Cls Report Draft

8/2/2019 Cls Report Draft

1/56


2/56

CONTENTS

INTRODUCTION

URBAN CONTEXT

tower hamlets udp

spitalfields and banglatown

spitalfields and banglatown

housing

education

business and industry

conservation areas

high street 1841

high street 1934

high street 2012

decline of whitechapel high s

the transforming high street

whitechapel high street: nor

whitechapel high street: sou

pa/08/02690 approved devel

urban grain

high street 2012 project

high street 2012 initiatives

aldgate initiatives

64-68 whitechapel high stre

64-68 whitechapel high stre

interviews with the communit

pastness

simulacra

SITE CONTEXT

site location planexisting site stats

key views: aldgate east

key views: osborn street

key views: high street west

sun study

existing uses

vacant units

1.0

1.1

1.2

1.3

1.4

1.5

1.6

1.7

1.8

1.9

1.10

1.11

1.12

1.13

1.14

1.15

1.16

1.17

1.18

1.19

1.20

1.21

1.22

1.23

1.24

2.0

2.12.2

2.3

2.4

2.5

2.6

2.7

2.8


3/56


4/56


5/56

1.1 Tower hamlets udp

6.1 tower hamlets occupies a key position within london, with the

city to the westand the opportunities offered by an area defined

as the east thames corridor (stretching from tower bridge on both

sides of the thames into essex and kent), to the east. the development

of docklands in particular has placedtower hamlets at the centreof londons future... this combined with the continuance of major

development opportunities placestower hamlets in a key position to

shift the direction of development in the capital to the east.

6.2 in recent years there has been a massive amount of investment in

commercial development in the borough, targeted at city functions,

with more planned in the future. this is matched by an equally significant

investment programme in road and rail infrastructure to service this

growth... with these changesthe character of parts of the borough

will change to resemble more closely that of the central area. the

plan has been formulated to recognise the growing importance of tower

hamlets to thenational and international functions of the capital.

6.4tower hamlets is at the centre of londons transport improvements.

6.5 tower hamlets, therefore, enjoys a singularly good location at a

pivotal point between existing growth in the west and future growth

to the east, which will enable it to benefit from new investment in london

and the south east in terms of improved employment, shopping, leisure

and cultural activities.

6.6 the policies of the plan must also enable the borough to take

advantage of these opportunitieswhile ensuring that residents enjoy

the benefits of these changes.

6.7 one of the means of ensuring that the amenity of residents and the

environment are protected is to ensure that economic growth takes

place in a balanced way. this approach includes the location ofgrowth

areas for particular central london functions.

tower hamlets udp, p.11

the udp set

london. it r

the introdu

characteris

how the bor

for the city

the area an

have on the

thought. to

developmen

the local p

to make a p

existing bus

an importan

overlooked


6/56

in the 17th century french protestant

refuges settled in the spitalfields area

after the revocation of the edict of nantes.

to avoid the restrictive legislation of the city

guilds they settled on the edge of the city

in spitalfields. the huguenots were skilled

in silk weaving and brought this industry

with them to the area. during the late 17th

and 18th centuries large terraced houses

were being built to accommodate the wealthy

master weavers.

the 1730s saw the growth in the local

irish population as weavers moved into

spitalfields after the decline in the irish

linen trade. the spitalfields silk trade went

into decline because of the availability of

cheaper silks from france. in 1769 riots

caused by the depression led to both an

irish and a huguenot weaver being hanged

in bethnal green. the victorian era saw a

further decline in the silk trade and the

large dwellings once home to master weavers

and merchants became multi-occupied slums.

spitalfields became a by-word for urbandeprivation. by 1860 the silk trade was

dead, making way for new industry led by a

new wave of immigrants.

the jewish population came to london to

flee the pogroms of eastern europe in

the late 19th century. they worked in the

textile and furniture industry and also set

up their own synagogues, kosher butchers

and restaurants, giving the area a distinctly

jewish feel. as the wealth of the jews

increased they started to move out in groups

to golders green, hendon and finchley.

in the 1970s and 80s

were entering britain looki

brought a new wave of immigr

more overcrowding occurre

large bangladeshi familie

into small apartments. bric

known as the curry capita

over 60% of the populatio

made up of bangladeshis.

1.2 SPITALFIELDS AND BANGLATOWN

A FLUID COMMUNITY

A B C D E F


7/56

the banglatown and spitalfields ward sits i

south west edge of the borough and has the l

population of all the tower hamlets wards. it ha

third lowest average age of all the wards and l

number of dwellings.

it sits in an interesting position within londo

only does it have its own unique history of i mmig

and culture but it also sits right on the edge o

city of london; on the city fringe. development

the city are encroaching into the ward and areactively encouraged by the tower hamlets c

for economic reasons. there is a tension in the

between commercial development and cultural ide

to the east is the olympic park which places spital

and banglatown on an import route to the 2012 o

venues, thousands of tourists will be passing th

the area in 2012 on their way to the olympic sta

many tourists already visit the area as the

capital of the uk on brick lane, for the east lo

graffiti and fashion scene, the jack the ripper

and to visit spitalfields market.

1.3 SPITALFIELDS AND BANGLATOWN OVER

spitalfields and banglatown ward overview

n

listed buildings

offices

religious buildings

private housing

Brick lane & fournier street conservatio

retail/restaurants

industrial buildings

social housing

whitechapel high street conservation are

banks

educational buildings


8/56

spitalfields and banglatown ward housing

housing tenure

housing overcrowding

1

1

2

3

4

2

1

2

3

4

1

2

social

owned/m

rented

other

overcro

other

n

private housing

social housing


9/56

spitalfields and banglatown ward education buildings

education post 16

population age

2

1

1

2

3

4

5

1

2

1

2

3

4

5

other

further

0 -15 yr

16-29

30-44

45-65

65+

n

educational buildings

F

G

D

A

B

C

E

H

I

J

a

bc

d

e

f

g

h

I

J

london met. uni.

east end community schoolcoventry uni.

canon bernett primary

aldgate college

london met. uni.

whitechapel art gallery

christchurch c of e school

st. annes catholic primary

osmani primary


10/56

spitalfields and banglatown ward religious buildings

population ethnicity

population religion

1

1A

B

D

F

E

G

H

C

2

3

4

5 6

2

3

4

5 67 8

12

3

4

5

6

7

8

1

2

3

4

5

6

bangladbritish

other wh

other as

african

other

mixed ra

caribbea

muslim

not stat

no relig

christian

hindu

jewish

n

religious buildings

a

b

c

d

e

f

g

h

london muslim centre

east london mosque

fieldgate st. great synagogue

great garden st. synagogue

st. annes rc church

jamme masjid mosque

christchurch

sandys row synagogue


11/56

1.7

unempl

much h

highes

high le

this ou

vast ga

econom

geogra

fields

some o

whilst

blocks

corpor

london

and ba

at the

for new

histor

whitec

shops,

still th

high s

long t

bakers

constr

moving

and, wh

large cto crea

a high

vacant

of thin

land b

the cit

amoun

retaile

house spitalfields and banglatown ward commercial buildings

population socio-economic status

1

23

4

5

1

2

3

4

5

professional/managerial

unemployed

student

routine/semi-routine

technical/supervisory

n

industrial buildings

banks

retail/restaurants

offices


12/56

the brick lane and fournier street conservat

area is one of the most important historic areas

london. it was designated in july 1969 as fourn

street. it was extended in 1978 and again in 19

when its name was changed to reflect brick lan

contribution to the character of the area...it conta

some of the most architecturally and historica

significant buildings in the borough, including

exceptional group of 18th century houses arou

fournier street. they comprise the most import

early georgian quarter in england and include ch

church spitalfields, designed by nicholas hawksmo

brick lane itself is home to a diverse mix of fash

art, entertainment, retail and start-up business

the richness and complexity of the areas charac

today is due to many factors, not least

overlapping cultural legacy of three succes

groups of immigrants, each of which has mad

unique contribution to the area. the quality of

townscape today is also due to a committed lo

community which has acted to protect and rest

historic buildings at risk.

brick lane and fournier st. conservation area rep

tower ham

n

spitalfields and banglatown ward listed buildings and conservation areas

listed buildings

Brick lane & fournier street conservation area

whitechapel high street conservation area

a

b

c

d

e

f

g

hI

J

K

L

M

N

O

P

church bell foundry

64-68 whitechapel high street [site]

whitechapel public library

whitechapel art gallery

toynbee hall

44-52 commercial st.

43a commercial st.

jewish soup kitchen16-48 fashion st.

christchurch primary school

christchurch

fournier st.

spitalfields market

princelet st.

jamme masjid mosque

trumans brewery

A

B

CD

E

FG

IH

J

K

L O

P

N

M


13/56

n


14/56

n


15/56

n


16/56

n

high street 1

high street 1

high street 2

the only unchanged use 1841 -2

pubs/restaurants

groceries/dairy/butchers

fabricschemist

clothing

printing

financial

other


17/56

buildings demolished since

surviving buildings from

newly constructed buil

construction sites in


18/56

the white hart is the only building on the lower part of whitechapel

high street thats use has remained unchanged since the 19th century.

it sits on the northern side of the high street within a block of

historical buildings, the longest block of surviving buildings on the

tower hamlets section of the high street. making up more than half

of the buildings in the whitechapel high street conservation area this

block is important to the character of the area.

there i

of the

north s

constr

taken o

buildin

the townscape is typified by small-scale, single and double-fronted properties

lining whitechapel and commercial roads. rebuilding has taken place many times

over the same sites, resulting in overlays of building forms and styles, often

contained and/or hidden within the structure and fabric of the building. the

resulting variety of architecture over successive periods contributes to the

historic interest and cultural significance of the area, although historically

buildings were developed at a relatively small scale and made a positive

contribution to the townscape as a whole.

whitechapel high street conservation area report

tower hamlets

1.14 WHITECHAPEL HIGH STREET: THE NORTH SIDE


19/56

1.15 WHITECHAPEL HIGH STREET: THE SOUTH SIDE

CENTRAL HOUSE LONDON METROPOLITAN UNIVERSITY

central house marks the point on the high street that the large

scale, high rise office buildings of the city meet the smaller

scale buildings of the high street. at 6 storeys it acts as an

intermediate between the two.

PROPOSED SITE

the proposed site is the first

set of surviving historical

buildings on the south side

of the road as you travel

east along whitechapel high

street.

PLANNING APPLICATION PA/08

this site has planning permissi

which will provide 84,305sq.m

retail use. once built it wil

character of the high street

for 5 years and closed off

detrimental effect on the high

prior to their demolition the

summit sports centre serving t


20/56

1.16 PA/08/02690 APPROVED DEVELOPMENT

n

my site

position of verified view

proposed development site

The development con

regeneration eastwar

against both their per

Its juxtaposition with

design skill of the ar

is otherwise a subs

discontinuous striatio

the floors into group

and regular horizont

Without a design of ex

The architect has prorating into one which

detail applied to the f

This view is the one wh

giving rise to a beauti

This is a substantial

Park. It is beneficial

in the design concept

the report focuses o

using this as justific

building will have on

buildings within the c

which contradicts th

conservation area re

the application fails

context and its relat

view 2 altab ali park: existing

view 1 whitechapel high street: existing

view 2 altab ali park: proposed

view 2 whitechapel high street: proposed

2

1


21/56

historical high street footprint

long narrow plots with a facade that

addresses the high street. retail on the

ground floor with living accommodation

above.

historical high street massing

terraced blocks , typically 3-4 storeys tall,

developed over many years plot slightly

differ from one another but all conform to

the overall urban scale. narrow roads and

alleys punctuate the blocks.

1.17 URBAN GRAIN

olympic park


22/56

1.18 HIGH STREET 2012 PROJECT

the high street 2012 project was initially

conceived to enhance the proposed

marathon route for the london 2012 games.

the marathon was to pass along the a11

[whitechapel high street] to the olympic park

in stratford.

the marathon route has since been changed

and will no long end in the olympic park and

will not enter east london at all. however

the high street 2012 project is still going

ahead to enhance what will be one of the main

routes to the olympic stadium for spectatorsand officials visiting the games but staying in

central london.

original london 2012 marathon route

aldgate

n

central london


23/56

Potentialmajor publicart commission.Refurbish

and accent light buildings.Pedestriancrossingsacross theroundabout and long termremovalofflyover toextend thehigh street betweenBowand Stratford.

BOW AND THE FLY-OVER:IMPROVED PEDESTRIANENVIRONMENT ANDLINKS TO THE WATERWAYS

HIGHSTREET2012

StepneyG reen Park

ARTSMARATHON

ALDGATEEAST

WhitechapelArt Gallery

BrickLane

BRAHAMSTREETPARK

ST.BOTOLPHS

WHITECHAPEL

HS2012STREETPARTY

Royal London Hospital

VallanceGardens

St Katharine Docks

ALTABALIPARK

SpitalfieldsMarket

Tower of London

MILEEND

BOWROAD

BOWCHURCH

PUDDINGMILL

LANE

STRATFORDHIGHSTREET

GARDENINGPROJECT Three Mills

Studios

TheatreSquare

StTo

Carpenters &DocklandsYouth Centre

Olympic Stadium AquaticsCentre

Central FoundationGirls School Bow Arts Trust

Bromley byBow Centre

OLYMPICMARATHONCELEBRATIONS

STREETHISTORYPROJECT

Tower HamletsCemetery Park

GroveHall Park

ThreeMills Park

Greenway

Greenway

StratfoPark

TredegarSquare

OlympicPark

PUBLICARTPROJECT

STEPNEYGREEN

Queen MaryUniversity of London

JewishBurial grounds

ShandyPark

OCEANCOMMUNITYCAFE

Mile EndPark

Bethnal Green

Gardens

Victoria Park

BROMLEYBYBOW

ALDGATE: A FITTINGGATEWAY TO HIGHSTREET 2012Anew park at BrahamStreet.An improved,moreaccessible,welllit Altab AliPark.Restored historicbuildings oppositethenewlyrefurbished WhitechapelGallery.Better pedestrianlinks toBrick Lane.

MILE END INTERSECTION:LANDSCAPED ACCESS TO

THE PARK AND CANAL

WHITECHAPEL: A HISTORICAREA OF IMMENSE DIVERSITYAND INTENSE ACTIVITYRefurbished accent lit heritagebuildings.Improvedpedestrianroutes and crossings,including north-southlinks connecting theRoyalLondonHospital withthefuture Crossrailstation.Decluttering andremovalofrailings. Improvements tothe market.Encouragement ofnight timeuses.

Improved access via specialpaved areas.Integratenew QueenMary,Universityof Londondevelopments.Long termredevelopmentofstation quarter destination.

OCEAN GREEN: A PLACEWHERE PEOPLE CANPAUSE, REST AND PLAYAnew linear park.New seating,plantingand lighting.Acommunity cafbuildingfronting ontothe mainroad.The potentialtodevelop communitygardens.Betterpedestrianconnections.

WESTHAM

STRATFORD

GREENWAY: REVEAL ANDCELEBRATE THE LEA VALLEY

AND EASY ACCESS TO

THE WATERWAYSImproved access tothecanal andwatersidedevelopment.Enhancedlighting and pedestriancrossing.Restoresenseof Lea Valleycrossing.

STRATFORD HIGAND A NEW CROTHE STATIONImproveconnections betweetheOlympic Park and newshRefurbishand accent light heExploreremovalof bus lanes

OVERALLSTREET

ACTIONS

Create a green thread byenhancing clusters and clumps

ofgreenalongthestreet, fromgreenspac es and treeplantingtogreenwal l sandroofs.Supportcommunity gardeningprojects tocontributetogreening thestreet.

Repair, improve and reinstatehistoric buildings tocelebratethestreets heri tageandcreatea better senseofplace.

Light upthe High Street tobringi ttolife. Working withart ists anddesigners,d evelop lighting forthehigh streets carriageways

and pavements,and createspecial l ighting forkeyspacesand destinations suchas parks,marketsand historicbuildings.

Improve surfacesfor pedestriansusingmaterials whichcompleme ntlocalcharacter and features.Createanewcyclewaywithbikestohi realongpartsoftheroute.

Transformwayfinding bycomplementing signage

withmoresubtleandintui tiveinterventions that useexistingfeatures ofthestreetscapetoprovidea senseofdi rectionandpointtoplaces ofinterest bothobvious and hidden.

ONE

WAY

TWO

WAY

5.3 m

Declutter the street byremovingunused signage,railings andfurni turetomakeit moreattractiveandeasie r tonavigate.

Involve localcomm unities inHighStreet2012 througharange

ofpro jects,somewithphysicaloutcomes andothers whichhaveasocial focus.

MILE END WASTE: A WELCOMEGREEN OASIS, THE FORMEREDGE OF A HISTORIC COMMONRefurbished Wickhams department storeand other historicbuildings.Highquality shared surfacebetweenthe Wasteand thebuildings.Green area extended.Area declutteredwithunnecessary bollards and railings removed.


24/56

1.20 ALDGATE INITIATIVES

whitechapel high st.

St.Botolph

St.

commercialSt.

lem

an

St.

mansellst.

A

a. braham street park

braham street park was completed in february 2010, funded by private

sector s106 contributions and the lda. the new park sits on what was

previously part of a busy road system and now provides a more tranquil

space for local residents, visitors and people who work in the area.

high street 2012

braham street park sits on a narrow strip of land, flanked on both

sides by tall office buildings. the park has a very corporate feel, the

hard landscaping and sharp angled lines within the design of the park

mimic those found within the city of london to the west. it is sold as a

park for residents but it is sparsely populated with smokers from the

adjoining office buildings and the occasional person eating their lunch.

it is overshadowed for most of the day by the surrounding buildings and

has no link the whitechapel high street itself. it is not obvious to anyone

passing along the high street that there is even a park there.

b. 64-68 whitechapel high street

improvement works to the six buildings were concentrated on the front

elevations and parts of the buildings that faced the high street. the

buildings have benefitted from extensive conservation repair

high street 2012

the project involved the complete rebuilding of the two facades that face

onto whitechapel high street, the original brickwork had been render over

and the stonework damaged and removed. the render and original brick

work was completely stripped off the elevation and new brick slips put in

place. the project was more of a rebuild than a restoration with new stone

work and mouldings being created using historic photographs to mimic the

original building. there were no alterations to the interiors, or the rear

elevations of the building, the project was merely a facelift.

c. alt

a series o

tree plant

seating ar

stand on t

the park w

aimed to r

a communit

dig were u

created a

what was t

and appre

has been.


25/56

london borough of tower hamletsjulian harrap architects

repair and restoration of the front elevations to no.s 64-

68 whitechapel high street including repairs to mansard roof

slope and dormer windows, reinstatement of cornice and

decorative window surrounds together with new timber framed

shop fronts complete with hand writ ten fascia signage.

lottery funded

the julian harrap application drawings show only the elevatcontext. there were no plans, except a site location plan, subm

the works, as described in the application are purely external wo

to the buildings which emphasises the fact that the work was p

high street to the worlds television cameras during the olymp

the application was submitted by the local authority, not th

national lottery. the real benefit of this scheme goes to the b

to his building without any expense to him in terms of funding d

applicant

agent

description of works

[taken from application

forms]

funding

1.21 64-68 WHITECHAPEL HIGH STREET

APPLICATION PA/09/02395


26/56

2012the restored

using historic

render has bee

slip construct

5 retail units s

1920sthe buildings in their original form

narrow shop fronts open onto the high street with awnings to cover

external displays.

the whitechapel in the background was destroyed during wwii and

never rebuilt

2009the degraded buildings

most of the architectural stonework has been damaged or removed.

the brick work has been rendered over and the shop fronts replaced

with aluminium framed glazing.

two shop fronts have been combined to make one wide retail unit.

1.22 64-68 WHITECHAPEL HIGH STREET PHOTOGRAPHS


27/56

ON THE RESTORATION WORK TO 64-68

WHITECHAPEL HIGH STREET

said, the eatery, 68 whitechapel high street

have you been in these units long?

this one? 3 years, this one was falling

down, this building, the lottery fund has

paid for it. the lottery fund and the local

council because the olympic marathon was

supposed to be going that way, but i dont

think its not going because of security or

some political, because someone wants a

bigger fish so they changed it round now.

but im not complaining.

for 9 months we were just opening for the

sake of it because the scaffolding was up,

they wanted to change the front but we

didnt. this building looked like this 60

years ago. its a grade 2 listed building,

you cant do much with it.

did they mind that you didnt want to

change your shop front?

no i said they were most welcome to go to

court with it because i dont want wooden

frame window, two rainy seasons like this

they will start, the plywood will start to

rot again.

was your trade affected much by the work,

when they had the scaffolding up?

we were very quiet, just opening for the sake

of it, here mostly is regular customers,

we have a set of customers from offices,

university, here passing by trade is dead

virtually, its all regular, people keep

coming back.

im not too sure about this side, im not sure

what they are doing with that.

do you think its just going to be for the

showcase of the olympics?

yes, i think the recession is not even here

yet, it will come after when the olympics

finishes , youll see how the legacy lasts.

is there a maintenance contract to keep the

buildings repaired?

this will stay because it is owned by a big company.

there is a restriction down here, we wanted to put in

a kitchen down here but they will not let us put any

grill or anything. there is a problem from upstairs

because all the pipework comes down here. we would

keep it as a caf. we have a basement as big as this,

plus we have air conditioning so all we would have to

do is put one more outside and get the pipe in so we

would have a central air conditioning. the it would

be lovely for evening bar, for drinking, because

coffee shop, we dont need it now, after 2 oclock

everybody is gone, we can get rid of everything. its

still going on, we are fighting with it. the landlord

wont let us, they have submitted a plan.

have your rates changed since the improvements

have been done?

no, but there is a clause in the lease saying when the

rent is reviewed it will always go up. i t is reviewed

every 5 years. it was reviewed last year so there is no

change, because it was falling down we did not budge

on the rent. the landlord was quite pleased because

it was 550,000 spent on it, all the cornerstones,

this sandstone, those were made to put in there, this

was just plastered building before. everything is

new, they broke everything down on the front and

rebuilt everything. the bricks was laid in two parts,

they took the front one out. these bricks are not

full bricks, they are half bricks, like a tile. all the

stones, they made them somewhere else and just put

them up.

i think it looks absolutely beautiful, maybe in 5 years

when it has aged a bit it will look even better. some

of it is there from 1700s and not even one single

brick has been damaged. some of it is going away,

people work over it, they put things on. before it was

wasting like this, falling down, breaking apart. 20

years ago this place was dangerous. i grew up in this

area, lived all of my life here.

1.23 INTERVIEWS WITH THE COMMUNITY

eatern

1 23 INTERVIEWS WITH THE COMMUNITY


28/56

ON THE WORK TO WHITECHAPEL MARKET

Mohammed, stall 22, whitechapel market

is it [high street 2012] going to affect your business?

yeah my business is not very good, they give you a small pitch.

what size will the stalls be?

about 7 x 10ft

what size are the stalls presently?

13ft

have they had much dialogue with yourselves regarding

the changes?

no, nobody here knows, only people here know one day before.

so there was no consultation with you?

no, no,no,no nothing with us. not given any notice or anything

like that. one day before, what can i do?

are you opposed to it?

yes, after that, maybe we will complain, nobody is happy.

everybody has double vans, they pull up, too small pitch,

too small pitch.

how long have you been here?

22 years.

do you have to pay for the upgrades yourself or is it being

funded for you?

no, but for us the price is going up, it was 198 for the pitch

before, now 270 for a smaller pitch. you spend money to

get more money from us. you cant park your van, we have too

much stock, i cant leave it in my van, i have to find somewhere

else to park it. look at all the stock, all messed up.

are they very regimental about over stepping the edge of

your stall?

yes they give you a hard time, they fine you.

would you consider relocating to another market because

of the changes?

no, this is my market, i have been here for 22 years.

1.23 INTERVIEWS WITH THE COMMUNITY

n


29/56

improvement works to the six buildings were

concentrated on the front elevations and

parts of the buildings that faced the high

street. the buildings have benefitted from

extensive conservation repair.

high street 2012

even the high street 2012 documentation

states that the works were concentrated on

the parts of the building that will be seen

during the 2012 olympics, on the route from

the city to the olympic park.

they are creating a false facade which they

have created based on photos and documents

from the past. they claim they are restoring

the building to its former glory but they are

only creating an impression of an idealised

past. by recladding the facades of the building

the buildings only mimic what they once were;

they are no longer used in the same way and

their context has changed. the past is always

looked on as a better time but realistically

times were just as hard, if not harder back

when the buildings were constructed; the area

was full of some of the worst slums in london.

replicating history is entirely different to

retaining history. mimicking history cannot

replicate the layers of history that build up on

a building over its lifetime. rebuilding a facade

completely removes these historical layers.

conservation allows historical layers to build

up whilst maintaining the original fabric. the

proposed works are not conservation but a

pastiche, creating a disneyfied version of the

past.

1.24 PASTNESS


30/56

the high street 2012 team want to transport

the visitors to the games into an idealised

version of the past; they are creating aperceived reality of what once was, rather

than building on the culture and diversity of

the area as it is.

baudrillard talks about the simulacra, in

his essay simulacra and simulation he talks

about he construction of a perceived reality

through the use of images of the past.

natural, naturalistic simulacra: based on

image, imitation, and counterfeiting. they

are harmonious, optimistic, and aim at the

reconstitution, or the ideal institution, of a

nature in gods image

baudrillard, simulacra and simulation

the creation of this perceived reality

by high street 2012 is meant to fool

the visitors into believing that they aresomewhere that they are not. they are

trying to create, in their words, a thriving

high street of which london can be proud

and which the world will admire.

after the restoration works 3 of the

5 retail units at 64-68 whitechapel high

street are vacant. have they created a

thriving high street, or have they just

polished a failing high street? their

attempt to return their buildings to

how they once were has resulted in the

construction of a new building, with

no signs of age, in the style of an old

building.

1.25 SIMULACRA


31/56


32/56

n

conservation area

site

whitech

apel

highstreet

osbornstr

eet

0 0100 200m

C

D

B

A

E


33/56

no. storeys 4

max. height 13.9 m

site footprint 335 sqm

2.2 EXISTING SITE STATS

ground

first

second

third

24.5

m

10

.0m

13.9m

basement


34/56

ALDGATE

EAST


35/56

OS

BORN

ST

REET


36/56

the view of the site as y

west is seen by both p

and buses. this is the

to the london 2012 o

is the view that people

see of the site.

the site steps forward

building meaning its

completely visible - it h

front onto the high str

2.5 KEY VIEWS: HIG

WHITE

CHAPEL

HIGH

STREE

T[WEST]

2.6 SUN STUDY

n


37/56

north

north

north

noon

noon

noon

summer solstice: sunrise 0445, sunset 2120, sun angle 600

winter solstice: sunrise 0805, sunset 1555, sun angle 300

spring/autumn equinox: sunrise 0600, sunset 1815, sun angle 450

07:00 09:00 11:00 13:00


38/56

despite the

whitechapel

including thno internal

facade. the

how the faca

street 2012

not a high s

above the g

wholesalers

space.

2.7 EXISTING USES

office

residential

vertical circulation

retail


39/56


40/56


41/56

the project envisages a different set of events after the announcement

that the london 2012 marathon route has been change to finish in

central london and will no longer pass along the a11 in east london. it

is conceived that this announcement caused the funding for the london

2012 scheme to be cut and the need for tower hamlets, together with

the surviving high street 2012 organisation, to look for new investors

to undertake projects at proposed sites along whitechapel high street.

already involved in the london 2012 olympics as the official energy supplier edf energy are

looking to undertake projects along the olympic route and decide to take on the project

at 64-68 whitechapel high street. working to a tight deadline to have the building designed

and constructed before the games the project works partly with the existing application

for a faster route through planning and also uses a management procurement method on

site meaning a full tender set of drawings does not need to be produced prior to start on

site, so detailed design can be carried out at the same time as on site construction.

3.1 PROJECT SETTING

february 2009

high street 2012 project initiated

july 2008

london wins olympic games

may 2010

announcement

that london 2012

marathon route

no longer passing

through east london

may 2010

funding for

restoration works to

64-68 whitechapel

high street cut.

all proposed works

cancelled

aug 2010

edf energy, as official

energy supplier to the

london 2012 games,

come forward as new

investor.

new brief formed for

a building powered by

movement.

nov 2010

application submitted

to local authority for

revised scheme.

feb 2011

planning approval

received for revise

scheme

june 2010

site start date for

works to 64-68

whitechapel high

street

nov 2010

works to 64-68

whitechapel high

street completed

jan 2010

planning permission

granted for works

to 64-68 whitechapel

high street

redefined timeline for this project

actual timeline


42/56


43/56

the building will function as a gym [there

used to be a gym in the recently demolished

leisure centre on a site adjacent to the

proposed site], a local cinema showing a

range of films and a market area.

the gym provides a service to the local

community and it is the gym that will harness

most of the energy from human movement. so

in this way the building will be powered by

the local community whilst be used by the

local community.

the cinema will show films aimed at the

community, such as bollywood films for the

high proportion of bangladeshi immigrants in

the area, but will also show films produced

by local people.

the ground floor of the building will be an

extension of the high street and house a

small market area. in contrast to the retail

units which stand empty the market will allow

a space for small traders to sell goods and

services without the commitment of high and

long term rents of a full retail unit.

3.3 FOR THE COMMUNITY

MARKET/

EXHIBITIONA

REA

GYM

CINEMA

revenue from stall rental -

daytime.

revenue from exhibition space

rental - evening.

market stalls less likely to

be vacant for long periods of

time than shops.

membership revenue.

energy harnessed in gym

reduces energy costs in

entire building.

ticket revenue.

revenue from hiring out t

cinema to local film maker

revenue from advertising.

high street repopulated with

traders.

affordable stalls for local

traders.

exhibition space for local

artists.

local amenity returned to

high street.

interaction with the building

by helping to power it.

local entertainment venue

bring life back to the h

street.

a stage for local film make

to exhibit their work.

CLIENT BEN

COMMUNITY BENEFITS


44/56

london metropolitan film society

east end film festival


45/56


46/56


47/56

existing approved facade proposed facade


48/56

although the f

stay close to it

south side of the entire high

the site sits a

its small scal

constructed a

the building a

historical high

that has been l

3.8 RETAINING EXISTING SCALE


49/56

to continue to move away from the past

the historical sections of the facade

be recreated from photographs and cas

concrete rather than creating a false ver

of the past as julian harraps scheme

proposing to do in brick slips..

historical photos will be used to creat

virtual 3d model of the historical fac

that can then be used as an input into

cutting machines to form moulds for

concrete casting process.

3.8 RECREATING FACADE


50/56

the ground floor is an extension of the

public realm of the high street, apart from a

small ticket office and reception the entire

ground floor will be an open market area.

the open theme of the building will continue

to the floors above with all the ci rculation

as unheated external space within the

building. the circulation will be constructed

in a steel mesh allowing a visual connection

through the entire building.

the external circulation that weaves

through the building expands on the theme

of breaking down the boundary between the

high street and the building, creating an

open accessible building.

the gym pods and cinema will be suspended

within a lightweight structure above the

market.

3.9 GROUND FLOOR RELATIONSHIP

n

greenhouse pods

tickets/reception

market area

bar

gym pods

circulation

cinema

vertical circulation

roof

second floor

first floor

ground floor

basement


51/56

th

ov

du

an

ta

so

to

mo

ov

ov

ca

gy

la

so

pr

cosit

sid

dif

th

as

sid

3.

north

noon

north

north

noon

noon

n

greenhouse pods

market area

winter sunpath

autumn/spring sunpath

summer sunpath

gym pods

cinema


52/56

the gym will be broken up into a series of small spaces which will be constru

as translucent pods which populate the spaces within the broken up facad

movement is integral to the theme of the building as an energy creating struc

and the translucent pods suspended above and extending over the high st

will allow a visual connection between the high street and the movement w

them. the translucent material will be opaque enough that only the outli

movement within the gym will be visible. at night time the pods will only b

if they are being used so it will be immediately visible which pods are cre

energy for the building and the movement within them will cast shadows o

facade.

the mesh walkways used for the circulation will also allow a visual link bet

people moving through the building.

3.11 MOVEMENT


53/56

the test growing areas in the

building will be constricted from a

similar material to the gym pods - an

insulated translucent material with

a high light transmission factor

- allowing solar gain in but not

letting the heat out. they will be

placed on the roof as it is the only

part of the building that benefits

from solar gain all year round.

the roof is often an under utilised

area of urban buildings and if

the growing tests are successful

it is the most likely space that is

available for growing space to

be retro fitted into existing city

buildings.

the growing pods form an important

part of the building, the food

grown within them will be used in

the bar within the building that will

provide the gym users with high

energy natural snacks and will

also provide refreshments to the

cinema users.

3.12 GROWING PODS

grchemical energy [food]

electrical energy

JUICE

BAR

chemicalenergy>k

ineticenergy

kineticenergy

>e

lectricalenergy

grown

produce>h

igh

energyjuices

GYMP

ODS

electrical energy to rest of building


54/56

ALDGATE

EAST


55/56

OSB

ORN

STREET


56/56

on the main route to

west elevation will a

approach closer and t

it will become more ob

has been morphed int

3.15 KEY VIEWS: H

WHITECHAPEL

HIGH

STREET[WEST]

Cls Report Draft

Documents

Transcript of Cls Report Draft