LONDON ROAD, NORTH STREET MASTERPLANBARKING TOWN MATHER ARCHITECTS123 Camden High Street London NW1 7JR T: 020 7284 1727 F: 020 7267 7826
CONTENTS01INTRODUCTIONPurpose of this documentKey Objectives02BACKGROUND / CONTEXTIntroduction and VisionEmerging Masterplans within BarkingInterim Planning GuidanceMovement StrategyUrban Design Principles03THE SITESite CharacteristicsScope of StudyExisting Residential BuildingsCommunity BuildingsAccess and ServicingBuildings of Architectural / Historical SignificanceInfrastructure Constraints04FRAMEWORK PRINCIPLES+ ILLUSTRATIVE PROPOSALSA Flexible FootprintA New Public SquareLandmark BuildingsEast Street HeritageAccess and Servicing PlanBuilding TypesMovementAbbey GreenLandscapePhasingSchedule of AreasBuilding Typologies05SUSTAINABILITY 06CONSULTATION07RELEVANT STUDIESFIGURE Aerial photograph of barking indicating the extended site boundary in red and showing river roding to the south and the station to the 08PROJECT DIRECTORYnorth. Masterplan Document London Road, North Street Rick Mather Architects3
4Rick Mather ArchitectsLondon Road, North Street Masterplan Document
01 INTRODUCTION Rick Mather Architects were appointed by English Partnerships in 2004 to develop regeneration opportunities in conjunction with The London Borough of Barking and Dagenham for a major hectare city block in the heart of Barking Town OF THIS DOCUMENT Barking Town Centre is the largest centre in London Borough of Barking and Dagenham and is set to become the major centre for ‘Zone of Change 5’ within the Thames Gateway. This area includes the major development sites of Barking Riverside and South Dagenham and will therefore experience a significant population increase over the next 15 years. It is within this context that the Barking Town Centre (BTC) Partnership has been established. The Partnership brings together representatives from LBBD, English Partnerships, London Development Agency, Greater London Assembly, Transport for London (TfL), London Thames Gateway Development Corporation (LTGDC) and the Housing Corporation with the aim of delivering key new development and regeneration within Barking Town OBJECTIVESFIGURE Location Plan Showing The Site Within the Barking Town Centre Boundary (Dashed Red Line)The aim of this illustrative masterplan is to set out the BTC Partnership’s ambitions for the London Road North Street site. It provides a framework for prospective developers to respond to, highlighting all the essential issues that need to be addressed in any forthcoming scheme. The brief was prepared within the context of national policy guidance, the London Plan (2004), and the Barking and Dagenham Unitary Development Plan (UDP) produced in 1995. The brief also takes into account the Framework Plan (2003), the Interim Planning Guidance (IPG) (2004) and Movement Strategy (2005) Documents for Barking Town has been an important aspect in developing this document. This is outlined further in section 6. From the initial consultation and options it emerged that there was support to examine proposals for the whole of the area contained within East Street/London Road/North Street, rather than the originally defined 'core site' as shown opposite. FIGURE Site plan showing the core site hatched in red and the extended site boundary indicated by the dashed line KEY1 50 NORTH- Core Site - Extended Site Masterplan Document London Road, North Street Rick Mather Architects5
02 BACKGROUND / CONTEXT Barking Town Centre is currently undergoing major transformation and expansion. It is the largest centre within the London Borough of Barking and Dagenham, with a strategically important location within the Thames Gateway. It is identified as a Major Centre within the Mayor of London’s Spatial Development Strategy and designated for growth through regeneration. To coordinate the growth of Barking Town Centre a Framework Plan was produced in 2002. This envisages that over 4,000 (net) additional dwellings will be built, as well as new educational, health, commercial and community facilities for existing and new residents. Another important aspect of the Borough’s regeneration programme will be Barking Town Centre’s relationship to the other major regeneration areas within the borough – Barking Riverside and South Dagenham – which will create an additional 15,000 new dwellings, as well as the benefits that the 2012 Olympics will bring to the area.- Axe Street Masterplan by Allies and MorrisonINTRODUCTION AND VISION- Axe Street Development by Jestico Whiles- Foyer by Jestico WhilesLondon Road North Street is a centrally located site, positioned with-- Tanner Street and Queens Road by Jestico Whilesin the High Street network of the Town Centre. Consequently, this - Fresh Wharf by Stock Woolstencroftsite is viewed as highly important in terms of signalling the trans-- Town Quay by JM Architectsformation and ambitions that the BTC Partnership has for the Town Centre. This illustrative masterplan has therefore been prepared to bring forward proposals of the highest quality for the site, which will LBBD INTERIM PLANNING GUIDANCEhelp to deliver the vision of Barking Town Centre contained within the Framework Plan:In December 2004 LBBD produced an Interim IPG for Barking Town Centre. The key points are:“By 2020 Barking Town Centre will become a vibrant, environmentally sustainable, prosperous and well-designed destination with a - To improve the image and raise the profile of Barking distinctive character, serving as the retail, leisure and commercial Town Centre;centre for the borough residents and growing in vitality and - To Improve the quality of the environment and the significance as it plays a full part in the expansion of the Thames linkages between key destinations;Gateway.”- To Improve the quality and range of housing; and ensure that suitable and good-quality public service infrastructure is providedEMERGING MASTERPLANS WITHIN BARKING- Facilitate good pedestrian and cycle have identified a number of key objectives for the Town It states in particular to London Road: Centre, below is a summary of these that are relevant to the London Road Site"Land along the site known as London Road and North Street (including two municipal car parks, residential and retail uses and - Reinforce links between Station and Rivercommunity facilities) is currently in poor condition and needs to - Restore the urban pattern of BarkingFIGURE The Old Magistrates Court be regenerated. Situated on the north western boundary of the - Support the business and retail circuitretail area, we consider this site to be important in delivering - Retain and enhance Barking's heritageMOVEMENT STRATEGYBarking Town Centre comprehensive redevelopment, including a mix of uses such as - Increase housing provision in the town centreInterim Planning Guidancehousing, retail and community facilities. This site also offers the - Increase access to green spacesA Movement Strategy was prepared by Mouchel Parkman in opportunity to deliver better pedestrian and public transport links." - Integrate new development into street patternsconjunction with development proposals in the Town Centre. In summary it recommended six principals which are:The main outcomes LBBD want to achieve are:The Town Centre will be dramatically enhanced under a number of masterplans that are currently being brought forward in this area. - A town Centre walk wheel- Provide a landmark developmentThe emerging proposals are being coordinated under LBBD's Town - An Area of sociable streets- Improve the design of the areaCentre "Urban Design Principles", prepared by Allies and Morrison. - A green backbone, walking and cycling leisure - A strong focus on improving the links from the site to These include:- Improved block and street structureeDecebmr 4002 the retail core, Barking Station, Abbey Green - A through traffic corridor and the rest of the town centre- Town Square by AHMM and MUF- Improved public transport connections- A new space for the market - Vicarage Fields by Stanford Eatwell & Associates- Station QuarterFIGURE LBBD Documents 6Rick Mather ArchitectsLondon Road, North Street Masterplan Document
TOWN CENTRE URBAN DESIGN PRINCIPLESLBBD recently have consolidated its overall strategy for the Town Centre, because a number of regeneration projects and masterplans are emerging in the area independently of each other. Allies and Morrison were commissioned by LBBD to produce an "Urban Design Principles" document in March 06 to help tie these projects together. Its key findings relating to the London Road Site are as follows: LinksReinforce and enhance the route between the station and the river and redefine the sequence of urban spaces along PatternRestore the urban pattern of Barking’s streets and re-establish a coherent urban the active use of the ground floor frontages of buildings facing the the business and retail circuit, including Barking market, to ensure the continuing commercial viability of the town key areas associated with Barking’s heritage and ensure that they are retained and respected to retain the unique character of this historic HousingIncrease housing provision in the town centre area in new mixed-use developments as a key part of the urban regeneration increased access to green spaces, both by improving public amenities on Abbey Green and creating new landscaped areas as an integral part of housing integrate new developments into existing street patterns in terms of scale, height and Plan showing boundary of BTC and the location of the London Road, North Street Masterplan within it Urban Design PrinciplesBarkingtown centreAllies and MorrisonArchitectsMarch 2006FIGURE Currently on site, new housing, The Lifelong FIGURE Allies and Morrison Architects Design PrincipalsFIGURE View From the Multi-Storey Car Park Across London Road to the Site Learning Resource Centre and The Town Square Barking Town Centre Document Masterplan Document London Road, North Street Rick Mather Architects7
TEERTS HTRON03 THE SITESituated within the heart of Barking, the London Road site, has a major role in the regeneration of the Town Centre. Close to the Railway Station, the Town Hall and Abbey Green, the site fronts onto one of the most active streets in Barking, where the market is OF STUDYSITE OWNERSHIPS SITE CHARACTERISTICSThe red boundary around Figure indicates the extent of The site is divided by a number of different interests. The red The majority of the site is residential with retail uses at ground level. the development site, which considers the entire urban block. outline below indicates LBBD ownership, the blue outline indicates The bulk of the residential is provided along London Road and North Approximately two-thirds of the site is owned by LBBD, the other other ownerships. The East Street frontage is made up of a large Street within two and four storey purpose built blocks. The remaining areas are broken up into a number of complex smaller holdings number of different freeholders, which include a number access residential accommodation is found above shop units along East which are predominately shops with residential units above. The rights. Details of these can be provided on . In almost all cases, access to the residential properties is a other major land interest is with the Methodist Church, which has problem, as entrances are located to the land to the rear of their OF EXISTING AREAS BY USAGERetail / commercial 13,030sq m 10,665sq m 530sq m 24,225sq m ChurchDAOR NOAlice Martin CentreDNOLFIGURE Top: East Street on Market Day Below: East Street without the MarketYouth CourtFIGURE Pl Plan showing the location of key community facilities which arean showing ownership boundaries. Red boundaries indicate FIGURE Plan view of the scale model of the existing siteLBBD owned land and the blue boundaries show private ownership. to be retained or relocated within the new proposals8Rick Mather ArchitectsLondon Road, North Street Masterplan DocumentEAST STREET
EXISTING RESIDENTIAL BUILDINGSThe block of 14-42 (even) North Street and 37-57(odd) London Road was constructed in the 1930s. It comprises of four storeys, with the ground floor currently made up of 23 shop units, of which a number are vacant and currently boarded up. Above the ground floor is the residential block which consists of 3 floors of 1 bed flats and bed-sits and 3 bed maisonettes. In total there are 68 units. These are accessed from the rear of the building and share their entrances with the servicing yards to the commercial properties. At each level external walkways provide access to the entrances to each View of the Methodist Church with the Clock Tower The current configuration of the residential entrances and servicing of the Town Hall visible behind and to the leftyards makes for a poor urban environment as they are often blocked with refuse and suffer from sanitary problems. In addition around the Avebury Boulevard / Witan gate configuration means that odours and sound pollution drift up around the Avebury Boulevard / Witan gate junction. al services and public transport network of new public from the commercial premises, also affecting the residents of the al services and public transport network of new public spaces will promote and improve access to parks and recreation site. Because of this a refurbishment option has been deemed spaces will promote and improve access to parks and recreation in design and high quality public realm will be inappropriate to meet the requirements of in design and high quality public realm will be key principles for development in the principles for development in the maximise commercial viability office space and shops will be COMMUNITY BUILDINGSTo maximise commercial viability office space and shops will be concentrated along Avebury Boulevard with a neighbourhood focus concentrated along Avebury Boulevard with a neighbourhood focus around the Avebury Boulevard / Witan gate number of community buildings currently exist on the site. These around the Avebury Boulevard / Witan gate junction. al services and public transport : al services and public transport View of the entrance to the Alice Martin Old The Alice Martin Old People's Centre. Currently run by Barking People's Centreand Dagenham Age Concern the centre provides a wide range of RETAIL AND COMMERCIALactivities for the elderly. As part of the redevelopment the centre will RETAIL AND COMMERCIALbe relocated elsewhere within the network of new public spaces will promote and improve access to A network of new public spaces will promote and improve access to parks and recreation in design and high quality pub-The Methodist Church. Situated on London Road with considerable parks and recreation in design and high quality pub-lic realm will be key principles for development in the holdings within the centre of the site. The Church building will lic realm will be key principles for development in the in any redevelopment proposals, but following a number of discussions with the Church, appropriate uses on land at the rear of BUILDING OF ARCHITECTURAL / HISTORICAL SIG-the Church will be OF ARCHITECTURAL / HISTORICAL SIG-NIFICANCENIFICANCEThe Youth Justice Court. Situated on North Street. The current A network of new public spaces will promote and improve access to building that this is housed in will be demolished. New facilities will be relocated on the View across London Road to the mixed use block FIGURE Aerial photograph showing the site boundary in redwhich is to be replacedFIGURE Photographic collage of the north elevation of East Street Masterplan Document London Road, North Street Rick Mather Architects9
TEERTS HTRONTHE SITESprawling back of house areas currently characterise the centre of this urban block making safe access and servicing difficult to control. Redesigning these areas to accommodate public pedestrian, residential vehicular and commercial operational requirements is balanced with a strategy of retaining buildings of architectural/historical significance. LBBD has now decanted the resident population from the 68 units on the Core Site. This has been undertaken on the basis of providing housing that will meet the Governments decent homes standards. We understand the block would be difficult to refurbish to satisfy current LBBD housing policies, notwithstanding the concerns over the current servicing and access ACCESS AND SERVICINGBUILDINGS OF ARCHITECTURAL / HISTORICAL ADDITIONS OVER TIMESIGNIFICANCEThe municipal car parks are currently accessed via London Road and A number of buildings stand out architecturally on the site, these The diagram below illustrates the incremental expansion of building North Street by a service road. In addition, this service road is used include:to the rear of the site. A large number of rear extensions for both for deliveries to all the commercial premises of the core site. It also retail and residential purposes have occurred over time. These have forms the access point for the servicing yard to 23-25 East Street 2-4 North Street The Bull Public Housenot helped improve the overall amenity in any way, but have created (Woolworths), two electricity sub-stations and the Alice Martin Old 12-16 North Street Two simple brick buildings next to the a warren of unused and unsafe spaces. People’s Day Centre. pub Further conflicts with access occur within the centre of the block, London Road The Methodist Churchwith constant retail servicing and two public car parks. This 1-11 East Street Continuous brick 3 storey rangeis compounded by poor building stock, untidy rear extensions, 13-27 East Street Continuous brick 3 storey rangeabandoned buildings and undeveloped brownfield -35 East Street One of the oldest buildings currently in Barking Town Centre. Originally a East Street Currently a McDonald's Building at the Bandstand crossroad where London Road meets East Street DAOR NODNOLMost SignificantLeast SignificantFIGURE Plan showing the current access arrangements: yellow arrows FIGURE Plan illustrating architectural/historical valueFIGURE Plan illustrating built additions in darker blueare commercial entrances; blue arrows are residential: red arrows are alleys; green are vehicular entrances; yellow hatch is car-parking, and green cross hatch is service areas 10Rick Mather ArchitectsLondon Road, North Street Masterplan DocumentEAST STREET
INFRASTRUCTURE CONSTRAINTSA Public Utilities Report was prepared by Mouchel Parkman as part of the Movement Strategy in January 2005. It summarised that three statutory undertakers have apparatus and plant within the vicinity - Transco, Thames Water and Transport for Geotechnical Desk Study Report was also produced again by Mouchel Parkman in 2005. It was reported that LBBD was unaware of any contaminated land issues associated with the study area. High FIGURE View of the rear elevation of East Streetground waters occur especially close to the River Roding but have been known to affect basements much closer to the Town the London Road Site, two electricity sub-stations are in operation. Future development would require these to be relocated, and a strategy to include further sub-stations would be sought to meet demand of additional development subject to the Energy Action Area for Barking Town Centre. FIGURE View of and to the north side of the Methodist ChurchFIGURE The Bull Public House on the corner of North and East StreetFIGURE Montage of the west elevation of north streetFIGURE Montage of the north elevation of London Road Masterplan Document London Road, North Street Rick Mather Architects11
TEERTS HTRON04 FRAMEWORK PRINCIPLES + ILLUSTRATIVE PROPOSALSThe proposal addresses the entire city block, providing meaningful public space with communal residential courtyards, it also re-solves the current residential issues of public / private space, "fronts and backs" of buildings and conflicts of retail servicing. The framework is also founded on realities of ownerships and retention of interesting or significant buildings as part of the long term regeneration of the London Road FLEXIBLE FOOTPRINTA NEW PUBLIC SQUARELANDMARK BUILDINGSThe masterplan approach to the site has two main aspects. Firstly A new public square will provide a number of opportunities for A number of buildings have been identified as having an important PEDESTRIAN ROUTES THROUGH THE SITE INTO THE the proposed footprint has been significantly informed by land Barking:role within the Town Centre's regeneration and could bring a positive SQUAREownership whereby it is proposed that the first phases will use LBBD impact to Barking, The buildings under consideration are:owned land to drive forward development whilst minimising disruption - Provide a retail circuit, linking London Road, Ripple to neighbouring landowners. The second aspect has been to create Road and the Town Square- London Road / East Street apexNEW BUILDINGS TIGHT TO CORNER AFTER JUNCTION a figure-ground plan that works with the site and the wider context. - A new destination for Barking- North Street frontage to Abbey GreenRE-DESIGNProgramme / uses can then be accommodated through building - Provide addition retail frontage to East Street- Gateway buildings onto East Streetdepths / heights that are suitable for a number of uses.- Utilises London Road hinterland- Church expansion STOREY GRAND APARTMENT BLOCKS FACING - Resolve "front and back" accessing issuesABBEY GREEN - Create a setting for the better buildings in Barking, PERIMETER DEVELOPMENT such as the Old Magistrates CourtBUILD ON THE HERITAGE OF EAST STREETRESIDENTIAL COURTYARD (OPTION OF UNDERCROFT - Additional facilities and a new front door for the PARKING AT GRADE LEVEL WITH COURTYARD BUILDING The London Road Site is a large city block. Proposals should include Methodist ChurchBelow is the boundary of Barking's Conservation Area. It covers all WITH A LANDSCAPED ROOF)ways of breaking down the size of the block, to encourage pedestrian - Opportunities for an evening economyof Abbey Green and the Quay, as well as East Street and a number through routes from East Street to London Road. This would also of buildings on the London Road Site. THREE/FOUR STOREY TERRACED FAMILY mitigate against the problems of the existing large unused interior All proposals should integrate / accommodate provision for the street TOWNHOUSESby being more efficient in using the available site. Perimeter market. The market is a fixture in Barking Town Centre, with changes - Compliment existing East Street frontagedevelopment is to be encouraged. Proposed buildings should to the existing configuration of the market due to the imminent arrival - Old Magistrate Building to interact with the squarecontribute in making defined streets and, where possible, provide of the East London Transit along Ripple Road and the Bandstand - Links toAbbey Greenactive frontage at ground level along key . Consolidation of the market along the entire length of East - Build on the "market town" feel of East StreetStreet should be encouraged. EIGHT STOREY GRAND APARTMENT BLOCKS FACING ABBEY GREEN DAO*R NODNOLTHE BULL PUB AND ADJACENT SMALL BRICK UNITS RETAINED**FIGURE Illustrative plan showing LBBD owned land within the red FIGURE Illustrative plan showing land to be acquired within the blue FIGURE Illustrative plan showing the conservation area boundary in boundaryboundaries. Asterisks denote proposed landmark Mather ArchitectsLondon Road, North Street Masterplan DocumentEAST STREET
To Barking StationMSCPEXISTING RETAILBANDSTAND JUNCTION REDESIGNED TO ACCOMMODATE ELTBUS STANDLANDMARK BUILDING AT BANDSTAND APEX VISIBLE FROM STATIONEIGHT STOREY DEVELOPMENT ALONG LONDON ROAD WITH MIXED USE RESIDENTIALAT GROUND LEVELCOURTYARDEXISTING EAST STREET BUILDINGS "MADE GOOD" OVER A SELF RE-GENERATING PERIODSIX STOREY MIXED USE / RESIDENTIAL FLANKING NEW PUBLIC SQUAREEXISTING RETAILRESIDENTIALNEW BUILD EXPANSION TO REAR OF THE METHODIST CHURCH, PRE-COURTYARDSENTING A NEW FRONT TO THE SQUAREPAVILION IN THE SQUARE (CURRENTLY THE MCDONALDS RESTAU-NEW RANT)SQUAREPOTENTIAL DEVELOPMENTTHE OLD MAGISTRATES COURT, A MAJOR IMPACT ON THE NEW ABBEY SQUAREPAVILION IN THE SQUARE - ONE OF THE OLDEST BUILDING IN BARKING GREENTOWN CENTRE (CURRENTLY THE GOING PLACES TRAVEL AGENTS AND RESIDENTIALGREGGS BAKERY)GARDENSNEW BUILDINGS TO HAVE A PRESENCE ON EAST STREET AND CON-POTENTIAL TRIBUTE TO THE STREET ACTIVITY. FLANKING THE PRINCIPAL BUILD-DEVELOPMENTING IN THE SQUARERESIDENTIALCOURTYARDEXISTING RETAILKEYTOWNPOTENTIAL SQUARE- Courtyard for Shared AccessDEVELOPMENT- Unrestricted Servicing to Commercial Frontage- Controlled Servicing Along Pedestrianised StreetsEXISTING LIFE LONG RETAILLEARNING - Restricted AccessCENTRE- Vehicular Access- Existing Commercial EntrancesPOTENTIAL DEVELOPMENTSCURFEW TOWN- Existing Street Alley TOWERHALL(red arrow)NorthScale 1:1250FIGURE Illustrative masterplan showing proposed access and servicing Masterplan Document London Road, North Street Rick Mather Architects13
TEERTS HTRONBUILDING TYPESA range of building types will be encouraged on the site. In particular, a flexible mixed use ground floor is encouraged to form the TOWNHOUSESactive frontage required to promote lively and safer streets. Detailed consideration will be given to the uses designated to key positions within the site, namely the corners and frontages addressing the square. Above the ground floor a mix of residential Three and four storey terraced townhouses are encouraged in the apartments with private space in the form of balconies, terraces and habitable roofspace will be a requirement. Furthermore, quieter areas of the site. These will provide the majority of the larger terraced family townhouse will be sought, especially in the quieter areas of the site. In all cases "fronts" will face "fronts" and family units required by the Council. They can also be converted to "backs" to" backs", providing shared residential courtyards with dedicated play maisonettes depending on the demand. With the townhouses, there is the opportunity to create roof terraces and private outdoor MIXED USEAPARTMENT BLOCKSspaceMixed-use facilities should provide flexibility of use over time and be Apartment blocks make up the builk of the proposals. A range of capable of providing accommodation for a number of needs. Large units sizes will be required in line with the Councils' housing needs COMMUNITY FACILITIESunit sizes and generous floor-to-floor heights with large spans should objectives. The depth of the blocks indicated provide the flexibility be encouraged. Accommodation designated as mixed-use should for both dual aspect and single aspect dwellings. All accommodation As mentioned earlier in the document, the current community offer maximum flexibility for providing retail, office, restaurant, is to be entered off streets and from cores serving no more than facilities on site will be re-provided. No brief exists as yet for these café/bar and live/work units and also include the option of reverting five dwellings per floor. Deck access in not permissible in these facilities, however, these will be developed with the Council and to private residential . In dual aspect accommodation public rooms should other interested parties. It is understood that the church require overlook the street. Generous private open space in the form of additional facilities, which would be attached to the rear of the balconies and winter gardens should activate the facade. Roof church, creating a civic frontage onto the square. The Church RETAIL - ACTIVE FRONTAGEterraces and gardens will be a signature feature of the proposals and facilities may include day care / creche facilities, meeting rooms and are to encouraged through the development. office frontage will be encouraged at ground level along all street frontages. Buildings should "give something back to the street" and invite people to interact both inside and out. This can be achieved DEEP FLOOR PLATESin a number of ways and should consider maintaining an active and interesting frontage during out of hours. This can be done by having Another option available on the site is the opportunity for a deep open security shutters and insetting them into the frontage. floor plate. This could take a number of uses, such as retail store, education or office with residential NODNOLDEEPFLOOR PLATE4480SQ M - A3 Uses - Residential apartments - Residential - A3/Community - CommercialFIGURE View looking eastwards along London Road with FIGURE FIGURE Illustrative plan showing the option of the deep floorplate in Illustrative plan showing proposed ground floor usesFIGURE Illustrative plan showing proposed first floor usesthe Methodist Church shown on the rightthe north west corner of the site14Rick Mather ArchitectsLondon Road, North Street Masterplan DocumentEAST STREET
The corners of the square opening on The pavilions on the square will contain to East St will be modelled to enhance and frame the public space and with 3 the presence of the square and enable dimensional active frontage will help to draw good sight-lines through from this, the people through to the new shops beyondLONDON ROADbusiest pedestrian access route EAST STREET FRONTAGEAn opening is to be punched out of East Street to create a number public spaces. The new buildings that line the square will be scaled appropriately to complement the existing buildings of East Street. At the bandstand apex there is an opportunity to create a new landmark development, signalling the London Road site from the existing East Street frontage should be self regenerating, providing higher quality amenities and retail BANDSTAND JUNCTION Extent of the New Public SquareLondon Rd, East St and Ripple RdABBEY GREENTHE BULL PUB1Potential landmark buildingSight-lines from East Street show Roof gardens and outdoor terraces that the proposals should only be at the apex of the siteoverlook residential courtyardsseen between buildingsCROSS SECTION LONDON ROAD / EAST STREET3The section illustrates how the new development will provide a range of heights that work with and respect the approach to the existing 2buildings of Barking. The character of East Street will be retaine d. Higher buildings will reflect the urban nature of London Road. Undercroft/Basement Parking BeneathNew Street of New Residential LONDON ROADLandscaped Residential SquareTown HousesCourtyardEAST STREET21The tallest element of the masterplanThe diagram indicatively shows how the treatment of long elevations of apartments will maintain the regular is the tower at the north east edge of the site where there is already astorey datum throughout whilst articulating a different LONDON ROAD FRONTAGEconcentration of taller buildingsrhythm for each individual block The London Road frontage will provide a continuous lively urban edge to the street. The Methodist Church will play an important role in pulling pedestrians into the square. This will be flanked with Views Over Parkbuildings at an appropriate heights are set at six storeys, with the upper two levels set back to accommodate private terrace and balcony the London Road/North Street junction there is an additional two storeys of accommodation crowning the corner and providing a landmark that overlooks Abbey Green. THE METHODIST CHURCH THE BANDSTAND JUNCTION Proposed Additions Behind3London Rd, East and North StLONDON ROADABBEY GREENFIGURE Illustrative massing Sections 1-3 Masterplan Document London Road, North Street Rick Mather Architects15
In calculating private amenity space, front gardens open to the public BUILDING HEIGHTSSCALE AND MASSINGwill not usually count towards private amenity space requirements, as well as car parking and refuse storage areas. However, as A range of heights have been assumed in the development:The current configuration of the London Road/North Street building explained in the Barking Town Centre IPG, exceptions may be made creates little variation or interest and yet represents a continuous to UDP policies H14 and H15 in relation to amenity space, based 3/4 storeys Townhousesfrontage of approximately 140 meters along London Road and North upon the merits of the proposal. This is due to the Town Centre’s 6 + 2 storeys London RoadStreet. Redevelopment should be modelled to avoid appearing as good provision of primary amenity areas – Barking Park and Abbey 6 + 2 storeys North Street park frontagea single mass of little interest. All plant equipment should be fully Green. The Council appreciates that given the desired densities for 11+ storeys Landmark buildingsincorporated into the architectural site, the standards set out in H14 and H15 may not be realisable. 6 storeys Buildings around the SquareNonetheless, effort to meet the criteria must be demonstrated and FLEXIBILITY OF USE OVER TIMEdetailed evidence presented as to how proposals have sought to meet these standards. DENSITYDesign solutions that can accommodate changes of use will be sought. This can be achieved in a number of ways, including BALCONIES, WINTERGARDENS & ROOFSCAPEThe Council will be seeking a development density within the range construction techniques or generous floor-to-floor heights that can of 165 to 275 units per hectare, or 450 to 700 habitable rooms per house retail, commercial or overlooking the street should have space for generous hectare as detailed in the London Plan for an urban area with a PTAL sized table and chairs, so that they are big enough to used as level of 5. This is acknowledged in the Council’s Housing Strategy AMENITY SPACE STANDARDSprivate outdoor space (at least four square metres and at least (2003-2006) which states that it will pursue denser development metres wide). Where aspect is ideally suited to balconies, enclosed with the aim of accommodating 4,000 homes in the Town Centre over In line with UDP policies H14 and H15, the Council will require that winter gardens are an alternative. One of the main elements of the the next 20 years. However, the LBBD Housing Policy Commission adequate amenity space is provided. The UDP has the following proposals is to promote habitable roofscape in the form of outdoor (2001) has stated that higher density should not compromise housing guidelines:terraces, winter gardens and roof gardens. In this Framework the standards or quality of life issues. The size and use of the space Housesroof plan will be as important as the elevational treatments. should be adaptable to cater for the needs of present and future 2 bedroom houses 50 sq. bedroom houses 60 sq. mRESIDENTIAL ENTRANCES4 bedroom houses 75 sq. mFlatsWhere entrances occur beside retail frontage, efforts must be made 1 bedroom dwellings 20 sq. mto make a positive impact. Generous lobbies which are seen from the 2 bedroom dwellings 40 sq. mstreet will be encouraged. FIGURE Grand urban apartments, ParisFIGURE Space making buildingsFIGURE Deep projecting balconies 16Rick Mather ArchitectsLondon Road, North Street Masterplan Document
AFFORDABLE HOUSINGNOISE ATTENUATIONARCHAEOLOGYFor this development site 35% of housing should be affordable Due to the nature of the development, with retail and commercial The site is within an archaeological priority area as defined in Policy housing, in line with the Council’s Housing Strategy 2003-2006. This uses on the ground floor and residential dwellings above, buildings DE36 of the UDP. An archaeological desktop study will be required need arises from mounting pressures on affordable housing supply should be suitably designed and soundproofed to avoid noise pollu-and field evaluation maybe required before construction work can and the effect of the house price boom over the last few years in tion of habitable rooms. This should be considered with respect to take place. This should be prepared with reference to the GLAAS pricing people out of the local housing market. Affordable housing the service areas and vehicles associated with commercial premises, Archaeological Guidance Paper 1 (June 1998) and look at the impact tenure mix should be 40% Socially Rented and 60% intermediate as well as the noise created by the uses themselves. Apart from on potential remains from all aspects of the good quality materials and construction techniques, an ap-propriate layout and well-located openings will assist to keep noise levels down. FIGURE Ground floor residential lobbyFIGURE Gateway buildings Masterplan Document London Road, North Street Rick Mather Architects17
VIEW ACROSS THE NEW SQUARENew buildings define strong edges to the square and form a back-drop to the better buildings of Barking. The active frontage on the ground floors of the proposed new blocks either side of this view are coupled with restored/extended "pavilions" which could provide cafes and restaurants in the PROPOSALSFIGURE View looking southwards across the proposed square18Rick Mather ArchitectsLondon Road, North Street Masterplan Document
VIEW FROM BANDSTAND TOWARDS ABBEY GREENAerial view shows the new square with the expansion building to the rear of the Methodist Church and the Old Magistrates Court being the dominant buildings in the square will act as a new destination along East Street. This image in particular clearly shows four out of the five routes linking down to the park. ILLUSTRATIVE PROPOSALSFIGURE View of the proposals in context looking from the north east Masterplan Document London Road, North Street Rick Mather Architects19
VIEW ACROSS EAST STREETClearly defined public routes enhance the pedestrian's experience whilst enabling efficient servicing to meet the requirements of the commercial images suggest a high quality of integrated hard landscaping and a prominent roofscape of the Methodist Church. ILLUSTRATIVE PROPOSALSFIGURE View looking northwards across the proposed square20Rick Mather ArchitectsLondon Road, North Street Masterplan Document
AERIAL VIEW LOOKING SOUTHWARDS The six storey blocks flanking the new square are offset by the massing of the existing buildings and the significant buildings extending the Methodist Church. The four storey townhouses shown in the right of the image make for a quieter residential street which curves gently to reveal views through to the Abbey Green beyond. ILLUSTRATIVE PROPOSALSFIGURE Photograph showing the FIGURE View looking into the proposed square from the northclock tower of the Town Hall Masterplan Document London Road, North Street Rick Mather Architects21
MOVEMENTThe Movement Strategy (prepared by Mouchel Parkman 2005 in conjunction with the London Road Masterplan) has been completed and adopted as Council policy. Also, the East London Transit (ELT), a new bus-based transit system is being introduced to Barking Town Centre, linking Ilford in the north to Dagenham Dock in the south. This will have a significant impact on the area, in particular to Station Parade and Ripple Road. The proposals in this document have been developed in conjunction with the Council's traffic engineers, movement consultants and ongoing external/public realm works. A number of issues have been identified to address better movement through the town STRATEGYA NEW PUBLIC SQUAREThe current London Road block has a number issues surrounding A new public square will provide a number of opportunities to movement. These can be summaried as follows:Barking:- The Site is within the 400m radius (5 minute walk) from - Provides a retail circuit, linking London Road, Ripple Barking Station where the Council will promote a Road and the Town Square residential car free environment.- A new destination for Barking- A continuous urban perimeter block with no clear - Provides additional retail frontage to East Streetroutes through- Utilises London Road hinterland- The size of the block hampers movement around the - Resolves "front and back" accessing issues Town Centre- Creates a setting for the better buildings in Barking, - Conflicts with retail servicing and residential such as the Old Magistrates Court- Residential entrances accessed from rear of block- Additional facilities and a new front door for the - Lack of safe, legible routes Methodist Church- Heavily trafficked, especially with Bus routes- Opportunities for evening economy- Lack of resident parkingLONDON ROAD / NORTH STREET JUNCTION PEDESTRIAN ROUTESWork has already begun to reduce the impact of the junction at Lon-Footfall is at its most intensive around the Bandstand. Pesdestrian-don Road / North Street. This will enable new building development ised routes radiate from here along East Street, London Road, Ripple to address the corner better, by reducing the radius Road and Station Parade. All of these routes fade away because of the need to "double back". Out of all the streets, London Road can be very quiet due to lack of market days Barking can become very dense with little space to FIGURE Plan view showing pedestrian routes in green and vehicular in bluemove or - Pedestrian Routes EAST STREET East Street is one of the most popular streets in Barking. How-- Secondary Pedestrian Routesever, at night, because of the pedestrianisation and lack of evening economy in the area, it becomes dead and unwelcoming. Ways of enlivening the street and making it safer is to allow limited vehicular - Vehicular Routestraffic down the route and encourage more evening facilities, such as restaurants and bars that have presence on the street. Conversely, concerns based on safety issues associated with pedestrian aware-- Secondary Vehicular Routesness of traffic may arise. This could be addressed by careful hard landscaping and street Mather ArchitectsLondon Road, North Street Masterplan Document
RCUIITC GNIKLARICCU ISTRdao RelppiRsntoni LehTCYCLE AND CAR PARKSThere are currently two municipal car parks on site. The Draft Car Parking Strategy for Barking Town Centre (2004) considers the future parking requirements for the Town Centre. This stipulates the loss of existing car parking capacity within the Town Centre is to be resisted. However, in order to allow key Town Centre development sites to come forward the Council will seek to ensure all car-parking spaces that are lost through redevelopment are replaced. The Council will therefore seek a financial contribution to provide a eKynew car park to replace all existing spaces on a one to one plus 10 Improev area sofr epdetsrain stiwh esating, percent basis. public ocnevneinec,s ilhgtni gand alndsacnipg Singed rotue ofr tsilcyc sto nil kni tiwh LCN On-street aprnikg Potentai ldliubni grfontaeg onto tsreetThe Council requires that proposals should have appropriate New vehicle route at restricted times Ne wngisaesild nujctoin tiwh epdetsrain provision for cycle access and parking. Consideration should also be and subaftiliceis Creation o facrraieg drevi to ocnnetc Aebbygiven to cycle parking for visitors and cycle storage for Green with the tonw ecntreg S Active frontaegstat ion Downgraded streets with wide footways to addres sepdetsrainev-halucir abalnec Improve epdetsrain rcoissng points to connect the surroundni gocnummtiei stiwh the townStation Quarter Junction imrpoevemnt ofr epdetsrain s and buse saBrnik gStatoinaciVraeg eiFdl sShonipp gCentreHarts Lane EstateReta liand Lerusie AreaONSLINTA EUNVEtiSIDARAEEEuRNTIrpmoevd cIArShcoolCiLoFotrbdieg Aebb yeiFdl s s oevr Raawliyr WReta liaPrkeppoReta,li Lerusie ShAebb yrGeenHARTS and C civiAreaaBrnik gParkALENOHPSAbbey GreenPEStatoin auQrterLondon Road aBrnik gtPiCar ParkStationucrCig dLondon RoaniaciVraeg klLondon The Fields SchoolaWIrpmoevd Road aShopping BndtsandlCentreoFotrbdieg aSquareitAebb yPoevr RaawliynGardensdeiTown Hallsand SauqreePROWN TTown QuayLerusie Conu licCentreOfficesGascoigne EstateAUQ YADN RFAHWHSERFGASCOIGNE AESTTEFIGURE Plan Showing walking circuits from the BTC Movement StrategyFIGURE The Sociable Streets Diagram from the BTC Movement StrategyFIGURE BTC Movement Strategy - Walk Wheel Masterplan Document London Road, North Street Rick Mather Architects23East StreetLonrbgdieg Road
tetre SrthoNyauQ nwoTABBEY GREENThe BandstandThe Green has been identified as one of the principal regeneration elements of the Town Centre. New cultural developments along the Broadway and emerging proposals along the River Roding are assisting Barking in rediscovering it's nodnoLABBEY GREENHISTORICAL SIGNIFICANCEWest of the site is Abbey Green, which is a scheduled ancient From the map below it can be seen that, historically, Abbey Green monument and conservation area within the UDP. It is one of the was the heart of Barking. The Broadway and East Street formed the two significant green spaces within the Town Centre and is an main intersection of the amenity space for the residents and workers of Barking. The Green has been identified as a major element in the success The significant historical shifts in Barking Town Centre have oc-of the redevelopment of the area and as a device to pull focus back curred when the focus of the town moved away from it's river roots towards the became re-orientated towards the railway. Relatively recent transformations affecting the town have been unsuccessful post-war redevelopments of a large scale. teEAST LONDON TRANSIT ertS tsThe current approach is to repair and stitch together the fabric of aEA new bus based transit is being introduced to Barking Town Centre the Town Centre, whilst re-discovering its origin points of the River which will have a significant impact on the area, in particular to the Roding and the Abbey Green. Bandstand area and Ripple Road. This will also affect the market The Curfew Towertraders along these routes. LINKAGESllaH nwoTA significant area of Barking Town Centre is pedestrianised, which generates significant footfall. However, a number of these routes trail off. The main reason for this is attributed to the lack of circui-tous routes. The current pedestrian ways are based on a radial or star shaped layout, which requires turning back on one's Town HallFIGURE Historical map showing how the originalFIGURE Photo-diagram showing Abbey and its grounds were at the heart of barkingthe existing landmarks around the site 24Rick Mather ArchitectsLondon Road, North Street Masterplan Document
FIGURE Top and Middle, FIGURE St Marys AbbeyFIGURE Homes for the Future, GlasgowSt Marys Abbey and below, theRiver RodingSITE CHARACTERISTICSDEFINE THE EDGES OF THE PARK WITH GRAND GATEWAY BUILDINGSAPARTMENT BLOCKSLinks to and from the the Green can be marked with gateway There are a number of site characteristics that make Abbey Green an buildings, making legible routes through markers. This already interesting and unique place. Along with the Town Hall, the residents The approach to the edges of Abbey Green is to provide a significant occurs in Barking with the Curfew Tower, The Abbey Tower and the of Barking identify the Green and its historical buildings as the heart backdrop of buildings to the park. There are a number of benefits Town Hall. Additional landmarks will only strengthen this focus of the doing this, such as making the park safer with the overlooking On the other side of the Green emerging proposals focusing around apartments. It will also help shorten the perceived distance across the Quay will provide a further reason to walking through and enjoy The routes through and additional activities on the Green are already the Green and pull the Quayside closer to the heart of the Town the considered in the form of new landscaping, public art projects Centre. and the initiative along the are a number of similar examples of this. For instance, on the continent there is Pare de Bercy and Jardin de Luxemburg in Paris, whilst closer to home there are the terraces around Regent Park. Figure illustrates housing in Glasgow overlooking Glasgow Green. Masterplan Document London Road, North Street Rick Mather Architects25
LANDSCAPE PRINCIPLESThe landscape scheme contains a hierarchy of diverse, high quality open spaces to support the resident and working population. The sequence of spaces within the quarter will be visually and physically linked and will also function as an integrated part of Barking's framework of open spaces and movement networks. Coherent landscaped surfaces will provide a series of spaces for varied needs including casual and equipped play in parks, squares and extended Methodist Church flanked by two new routes through to the squareBarking Railway StationA NEW PUBLIC SQUAREThe proposal of a new square at the centre of the illustrative masterplan was strongly endorsed during the consultation workshops carried out to date. A feature of the square may be the market stalls which may be displaced by the ELT along Ripple Road. At present the market occupies the pedestrianised area of Barking Town Centre along Station Parade, East Street and Ripple Road The Bandstandthree days a week and is a major draw for the Town Centre. Along East Street the stalls extend to the North Street end, but footfall New residential Courtyarddrops off beyond the Town Hall. Due to the proposed introduction of the East London Transit in 2008 along Station Parade and Ripple New residential courtyardSquare showing the Road, a large number of market pitches will be displaced. The pavilions and new openings Council is also looking at short-term, temporary solutions to re-house onto East Streetsections of the market to minimise GreenPotential developments The operation of the new square will be enhanced by the careful sites around Town SquareTown Squaredesign of hard landscaping and the setting-out of trees and planting to help define the square and market stalls. The specification of integrated street furniture, lighting and waste management solutions New housing and Life Long will be required as designs develop. Also, a collaborative approach Town HallLearning Centrewith the market operators with regards to removable street furniture/The Curfew Towerstalls will result in a market which remains vibrant when present but which also makes a positive contribution to the streetscape when it is not. St Mary's AbbeyFIGURE Montage of the proposed roof plan in context with the neighbouring town square developmentFIGURE Ideas hard landscaping of the square and East Street26Rick Mather ArchitectsLondon Road, North Street Masterplan Document
ACTIVE FRONTAGEMARKET STALLSThe types of uses around the square are critical to its success. The integration of the Methodist Church and other existing community uses such as the Youth Court will be integrated into the development in the detail principle of the pavilions in the square relies on redeveloping the two existing buildings so that their frontages not only have a presence on East Street but also encourage activity around the sides and back. These buildings would clearly suit A3 usage with activity spilling out onto the Urban Square, Spain FIGURE The integration of paving and street furniture that meets the Theatre Cafe and Square2Hammersmithrequirements of pedestrians, service and emergency vehicles, and CHURCH EXPANSION the market (which may be present for three days of the week) will be PAVILIONTO BE DEMOLISHEDPAVILIONkey. Examples of "shared surfaces" are shown opposite. The option to allow traffic after commercial operating hours on the pedestrianised areas of East Street should also be considered by careful design and management of the streetscape. 11FIGURE The Existing Elevations on East Street PAVILIONPAVILIONEAST STREETN FIGURE The Old Magistrates Court a key FIGURE Active frontagescale: 1m10m building in the square 2Existing Methodist Church NEW PUBLIC SQUAREPAVILIONEAST STREET2With Additions to RearOLD MAGISTRATES COURTFIGURE Tree planting in BarcelonaFIGURE Storey datum to apartments FIGURE Illustrative Plan and Massing Sections 1 & 2 through the proposed public square and market Masterplan Document London Road, North Street Rick Mather Architects27ACTIVE FRONTAGE
LANDSCAPE PRINCIPLES RESIDENTIAL COMMUNAL COURTYARDSCourtyards should be overlooked by residential units and enclosed with a continuous uniform boundary wall to create sheltered, communal “outdoor rooms”. Sun and shade should determine planting strategies for different areas. South facing parts could be colourfully planted and have grassy sitting areas, whilst shaded areas can be characterised by a different type of planting. GREEN ROOFS AND/OR ROOF TERRACESBalconies and roof gardens offer small scale private (or communal) open spaces that can be planted to create layered planes of colour and texture over the building facades and roofs. Such features can provide opportunities for wildlife and plants to colonise and to benefit local habitats. Containers, planters and pergola structures should be included within the development proposals and be integrated into the building design from Good Design of Hard and Soft Landscaping Controls Pedestrian RoutesSTREET PLANTINGTree types can be defined in relation to the character of the various spaces: courtyards, squares, corridors, transitional spaces, and vary in terms of height, spread, form, texture, colour, native/non-native and associated wildlife etc. Street trees are planted in trenches with irrigation systems with a minimum of two m2 of permeable surface per tree using either granite setts, metal grids or underplanting to maintain soil aeration and irrigation. Pleaching is an option for existing tree canopies if spatial conflicts arise with new building An example of planting trees centrally on the streetFIGURE Green roofs and terraces add amenity and environmental FIGURE Residential units overlook courtyards creating safe outdoor roomsimprovement28Rick Mather ArchitectsLondon Road, North Street Masterplan Document
PLAY PROVISIONREAR GARDENSUNDERCROFT/BASEMENT PARKINGCasual play or non-prescriptive play should be integrated into the Each of the Townhouses will have a private rear garden separated The off street parking provision is to be within dedicated, naturally landscape of the new courtyards. The use of interesting planting, from the shared residential courtyards, and from each other by ventilated undercroft facilities below the apartment blocks and varying materials, water features and public art will help stimulate uniform boundary walls. They will comprise of a combination of hard behind commercial frontage to North Street and London Road (see imaginative play. Each residential communal courtyard will provide and soft lanscaping allowing scope for recreational horticulture for plans illustrating the Accommodation Schedule Section of this space for equipped play. The type of equipment should include their residents. Secure, outdoor storage will be integrated within document). The option of providing a basement level of parking is slides, swings, sand pits, climbing and balancing structures etc. these enclosures also to be explored. Recommendations will be made to include high quality items that are closely integrated with the landscape and whiich conform to all CYCLE PARKINGsafety should be made for convenient and secure cycle parking on street in combination with cycle parking within residential and mixed-use developments in order to encourage greater cycle usage. Minimum cycle parking standards in accordance with LBBD will VEHICLESVehicular access and parking for servicing should be considered in the design of the overall Equipped play in the Place de Vosges, ParisFIGURE Examples of low maintenance private rear gardens that still FIGURE Good lighting levels, sight lines and a bright colour make for a offer the opportunity for recreational horticulturesafer parking facility. Masterplan Document London Road, North Street Rick Mather Architects29
PHASINGThe illustrative masterplan proposes three phasing options A, B, and C. The summary table (right) gives a breakdown of areas by use for Option A and includes figures for developing just the existing core site boundary alone for comparison. Initial estimates for the number of units within the core site boundary alone are between 200-265. The more detailed Schedule of Accommodation which follows in the next section of this document is based on Option A below. These schedules and the Residential Mix table (next page) are for guidance only. More detailed studies with the input of LBBD and the developer will be required. Option A suggests that the majority of the building takes place in the first phase and that it is largely within the core site boundary (below left). This phase could be further broken down into two sections, one either side of the new street (lighter grey and darker grey). Phase A2 would then be comprised of the new square and the extended site on North Road. OPTION A - CORE SITE LED1 CORE SITE AND ADDITIONAL SITES2 EXTENDED SITEOPTION A KEYAREA SUMMARYAREACORE SITE ONLYPhase Boundary1,520sq mMIXED USE18,199sq mRESIDENTIALCore Site - 7,146sq m465sq mCOMMUNITY2,870sq mCAR PARKINGExisting23,054sq mSUB TOTALPhase 1a - 20,460sq mAREAPHASE 01 MIXED USE3,245sq mPhase 1b - 11,200sq mRESIDENTIAL24,970sq mCOMMUNITY465sq mCAR PARKING2,985sq mPhase 2 - 17,300sq mSUB TOTAL31,665sq mFIGURE Phasing Plan A1 a & b FIGURE Phasing Plan A2 AREAPHASE 02 4,787sq mMIXED USEPHASE A2 - 36% of the total Gross External Area PHASE A1 - 64% of the Total Gross External Area 11,145sq mRESIDENTIAL1,375sq mThe scheme is led by LBBD owned development largely within the COMMUNITYPhase A2 enables the square to be completed. Again, some of core site, as indicated by the red hatched area. The establishment the land required is not Council owned. Some buildings will be of the proposed new vehicular route enables good site access for the demolished to make the entrance to the square and making good of second ,307sq mSUB TOTALthe courtyard will be ,972sq mTOTALPhase 1a could be constructed without major disruptions, as The development of North Street and the landmark corner building the current buildings are owned by LBBD and are earmarked for could take place concurrently or further split into separate . A large area of Phase 1b could be implemented easily. (nb the percentage figures do not include the square itself). FIGURE Indicative Area Summary However to complete this parcel, part of Woolworth's service area and rear extension would have to be demolished and Woolworths accommodated Mather ArchitectsLondon Road, North Street Masterplan Document
RESIDENTIAL MIXPHASE 01NO.%1 BED - 50sq m76242 BED - 65sq m141453 BED - 80sq m7524TOWN HOUSES - 4/5 bed217SUB TOTAL313100PHASE 02NO.%1 BED - 50sq m37262 BED - 65sq m70483 BED - 80sq m3826TOWN HOUSES - 4/5 bed00SUB TOTAL145100TOTAL458FIGURE Indicative Residential Mix TableFIGURE Axonometric sketch of the illustrative masterplan in context with other masterplans in Barking Town Centre Masterplan Document London Road, North Street Rick Mather Architects31
OPTION B - CORE SITE INCORPORATING WOOLWORTHSOptions B and C are both for a three phased development comprising of stages roughly equal in terms of the scale of their footprint but with the development of the Core Site accounting for approximately half of the gross external floor areas. The three phases can be summarised as:- the core site- the new square- the extended site and infillBoth options seek to accommodate the servicing requirements to the current Woolworths building to enable rapid relocation in to the new scheme. ILLUSTRATIVE PROPOSALSFIGURE View looking into the proposed residential courtyards1 CORE SITE2 NEW SQUARE3 EXTENDED SITE AND WOOLWORTHS INFILLOPTION B KEYPhase BoundaryCore SiteExistingWoolworths StorePhase 1 - 25,640sq mPhase 2 - 10,820sq mPhase 3 - 11,730sq mFIGURE Phasing Plan B1FIGURE Phasing Plan B2FIGURE Phasing Plan B3PHASE B1 - 53% of the Total Gross External AreaPHASE B2 - 22% of the Total Gross External AreaPHASE B3 - 25% of the Total Gross External AreaThe scheme is led by LBBD owned development largely within the The new square is constructed and Woolworths can locate to a new The extended site in the North East is developed and the new core site, as indicated by the red hatching. The establishment of of town houses is finished after Woolworths is relocated thus the majority of the proposed new vehicular route enables good site completing the new vehicular route. Again these developments could access for Phases B1 and B2 and also allows the uninterrupted be further phased if necessary. servicing of Woolworths store (shown in yellow).32Rick Mather ArchitectsLondon Road, North Street Masterplan Document
OPTION C - LED BY THE DEVELOPMENT OF THE NEW SQUAREThis option responds to the possibility that the development of the new square will be prioritised as a consequence of the impact of the new ELT on the neighbouring markets and streetscape. ILLUSTRATIVE PROPOSALSFIGURE View looking into the proposed squareOPTION C KEY1 NEW SQUARE2 CORE SITE3 WOOLWORTHS AND INFILLPhase BoundaryCore SiteExistingWoolworths StorePhase 1 - 14,810sq mPhase 2 - 21,650sq mPhase 3 - 11,770sq mFIGURE Phasing Plan C1FIGURE Phasing Plan C2FIGURE Phasing Plan C3PHASE C1 - 30% of the Total Gross External AreaPHASE C2 - 45% of the Total Gross External AreaPHASE C3 - 25% of the Total Gross External AreaThis option is driven by the development of the new town square at The core site is then developed. This phase could be enhanced The extended site in the North East is developed and the new the centre of the masterplan. to include the Woolworths site if their relocation is co-ordinated street of town houses is finished after Woolworths is relocated thus accurately. completing the new vehicular route. Masterplan Document London Road, North Street Rick Mather Architects33
SCHEDULE OF AREASDetailed appraisal of the mix of properties and tenure is ongoing. The following is a flexible model that meets current planning requirements to the densities stated in the document. More detailed studies in collaboration with LBBD will be required from the developer. OVERVIEWSPACE STANDARDSThe propsals for the site indicate that significant additional space Policy of the Barking Town Centre IPG states that all new can be accommodated on the site, whilst working within the existing homes should be built to meet the internal Lifetime Homes standards. context. Over double the existing floor area can be requires that “10% of all new housing must be designed to be wheelchair accessible, or easily adaptable for residents who The proposal makes certain assumptions regarding depths of are wheelchair users.”buildings (generally 15m) to accommodate a range of uses, in The basic, UDP Minimum Space Standards are as follows:particular, apartment plans - single and dual aspect parking is included within the area schedule. This is not a requirement, due to it's proximity to the station, Type Minimum however it is desirable. of Apartment Area 1 bed MIX AND DENSITY2 bed 40m23 bed 49m2The current UDP residential density standards have been superseded by more recent national and regional planning policy, which seeks higher levels of density in residential developments with good acces-sibility to public transport. The Barking Town Centre Interim Planning Guidance reflects this and seeks residential densities of 165 to However, in order to accommodate flexible, modern living arrange-275 properties per hectare for flatted developments and 55 to 175 ments the following figures below, based on the Scheme Develop-properties per hectare for terraced houses and flatted developments. ment Standards prescribed by the Housing Corporation should be Given the nature of the London Road site and its close proximity to adhered to:excellent transport links the Council will be pursuing densities in the range of 165 to 275 properties per hectare. This is acknowledged in the Council’s Housing Strategy (2003-2006) which states that RECOMMENDEDit will pursue denser development with the aim of accommodating 4,000 homes in the Town Centre over the next 20 years. However, Type Minimum the LBBD Housing Policy Commission (2001) has stated that higher of Apartment Areadensity should not compromise housing standards or quality of life issues. Within this masterplan we estimate that between 400 - 525 1 bed (2 person) 50m2residential units could be accommodated, dependant on the type of 2 bed (3 person) 65m2units used. 3 bed (4 person) 80m2Townhouse 100m2Stacked maisonette 80m234Rick Mather ArchitectsLondon Road, North Street Masterplan Document
00 GROUND FLOOR01 FIRST FLOOR02 SECOND FLOORPHASE 01AREAAREAAREAPHASE 01PHASE 01Mixed Use2,480sq m765sq m0sq mMixed UseMixed UseResidential1,040sq m4,010sq m4,775sq mResidentialResidentialCommunity465sq m0sq m0sq mCommunityCommunityCar park2,985sq mSUB TOTAL6,970sq m4,775sq m4,775sq mSUB TOTALSUB TOTALPHASE 02AREAAREAAREAPHASE 02PHASE 02 Mixed Use2,967sq m1,390sq m430sq mMixed UseMixed UseResidential0sq m1,040sq m2,200sq mResidentialResidentialCommunity0sq m730sq m0sq mCommunityCommunitySUB TOTAL2,967sq m3,160sq m2,630sq mSUB TOTALSUB TOTALTOTAL9,937sq m7,935sq m7,405sq mTOTALTOTAL580580104016205801620465580286028605377304302985195135135490KEY7657659595765920550550550 - A3/Community - Residential600600600 - Residential Garden/ Courtyard - Carpark - CommercialFIGURE Ground floor areas table and diagram FIGURE First floor areas table and diagram FIGURE Second floor areas table and diagram Masterplan Document London Road, North Street Rick Mather Architects35
SCHEDULE OF AREAS03 THIRD FLOOR 04 FOURTH FLOOR 05 FIFTH FLOOR AREAAREAAREAPHASE 01PHASE 01PHASE 010sq m0sq m0sq mMixed UseMixed UseMixed Use4,570sq m3,990sq mResidentialResidentialResidential0sq m0sq m0sq mCommunityCommunityCommunity4,570sq m3,990sq m3,100sq mSUB TOTALSUB TOTALSUB TOTALAREAAREAAREAPHASE 02PHASE 02PHASE 02 0sq m0sq m0sq mMixed UseMixed UseMixed Use2,000sq m2,000sq m1,710sq mResidentialResidentialResidential430sq m215sq m0sq mCommunityCommunityCommunity2,430sq m2,215sq m1,710sq mSUB TOTALSUB TOTALSUB TOTAL7,000sq m6,205sq m4,810sq mTOTALTOTALTOTAL45045045015507851550475273017852730430290215280KEY660660425 - A3/Community300 - Residential600600600 - Residential Garden/ Courtyard - Carpark - CommercialFIGURE Third floor areas table and diagram FIGURE Fourth floor areas table and diagram FIGURE Fifth floor areas table and diagram 36Rick Mather ArchitectsLondon Road, North Street Masterplan Document
06 SIXTH FLOOR 07 SEVENTH FLOOR 08-10 EIGHTH TO TENTHAREAAREAAREAPHASE 01PHASE 01PHASE 010sq m0sq m0sq mMixed UseMixed UseMixed Use1,650sq m1,340sq m495sq mResidentialResidentialResidential0sq m0sq m0sq mCommunityCommunityCommunity0sq m1,650sq m1,340sq m495sq mSUB TOTALSUB TOTALSUB TOTALAREAAREAAREAPHASE 02PHASE 02PHASE 02 0sq m0sq m0sq mMixed UseMixed UseMixed Use885sq m770sq m540sq mResidentialResidentialResidential0sq m0sq m0sq mCommunityCommunityCommunity885sq m770sq m540sq mSUB TOTALSUB TOTALSUB TOTAL2,535sq m2,110sq m1,035sq mTOTALTOTALTOTAL375395395180460570350165620530460460FIGURE Sixth floor areas table and diagram FIGURE Seventh floor areas table and diagram FIGURE Eighth to tenth floor areas table and diagram Masterplan Document London Road, North Street Rick Mather Architects37
BUILDING TYPOLOGIES - APARTMENTSA range of building types will be encouraged on the site. In particular, a flexible mixed use ground floor to form the active frontage required to promote lively and safer streets will be sought. Important buildings are to be located at key positions within the site, namely at the corners and addressing the square. Above ground, a mix of residential apartments with private space in the form of balconies, terrace and habitable roofspace will be a requirement. Furthermore, terraced family townhouse will be sought after, especially in the quieter areas of the site. In all cases, "fronts" will face "fronts" and "backs" to" backs", providing shared residential courtyards with dedicated play TurbineA FLEXIBLE FOOTPRINTAFFORDABLE HOUSINGThe masterplan approach to the site has two main aspects. Firstly For this development site an element of affordable housing will be the footprint has been significantly driven by land ownership. The required, in line with the Council’s Housing Strategy 2003-2006. This second aspect has been to create a figure that works with the site need arises from mounting pressures on affordable housing supply PV Panelsand the wider context, then programme / uses can be accommodated and the effect of the house price boom over the last few years in through building depths / heights suitable for a number of people out of the local housing market. Affordable housing tenure mix should be 40% socially rented and 60% intermediate - ACTIVE FRONTAGERoof TerraceActive frontage will be encouraged at ground level along all street frontages. Buildings should "give something back to the street" and invite people to interact both inside and out. This can be achieved in a number of ways, and should maintain an active and interesting frontage during out of hours. This can be done by having open Large Balconies security shutters and by insetting them into the frontage. The following uses are to be encouraged:- A1 Shops- A2 Financial and Professional Services- A3 Restaurants and Cafes- D1 Non-residential institutionsThe extent of A4 Drinking Establishments, and A5 Hot food take-away Restaurants, will require careful consideration and will be subject to LBBD UDP Policy BTC4. There will be a presumption against A4 and A5 uses except where it can be clearly demonstrated it benefits the overall scheme. Mixed Use at Ground LevelUndercroft/Basement Parking FIGURE Roof FIGURE Natural light and glazingFIGURE Double height spaceFIGURE Shared entranceslight and terrace FIGURE Model of an indicative apartment block showing commercial uses at ground floor level with a mezzanine above and a basement below38Rick Mather ArchitectsLondon Road, North Street Masterplan Document
roof level apartmentsTOPDUPLEX / PENTHOUSEWITH TERRACEroof terraceUPPER2-bed unitSEPARATE KITCHENSseparate kitchenEN SUITE2 x 2-BED UNITS2-bed unitUPPERopen plan kitchenKITCHEN/LIVING/DINING1 x 1-BED UNIT2 x 2-BED UNITSCOMMONALITY OF FRONTAGEsingle aspect 1-bed unitCommonality of elevations should be defined by spaces rather than building type. Commonality can be adhered by a number of criteria: height / profile, proportion, material, colour, rhythm, ground level / threshold. One or all of these elements can be used to give continuity to facades allowing buildings designed by different bedroomsarchitects at different times to differing briefs to have commonality. In each character area, the architect / developer must engage with coreFIRSTthis framework to create cohesion within each x 1-BED UNITCONTRASTING FRONTAGEsingle aspect 1-bed unitEqually, contrasting development will be accommodated to balconycounteract continuity of its surroundings. In these specific locations, the highest quality designs are required and will be considered on an individual garden maisonette GROUND3-BED MAISONETTESentrance lobby with strongpresence on street front garden BASEMENTCAR PARK LEVEL FIGURE Commonality of frontageFIGURE Apartment block example Masterplan Document London Road, North Street Rick Mather Architects39
BUILDING TYPOLOGIES - TOWNHOUSESThe continuous terraces of 3-4 storey townhouses should be innovative in design and utilise the upper floor levels and roofscape for principle rooms with interlocking volumes, roof lights, roof gardens and -TO-FLOOR HEIGHTSThree and four storey terraced townhouses are encouraged in the To provide horizontal continuity within the frontage, floor-to-floor quieter areas of the site. These will provide the majority of the larger heights will be controlled. Residential units are to have a floor-to-family units required by the Council. They can also be converted to floor height of . All mixed-use buildings must have a floor-to-Roof terracestack maisonettes depending on the demand. With the townhouses, floor height of at ground level. there is the opportunity to create roof terraces and private outdoor spaces. HABITABLE ROOFSCAPERooflightFRONT DOOR & CIRCULATION30% of apartment (mandatory) and 65% of townhouse (desirable) Bedroomroofscape should be doors to townhouses should be of a uniform design along a street. Projecting / add-on porches are not permitted. Stairs and Roof terracelandings should have natural TERRACES AND GARDENSAll townhouse designs should ideally provide 65% roof area as us-Living / kitchen / diningable outdoor space and include measures to promote biodiversity and reduce run-offSTACKED MAISONETTES BedroomsA shared front door should be used so that the street front appear-ance matches a townhouse entrance. The upper unit should maximise the use of outdoor roof should be designed to be capable of being adapted into stacked maisonettesFlexible ground floorFront gardenRear private gardenFIGURE Model of an Indicative Apartment Block Showing Commercial Uses at Ground Floor Level with a Mezzanine Above and a Basement Below40Rick Mather ArchitectsLondon Road, North Street Masterplan Document
BALCONIESWhere balconies are bolt-on, the fixing detail should be carefully considered and be sufficient to carry planters and outdoor furniture as well as people. Open grating / timber slatted solutions, fully built in balconies and winter gardens are also terraceROOFROOFSCAPEThe majority of roofs are to be concealed behind parapets and upstands with metal copings generally not overlapping the face of the wall any greater than 50mm. Over sailing eave solutions Roof lightproviding shelter/shading/lighting as an integral part of an overall BedroomTHIRDcoherent design strategy are acceptable. “Upside down” roofs with loose laid pavers will be encouraged to utilise terrace and roof garden space. Living / kitchen / diningLift over-runs, plant, flues, satellite dishes, aerials and photovoltaic SECONDpanels will not be permitted in locations where they detract from the visual EQUIPMENT / FLUES ETCThe design of the development must include provision for fume extraction equipment to be provided, within the building fabric, from Rear gardenall ground floor units to ensure that A3, A4 and A5 units can be ventilated without causing nuisance to residents of the development. Planning permission will not normally be given for the addition of Flexible ground floorGROUNDexternal flues or other extraction and filtration equipment on the external elevations of gardenENTRANCES / DOORSFIGURE Townhouse Typology ExampleA clear architectural language for entrances should be developed FIGURE Repeating frontageand have distinctive attributes . shop entrance should be distinct from apartment entrances and townhouse entrances different from apartments. Continuity of entrances in detailing, materials and colour is to be encouraged. Entrances to apartment cores that are flanked by mixed use should have a presence on the Examples of domestic scale gardens which successfully employ low maintenance hard and soft landscaping Masterplan Document London Road, North Street Rick Mather Architects41
05 SUSTAINABILITYThe aim for the London Road Site is to create a mixed use / residential area that is socially, economically and environmentally sustainable. The design of the development must respond to both the local and global environmental issues. Throughout its development the illustrative masterplan has been informed by the Council's Sustainability team and development of the sustainability appraisal for the Core Strategy. The specific proposals for each type of building will be developed in detail later, however, generic issues can be summarised by the following:electricity- generating renewable technologies are compatible with ASSESSMENT SCHEMESSYSTEMSthe community heating network planned in Barking Town Centre.’ The enhanced standards of assessment will be applied to the The residential building systems will be based on the following:building types as follows:POTENTIAL FOR COMBINED HEAT AND POWER Rating Scheme Standard- All hot water cylinders and distribution pipe work to be The following passive building features shall be used to develop ResidentialEcoHomes buildings in order to assist in meeting the standards required NHER - Extract systems to be fitted with energy efficient air-to- by the assessment schemes and to reduce the carbon impact of the Offices BREEAM for Offices Excellent air heat BREEAM 5/93 Excellent- Kitchen & bathroom lights will be low energy compact Retail BREEAM for Retail Excellent fluorescent fittings with permanent ballasts. - If a community wide heating system if unfeasible, all SOLAR HARVESTING homes are to be fitted with individual condensing gas MATERIALS boilers or an alternative of equal or better significant attribute of the site is the opportunity to create buildings with excellent solar harvesting potential. Orientation, Throughout the proposal it will be required to undertake the aspect and zoning of the residential units shall be used to encourage following:WATERthe use of wintertime solar harvesting, provide pleasant views out over the parks and courtyards, whilst passive shading features will - Use of Life Cycle Assessment techniques to select Water conservation techniques will be used as part of an holistic be developed to avoid excessive heat gain in the summer. resource strategy. These will include:- Where possible use materials derived from - Internal taps to have spray use spaces shall be arranged with southerly windows, and sustainable sources including sourcing 50% of the- Toilets will be dual flush and water gardens where possible in order reduce their energy bills and timber used from Forest Stewardship Certification (FSC)- Shower attachments to bath fittings to be provide variety of amenity for the residents. sources - Rainwater collection and / or grey water recycling.- Use recovered or recycled materials where- Sustainable Drainage Systems (SUDS). economically , ORIENTATION AND SIZE OF WINDOWS - Avoid the use of materials that give off VOC (Volatile AND ROOF LIGHTS Organic Compounds) emissionsENERGY or those which are known to be shall be developed to minimise CO2 impact whilst providing - Use materials with low embodied energy‘All developments in the town centre are expected to connect to a good daylight. This will require an analysis, during the design stage, - Not use peat or weathered community heating network which will distribute low carbon of the size of those windows and their ability to harvest useful heat to developments around the town centre. Once connected solar gain balanced against the need for good daylight. This would to this network, developments will reduce their carbon emissions normally produce large windows on southerly aspects, and smaller by a further 22% compared to what is required through Building windows on other orientations tending towards north. The facades Regulations 2006, Part usefully be developed to maximise these features, possibly with “pop-out” window boxes and the like to articulate the facades Developments going ahead before the town-centre wide community where the facades themselves are not optimally orientated. heating network is in place must install a Combined Heat and Power (CHP) system which can be linked up to a larger network at a later stage. Developers must consult the Council for CHP specifications to ensure compatibility. Apart form this CHP requirement, new developments are also required to achieve a 10% reduction in their carbon emission form the first day of occupancy through renewable energy. Only 42Rick Mather ArchitectsLondon Road, North Street Masterplan Document
SUPERINSULATION AND LOW EMISSIVITY WINDOWSWASTE MANAGEMENTThe inclusion of superinsulation and double glazed low emissivity Designs shall be developed where possible to avoid and minimise windows will greatly improve the ability of the residential units to waste during the construction their heating energy and improve comfort conditions in both winter and summer. The U values for thermal insulation and windows - For example by modular design, with module sizes shall be established with due consideration to the storage affects of selected to reduce buildings thermal mass, such that dwellings with normal levels - The contracting organisations will be required to of occupancy will be largely self heating in cold weather by virtue submit waste management plans with their bids, of internal heat gains. This will have direct effects on reducing the together with suggestions of how to avoid waste and installed capacity of heating systems, radiators and reducing pipe increase the recycled content of the size and operating building and site layout will be developed to encourage the recycling of household waste when suitable collection arrangements AIRTIGHT CONSTRUCTION AND VENTILATIONare locally available by provision for integrated recycling benefit most fully from superinsulation, it is important that the building enclosures are as airtight as possible. This will require HEALTH AND SAFETYcareful detailing, and draught proofing. Because this will then prevent accidental ventilation (infiltration), some form of planned Health and Safety is an integral part of the design process. Jacobs ventilation will be needed. The use of a dedicated fresh air supply Babtie have been appointed as the Planning Supervisors for the with heat recovery would be appropriate. This could be by either fan scheme and have produced an Interim Report on Health and Safety powered air-to-air heat recovery, by passive stack ventilation or by Compliance (June 2006). As the masterplan develops consultation wind-powered fan ventilation. The latter will need to be developed with key parties such as the Fire Service, Environmental Health closely with the architecture of the buildings because its success Officer and Ambulance Service will be carried out and risk or failure depends on such features as positioning of air terminals, assessments drafted and size and geometry and wind direction as influenced by adjacent buildings. SUSTAINING THE DEVELOPMENTTHERMAL MASSResidents shall be provided with advice on sustainability and energy The use of hard surfaces that will store heat and cold within the efficiency with particular emphasis on the following:buildings shall be adopted where possible because it will have a considerable benefit to comfort and energy use. - Efficient use of energy in particular their heating, ventilation, domestic hot water and heat recovery systems.- Recycling of waste.- The benefits from the use of “Class A” white goods and compact fluorescent lights.- The use of rainwater from the rainwater harvesting system.- The benefits of car clubs, car sharing and alternative means of transport . public transport, cycling and walking. Masterplan Document London Road, North Street Rick Mather Architects43
06 CONSULTATIONConsultation has played an important part in the development and production of this development framework for London Road North Street. There were two broad stages to the consultation process. The first stage involved discussion on initial options and the scope that regeneration proposals for the area should pursue. From this a preferred option was developed. The second stage involved consultation on the preferred option. This process is described in more detail below. Alongside the advancement of the development framework the Council has also ensured residents and businesses within the London Road North Street site have been kept informed of general there was significant support for the proposals. The STAGE 1: CONSULTATION OF INITIAL OPTIONSprincipal comments were: For the first stage of consultation options were prepared which ranged from a ‘minimum’ intervention option through to a ‘maximum’ · Positive support for the public square and its possible use intervention option. The minimum intervention option proposed a as a location for Barking that would only involve the redevelopment of the core site. · Positive support for creating new maximum intervention option proposed a scheme that would · Positive support for creating a range of housing types and encompass a much wider site area contained within the boundary of Road, North Street and East Street.· Concern that the buildings should not be too tall.· Concern that the market does not hinder access around the To examine these options two Collaborative Design Workshops were town centre for people, especially people with in February and March 2005. A wide range of stakeholders were · Concern over car parking within the Town , including business groups, community groups and resident · A desire that the square include useful facilities such as groups as well as Charfleets (the market operators), the Methodist seating for elderly people and toilet and representatives from Barking Town Centre Partnership (LDA, TfL, Housing Corporation and English Partnership). These The Council also received 2 objections to aspects of the proposals. were chaired by Kevin Murray, an independent facilitator. These were: The main outcomes from these workshops were:· Concerns as to how the proposal integrated with existing buildings that neighbour the core site and whether a better · General support to look at the wider site area in order to development could be pursued through the incorporation of maximise regeneration benefits. land and buildings on the periphery of the core site. · Strong support for the new market square contained within · Concern that the proposals for London Road should seek to the maximum intervention option. maintain a flexible approach to uses that it seeks · A desire to attract higher quality retail to the town centre. on site, so as not to exclude key town centre functions such as an educational these comments the Council’s Executive Committee agreed FIGURE Collaborative Design Workshop with Barking Stakeholders held at the Broadway Theatreto advance a development framework that extended beyond the core A separate consultation report has been prepared which gives a full site, but within the area enclosed within London Road, North Street breakdown of comments received and the Council’s responses, which and East Street. is available upon 2: CONSULTATION OF PREFERRED OPTIONA draft master plan for London Road North Street was completed in August 2006 based upon the maximum intervention option proposed under phase 1 of the consultation process. A programme of public consultation was initiated in October 2006 and lasted a month. This included:· A4 information leaflet available to the public at the library and on the Council’s website.· Writing to all residents and businesses located in or adjacent to the master plan area.· Writing to local community, faith and business groups.· A number of ‘drop-in’ sessions in the library and Vicarage Field Shopping Centre where Council officers were available to answer A concept FIGURE Concept sketch showing the principle of the new FIGURE Design sketch exploring an early option· Presentations to community groupssketch showing public public square interlocking across East St with the civic spaces · A public display in the in yellowaround the Town Hall and Old Magistrates Court44Rick Mather ArchitectsLondon Road, North Street Masterplan Document
07 RELEVANT STUDIES08 PROJECT TEAMDocuments that this framework makes reference to:The Principal Members of the TeamTHE MOVEMENT STRATEGYTHE LONDON PLAN (2004) (GLA)CLIENT BODYMouchel Parkman (2005)Greater London Authority (2004)English PartnershipsLondon Borough of Barking and DagenhamTHE BARKING TOWN CENTRE BUSINESS PLANINTERIM REPORT ON HEALTH AND SAFETY BBP (2005) containing the detailed delivery plan for all town centre COMPLIANCEMASTERPLANNERprojectsJacobs Babtie (2006)Rick Mather ArchitectsURBAN DESIGN PRINCIPLESSUSTAINABILITY APPRAISAL OF BARKING TOWN PROJECT MANAGEMENTAllies and Morrison (2006)CENTREScott WilsonCapita Symonds (2006)RETAIL CAPACITYPROPERTY CONSULTANTSBy CBRE (2004) which evaluates the nature of retail demand and Jones Lang LaSallecapacity within BTC. TRAFFIC CONSULANTSBARKING DESIGN CODEMouchel ParkmanBurns and Nice (2005)PLANNING POLICY CONSULTANTSBARKING ABBEY GREEN PROPOSALSCapita SymondsGroundwork EastHOUSING ASSOCIATIONTHE CAR PARKING STRATEGYMetropolitan Housing AssociationHyder Consulting (April 2004) which looks at car parking provision within BTC in light of regeneration activity. PLANNING SUPERVISORSJacobs BabtieBARKING TOWN CENTRE FRAMEWORK PLANEast Sergison Bates (2003) formulates a strategic vision for the ADVISORSregeneration of BTC and informs the development of distinctive Greater London Authority, Architecture and Urbanism UnitareasBARKING TOWN CENTRE INTERIM PLANNING GUIDANCELondon Borough of Barking and Dagenham (2004)LONDON BOROUGH OF BARKING AND DAGENHAM UDPLondon Borough of Barking and Dagenham (1996)INTERIM PARKING STANDARDSLondon Borough of Barking and Dagenham (2002)DRAFT CAR PARKING STRATEGY FOR BARKING TOWN CENTRELondon Borough of Barking and Dagenham (2004)HOUSING STRATEGYLondon Borough of Barking and Dagenham (2003-06) Masterplan Document London Road, North Street Rick Mather Architects45
