Urban Housing on London’s South Bank

Name: Urban Housing on London’s South Bank
Uploaded: 2023-09-04T05:56:52.000Z
Duration: 2 h 18 min 11 s

Introduction to Iroko Housing Project

Overview of the Lecture

The lecture is presented by the University of Melbourne, focusing on copyright information.

Special guest Graham Howard discusses the Iroko housing project, a significant architectural endeavor analyzed over multiple semesters.

Howard Tompkins, founded by Graham and Steve Tompkins, has been practicing for approximately 30 years and won numerous awards including the RIBA Sterling Prize in 2014.

Significance of Iroko Housing

Iroko was one of their first collective housing projects, marking a pivotal moment in their practice's development.

The competition for Iroko was won in 1997 when the firm was still small with about ten employees; it significantly shaped their future trajectory in arts, culture, and housing.

Current Projects and Urban Regeneration

Recent Developments

Currently working on an urban regeneration scheme for Peabody involving 17 buildings near London's Olympic site.

The project aims to create a mixed-use neighborhood with residential spaces and employment areas; a fashion hub will occupy much of the ground floors.

Commitment to Affordable Housing

Howard Tompkins focuses on providing affordable homes while also engaging in various architectural typologies beyond just housing.

They emphasize creating sustainable communities through master planning and place-making efforts.

Cultural Context and Architectural Philosophy

Integration of Culture and Housing

Their work reflects a strong connection between housing design and cultural life within cities; they aim to create vibrant living streets.

There is concern about uniformity in new developments leading to lack of diversity; they strive for varied designs that improve over time.

Historical Perspective on Iroko Project

The concept behind Iroko focused on fostering community through central shared spaces; it represents architectural ideas from its time (late '90s).

Overview of Arts and Cultural Activities Near the River

Site Description and Context

The area near the river features various arts and cultural activities, with significant changes in character as one moves away from the river.

A notable building, the Oxo Tower, is located at the top right of a larger yellow space shape that outlines the client's site ownership.

The client is a grassroots community organization formed during a period of political unrest in the UK, addressing housing shortages and unemployment.

Historical Background

The late 70s to early 80s saw protests aimed at prompting government action on housing due to widespread dissatisfaction.

The site was previously characterized by industrial buildings before demolition; it marked a transition from an industrial landscape to urban development.

Development Proposals and Community Initiatives

Richard Rogers' Scheme

Richard Rogers proposed a commercial scheme featuring office buildings stretching across the site but faced local opposition due to lack of housing provisions.

His ambitious project included demolishing existing structures like the Oxo Tower for new developments but ultimately did not materialize due to economic recession.

Community Response

Coin Street Community Builders emerged successfully, advocating for community-focused development instead of purely commercial projects.

Their motto emphasized alternative ways to develop sites for community housing, reflecting grassroots initiatives led by local residents.

Initial Developments and Local Engagement

Early Projects

Reginald, a committee member involved in planning, lived adjacent to one of their first developed sites—a modest courtyard project that helped establish their presence.

Other projects gaining momentum included townhouses designed by Licious Davison and renovations of existing structures like the Oxo Tower.

Community Gardens and Markets

Dune Street Site Development

Overview of Ambitions and Design Proposals

The Dune Street site aims to incorporate a Leisure Center and a tall residential tower, contingent on future funding. Concentration is currently on the Central site and design proposals for Iroko.

Urban Design Considerations

During the competition stage, various urban strategies were explored, including traditional street patterns and individual blocks. A significant focus was placed on responding to the site's scale to ensure compatibility with surrounding large-scale buildings.

Architectural Concept: Hollow Square

The design settled on a "hollow square" concept that creates a defensible urban form with private space at its center and a robust perimeter along street edges. This approach enhances community integration while providing clear spatial definitions.

Community Integration in Design

Approximately 30% of the site is designated for community uses, leading to the idea of attaching community facilities to housing edges, forming an expansive hollow square about 80 meters across. This layout promotes interaction between residents and communal spaces.

Parking Solutions and Revenue Generation

A basement car park accommodating 360 spaces was integrated into the design due to previous factory occupancy, generating revenue that helps subsidize development costs for community builders. This financial strategy supports overall project viability.

Housing Typologies and Layout

Configuration of Housing Units

The architectural proposal includes houses lining the courtyard with maisonettes atop taller blocks, showcasing different typologies aimed at maximizing living space while maintaining aesthetic coherence within the larger context of Iroko's architecture.

Evolving Design Post-Competition Win

After winning the competition, efforts shifted towards refining housing typologies and integrating them with central landscape features, emphasizing private gardens behind linear house rows while ensuring accessibility through defined circulation routes.

Scale Variations in Housing Designs

Two widths of houses (4.2m and 5.2m) were designed along side streets; three-story houses faced LWT with two-story maisonette configurations above them, enhancing verticality while providing diverse living options for families in response to modern needs like home working spaces post-COVID.

Community Building Interaction

Central Landscape Space Utilization

The central landscape serves as a communal facility accessible by all residents; it encourages social interaction through spill-out areas from community buildings into shared green spaces around it, fostering neighborhood connectivity and engagement among residents.

Architectural Identity Creation

The building's external form contrasts sharply against existing tall structures while establishing a strong identity through material choices—brick exteriors paired with timber interiors create an inviting atmosphere that resonates well within its environment during construction phases observed at this timestamp.

Sustainability Features in Housing

Private Gardens and Balconies

Designing Sustainable Housing: Key Concepts and Innovations

Overview of Housing Design Features

The design incorporates better subsidies and user involvement to tailor housing requirements effectively throughout the development process.

Side street houses are designed with three stories, featuring gardens at the bottom, a first-floor living room, and bedrooms on the street side.

Emphasis on natural ventilation and solar panels reflects an early commitment to sustainability in building design.

Community Access and Layout

Each block provides access to a central garden through individual spaces, promoting community interaction.

The layout includes a basement car park beneath the housing units, enhancing space efficiency while integrating greenery like a large tulip tree.

Architectural Innovations

A strong datum line across the site allows for varied building heights; upper structures pop up above this line for visual interest.

Gallery-style accommodation is utilized for smaller communities, countering negative perceptions associated with larger deck-access schemes.

Environmental Considerations

The community building features passive systems such as solar chimneys that enhance natural ventilation and energy efficiency.

Ground floor corner units include retail spaces (e.g., florist, convenience store), integrating commercial elements into residential areas.

Functional Design Elements

Bin stores are strategically located for easy access from both streets and residences, maintaining cleanliness in communal areas.

Recessed lobby spaces provide practical storage solutions for residents while ensuring privacy and security within gated areas.

Residential Unit Configuration

Each dwelling is designed with functional layouts including downstairs facilities that open into private gardens.

Housing Design Insights

Overview of the Housing Units

The flats are walk-up units without lift access, featuring a one-bedroom unit with an external street terrace and a two-bedroom unit with one bedroom facing the street and another overlooking the courtyard.

Access to the gallery level is via a central staircase and lift, leading to two maisonette-style units at either end of the housing terraces.

Each maisonette includes an entrance with a kitchen-living area, a single bedroom or study, and an upper floor accessed by stairs.

Design Features and Inspirations

The upper floors feature bedrooms that overlook both the street and courtyard, along with rooftop rooms providing additional space.

The design draws inspiration from London's Victorian communal gardens, emphasizing private defensible spaces on the street edge while maintaining openness towards communal gardens.

The project aims for a balance between hard urban exteriors and softer landscaped interiors, creating inviting community spaces.

Historical Context and Community Engagement

Traditional gallery access blocks from the late 19th century served as precedents for low-income family housing in London, often featuring grand entrances to central courtyards.

These historical designs highlight a hierarchy of communal versus private spaces that encourage community interaction while providing personal privacy.

Cultural Considerations in Design

The design addresses everyday realities such as storage for bicycles and other items, reflecting insights gained from vernacular buildings in China that fostered community living.

Hutongs in Beijing inspired ideas about ownership complexity within residential communities, promoting adaptability in how residents inhabit their homes.

Practical Challenges and Solutions

Acknowledging cultural differences in privacy perceptions led to thoughtful design choices; Dutch architects critiqued English tendencies toward private back gardens favoring more open community spaces.

Designers recognized practical needs like storage for household items (e.g., vegetables), leading to large recesses before dwelling entrances for functional use without compromising aesthetics.

The Evolution of Community Spaces

The Maturation of Design

The landscape and buildings evolve over time, transitioning from pristine designs to more layered and nuanced environments as they mature.

Emphasis on the lifecycle of buildings; many structures under 25 years old are being demolished, highlighting the importance of sustainable design that fosters community attachment.

Regenerative Design Principles

A focus on building quality from the outset is crucial for sustainability; when people love their living spaces, it contributes significantly to long-term environmental goals.

Research is underway to understand how generational shifts affect housing occupancy, particularly as families grow and move away.

Community Engagement and Ownership

Observations indicate that residents take ownership of communal spaces, enhancing social interaction through personal touches like benches.

The introduction of a community building addressed previous anti-social issues by providing passive surveillance over shared areas, leading to reduced vandalism.

Architectural Features and Social Facilities

The design includes solar chimneys for natural ventilation and a large roof terrace that enhances community engagement with surrounding views.

The community building offers various facilities such as childcare services and rental spaces for events, fostering neighborhood connectivity.

Future Developments and Urban Planning Challenges

Plans exist for further development in the area; however, financial constraints have delayed completion. Proposals range from temporary theaters to residential blocks.

Current architectural trends lean towards taller buildings due to efficiency demands; this shift poses challenges in maintaining affordable housing while ensuring high-quality living conditions.

Impact of COVID-19 on Community Dynamics

Understanding the Iroko Development

Overview of Iroko's Significance

The Iroko development is described as both ahead of its time and somewhat outdated, being nearly 25 years old. It remains a unique project that the team takes pride in due to its pivotal role in their practice.

Presentation Feedback

Following the presentation, there was positive feedback from attendees, highlighting appreciation for insights into the building's evolution over two decades.

Questions on Affordability Systems

A student asked about the system that makes housing at Iroko affordable, indicating interest in understanding its financial structure.

Historical Context of Funding

The speaker explained that funding mechanisms have evolved since Iroko's inception. Initially, a central government body called the Housing Association provided grants based on unit numbers and types.

Changes in Government Support

Over time, funding has decreased significantly. While initial grants were substantial, current models often rely on partnerships with developers to subsidize affordable housing through profits from private sales.

Current Funding Models

Most developments now operate on a commercial basis where profits from market-rate units help fund affordable housing. This shift complicates discussions around maintaining affordability levels amidst rising costs.

Challenges with Affordable Housing Provision

There are ongoing debates among developers regarding how much affordable housing can be provided within new projects due to financial constraints and profit expectations.

Land Value Impact on Development

Understanding the Development Model of Coin Street

The Impact of Land Value on Development

Coin Street was gifted the site value, allowing for a different development model that didn't require paying full market value for land.

The current model is more akin to the Peabody scheme in Fish Island, which includes 30% affordable housing among its 17 buildings.

Revenue Generation Strategies

The project incorporates income from commercial spaces and car parks to subsidize affordable housing components.

There is a significant tension regarding the feasibility of providing affordable housing without financial backing or partnerships with private developers.

Historical Context and Community Building

The political landscape in the late 70s and early 80s in the UK facilitated unique funding opportunities for projects like Iroko.

Kind Street Community Builders exemplifies how community co-operatives can generate their own development through collective efforts.

The Role of Excavation and Design Influences

Existing Infrastructure Benefits

An existing basement structure from previous buildings reduced excavation costs significantly, as it did not require removal of earth or spoil.

While there were ideas to utilize this space for community facilities, it ultimately became a car park due to revenue generation needs.

Financial Security Through Parking Facilities

The central location on South Bank created high demand for parking, leading to a pre-let deal with National Car Parks that secured financing for development.

Utilizing an existing basement structure was financially advantageous compared to starting from scratch, where excavation costs could reach £25,000 per space.

Key Factors in Social and Community Building Projects

Addressing Housing Needs

Community Design and Social Dynamics in Housing

Importance of Diversity in Housing Design

The design must accommodate diversity, particularly for families from ethnic minorities, emphasizing the need for high levels of community space and private areas.

High-density living requires individual territories for residents to foster ownership and a sense of belonging within their environment.

Meeting Community Needs

Developments must meet statutory planning requirements for play spaces while also interpreting specific community needs, such as accommodating cultural practices like segregated kitchens.

Designing smaller community clusters helps maintain privacy and ownership among residents, preventing communal spaces from becoming neglected or misused.

Addressing Challenges in Affordable Housing

Facilities like sports areas (e.g., MUGA) are essential for children's activities; additional support services are necessary to sustain the community throughout the day.

Residents often face unique challenges; they may be time-rich but cash-poor compared to wealthier demographics who spend less time at home.

Managing Anti-Social Behavior

Initial struggles with anti-social behavior included vandalism and substance abuse by unsupervised youth after school hours.

Community governance emerged as a solution, with residents forming committees that empowered them to address issues directly, including evicting problematic families.

Long-term Community Development

Architects often overlook post-design dynamics; ongoing engagement with management groups is crucial for fine-tuning designs based on real-world usage.

Successful community integration involves understanding political and social dynamics beyond physical design elements.

Flexibility in Housing Design

Flexibility is key in housing design; units should allow for room subdivisions or expansions based on family needs over time.

Adaptability in Traditional Townhouses

The Relevance of Historical Structures

Discussion on how traditional townhouses from the 1800s remain relevant today due to their inherent flexibility and adaptability, attracting significant demand.

Flexibility in Design

Emphasis on creating a strong structural framework with generous floor-to-ceiling heights and good party wall conditions to allow for future modifications rather than relying on movable partitions.

Housing Demand Dynamics

Noted that the local demand was skewed towards family accommodations over apartments, leading to a design focus on larger family units while still acknowledging the need for smaller living spaces.

Innovative Living Models

Introduction of innovative housing concepts like oversized units allowing for communal living arrangements among young professionals, showcasing a shift in traditional family structures.

Robust Infrastructure vs. Adaptable Spaces

Debate between building robust infrastructures that can be modified over time versus designing flexible spaces with movable walls; preference shown for more durable typologies.

Community Considerations in Housing Design

Child-Friendly Design Elements

Importance of community input during the design process, particularly regarding children's needs and play areas, which were identified as lacking in previous projects.

Accessibility and Generational Spaces

Focus on ensuring accessibility to communal spaces like courtyards, allowing different generations to interact while providing safe play areas for children.

Insights from Community Builders

Acknowledgment of sophisticated housing clients who provide detailed briefs about space standards and accessibility needs based on community feedback.

Preference for Ground-Level Spaces

Families tend to prefer ground-level garden areas over roof terraces due to concerns about isolation when accessing higher spaces via lifts.

Cultural Perceptions of Boundaries

Variations Across Cultures

Cultural Differences in Privacy and Public Spaces

Observations on Dutch vs. English Attitudes

The speaker highlights a stark contrast between Dutch and English cultural attitudes towards privacy, noting that the Dutch are more open, often undressing in public view, while the English prefer privacy.

Community Space vs. Private Territory

A discussion arises about the perception of communal gardens; the Dutch contingent feels that maintaining private territories within these spaces seems undemocratic.

Accessibility of Courtyards

The debate centers around making courtyards publicly accessible to enhance community interaction, but concerns arise regarding potential anti-social behavior if these areas are left open.

Policing Public Spaces

The challenges of policing open spaces are discussed, emphasizing that while some designs include open courtyards, they must be integrated into the public realm to ensure safety and oversight.

Managing Public Privacy Issues

Current projects consider operational hours for public gardens to manage issues like rough sleeping while balancing public access with privacy concerns.

Concluding Thoughts on Housing Design

Importance of Housing Studies

The speaker expresses appreciation for students studying housing design rather than grand architectural projects like opera houses, acknowledging the complexity of housing as a subject matter.

Offer for Resources

An offer is made to provide scale drawings or project information through a portal to assist students in their research efforts related to housing analysis.

Student Engagement and Analysis