night• Controlled entry by staff• Lockable Staff + Visitor Bike

Store• Bin Store

BOUNDARY 4• acoustic• thermal• maximum light transmittance

for daylight to workshops,(double glazed screens)

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WORKSHOP ZONEindividual lockable workshops • unheated• uninsulated• acoustically insulated• ventilation to workshops• basic hard wearing fi nishes

DELIVERY ZONEopen-plan sorting and storage • unheated • uninsulated• enclosed offi ce space• good levels of natural

daylight

BOUNDARY 2• acoustic• thermal• maximum light transmittance

for daylight to workshops

BOUNDARY 3• acoustic• thermal• max light transmittance for

daylight to workshops

A PUBLIC ZONEopen-plan fl exible offi ce space• heated space • insulated walls and fl oor• good levels of natural

daylight

C B

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AREAapprox. 292.5m2

AREAapprox. 292.5m2

AREAapprox. 390m2

C AB

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8. Layout - ProposedRETROFITTING THE EXISTING BUILDING FABRIC

We are proposing that only the public area of the building be insulated and heated, leaving the workshop and storage spaces to remain un-insulated and un-heated. This is seen as a pragmatic compromise that meets the requirements of the end users without compromising the limited construction budget available.

Zone A• Acoustic Insulation not required > No machinery or noisy work to

be undertaken in this area.• Thermal insulation not required. • Natural Ventilation during hours of operation, with steel gate to

north façade providing ventilation. Roller shutters at night still provide some background ventilation to this zone. Mechanical Ventilation not required as there is no vehicle access into space, other than parking electric van.

Zone B • Acoustic insulation to service penetrations to homes above • Thermal insulation not required (increased internal heat gain

from machinery and staff). Zone A and C will act as a buffer and increase the average year round temperature of the workshops, and the heat loss to the housing above will also remain zero effectively, which will be suffi cient to keep the spaces relatively comfortable without the requirement for heating. As a frost protection measure there will be a provision for heating coils to be installed in the workshop ventilation ducting.

• Separate Mechanical Ventilation system for higher air exchange rates required in workshop areas (rates TBC depending on workshop equipment requirements).

Zone C • Acoustic insulation to service penetrations to homes above• Heated space, thermally insulated to N,E,S & W walls, ceiling

below gardens only (not main ceiling) and fl oor. External walls 0.2 W/m2K, Floors and ceiling tbc (please note that head height is limited, making insulation to the ceiling and fl oor problematic. The required fi re escape height of 2.0m is the dictating dimension, and the U-values achieved in fl oors and ceiling will be a function of what is achievable with the space and budget available).

• Mechanical ventilation with heat recovery system, with provision for extra ventilation rates in bathroom (6 l/s) and kitchen areas (30 l/s) .

ZONING

The required spaces have been grouped into three ‘zones’, defi ned by the nature of the activities taking place and their respective spatial requirements to ensure the effi cient management of the centre.

Service Zone (approx. 292.5m2)

This zone contains all the spaces needed to deal with materials brought into the centre through the delivery zone at the vehicular access side of the garages to the north, including a staffed offi ce, areas for cleaning and sorting incoming items, and suitable storage until materials are distributed to the workshops or other users. It also provides secure parking provision for bicycles and small delivery vehicles and a bin store.

Workshop Zone (approx. 390m2)

This zone is the ‘processing’ plant and lies at the heart of the centre with both individual and shared workshop units for reuse enterprises. Most of these will be lockable private units used by tenants, and a few are set aside for shared use of tools, with occasional use by the local community. This zone will contain all the machinery and tools and suitable provision of adequate ventilation and soundproofi ng will be made.

Public Zone (approx. 292.5m2)

This zone is the ‘public’ side of the centre, where local residents can come in to fi nd out more about reuse and recycling, attend craft workshops and training events. It contains the centre’s offi ce, meeting and training rooms, and an information and retail area. This zone is intended to be kept very open and fl exible to allow for varying arrangements as required.

Across the zones of the centre, certain uses overlap and allow for more effi ciency by utilising spaces for similar activities, such as the training and meeting rooms.

Changing the use of the garages space and converting some of the areas into offi ce and workshop environments require some upgrading of the buidlings thermal fabric.

The design team is in the process of fi nalising the building control application in close consultation with Lambeth Building Control. We are confi dent that all of the main issues related to planning have been addressed and there are no obvious barriers to achieving Building Control approval.

A

B

C

BOUNDARY TREATMENT

Boundary 1 Existing Steel Gates and Roller Shutters • Natural Daylight to be maximised • Natural Ventilation to be maximised • Acoustic barrier not required and additional roller shutters to be

used out-of-hours and at night• Thermal insulation not required.

Boundary 2 Glazed/translucent screens • Natural Daylight to be maximised • Natural Ventilation encouraged in non-noisy hours, otherwise

supported with Mechanical Ventilation• Acoustic barrier (to achieve 30-40 dBA overall separation)• Thermally insulated - U-value of 1.5 W/m2’k.

Boundary 3 Glazed/translucent screens • Natural Daylight to be maximised • Natural Ventilation encouraged in non-noisy hours, otherwise

supported with Mechanical Ventilation• Acoustic barrier (to achieve 30-40 dBA overall separation)• Thermally insulated - U-value of 1.5 W/m2’k.

Boundary 4 Glazed screens• Natural Daylight to be maximised • Natural ventilation through openable windows where possible,

supported by mechanical ventilation where required• Acoustic barrier (to achieve 30-40 dBA overall separation)• Thermally insulated - U-value of 1.5W/m2’k, Airtightness line

(reducing heat loss)

GlazingAll glass in or adjacent to opening windows / doors and to 800mm will either be safety glass to reisist impact or laminated to ensure that the glass breaks safely, to meet BS 6206:1981. Glazing to represent maximum 40% of fl oor area) with a U-value of 1.2 W/m2’k.


Options investigated with the Steering group

Proposed South and North Elevations > Please see Appendix I & J for scaled drawings

Preferred Option selected by group


9. Design - ProposedLAYOUT

AmountThe proposed development will retrofi t the existing garages site without additional extensions. No additional land with be brought in to use or extended into. The entrance area will be enhance to create a welcoming entrance to the new local community hub and prevent anti-social behaviour around the site.

ScaleThe proposed re-development of the garages site will have no effect on scale of surrounding buildings, being located semi-underground, with existing maisonettes above.

PlanThrough Design workshops, we have investigated a number of possible layouts (see images) with the steering group members and evaluated the pros and cons of each option, in terms of site managment, business managment, accessibility, health and safety, and preferred use of spaces by the future users.

InteriorsMost of the interventions in the space will be interiors-based, through the retrofi tting of the existing structure to make it usable. It will be kept simple to allow for fl exibility in meeting business needs and in response to the limited budget. It is intended

ALTERATIONS

Building AlterationsNo structural alterations are being proposed. The South Entrance gates will be removed and re-used elsewhere. The brick infi ll will be removed and replaced with a glazing system. The rear entrance will remain as is and made good, with the addition of a roller shutter for added security and protection from the elements. Some existing non-structural single blockwork partitions between garages will be repaired or removed where not required. Most garage doors will be removed and re-used elsewhere, or disposed of.

Phase 1The fi rst stage seeks to fi t out the space to meet Building Regulations, with new fl ooring throughout, insulation, external glazing, and all services required for the proposed uses. New partitions will be built between the zones to provide acoustic and thermal insulation and fi re separation, as required by Building Control. In addition, non-structural partitions are proposed in the open-plan fl exible space, to conceal new services and enclose plant rooms and sanitary facilities.

Phase 2Once the main building works are completed, further interior elements may be installed by the Remakery members to act as separation between workshops units, as display elements, to hold equipment, as requirements develop.

APPEARANCE + LANDSCAPING

Elevational Treatment - Main EntranceThe entrance area will consist of fi xed glazing with openable top lights to allow for natural ventilation and the main entrance door. One section of brick-infi ll will be removed to allow for additional daylight infall and penetration of ventilation fl ues. The window frames will be fi nished with a green colour RAL6029 (or similar) to refl ect the Remakery brand and logo colours, which are in development.

LandscapingTo enhance the entrance area, we are proposing to remove the caging mesh to the existing tree and provide planters with native planting. This seeks to extend the landscaping of the path and green space to the West of the site has previously received funding to establish a community garden and creating a community hub in this location will now allow these groups to use the spaces for training sessions, to store tools and access facilities.

Secured by DesignWe will consult on the requirements and products available to ‘Secured By Design’ specifi cation for the Man Entrance area, budget allowing.

We believe that the proposed development will be an exemplary project demonstrating how giving these widespread disused garage spaces new purposes and adding value to local communities will

Existing external Landscaping to rear of property along public pathEntrance Area - Zone C Sketches for Workshop spaces - Zone B


Existing Access Limitations for wheelchair users

Proposed Access with an external Disabled Wheelchair Stairlift / Stairiser

1

Proposed external Disabled Wheelchair Stairlift / fold away platform Stairiser

Existing entrance situation

1 BRC Staff + User Occupancy – full capacity by Year 3*reuse enterprises – staff/ volunteers / trainees**shoppers, learners

Monday - Friday 8am-5pm

Monday - Friday 5pm-9pm

Sat 9am – 9pm, Sun 10am–5pm

Total visits per day

Max. at any one time

Total visits day


Total visits per day


A - S

ER

VIC

E Staff +volunteers /

trainees 10 4 2 2 7 6

Core Members* 12 4 0 0 7 2

Public** 0 0 0 0 0 0

TOTAL 22 8 2 2 14 8

B -

WO

RK

HO

PS Staff + volunteers /

trainees 5 4 4 3 4 3

Core Members* 17 10 10 8 12 10

Public** 16 10 10 10 21 10

TOTAL 38 24 24 21 37 23

C -

PU

BLI

C

Staff + volunteers / trainees 5 4 2 2 7 6

Core Members* 12 10 7 4 10 6

Public** 42 10 21 20 104 30

TOTAL 59 24 30 26 121 42

TOTAL – ALL ZONES 119 56 56 49 172 73BRC Staff + User Occupancy Numbers


10. Access - Users ACCESSIBILITY

Inclusive DesignEase of access is addressed throughout the proposed scheme. The building will be fully accessible to wheelchair and pram users, as well as integrate signage and wayfi nding in the interior design. The main pedestrian access will be to the public zone entrance and will be served by a dedicated stair lift, and internally, level thresholds, fl oor fi nishes, door openings, and signage will be carefully designed to comply with Part M. Aids to communication will be provided through portable induction loops, so that all people can make best use of the building. A dedicated accessible WC will also be included in the detailed design.

Security Security is a key consideration in design of entrance and delivery areas and will be addressed in accordance with Part M. The existing gates at the delivery end will remain in place, and the existing roller shutter moved nearer to this entrance to seal off the centre more appropriately. There is one dedicated staff member to monitor the delivies and opening of the gates. The public entrance will be staffed and the door fi tted with a release lock mechanism. The activity and light in the new space will also give the Remakery street presence and, therefore, encourage community involvement while also discouraging anti-social behaviour.

Surrounding Public Transport Network - Buses, Underground, Overground

SUSTAINABLE TRANSPORT

Transport NetworkSustainable transport is at the heart of the project, being a ‘local’ hub and encouraging users to walk and cycle to the centre. The site sits well within the local transport network with numerous bus stops within 5 minutes walk and both Camberwell and Brixton within acceptable walking distance. The nearest overland station is Loughborough Junction.

Pedestrian AccessPedestrian access to the site is via the stepped entrance on Lilford Road, with a disabled Wheelchair Stairlift at the Main Entrance. Level access will be provided from the entance of the centre. Restricting visitor access to one public entrance will reduce parking demand in Penford Street, as well as ensure that visitors have been registered upon entering the centre.

At present, all members of the Remakery’s steering committee and even the design team arrive on site using Public Transport, walking or cycling and it can be safely predicted that this will continue to be the case as additional businesses sign up to use the facilities.

VISITORS | STAFF

Customers | LearnersMembers of the public requiring services and attending education workshops are integral to the Remakery. It is estimated that around 50-280 visitors and customers will visit the centre each week for products and services. At opening, the Remakery will only open to the general public one day per week, with an estimated 50 weekly customers on Saturdays. By 2015, the BRC will be open six days a week and anticipates attracting up to 280 shoppers per week, still predominantly on Saturdays. It is assumed all shoppers will only visit once a week but for shoppers in 2012 there will only be 1 day available for them to visit in 2012, therefore their daily trip rate remains 1. By 2015 shoppers will be allowed to visit 6 days a week but it is assumed up to that a third of these will be at the weekend which give a trip rate of 0.36.

Learners are expected to attend in groups of 5, therefore their daily trip generation rate is designed to refl ect that. It is anticipated that around 4 workshops for local people to learn new skills will be held per week in 2012. By 2015, this will have risen to 15 weekly workshops (5-10 people).

MembersCommunity Members will be individuals who pay for access to workshops and tools to carry out work but who do not require full time occupancy. It anticipated there will be 15 Community members visiting the site on average once per week in 2012. By 2015 it is expected that these numbers will rise to 30 members visiting once or twice per week.

Staff | VolunteersThe Remakery will be staffed by between 2-4 people, excluding reuse enterprise occupants. It is estimated that between 12 and 20 entrepreneurs, employees and volunteers will be working on site for the reuse enterprises.

After the fi rst three years, some growth is anticipated in the region of 25-50% in staff and visitors, which is refl ected in the overall numbers below.

Due to the nature of the site, occupancy will be restricted to 60 in any two activity zones which will mean workshops will be smaller at the weekend to ensure capacity is kept within allowable numbers. This will also ensure large numbers of shoppers will not be arriving at the same time as learners.

Activity around the site will discourage anti-social behaviour


Swept Path Calculations

Electric Van

Bike Trailers

BiN STORE

BIKE STORE


11. Access - Vehicles DELIVERIES

General Clearance DeliveriesAs a service provider for the London Reuse Network, the Remakery’s deliveries are predicted to be 4 daily transit deliveries, generating 8 vehicle trips in 2012. These deliveries will combine to produce a maximum 46 visitor and staff vehicle trips per day. This will mean that the Remakery will produce a maximum of 54 vehicle trips per day upon opening. By 2015, it is anticipated that deliveries will have increased to 8 per day, generating 16 vehicle trips.

Workshop Specifi c DeliveriesIn addition, some BRC member enterprises will organise their own deliveries of materials using hired vans, bicycle trailers, or those of partner organisations. These deliveries are expected to total no more than 10 per week at opening, and up to 20 per week by the time full capacity is reached in year 3.

Outgoing Deliveries Deliveries of large items to customers will be managed in a way that allows deliveries to be made on the outwards journey of waste collection trips to minimise trip numbers. The total number of deliveries per week will therefore be up to 25 at opening, and up to 35 at full capacity. In order to ensure bulky waste does not build up on site, which would limit productivity and increase the risk of fi re, the management will expect workshops tenants to claim waste quickly, with unclaimed items being transferred to other organisations in the network.

Delivery HoursAll deliveries will be restricted to the hours of 8am – 5pm. Deliveries on Saturdays will be restricted to a maximum of 5 per day. These will be limited to core working hours, although it is anticipated that there may be small loads arriving on Saturdays.

Table 2.1: Penford Street - DeliveriesMon-Friday 9-5 2012 2015Weekly general clearance deliveries 10-15 20Weekly Workshop specifi c deliveries 10 20Total Weekly deliveries - max. 20-25 40Average daily deliveries 5 8

VEHICULAR ACCESS

Dedicated EntranceDeliveries and visitors will use opposite ends of the site, meaning that pedestrians and cyclists will be kept away from operations. Deliveries will have their own dedicated entrance to the rear of the building and will access the site via Penford Street.

Types of VehiclesVehicular delivery and collection has always been from Penford Street at the car access ramp to the garages, including the Council’s Waste Collection Service. Deliveries of materials for Re-use to the site will primarily consist of a site owned transit van with very occasional larger deliveries. If larger deliveries are planned, the site management will arrange for the turning head on Penford Street to be clear of parking through agreement with local residents following advanced notice of the delivery. Although special deliveries requiring a 7.5t lorry are not anticipated; swept path analysis has been carried out in accordance with Lambeth Highways request. As shown in 8794/CT/002, it will require coordination with local residents who use the turning head at the end of Penford Street as parking.

Trip RatesThe anticipated total number of people predicted to visit the site is 83 at the busiest retail period, which will generate 166 trips per day in 2012. In 2015, the anticipated total number of people visiting the site will rise to 178 per day, generating around 356 trips per day.

Table 3.1: Staff trip rate 2012Role F/T Staff P/T Staff Volunteers TotalNo of people 7 10 22 39Days per week on site 6 3 3 -Daily Trip Rate Modifi er 1 0.5 0.5 -Daily Arrivals & Depar-tures

7 5 11 23

Table 3.2: Staff trip rate 2015Role F/T Staff P/T Staff Volunteers TotalNo of people 15 24 26 65Days per week on site 6 3 3 -Daily Trip Rate Modifi er 1 0.5 0.5 -Daily Arrivals & Depar-tures

15 12 13 40

PARKING

Parking ProvisionThere will be no on-site parking for visitors. One on-street disabled parking space will be provided upon agreement with Lambeth Highways at the nearest safe location to the entrance in line with Approved Document M requirements.The Remakery will provide travel information on its website to discourage travel to site by car. Where this is not effective, visitors will be able to park on street as there are currently no parking restrictions in the area.The Remakery’s Electric van and bike trailers will be parked inside the Centre when not in use.

Bike StoreOn-site secure and sheltered storage will be provided for staff members travelling to site by cycle. It is also expected that at least one of the workshops will be occupied by a cycle repair group who will be provide parts and expertise to staff and visitors. In order to ensure there is suffi cient cycle parking locally it has been suggested by Lambeth Highways that attaching Cyclehoops to local lampposts would provide simple and cost effective cycle parking.

Please refer to the following Appendices for more detailed information and the full Transport Engineer’s report:

N. Transport - Technical NoteL. Transport - Swept Path AnalysisM. Precedent Projects - Site Management

Maximising external bike parking opportunitiesPlease see Appendix N for reference Please see Appendix N for reference


Separation of materials

New Products | repairs | source for alternative building materials | artwork

Material Category (in order of priority)

Usability Status Provide collection service and advertise drop-off facility?

Accept unannounced drop-offs?

Storage Examples (indicative)

Cat

egor

y 1 Required

by specifi c Remakery member enterprise

Yes Yes Stored by enterprise in allocated location. Bicycles, computers, wooden furniture, pianos, pallets, cardboard

Cat

egor

y 2 Usable by

Remakery members or customers

Yes Yes Stored (for a time limited period) in general storage bays or retail area as appropriate. Logged in online database where it can be reserved by Remakery members or bought by customers.

Art and craft materials, textiles, timber, tools, hardware

Cat

egor

y 3 Not required by

BRC enterprises but of use to other reuse operations

No – divert enquiries to other reuse operation

Yes Stored in general storage bays pending delivery to other reuse operation.

Upholstered furniture, white goods, electrical equipment, building materials, clothes, books, toys

Cat

egor

y 4 Only recyclable

by breaking down

No – divert enquiries to recycling centre

Yes Stored in waste / recycling storage bay pending delivery to recycling centre.

Packaging, scrap metal, hard plastics

Cat

egor

y 5 No reuse or

recyclable value No – divert enquiries to waste collection or civic amenity site

Only if part of mixed load (with other categories above)

Stored in waste / recycling storage bay pending delivery to civic amenity site. This includes waste generated on-site at the Remakery (e.g. offcuts from production, non-recyclable packaging).

Mixed-material and contaminated items

Cat

egor

y 6 Dangerous or

environmentally sensitive material

No – divert enquiries to civic amenity site or specialist waste contractor

Not knowingly If mistakenly accepted, to be stored securely (once identifi ed) in designated area within waste / recycling storage bay pending delivery to civic amenity site or specialist collection.

Hazchem marked items, unknown spills or contaminants

Management of incoming Material Categories


WASTE PRODUCTION + DISPOSAL

Waste MinimisationThe Remakery’s waste management strategy seeks to maximise the resource value of each material, using every available channel to keep materials in use, and only classifying as “waste” those which have no current reuse or recyclable value.

The Remakery will be operating as Re¬UseCentre; it will endeavour to ensure minimum waste production from all activities. As such it is not anticipated that the Remakery will require commercial waste collection.

All waste generated, wherever possible, will be transferred to another production stream. Where this is not possible, the site’s delivery vehicle will also transfer non¬usable material to the appropriate waste depot.

Waste TransferIn order to carry out this transfer the BRC will hold a waste transfer licence. This will allow the centre to take responsibility for all waste produced by the site.

DisposalThe Management has agreed to take care of additional waste by running regular deliveries to other local recycling centres to avoid adding additional load to the existing local waste collection services.Given that the Remakery will require several collections per day to feed it raw material, it is proposed that deliveries can be managed in outgoing collection vans.

This methodology was in use at two of the sites visited. The number of trips required in order to achieve tonnage targets set by the London Reuse Network, of removing 200 tonnes from the waste stream per year, have been observed at other centres to require 2¬3 transit van deliveries per day, each trip picking up from between 1¬4 sites.

12. Waste ManagementSTORAGE + PROCESSING

Sorting and StorageThere is provision for waste storage at the vehicular entrance to the garages so that there is no change in waste collection.A member of staff will oversee any incoming material which will be cleaned and sorted to be stored in the relevant dedicated zones within the space, as per the sketch below. Each zone will provide appropriate storage conditions for the relevant materials, and the location requirements are to be confi rmed with the Fire Depatment to ensure maximum safety in this zone.Given the limitations of storage space, waste management procedures are designed to ensure rapid distribution within the community of member enterprises and wider reuse networks.

Repair and Re-manufacturing The workshops provide affordable space for start-ups and early stage enterprises concerned with the repair, re-processing of otherwise ‘waste’ materials. These core members of the Remakery will be small locl enterprises

Please refer to Appendix E for a list of member enterprises

INCOMING MATERIALS

Prioritisation by UsabilityCollection and storage of materials will be prioritised according to the usability of each material as outlined in the Material Movement Table. The proposed target fi gure of 200 tonnes amy be achieved once the centre becomes fully operational in 2-3 years.

Waste Permits and ExemptionsRemakery Brixton will be registered with the Environment Agency as a Waste Carrier (enabling it to transport waste materials) and as a Waste Broker (enabling it to arrange for others’ waste to be recovered or disposed of).The Remakery will ensure that it has secured all waste exemptions required to carry out its activities in line with Environment Agency guidance. If a member enterprise wishes to carry out activities which are not covered by BRC exemptions, they will need to provide full documentation to prove they hold the required certifi cation.

Quality Protocol ChecklistsTo apply for a Simple Waste Exemption for its material handling and storage facilities, Remakery Brixton store will prepare a quality protocol checklist for each waste stream that is intended for collection or drop-off (i.e. items that fall into Category 1 and Category 2). The protocol will take the form of a checklist, as set out in Appendix P. The Remakery will also put in place procedures for dealing with unexpected deliveries of materials (those in Categories 3-6).

Material MovementWaste management procedures will require a simple ‘Material Movement Note’ form to be fi lled in by an employee of the Remakery when items are collected in the Remakery’s vehicle or dropped off at the site by donors. A sticker will be placed on each item to identify where it has come from, the date it was collected / dropped off, and the signature of the person carrying out the protocol confi rming that it is suitable for re-use (or, if it falls into category 4/5 above, that it is recyclable / residual waste). This Material Movement Note will be similar in style to a waste transfer note and be formally issued to the donor when materials are collected /dropped off, so that it can act as a receipt and inventory for the materials that are collected and subsequently handled. This will provide a transparent and auditable procedure. See a sample of a Material Movement Note set out in Appendix P.

Material Storage Areas within Zone A


BOUNDARY 1• direct escape to street• Secure Steel gates with

Pedestrian Access Door • Roller Shutter for out-of-

hours safety

BOUNDARY 4• direct escape to street• Push bar fi re door

PUBBLICENTTRANCCCCCCCCCCCCEEE

DELIVERYENTRANCE

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Lilford RoadAssembly Point

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stair lift

BOUNDARY 2• 2 way escape possible • fi re compartmentation - F30

fi re rating. • Push bar fi re door

BOUNDARY 3• 2 way escape possible• fi re compartmentation - F30

fi re rating• Push bar fi re door

WWWWWWWWWWWWWWWWWWWWWWWWWWCCCCCCCCCCCCCCCCCCCCCC’’’’’’’’’’’ssssssssssssssssss

Penford StreetAssembly Point

WORKSHOP ZONE• workshop users (controlled

access)• workshop activities with

individual storage of materials• workshop machinery

DELIVERY ZONE• 1 staff, max. 10 workers

(controlled access by staff)ff• storage of collected materials

(lock-up store for potentially hazardous materials / paints)

• small vehicles (forklift), electric van parking

PUBLIC ZONE• offi ce staff and public visitors,

(controlled access by staff)• offi ce activities, common

areas• offi ce equipment and Plant

room by external wall

marked fi re escape path

Distance17.78 m

Distance17.57 m

Distance23.5 m

overall Distance 58.85 m

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A B C


13. Means of Escape

Example of Fire Escape Path clearly marked on fl oor through the space

FIRE PREVENTION

Boundary 1 • pedestrian access gate within the steel gate for means of escape• Roller shutters used at night and out-of-hours, assisting

fi reproofi ng

Zone A - Service Zone• Maximum 8 people working at any one time and staff member

present during all opening hours• Smoke detection system • No Sprinkler system

Boundary 2 • 60 minutes fi re resistance to compartment walls • FD30 push bar fi re doors - Fire escape in both directions

Zone B -Workshops• Maximum 24 people working at any one time • Smoke detection system to workshops• No sprinkler system• 60 minutes fi re resistance to compartment walls

Boundary 3 • 60 minutes fi re resistance to compartment walls• FD30 push bar fi re doors - Fire escape in both directions.

Zone C - Public Zone• Maximum 24/26 people at any one time (42 on weekends) and

a staff member present during all opening hours• Smoke detection system to all areas and • Heat sensor to kitchen• No sprinkler system• 60 minutes fi re resistance to compartment walls

Boundary 4 • 60 minutes fi re resistance to compartment walls • FD30 push bar fi re doors

MANAGEMENT PLAN

Design Considerations The layout of the space aims to minimise risk through appropriate compartmentation and boundary treatments, as well as the grouping of activities. A sprinkler system will be required only to Zone A. The Fire escape route is to run across the site and is to be kept clear and unobstructed at all times, and marked to meet requirements under the Workplace (Health, Safety and Welfare) Regulations 1992 which specify the type of marking to be used consistent with BS 5378.

Fire warning and detection systems Wayfi nding and fi re safety signs will be used, containing symbols which comply with BS 5499:Part 1:1990 Fire safety signs, notices and graphic symbols and BS 5378:Parts 1 and 3:1980 Safety signs and colours, in accordance with The Health and Safety (Safety Signs and Signals) Regulations 1996. Smoke detection and warning systems will be provided throughout, conforming to BS 5839: Part 1:1988 Fire detection and alarm systems for buildings.

Staff TrainingThe centre will be staffed at all times during opening hours. Staff will be trained to plan, control, monitor and review all the fi re safety arrangements and ensure good housekeeping/ safe working practices.

FIRE RISK ASSESSMENT

The former garages space is by nature a diffi cult space of approximately 59 metres in length due to distances to the exits at either end. However, fi re egress must have been considered in the original design of the building. The massive concrete structure further helps the fi reproofi ng of the garages, which has withstood previous car fi res in the space.

The garages are likely to have been used previously for storage of all kinds of fl ammable fuels and materials. However, we are not aware of the existence of a fi re certifi cate under the Fire Precautions Act. Details of existing control measures will be detailed in that document.

Potential sources of ignition The proposed new uses of the space include the sorting and storage of specifi c materials for reuse, which includes, timber products, instruments, IT equipment, textiles, paper, plastics. Additional materials for the processing of these may include liquids, solvents, and gases. The processing further requires the use of tools and equipment as listed in Section 7.

Identifying people at risk Section 10 outlines the anticipated occupancy numbers for each zone, including a limit of people (including staff, tenants and visitors) in each area to ensure safe egress from each zone. Maximum worst case escape distance from the workshops would be a maximum occupancy of 60 people in any direction.


Example of Services being retrofi tted into an existing structure Example of Steel Panel Radiators and sockets fi tted to columns

Existing services to remain accessible for servicing Existing interior lighting

Existing external lighting


14. ServicesPROPOSED BUILDING SERVICES

Heating Strategy - Zone C only• A new gas connection to be made to the existing gas network

(location to be determined with the gas authority) and terminated at a new gas meter located near the south entrance

• A high effi ciency gas boiler will be selected and the hot water cylinder will include a solar coil for the installation of solar thermal panels in the future. Its location to the south of the building is to ensure adequate ventilation through the wall to the outside air.

• Space heating will be provided by steel panel radiators to be placed at columns. Zoning will be provided where appropriate to minimise running costs.

• Heating energy for the new hot water storage unit will be provided by the same boiler as above, via a dedicated heating circuit off the low loss header.

• Zone B will be provided with frost protection via LTHW heating coils in the ventilation units serving this space. These units will have mixing boxes to allow recirculation of the air inside the workshops when providing frost protection to minimise the energy used by the boiler for out of hours operation.

Ventilation Strategy - Zone B & C only• Mechanical Ventilation with Heat Recovery (MVHR) will be

provided to meet Approved Document Part F of the Building Regulations for the offi ce areas, comprising of minimum fresh air per person and number of air changes in wet rooms.

• Ventilation to the workshops will be provided via wall-mounted supply and extract ventilation units located in Zone A. These units will be ducted to the facade and to the spaces served. Ventilation fl ow rates are designed to provide 2 air changes per hour. Any specialist ventilation systems to be used in the spaces in the future will be of the fi ltered re-circulation type units.

• No air conditioning is proposed. Ventilation will be via natural ventilation where possible.

Water Supply• Hot water will be provided by a hot water Calorifi er. A pumped

return will be provided to ensure adequate temperature hot water at outlets at all times and to minimise the risk of legionella.

• Cold water pipework will be connected to the new water meter and extended to serve all water outlets including the boiler heating system and hot water Calorifi er cold feed. No cold water storage has been allowed for, and pressure at all outlets will be maintained via the incoming mains water pressure.

EXISTING SERVICES

GasThere is an existing utility gas pipe netweork in Paulet Road and in the adjacent residential area on Lilford Road. Applications are underway to confi rm if this network has suffi cient capacity to cater for the new development. Given the expected large size of the existing gas infrastructure and the roads, and relatively small new gas load associated with the proposed uses of the ‘Remakery’, it is expected that a new gas connection for the purposes of heating / hot water will be made.

ElectricityThere is an existing electricity distribution network of this built-up residential area. Applications are ongoing to determine the locations of the LV supplies and where best a new connection can be provided. It is expected that a new connection for the relatively small load of the ‘Remakery’ will be made.

WaterThere is an existing utility water pipe network in Paulet Road and in the adjacent residential area on Lilford Road. Applications are underway to connect to this. Please see Appendix Q for Thames Water Asset Location Maps.

DrainageA CCTV survey is currently being commissioned to investigate the existing drainage system on site and to clean the pipework prior to works commencing.

TelecommunicationsThere is an existing telecommunications network in Paulet Road and in the adjacent residential area on Lilford Road. Applications are underway to connect to this network to bring phone lines into the offi ces area.

ELECTRICAL AND LIGHTING

Power Supply• An application requesting a new electrical supply has been made

to UK Power Networks. A new utility supply cable will be routed from an existing UK Power Networks transformer located in close proximity to the existing development and enter directly into the building at the Penford Street end, and terminate to a utility service head located within a dedicated electrical switchroom.

• 1No. 3 Phase metering will be provided to monitor energy use and for billing purposes.

• Each individual workshop will be supplied from a landlords panel board and metered separately to assist with billing the tenants of each workshop. It is envisaged that the meter readings will be recorded manually, however provision for automatic monitoring may be afforded for each individual meter to future-proof the conversion. Each workshop will be provided with a dedicated 3 phase electrical supply in the form of a lighting & power ‘split metered’ distribution board. This Distribution board will supply fi nal lighting and power circuits within the associated workshop.

• The lighting and power circuits to service the remaining circulation space, stores, reception and work areas will be supplied from 2 No. 3 phase lighting & power ‘split metered’ distribution boards located at each end of the space.

Lighting• All light sources will be selected with energy effi ciency in

mind and will be LED (Light Emitting Diodes), CFL (Compact Fluorescent) or Linear fl uorescent type depending on the areas served to comply with Part L and may be controlled via presence detection where appropriate to assist with reducing energy use within the building.

• The lighting within the individual workshops will be locally controlled and will be linear fl uorescent type luminaires complete with high frequency electronic ballasts to prevent the occurrence of the ‘Stroboscopic Effect’ where it is possible that for energized rotating machinery may appear stationary i.e. Table saws, drills.

External Lighting• The existing external lighting will be made good or replaced with

new and be of similar type to the existing luminaires using energy effi cient sources i.e. LED’s, CFL’s etc., selected to provide functional lighting while preventing light pollution in line with ILE, CIBSE and British Standards. Permissible Lighting Levels to be agreed.

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP · 2013-10-04 · | 2...

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Transcript of ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP · 2013-10-04 · | 2...