Goodmans Fields | Tower Hamlets | ~76m | 24 fl | U/C

[gazzab1990]

Those towers look awful. I loved the original design, it looked incredible & would have been a great new development for the area. What a suprise that we get fed shit like this instead. I was hoping to make my 500th post a positive one

[london lad]

looks like EH are already planning there first PI for 2009...

http://www.london.gov.uk/mayor/plann...8/20081001.jsp

92 In its letter to Tower Hamlets Council of 25 September 2008, English Heritage states that the development would have a significant impact on a large number of heritage assets including listed buildings and conservation areas, and concludes that it “wishes to object in the strongest possible terms to the proposal.” Particular concern is raised with regard to the view from assessment point 25A.2 because “The proposed tower blocks, rising above the battlements of the body of the White Tower would significantly detract from the clarity of the silhouette, blurring the impact of its four turrets which are the defining visual accents of the historic complex. The White Tower has always visually dominated the wider fortress; the proposed tower which would appear to the right of the White Tower would significantly undermine this dominance.”
93 English Heritage also raises concern with regard to the impact of the development at the north-western corner of the site to listed buildings in the vicinity. In addition, concern is raised with regard to the impact of the development on nearby conservation areas, in particular on the Fournier Street Conservation Area. English Heritage suggests that Tower Hamlets Council considers a further review with regard to designating additional conservation areas to parts of Alie Street and Leman Street as they are deemed to comprise historically important and architecturally impressive buildings and their settings appear worthy of the additional protection that such a designation would bring.

[El_Greco]

I no longer care.
I just dont understand why developers still want to build tall in London - its clearly a waste of time and money.

[twilight_2008]

For god's......no I wont say it. What is the point in even bothering with regeneration that is over 80m tall? Anything over 80m seems to have protests in some way. English Heritage won't win, but thats not the point. I agree with El Greco, Im beginning not to care.

[DarJoLe]

I'm confused as to how EH can complain about this development impacting on the Tower of London yet the new Aldgate Union tower seems to not warrant the same attention.

[El_Greco]

EH works in mysterious ways.

[potto]

yes design for london, social events and transport projects are a waste of money but EH isnt

[DarJoLe]

CABE Design review: Goodman's Fields

Proposals for four courtyard buildings of five to ten storeys incorporating six buildings of 22-28 storeys; a four-storey terrace and additional storey to 75 Leman Street for 824 residential units, student accommodation, hotel, primary care centre, commercial uses, and public open space.

Review date: 17 November 2008
Lead designer: Lifschutz Davidson Sandilands
Client: Exemplar Developers LLP
Local authority: London: Tower Hamlets
Location: Former Goodmans Fields, 74 Alie Street and land north of Hooper Street and east of 99 Leman Street, Hooper Street, London.
Region: London
Categories: Housing, Commercial, Neighbourhoods and Regeneration

Summary
We welcome the simple diagram and strong principles that underpin the proposed development. The idea that the towers will mark the entrances to the site, for example, is a simple and effective way to help create a legible plan. We are encouraged by the mix of uses proposed, particularly at ground floor level where subsidised artists' studios and a health care centre are proposed. We are also delighted to review a scheme that has sustainability embedded into the built form; the loose fit intentions behind the design should make the scheme highly flexible and increase its potential for reuse in the long term. However, we have concerns regarding the impact the tall buildings will have on long views of the Tower of London. The local authority should assure itself that the massing of the blocks across the site will create high quality streets, spaces, and accommodation for all, including students. We recommend that the following points are addressed before planning permission is granted.

Towers
In our view, the height and massing of the towers in the locations proposed would have an acceptable impact on their immediate context. However, we note that the towers will be partially visible within the castellation of the Tower of London from the Queen's walk, west of City hall, which we find unacceptable. It is important that the silhouette of the turrets is maintained in this view of the Tower. We think the towers are slender, elegant in form, and well articulated. We also acknowledge the approach to materials has been informed by the specific context of each block. However, in our view, this would not diminish their impact on the Tower of London.

Notwithstanding the above, we are encouraged by the visualisations and elevational drawings that show the towers expressed as continuing to ground level with entrances which promote activity at street level. We think the visual relationship between the towers and the courtyard blocks could be further improved by providing a shadow gap either side of the towers to fully distinguish them from the courtyard blocks. At the appropriate time, the local planning authority may wish to apply conditions on the materials proposed to ensure a suitable level of control on this aspect of the scheme.

Courtyard blocks
We are concerned that to achieve this form and the desired quantum of development, the courtyard blocks have had to bear the additional units. We think that, in some cases, this could be to the detriment of the spaces between the buildings and the quality of some of the residential units. The east-west street through the middle of the site is very narrow, particularly between the two eastern blocks. The local authority should assure itself that the north facing residential units in the south-eastern block will receive adequate natural daylight given the proximity of the block opposite. It may be that a reduction in the height of the north-western block is required to resolve this.

While we enjoy the proposition of varied fenestration to the courtyard blocks and think that this reflection of varying environmental conditions is positive, we think the design quality seen in the elegant towers has not been carried through the whole scheme. Leman Street is known for its fine brick buildings, notably the former co-op building. Based on the elevations and photomontages provided, the brick treatment of the courtyard blocks will not, in our view, match the richness of character of its neighbours. A well considered approach to materials and detailing will be critical to ensuring the design quality of these elevations enhances the streetscape and continues the tradition of high quality brick warehouse buildings in this area.

Student accommodation
While we understand that the student block has the same internal flexibility as the other blocks, we are disappointed that, unlike its neighbours, it only partially opens up on one side instead of opening up entirely. This could have implications for the small central courtyard which risks being overshadowed and oppressive in character. The lower floors facing the internal courtyard could suffer poor light levels from the very tight dimensions of this block. We would also draw attention to the impact of the tower rising from the south western block on the student rooms opposite, some of which have been given butterfly windows. The opportunity should be taken to exchange rooms which might experience overshadowing and poor privacy for common rooms to address this.

Amenity space
Overall, we are pleased that the development’s public spaces are located at the edges of the site where they are more likely to be used by the community at large. We recognise that to maintain the high floor to ceiling heights, there needs to be a trade off between the massing of the development and the amount of amenity space. Nonetheless, a lowering of the north-western block would give more generosity to the east-west street and help to ensure this street space is attractive to use for pedestrians. The local authority should convince itself that daylight and sunlight penetration into the public and private spaces across the site will be sufficient to create pleasant areas to frequent. Other microclimate considerations, such as the wind effects created by the towers, should also be taken into account in judging these spaces.

Sustainability
Goodman’s Fields has the potential to become an exemplar sustainable housing development for London. We are especially encouraged by the way the scheme embeds sustainability into the built form, in particular by the internal flexibility of the buildings which will increase their potential for reuse in the long term. We also welcome the use of CCHP to benefit from the mix of uses proposed, and the high energy and sustainability targets set in this planning application, including Code for Sustainable Homes Level 4 for the residential units, and BREEAM 'excellent' for non-residential areas.

Conclusion
We have full confidence in the judgement of the design team to address the issues raised above to produce an accomplished scheme worthy of the aspirations of the Tower Hamlets. At the appropriate time, the local planning authority may wish to apply conditions to ensure a suitable level of control on design details relating to building and streetscape materials.

[BorderBoy]

Originally Posted by henry

I like this. Lifschutz Davidson Sandilands are good architects for designing buildings which add to the 'fabric' of the city, rather than offering it 'icons'. The buildings they design might each individually appear unremarkable, but in their proportions, their use of material, their colour palate and the way they interact with their surroundings, they add warmth and texture to the streets they sit on. Away from the highest profile buildings, these are things we all too often get wrong in this country.

Absolutely. They look way more sophisticated than much equivalent height stuff built in this city down the years.

[Spam King]

I LIVE IN THERE!!

Anyway, I really hope this comes through, it'll add so much life to the area!

[twilight_2008]

Spam_king, sums it up perfectly.

I was getting my hopes up of some news on this! :@

[poshbakerloo]

wow this looks good... but it should 100m ;-)

[london lad]

Delores noticed a new image on the architects website.


However the application was withdrawn in March and an amended scheme should have been submitted two months later.

Judging from EH and others comments I would imagine a height cut or two is in the offing.

[ferge]

I actually prefer the God awful, 'mundane' series of blocks than the original design. I think they have a really strong.. 'district' feel to them, its sort of a new age Barbican, and as it sits on the opposing side of the City cluster it would not unbalance it.

[delores]

Yes barbican minus the elevated walkway's and sense of confusion. I really like the heights too, another pointless effort by Eh to stop anything elegant ever getting built in the city.

[london lad]

This has been resubmitted. The most obvious change is the heights have been cut from a max of 28 to 24 fls.

Redevelopment to provide four courtyard buildings of 5-10 storeys incorporating 6 buildings of 21-24 storeys, erection of a 4 storey terrace along Gower's Walk, change of use to residential (Class C3) and construction of an additional storey to 75 Leman St


http://194.201.98.213/WAM/showCaseFi...mber=PA/09/965

[london lad]

Looks like the same scheme but just cut the top few floors of the towers in the pic below & you get the idea. From quite well proportioned towers to the usual cut a few floors & make it stumpier compromise.

Originally Posted by london lad

[Luke]

Boris raises Tower concerns over Exemplar scheme
11:18 | 19.08.09

By David Doyle

Boris Johnson has raised concerns about Exemplar’s plans for a major mixed use development at Goodman’s Fields in Tower Hamlets.

The Mayor of London has advised Tower Hamlets that the current plans, which include 788-apartments in towers up to 24-storeys high, will unacceptably impact on the view of the Tower of London from City Hall.

Johnson has asked for the height of the towers to be reduced so that they comply with the London Plan’s policies on strategic views.

However, the mayor also praised the scheme for its high quality design and said the application ‘is broadly welcomed in almost all strategic policy considerations.’

The scheme, which will replace a number of vacant office buildings, will also include 96,000 sq ft of shops, restaurants, bars and offices, 650 student rooms, a 351-bedroom hotel and a primary care centre.



Read more: http://www.propertyweek.com/story.as...#ixzz0OeLUIpEH

[TallBox]

Not another glass box so it gets a thumbs up from me!

[fitz44]

The latest CABE review for this scheme;

http://www.cabe.org.uk/design-review/goodmans-fields-2

Summary
We welcome the simple diagram and strong principles that underpin the proposed development. The idea that the towers will mark the entrances to the site, for example, is a simple and effective way to help create a legible plan. We are encouraged by the mix of uses proposed, particularly at ground floor level where subsidised artists’ studios and a health care centre are proposed. We are also delighted to review a scheme that has sustainability embedded into the built form; the loose-fit intentions behind the design should make the scheme highly flexible and increase its potential for adaptation in the long term. We welcome the reduction in height of the towers to moderate their impact on long views of the Tower of London; the local authority and English Heritage should assure themselves that their impact is now acceptable. Equally, the local authority should satisfy itself that the massing of the blocks across the site will create high quality streets, spaces, and accommodation for all, including students. We recommend that the following points are addressed before planning permission is granted.

Towers
In our view, the height and massing of the towers in the locations proposed would have an acceptable impact on their immediate context. We think the towers are slender, elegant in form, and well articulated. We are also encouraged by the visualisations and elevational drawings that show the towers expressed as continuing to ground level with entrances which promote activity at street level.

In terms of their wider impact, we are pleased to note that the towers will not be visible within the castellation of the Tower of London from the Queen’s walk, west of City hall. It is important that the silhouette of the turrets is maintained in this view of the Tower. Whilst we acknowledge that the consented 61-75 Alie Street and Royal Mint Street Development will partially frame the tower in this view when built, the local authority should closely consider how Tower 6 will affect this view, taking advice from English Heritage on this matter. We acknowledge that the approach to materials has been informed by the specific context of each block. We hope that the contrasting hues to the concrete cores will not be achieved at the expense of securing good quality concrete and detailing.

Courtyard blocks
We are concerned that to achieve this form and the desired quantum of development, the courtyard blocks have had to bear the additional units. We think that, in some cases, this could be to the detriment of the spaces between the buildings and the quality of some of the residential units. The east-west street through the middle of the site is very narrow, particularly between the two eastern blocks. The local authority should consider whether the north-facing residential units in the south-eastern block will receive adequate natural daylight given the proximity of the block opposite.

We acknowledge the increase in private amenity space proposed throughout the scheme but the local authority should assure itself that this will be a benefit rather than a burden for residents. Firstly, whilst the additional balconies might be appreciated by residents – particularly by those with north/west-facing apartments – the local authority should satisfy itself that this does not exacerbate overlooking issues or cause unmanageable noise intrusion for residents. Secondly, whilst we support the principle of providing roof-top amenity space, such areas can be costly to manage in the long term.

We enjoy the proposition of varied fenestration to the courtyard blocks and think that this reflection of varying environmental conditions is positive. A well considered approach to materials and detailing will be critical to ensuring the design quality of these elevations matches that seen in the elegant towers and enhances the streetscape, continuing the tradition of high quality brick warehouse buildings in this area. Leman Street is known for its fine brick buildings, notably the former Co-operative building. The local authority will need to carefully condition the brick treatment of these blocks to ensure it matches the richness of character of its neighbours.

Student accommodation
Whilst we understand that the student block has the same internal flexibility as the other blocks, we are disappointed that, unlike its neighbours, it only partially opens up on one side instead of opening up entirely. This could have implications for the small central courtyard, which risks being overshadowed and oppressive in character. The lower floors facing the internal courtyard could suffer poor light levels from the very tight dimensions of this block. We would also draw attention to the impact of the tower rising from the south eastern block on the student rooms opposite, some of which have been given butterfly windows. Whilst we acknowledge that some of these rooms form a student cluster flat, other bedrooms in this location might still experience overshadowing and poor privacy and could be exchanged for common rooms or cluster flats to address this.

Amenity space
This is a potentially strong urban scheme that goes a long way to making public and private spaces that have a clear function and character. We are pleased that the development’s public spaces are located at the edges of the site where they are more likely to be used by the community at large. We recognise that to maintain the high floor to ceiling heights, there needs to be a trade-off between the massing of the development and the amount of amenity space. In this context, it will be particularly important that daylight and sunlight penetration into the public and private spaces across the site are sufficient to create pleasant areas to frequent. Other microclimate considerations, such as the wind effects created by the towers, should also be taken into account in judging the quality of these spaces. The public realm will need to be of the highest quality for a scheme of this location and density.

Sustainability
Goodman’s Fields has the potential to become an exemplar sustainable housing development for London. We are especially encouraged by the way the scheme embeds sustainability into the built form, in particular by the internal flexibility of the buildings which will increase their potential for adaptability in the long term. We also welcome the use of CCHP to benefit from the mix of uses proposed, and the high energy and sustainability targets set in this planning application, including Code for Sustainable Homes Level 4 for the residential units, and BREEAM ‘excellent’ for non-residential areas. We hope that the development will achieve these standards.

Conclusion
This is a well intended and architecturally ambitious project that will depend for its success on the quality of its detailing of the buildings and public realm. At the appropriate time, the local planning authority may wish to apply conditions to ensure a suitable level of control on design details relating to the buildings and public realm and the management of the spaces proposed. We would hope to see the design team retained to take forward the detailed design of these crucial elements of the scheme. We have full confidence in the judgement of the design team to address the issues raised above to produce an accomplished scheme worthy of the aspirations of Tower Hamlets.