Urban Design & Masterplan London Metropolitan University Urban Design and Masterplanning Study beginning of a process Summary Document July 2016starting a conversation
Contents Executive Summary1. Existing Campus Analysis2. Urban Design and Site Context3. Proposed Campus Space Model4. Architectural Vision and Proposals5. Future Site Opportunities Contents........... page 3
Executive Summary Aim This document summaries and collates the ‘Masterplan & Urban Design’ study commissioned by London Metropolitan University (London Met) for the period of January to April 2016. The Masterplan forms one of the key workstreams as part of the London Met OCOC (one campus, one community) project. The previous London Met project ‘OakTree’ determined that the existing London Met Aldgate and City campus operations are to be consolidated onto the existing Holloway Road campus. This study develops a ‘Masterplan’ proposal for the future of the Holloway Road Campus, in terms of: - Urban design - Building fabric & Services - Organisational & circulation structure - Space Types and Space Use model Vision The Masterplan Design Team also understand that the University leadership have a key aspiration for this project to identify a genuinely transformative vision for the Holloway Road campus. The current OCOC project represents a unique opportunity in the institution’s lifetime, with a potential budget available to facilitate a broad project scope. There is an opportunity for a Masterplan scheme that not only addresses the current significant issues on the site, but also re-defines both the experience and image of London Met, to secure a competitive and sustainable position within the increasingly challenging market of University education in the UK and beyond. A period of extensive consultation during the development of this masterplan has revealed that the desire for a ‘transformative‘ vision for the campus is widely shared amongst existing staff and students within the University. Vision The MasterplanScience Design Team also undersBteanwenll Rdoad that the University Centre liedaednetirfyshaipgteenauminhealyvetraanksefoyramsaptiir8v1aAeBteinowvelnil Rsoaifdoonr this Masterplan project to for thBeenweHll Rooadlloway Road Extension campus, addressing the current significant issues on theP-sBloictke whilst andJ-BleockxperiencGe-Blocok f secureBenwell also re-defining the image London Met to Road a competitive and sustainable position within the increasinglyHornsey Road challengingRLeesamornuirncgearket of University education in the UK andC-Block beyond. Centre Harglenis Tech. Great S-Block Tower Tower Hall F-Block D-Block Admin Graduate centre Block Holloway RoadLondon Met campuses within Existing buildings terminology oncentral London Holloway Road campus Executive Summary........... page 4
HORNSEY ROAD BENWELL ROAD ConstraintsBuildings and land currently under London Met control at Holloway RoadHOLLOWAY ROAD This study has been considered in line with the Client’s brief which identifies the necessary consideration of the following parameters: - Scale. The operational area required on Holloway campus is defined by the Universities projected Space Model. - Buildings. The existing building stock on Holloway campus is generally dated, and requires significant overhaul, with issues of legibility and environmental performance. - Continuity. Maintaining campus operation, course delivery & student experience. - Budget. Limited, in relation to the scope & scale of space required. - Timescale. Urgent, due to Universities financial forecasts, requiring consolidation of estates to reduce running costs. - CASS. Existing Art & Design faculty, will be displaced from Commercial Road into an ongoing but temporary Calcutta House refurbishment in Aldgate. The other 50% of CASS who are within Central House will be displaced in September 2017, and require available space to move into. - Business & Law. Existing faculty, located at Moorgate & City campus, also required to re-locate to Holloway Road as soon as practicable. Existing condition The University campus at Holloway has developed over more than a hundred years. The site has expanded incrementally as the Institution has gained control over adjacent portions of land. The buildings have been developed in an increasingly piecemeal fashion to meet short-term needs as the institution has grown. The resultant situation today is a diverse collection of buildings that occupy almost all of the developable footprint of the site, as such there is no room for significant immediate or future campus expansion, should this be required in future following the OCOC consolidation. A significant proportion of the existing buildings are low-rise, low density, making up around half of the site building footprint. The buildings are limited in potential for densification and expansion and so represent a future limit in terms of available space. All buildings are of varying quality and condition, many are in need of refurbishment and upgrade in terms of external fabric, and also provide poor quality interior space. There is an irregular distribution of space uses across the site, and a significant proportion of spaces suffer with poor functionality, and reduced utilisation, due to access & circulation issues. Navigating the campus today is a disappointing and disorientating experience. The current security line is pushed out to just behind pavement line on Holloway road, with other potential entrances into the site gated and closed off. This offers very little of a ‘welcome’ for users and visitors to the University. The environmental performance of the existing spaces is very poor, resulting in inefficient building servicing and proportionally high running costs. Executive Summary........... page 5
Masterplan campus proposals diagram 6. 3D ‘exploded’ axonometric drawingExisting site plan - poor campus permeabilityProposed site plan - improved campus permeability 3. 4.5. 2. 1. Executive Summary........... page6
artist’s impression - view of the new central courtyard space 5. Potential for works outside of the campus boundaries to improve Proposal the streetscape of Holloway Road (further consultation with TFL(left) Proposed Masterplan: Key components required, note: outside of the project budget & cost plan) Given the constraints of limited Budget and Timescale... - identification of London Met campus on a major transport1. Demolition of central F-block & misc low-density buildings route The Masterplan solution proposes a radical but pragmatic approach to - to ‘de-clutter’ and open up permeability, access & legibility - improving campus approach experience the existing buildings on-site, demolishing some existing structures to (key to improving the experience of campus) de-clutter and open up the campus, re-using and adapting the majority - creates site for future large scale development in a key 6. New architectural interventions of existing buildings that remain, and adding a limited amount of new position on Holloway Rd (enabling long-term, a future re- building areas where necessary. The result is not an increase of space on location of library and expanded teaching & public areas) - J-Block roof extension improves density and long-term the site, but provides a rationalisation of use, better quality of space, and a more functional, permeable, more flexible campus. The proposal2. Retain and refurbish majority of original & quality existing buildings viability of this building, provides good investment in a key will create an open, inviting, and legible centre that will transform the - low planning risk student, staff, and visitor experience of London Met University at - optimised use of time and budget location. Holloway.3. Limit investment in changes to LRC & Science buildings which - Re-cladding to Tower is essential due to deterioration and A considered alternative to a ‘just making it all fit’ option. are remote from the centre of the campus - LRC is low density building in prime location on potentially un-safe existing condition. Furthermore, will provide a highly This study began in the context of a previous exercise undertaken by valuable land. Limit short-term investment (selective fit-out London Met that suggested that all the total floor area for necessary only, no building fabric upgrades), thus keeping options open visible first impression of the regenerated London Met teaching and support spaces required by the universities projected for long-term vacation of site for redevelopment and space model (based upon the reduced student numbers forecast), could densification of use by London Met, or for potential sale to campus. New lift and escalator improve vertical access. be accommodated within the existing buildings and spaces at Holloway generate capital receipt. Road. - Entry foyer and Bar to Great Hall, Rocket, and new4. New Landscaping to form high-quality semi-public realm within The problems identified with this approach are that the quality of enlarged campus central courtyard (via demolition of F-block) performance / lecture space. Providing active frontage onto existing spaces are poor, and the access, legibility and experience of - identifies a campus heart as a focus for user experience the existing buildings at Holloway is very poor. It is the Design Team’s - provides central point for orientation and wayfinding central courtyard, quality space for community engagement and events, opinion that investing heavily in re-purposing only all of the existing - ‘reaches out and invites in’ - in relation to both urban design, spaces would not address these fundamental issues, that are likely to and community & professional engagement. including external revenue- generating functions. hinder the growth and viability of the University moving forward. - exterior event space, an urban ‘market-place’. Furthermore the ‘filling-up’ of all the existing space and buildings as - New circulation areas and cores linking J & G blocks, and they stand will leave zero potential sites for future expansion of this campus. Benwell road areas. Limited interventions at key points where Designing for the Universities’ future ... current circulation and accessibility issues exist. Proposals are Crucially, this study presents an Estates Masterplan proposal that ‘stitching’ together links between buildings to facilitate better usability provides both a short-term development roadmap, that also future- proofs the site. The strategy includes provision to allow future additional of surrounding areas. major building projects (beyond the scope and budget of this study) that could deliver the space for expansion of the campus to respond to potential future growth in student numbers that the University would desire. For more information on the longer-term development options, refer to Chapter 13 of this report. Executive Summary........... page 7
ADMINISTRATIVE BRG-03c PERFORMANCE / MEDIA Executive Summary........... page 8 / DANCE HUB BRG-03 BPG-02a BRG-03b BRG-03a BRG-04 BPG-02 D12 UP BRG-01a D15 ABG-07 ABG-14 D13 BPLBG-RCG-27R1 ABG-09 D14 D16 W10 BRG-01 C01 Acces s to Admin-Bloc k ADMINISTRATIVE BRG-05 ABG-06 Gn d floor ARTS & DESIGN HUB (cToomupcuhtderosw)n desks D11 ABG-05 BPLG-03a D10 BPLG-04A TMG-39 ABG-19 BPLG-02 (cToomupcuhtderosw)n desks wiw tT aehcllcomhnomou-pnbuttoeoetr d hsLC Ddispla y TMG-44a FIRE ESCAPE ABG-04 D07 D09 TMG-44b D18 BPLG-03 TMG-40 wiw tT a ehcllcomhnomou-pnbuttoeoetr d hsLC Ddispla y BPLG-04 TMG-49 TSG-03 D20 ABG-20 D19 BPLG-C03 (cToomupcuhtderosw)n desks wiw tT a ehcllcomhnomou-pnbuttoeoetr d hsLC Ddispla y ABG-03 TSG-04 TMG-49a Sink Fridge WATE R wiw tT a ehcllcomhnomou-pnbuttoeoetr d hsLC Ddispla y BPLG-01 BPLG-C01 Bench TMG-41 TMG-44 TMG-45 TSG-05a ABG-01 ABG-02 BPLG-C02 TMB-S11BPLG-04b TSG-01 UP TSG-13 D04 D21 TDisMablB e -dLifLt21 UP UUPP Acces s to D05 ABG-21 Bench S-Block Gn d TMG-46 TSG-02 TSG-12 TSG-05b floor ABG-24 TMG-42 Acces s to UP D22 S-Block Gn d UP TMG-49c UP floor UP ABG-23 TMG-49b Dials Acces s to P-Block Gn d cuElpebcotraircdal floor TSG-06 TRG-29 UP GPr-AoBculcnoedc sk sF ltoo or UP TSG-07 TRG-21 TMG-43 TRG-14 UP Acces s to UP UP UP C-Bloc k Gn d UP floor Acces s to BELG-07 UP D-Bloc k Gn d UP floor TRG-10 UP BELG-06 TMG-54 TMG-48 TMG-48a UP TMG-50 UP LIGHTWELL UP TMG-54a TMG-47 UP TRG-12 UP UP BELG-27 TRG-17 BELG-05 TMG-54b TMG-54c TMG-48c TMG-47a TRG-07 UP TRG-25 UP BELG-08 TMG-52 EVENTS UP BELG-24 TMG-55a TMG-53 TMG-48d TMG-59a TMG-59 TRG-16 TRG-20 TMG-48e BELG-04 BELG-10 TRG-32 LIGHTWELL TMG-55 TMG-17a UP TMG-17b BELG-03 TRG-08 TRG-23 TRG-03 BELG-11 BELG-02 BELG-12 TMG-56a TRG-13 TRG-24 TMG-56 TMG-17 See C-Block Gn d floor dwg BELG-01 BELG-13 TMG-29 BELG-27b BELG-14a TMG-57 flCo-AocBrlcoecs k s tGo n d TMG-16a Acces s to BELG-27a BELG-16 F-Block Gn d BELG-22 BELG-17 TMG-16 floor UP BELG-22a BELG-23 TMG-14 TMG-13a BELG-25 BELG-18 BELG-15 TMG-15 TMG-24 TMG-13 TMG-10 BELG-14 T TMGM-5G-85d8d TMG-18 TMG-20 GCG-12 BEUG-12 GCG-11 BENWELL ROAD LIGHTWELL BEUG-09 BEUG-11 BEUG-07BEUG-06 BEUG-05 BEUG-04 BEUG-03 BEUG-02 BEUG-02a TMG-58 TMG-09 GCG-10 UP BEUG-01 TMG-58c REMOVABLE See C-Block BEUG-09 UP UPBELG-19a BELG-26 Gn d floor dwg TMG-22 GCG-09 BEUG-27 BEUB-01 TMG-58b BEUG-08 STUDENT HUB BELG-19 BELG-29 TMG-58a TMG-08 PUBLIC BEUG-20a BEUG-20 'MARKETPLACE' BEUG-28 UP UP GCG-08 UP BELG-20 COURTYARD / BELG-21 UP TMG-01EXTERNAL UP UP TMG-61 GCG-07 BELG-21bBELG-21a TMG-66 BELG-UP20a TMG-116 TMG-62 TMG-06 TMG-07 GCG-06 GCG-05 RAMP TMG-64a TMG-02 GCG-04 TMG-63a GCG-03GCG-03 TMG-136 TMG-63 GCG-01 MULTI-MEDIA FOOD / SOCIAL TG-09 GCG-01 TEACHING HUB TG-20A TG-20 TMG-136a TMG-03 TMG-05 TG-06 TMG-65a TMG-04 GCGGC-G-0202 TMG-137 TG-01 TMG-137a TMG-65 TMG-106 TG-02 TMG-138 TMG-C10 TMG-107 TG-07 TMG-138a TMG-102 TMG-101 TMG-99 TG-03 TMG-138d UP TG-45 TG-05B HOLLOWAY ROAD TG-05 TMG-138b TMG-100 TMG-67 TG-42 TG-43 TG-11B TG-04A TMG-100a TG-05A TMG-68 TMG-98 TMX-01B TG-04E TG-04F BUSINESS, LAW, LIFE SCI. & COMPUTING HUB TMG-140 TMG-138c UP TMG-C09 TMX-01C TG-44 UP TG-04 TG-04D TMG-110 TMG-115 TG-04B TG-35TG-04C TMG-C09a TMG-97 UP TMG-139 TMG-75b TMG-72a TMG-73a TMG-73b TMG-74 TMG-74a TMG-151 TMG-71 TMG-72 TMG-73 TMG-73c TMG-74b TG-30C TG-30D TMG-96 TMG-75 TMG-76 TMG-146 TMG-73d TMG-75a TMG-149TaMG-149b TG-32 TMG-149 TG-31 TG-33 TMG-150 cage TMG-81 TG-30A TG-30B TMG-88 TMG-76a TMG-78 TG-30 TMG-86a TMG-83 TMG-87 TMG-105 TMG-92 TMG-79 TMG-82 TMG-80 TMG-91 TMG-85 TMG-86 TMG-90 TMG-84 TMG-89 PROJECTION BOOTH TMG-83a HGG-15 HGG-01 HGG-16 SRhollutetrer LIBRARY & UP SOCIAL SCIENCES HGG-11 HGG-12 HGG-05 HUB HGG-10 UP TEACHING Side exit LECTURE / CONFERENCE STUDENT UNION HGG-06 HUB HGG-13 HGG-09 HGG-07 HORNSEY ROADProposed organisational ‘Hubs’ LCG-00a LCG-01a Indicative Ground Floor plan SPORTS HUB LCG-27a LCG-222b DG.03 DG.02 DG.01 Stair 1 LCG-S1 DG.06 DG.07 SCIENCE HUB LCG-22a Stair 5 LCG-27 LCG-00 LCG-01 LCG-22 LCG-S5 DG.04 LCGC-11 LCGC-01 DG.39 IN/OUT OUT OUT OUT IN IN IN Electrical box DG.38 Pipes LCG-02 DG.37 DG.05 DG.40 LCGC-10 Entrance DG.08 WAITING BENCH LCG-14 VAOBIOD VE LCG-03 Waiting LCG-26 LCG-04c LCG-S2 Security LCGC-05 DG.25 LCG-L2 Barriers DG.10 LCG-04 DG.36 DG.09 Reception DG.11 Security DG.35 LCG-04a SCG-02 DG.42 LCGC-08 DG.30 DGL.2C4 G-11 LCG-10A ESleCcG RRi-s0er2 LIFT-01 DG.41 DG.23 LCG-L1 LIFT-02 DG.22 Stair 2 LIFT-03 LCG-21 DG.34 LCG-20 LCG-S7 LCG-05 bulkhead over LCG-23 DG.12 LCGC-02 LCGC-09 LCG-S6 DG.33 Stair 6 LCG-L3 LCG-13 DG.21 DG.13 LCG-12DG.20 LCG-09A DG.19 Ccaehtia l dinn o ghgoe e irnisght Foyer LCG-16 LCGC-03 bcuchlekahileninag dhge e i night SCG-01 LCG-25 rol l DG.18 LCGC-04 DG.16 cage DG.17 LCG-06 DG.26 DG.14 DG.32 DG.29 DG.28 DG.27 LCG-08 DG.31 LCG-19 LCG-14a LCG-15 DG.15 Passage LCG-14b SCG-19 Sink Female LCGC-07 LCG-S4 LCG-16a LCG-S3 Gymnasium SCG-03 LCGC-06 Stair 4 Stair 3 SCG-17 safe LCG-18 LCG-17 1h r Glazing Cabubepolobv w er&d s bcuchlekahileninag dhge e i night Disabled MH 6 Fbreidlog we 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core shared space, eating, drinking, student hub, etc Space Use Model & Organisation shared teaching spaces specialist teaching spaces Area Quantum NOTE: The contractor is responsible for the checking of all site dimensions and levels. These should be The total area required on campus, and the allocation for specific uses checked prior to ordering of any components and before commencement of the works on site. All and departments/subject areas, has been defined by the London Met discrepancies should be brought to the immediate attention of the Contract Administrator. Space Model which is based on predicted student and staff numbers. However, this model has been developed further during the masterplan KEY: consultation process, for example, introducing a greater proportion of shared spaces and open commons areas for interaction between central focus, or ‘Heart’ many hearts, or ‘Hubs’ students and staff across disciplines. conceptual diagrams - campus organisation Central ‘Heart’ BEU2-14 The proposal seeks to rationalise the current arrangement of space uses across the campus. In particular, the dispersed and often remote & hard- 75m2UP BEU2-08 BEU2-09 BEU2-10 BEU2-11 BEU2-12 BEU2-13 to-find locations of lecture and teaching rooms. The masterplan recognises a requirement for both distinct specialist spaces for specific BEU2-07 UP activities, and the need for shared teaching, lecture and commons BEL2-20a spaces to bring efficiencies and higher utilisation. Light 75m2 well These shared flexible teaching, tutorial and communication spaces are now brought together into more visible and accessible locations, NLSMoCbR2b-y03 BEU2-02 BEL2-01 focussed around the courtyard, close to the central core activity spaces for entry, meeting, eating, and drinking. These shared spaces are linkedFSoCy2e-r01 FSeCm2a-l0e5 MSaCl2e-04 NSMC2R-02 BEU2-17 by forming open-plan commons areas, minimising corridors and DSiCsa2b-0le6d BEU2-01 defining a clear circulation route, or ‘internal street’ to navigate the 25m2 BEL2-24 251m2 campus. ASirC2DRu-c0t2 189m2 247m2 Specialist ‘Hubs’ LIFT-02 CSleCa2n-e0r7 St BEL2-17 BEL2-06a BEL2-06T-03 ESleCc2tRr-is0e1r Complementing the central shared areas, are a number of activity LIFT-01 specific ‘Hubs’. Independent of any current or future ‘faculty’ or ‘school’ structure, these specialist hubs are defined by the types of Stair 8 BEL2-14 UP spaces required to teach certain aspects of course subjects. However, the use of these specialist spaces may be shared between a number of BEL2-16 BEL2-06b subject areas where there may be inter-discipline cross-overs or collaborations. BEL2-15 BEL2-13 Specialist hubs and associated subject staff areas are located in spaces BEL2-07 identified within existing buildings that have the necessary attributes of form, volume and position, to contain the defined activities (i.e. large BP2-23 209m2 workshops, etc). This process of ‘listening to buildings’ has allowed the proposal to develop in a direction aligned with ‘best value’ use of the 100m2 TM2-38 Touch Down Area BP2-21A BR2-01 budget, minimising spend where possible by identifying where spaces TM2-37 BP2-20 already exist, or fit appropriately without need for extensive demolition 84m2 74m2 BEL2-09a BEL2-08 Touch Down Area or modification. UP BR2-R1 BEL2-09 The Specialist hubs tend to be located beyond the principle route, and either have a visible presence on the main throughfare, or are accessed TM2-42 UP by additional routes through the campus, ensuring that the routes to specialist spaces are easily identifiable. Within hubs most users will be TM2-44 BR2-02 BR2-03 familiar with the spaces, and so circulation has been improved as far as is practicable. LC2-44 340m2 TM2-41 TM2-32 BP2-24 Reporters Room Executive Summary........... page 9 LC2-43 UP 124m2 120m2 TM2-24 TM2-23 77m2TM2-22 72m2BP2-25Jounalism News Room BR2-05 DUCT TM2-21 45m2 TM2-35LC2-42 44m2 TM2-36 TM2-34 324m2BR2-09 Lift TM2-33 TM2-20 TM2-19 Stair 5 TM2-31 TM2-18 77m2TM2-17Stair 6 93m2 54m2TM2-16 TM2-14 TM2-12 89m2TM2-11 TM2-10m2 LC2-49 164m2 275m2 200m2 TM2-08a LC2-50 452m292m2 175m2 148m2TM2-05 TM2-05a 61m2TM2-03 73m2 TM2-05b TM1M-04a TM1M-01 TM1M-01a TM1M-C02 TM1M-0T3M1M-SS1 132m2 66m2 66m2 TM1M-04 TM2-0132m2 centrally focused LC2-31 52m2 LC2-03 shared teaching and T2-09 T2-06B T2-07 T2-06A common spaces LC2-25a 65m2 LC2-25 A r e a : 1 9. 7 9 To i l e t G e n e r a l Area LC2-26 LC2-24 LC2-23 22m2 LC2-01 T2-20 ( Male ) 360m2 LC226 T2-21 Lift LC2-21 Stair 1 shared teaching spaces T2-13 T2-11A open commons areas UP LC2-16 LC2-18 LC2-20 LC2-05b specialist areas T2-22 T2-05B LC2-17 LC2-05a staff areas T2-23 T2-11 LC2-15 T2-21G T2-25A T2-11B T2-05C AB2-09 LC2-05 TM1M-89a 203m2 LC2-06b LC2-06a T2-24 T2-10 Lift stair 2 LC2-06 T2-24A 264m2 LC2-09 AB2-39 LC2-10 AB2-35 AB2-21 AB2-22 AB2-23 AB2-24 AB2-25 AB2-13 AB2-06 AB2-07 AB2-08 AB2-01 T2-01 AB2-12 UP AB2-37 AB2-04 T2-04 UP 324m2 AB2-05 AB2-28 T2-21F 65m2 SEE AB2-32 AB2-31 AB2-30 AB2-27 AB2-26 172m2 AB2-02 ADDITIONAL AB2-03 T2-21D LEVEL AB2-02a AB2-33 UP ‘internal street’ principal circulation route proposed campus - indicative floorplan
URBAN REALM HOLLOWAY ROAD DIAGRAM ? Courtyard buildings become like ‘shopfronts’ onto the Holloway high street, which conceptually weaves into the site‘reaching out and inviting in’ diagrams illustrating new courtyard space bringing the public realm into the site. Route to existing Library & Science CentreHOLLOWAY ROAD TOWER COURTYARD NORTH (J-BLOCK) COURTYARD EAST (G-BLOCK & C-BLOCK) Business / Law / Computing Hub Teaching & Learning / Conference Hub Food Student Hub Art & Design Hub‘unfolded’ elevation sketch of buildings looking onto new courtyard space Executive Summary...........page 10
PHASE 1 Towers & J-Block Implementation[minor fit-out works only to other PHASE 2 Benwell Road Areas & C-Block Phasing & Deliveryareas not highlighted] Three options have been identified as scenarios for the phased insert construction of the proposed works, each with pro’s & con’s. Refer to Phasing diagram separate Chapter 09 of this report for further details.3D diagram of proposed scheme, PHASE 3 D-Block, Grad Centre & completion of courtyard The preferred scenario for the project is option 1. The key reasoningindicating proposed major phases for construction sequence being: - Option 1 Phase 1 completes the Tower and the J-Block proposals CULTURAL HUB first. These are arguably the most visible of the proposed buildingCOURTYARD SOUTH (C-BLOCK & SIDE OF GREAT HALL) HOLLOWAY ROAD changes to the campus, and could have greatest impact in terms Events of raising the external profile of London Met University. Internally,Performance / Media Hub Bar / Coffee Events this phase would deliver spaces that are shared-use facilities benefiting all of the students and staff on the campus. - Option 1 retains the large quantum of teaching and staff areas within the Benwell Rd areas during Phase 1 construction, easing decant measures and interim space capacity considerations. - Option 1 also represents the best value methodology for delivering the proposed Holloway works, in terms of cost. - The build sequence for Option 1 means that proposed ‘VE’ scope reduction options mostly fall within later construction phases, enabling the University to ‘keep its options’ open, to decide at a later date how much quality and benefit is affordable, therefore this could be seen as a less risky approach. Programme & Timescale The proposed timescale for construction of all initial phases of the masterplan proposal, is projected completion before autumn 2021. Limited enabling works within existing buildings would commence in October 2016. The following first Phase of major construction works would be projected to commence on-site in June 2017, for completion in approximately September 2018. Refer to separate Chapter 11 of this report for further details. Cost The estimated cost is circa £135m (project cost - holloway campus works only) for delivering the proposals via Option 1 phasing scenario. There are a number of optional reductions in the scope of the proposed works that could be adopted as part of a ‘Value Engineering’ process, and this would reduce the overall cost to circa £120m. Obviously, omitting these areas of the works identified has an incremental detriment to the scheme. Refer to separate Chapter 10 of this report for further details. (Note that projected costs increase if the project is delivered via an alternative phasing scenarios Options 2 or 3.) Executive Summary...........page 11
Chapter 01 - Existing Campus Analysis Urban Design and Masterplanning Study beginning of a processstarting a conversation Design Engine Architects Chapter 01 ...........page 13
LocationHolloway campus positionThe existing London Metropolitan University campus at Holloway roadis situated in a potentially enviable position in terms of accessibility andvisibility.Located adjacent to the new Emirates stadium of Arsenal Football club,the site has excellent public transport links, with Holloway tube stationand Drayton Park overground station just a few minutes walk from theuniversity.The site fronts onto the Holloway road, the A1, which is one of thebusiest arterial routes into central London from the surroundings to thenorth. Chapter 01 ...........page 14
Emirates Stadium Site Approach Drayton Park Holloway campus position overground Station The existing London Metropolitan University campus at Holloway road Holloway Road is situated in a potentially enviable position in terms of accessibility and visibility.Holloway RoadUnderground Station Located adjacent to the new Emirates stadium of Arsenal Football club, the site has excellent public transport links, with Holloway tube station and Drayton Park overground station just a few minutes walk from the university. The site fronts onto the Holloway road, the A1, which is one of the busiest arterial routes into central London from the surroundings to the north. Site Approach The principle approach to the university campus is almost exclusively from the Holloway road to the west of the site boundary. The main pedestrian access to the site is via Holloway road from the north or south. The principal public transport link is the Holloway road Underground Station. Also there are bus-stops on major bus-routes directly outside the campus along the Holloway road. There is no public or visitor car-parking on the University campus. The site is highly visible to passing traffic from a distance on Holloway road, due to the existing tower building.3D computer model of the London Met Holloway Road campus and surrounding contextHolloway road looking north Emirates Stadium Holloway Road Tube station, view towards campus Chapter 01 ...........page 15
Campus frontageSite plan - showing building street frontage (limited active entrance areas noted in red) LCGC-03 LCG-10A LCG-L2Holloway Road Street Elevation LCG-08 LCG-04cLCG-04afridge LCG-S2LCG-05 freezer LCG-04 LCG-07 LCG-06 LCG-L1 LCGC-02 LCGC-03 LCG-10A LCG-L2 HGG-15 TG-30D UP LCG-08 HGG-16 UP LCG-S1 HGG-07 HGG-13 UP TG-05B TG-09 Side exit HGG-01 TG-04F TG-05 TG-20A TG-20 TG-30 TG-07 UP TG-05A LCG-04cLCG-04a LCG-S2LCG-05 fridge freezer LCG-07 LCG-06 LCG-L1 LCG-03 TG-32 LCG-04 TG-31 TG-11B TG-33 TG-06 LCGC-02 TG-02 TG-01 GCG-02 TG-04B TG-35 TG-04C TG-03 GCG-04 GCG-06 GGCCG-G03 -03 GCG-05 TG-04 TG-04A TG-04E GCG-08 TG-04D GCG-01 GCG-07 London Metropolitan Campus London Metropolitan Campus Chapter 01 ...........page 16 UPTG-05B TG-09
Urban Design and Masterplanning Study Campus frontage transparency Street presence LCG-10A LCG-L2 LCGC-03 LCG-08 LCG-S1 HGG-07 Despite the obviousLCG-04c large scale ‘marker’ of the tower, at the pedestrianLCG-04afridge ‘street’ or ‘shopfront’ scale, the London Met campus offers very little inLCG-05 terms of ‘LaCGc-S2tive’ frontage to the street. the majority of the buildings frontage is blank walls, blanked out windows, services entrances, orfreezer alleyways. Many of the buildings have no street level indication that they are part of the University campus, and offer nothing in terms of open- LCG-07 LCG-06ness or permeability. LCG-L1 LCG-03 LCG-04 LCGC-02 It is evident to the first-time visitor when approaching and entering the campus, but this lack of ‘welcome’ and external presence has also been highlighted through the consultation process, as many times staff and students have highlighted the lack of presence the campus has. The reality is that unlike many university campuses London Met does have a significant street frontage and faces onto a main arterial route into London. Despite this there is an almost ‘fortress’ like character with blank facades facing onto the public realm and no permeability into the LCG-10A LCG-L2 HGG-15 campus. HGG-16 TG-30D LCG-S1 HGG-07 HGG-13 UP Side exit TG-30 LCG-04c TG-30D UPLCG-S2 UP LCG-04a TG-05B TG-09LCG-05 TG-04F TG-05 fridge TG-30 TG-07 freezer LCG-03 TG-05A TG-20A TG-20 LCG-04 LCG-L1 TG-32 UP TG-31 UPLCGC-02 HGG-01 TG-32 UP TG-31 TG-11B TG-06 GCG-02 TG-02 TG-01 TG-33 TG-04B TG-35 TG-04C TG-03 GCG-04 GCG-06 GCG-11 GGCCG-G03 -03 GCG-05 TG-33 TG-04 TG-04A TG-04E GCG-08 GCG-09 GCG-10 TG-04D GCG-01 GCG-07 GCG-12 UP FIRE ESCAPE UP UP ABG-09 UP UP D11 D12 UP London Metropolitan Campus UP D13 ABG-05 ABG-07 UP D10 ABG-06 D14 D15 C01 ABG-14 GCG-11 D16 GCG-08 GCG-09 GCG-10 GCG-12 W10 Chapter 01 ...........page 17
T h 1e9B94o i l e r H o u s e P ro j e c t Existing buildings 2006 1930 1903 / 1990’s 1903 FBeEaNsiWbilEitLyLsRtuOdAyDI Sept 2014 1951? 1970SCIENCE CENTRE J-BLOCK 81A BENWELL ROAD G-BLOCK EXTENSION P-BLOCK BENWELL ROAD Building history Legibility of buildings The University campus at Holloway has developed over more than a hundred years. BENWELL ROAD The Rocket building on Holloway Road was part of the original collection of buildings built for purpose when the North London Polytechnic was formed. The image at the The site has expanded incrementally as the Institution has gained bottom shows this original collection of handsome brick buildings. control over adjacent portions of land and buildings. The buildings have been developed in an increasingly piecemeal fashion to meet short- As the years have passed, various alterations have been made to the facade of the term needs as the institution has grown. Rocket building. These additions appear to have been in a fairly haphazard way, upsetting the balance of the original design and cluttering the elevation onto Holloway Road. The resultant situation today is a diverse collection of buildings that occupy almost all of the developable footprint of the site, as such there A large part of the design work proposed in this study is to improve the legibility and is no room for significant immediate or future campus expansion quality of this elevation. By aligning the main entrance to the building back to the original intended main entrance in the centre of the facade, the building is brought The Holloway Roa back into balance. Stripping away the careless addition and making one clear point of as it is today We can also see in the photo below the original brick chimney for the boiler room of the university, before it was replaced by the current concrete chimney. Historically, a chimney has always been in this location, and is an important reference point for the designs. HORNSEY ROAD HOLLOWAY ROAD A model of the ori collection of Victor Architectural model of early Campus, circa 1930’s buildings purpose b Modern Campus plan, highlighting core of heritage buildings, remaining within other developments Northern Polytech current Rocket bui be seen in the fore The original brick c can be seen in theLEARNING RESOURCE CENTRE HARGLENIS TECH. TOWER F-BLOCK BOILER HOUSE C-BLOCK S-BLOCK 1960’s 1900 2000 1963 1927 1927 1935 TOWER GRADUATE CENTRE D-BLOCK / ROCKET ADMIN BLOCK 1960’s 2004 GREAT HALL 1970 1880’s?Existing Campus buildings - key plan - existing building names, and dates of construction Chapter 01 ...........page 18
4 1 2 4 6 Existing buildings 3 3 3 4 Building density 2 2 1 The site is dominated by the 15 storey Tower, and its adjoining 9 storey 2 2 4 addition, the ‘Tech tower’. 9 14 The development along Benwell Road is relatively dense, with buildings of 4-6 storeys on the street-frontage. However, the central core of the site is comparatively very low density. A significant proportion of the existing buildings are 1 or 2 storeys, low- rise, low density, making up around half of the site building footprint. The nature of these buildings means they are limited in potential for densification and expansion and so represent a future limit in terms of available space. The masterplan study questions the viability of retaining these existing structures, and looks at options for certain buildings, in terms of demolition and removal, (to free up space), retention due to heritage value, and densification where possible by adding storeys as roof extensions. 2 35Existing Campus buildings - massing - building heights in storeys Chapter 01 ...........page 19
Physical model of the existing campus building floor plans Existing building plans Chapter 01 ..........p. age 20
External space Catering Existing building plansTeaching space Social learning space Building Space Use AnalysisStudent Hub VenuesExisting campus building floor plans - highlighting distribution of key space types During the masterplan process of reviewing the current campus ‘listening to buildings’, and through consultation ‘listening to users’, several key aspects have been highlighted. Staff and students have stressed the importance of the external space that currently exists. If anything can be identified as a current ‘focus’ for the campus, it is the courtyard. Learning and teaching spaces are distributed across the campus. There is no discernible relationship of space uses to a central focus or campus ‘heart’. For example, catering and eating spaces are somewhat hidden away and do relate to the external courtyard spaces, as one might expect them to. Chapter 01 ...........page 21
Existing campus plan - showing service vehicle access into site (not publicly accessible) Existing building plans External access into site Current service access arrangements cut through campus circulation, disrupting smooth pedestrian movement and way-finding experience. The circulation pattern is broken by the service road access off of holloway road Chapter 01 ..........p. age 22
Existing campus plan - showing internal principal corridors and circulation routes, highlighting dead-ends Existing building plans Circulation Quality and legibility of existing circulation routes is extremely poor. Many routes do not connect at certain levels between existing buildings, leading to confusing and disorientating circulation experience. Some spaces within the campus are virtually inaccessible to the un- initiated user. Attempts have been made at improving way-finding and identification of places and zones, using colour coding and extensive maps, but these cannot address the fundamental shortcomings of the existing arrangement. The campus exhibits an almost ‘broken back’ on the line of Benwell Rd buildings and the original core. Circulation, which is already complicated, is particularly tortuous at this point. Chapter 01 ..........p. age 23
Existing campus - view from top of Tower - looking south towards the City of London Existing Campus Chapter 01 ..........p. age 24
Existing campus - view from existing central courtyard, facing J-block (left) and G-Block (right) Existing Campus Chapter 01 ..........p. age 25
Chapter 01 ..........p. age 26
Chapter 02 - Urban Design and Site Context Urban Design and Masterplanning Study beginning of a processstarting a conversation Design Engine Architects Chapter 02 ..........p. age 27
Site Contextual Analysis1. Historic development2. Character areas (including conservation areas)3. Building heights4. Built grain5. Street pattern/ connections and permeability6. Local views7. Key buildings (including listed buildings) Chapter 02 ..........p. age 28
1. HLiostcoarticiodnevelopment The Holloway Road dates back to medieval times and for centuries, along with Back Road (now Liverpool Road) and the Essex Road was a main route for driving livestock to Islington. Over time, settlements emerged along the road. One such settlement at the junction with Hornsey Road, Ring Cross, is now the site of London Met University (ref 1805 map). The church of St Magdalene was built by William Wickings in 1814.1805 - Origins of Holloway Road Chapter 02 ..........p. age 29
1. HLiostcoarticiodnevelopment By 1834, settlement along the busy turnpike had significantly expanded and the area had become known as Lower Holloway. At this moment in time, Hornsey Street did not exist, but Eden Grove did, forming a local access road.1834 - Lower Holloway Chapter 02 ..........p. age 30
1896 - Expansion of Holloway Road 1. HLiostcoarticiodnevelopment By the late 19th Century, London had expanded to absorb Lower Holloway (ref 1896 map). This expansion was aided by the railway network which also made its physical imprint on the urban fabric, creating barriers to local connections and defining distinct character areas. The familiar pattern of Victorian terraced housing dominated the area, combined with commercial premises along the Holloway Road and industrial sites adjacent to the railway: the site of the current London Met University campus is one where all three of these met. Benwell Road was lined with Victorian terraces, many of which still exist today. Likewise Brand Street and Slaney Place. While these streets no longer exist, today's urban fabric still hints at their former presence. In 1896 the Northern Polytechnic Institute was opened. The 20th Century brought great change to the area. The Piccadilly Underground line was built at the start of the century with a station at Holloway Road which opened in 1906. The mainline station (which had opened in 1852) closed in 1915. Chapter 02 ...........page 31
1. HLiostcoarticiodnevelopment In 1971 the Northern Polytechnic merged with the North Western Polytechnic to form the Polytechnic of North London, which in turn became the University of North London in 1992. The Holloway Road has long been an important shopping street for North London and in 1990, the Nag's Head shopping centre was opened to the north of the railway viaduct. In 2000 Arsenal Football Club bought an industrial and waste disposal estate in Ashburton Grove, just to the north of the university campus, where they built the Emirates Stadium. They relocated to it from their historic home of Highbury in 2006. The University of North London merged with London Guildhall University to form London Metropolitan University in 2002.Current - Establishment of London Metropolitan University Chapter 02 ..........p. age 32
Lo2c.aCthioanracter AreasLike growth rings of a tree, areas along the Holloway Road get progressivelyolder moving south towards central London. North of the viaduct is substantiallyEdwardian. Around the university, the historic fabric is mostly Victorian givingway to the Georgian townhouses of Highbury Fields to the south.Redevelopment has impacted upon this simple reading. Sometimes this is in theform of infill buildings that may add or detract to the general character of thearea, but not fundamentally change it. In other instances, significant changeeither comprehensive or incremental has created a whole new character area.This palimpsest has created the following character areas: Chapter 02 ..........p. age 33
Lo3c.aBtuiioldning HeightsMuch of the historic building stock is two to three storey houses. As wascommon in Victorian times, bigger industrial buildings are mixed in with thehouses, usually set back from the street behind residential terraces. These tooare around two to four storeys, but their higher storey heights and biggerfloorplates make them much more imposing buildings.Historically buildings along the Holloway Road were generally slightly tallerthan the local streets either side, reflecting the importance of the HollowayRoad as a main street into and out of London. This trend continued in moderntimes with the building of the Tower Building at London Met University (15storeys).In recent years, generally building heights have increased. To the west ofHolloway Road new student flats rise from four to twelve storeys. Flats adjacentto the Emirates Stadium are range from six to twelve storeys high.To the north of the viaduct the tower blocks on Citizen Road, at nineteenstoreys, are the tallest buildings in the immediate area. New buildings just to thenorth of the viaduct range from six to seven storeys.In summary, then, the majority of buildings in the area are domestically scaled atbetween one and five storeys, with the majority being between two and four.There is an increase in height along major transport corridors particularly alongthe railway viaduct and particularly where the railway viaduct meets theHolloway Road. Chapter 02 ..........p. age 44
Locatio4n. Built GrainThis is an area of great diversity in building grain, ranging from the fine historicgrain of the Georgian, Victorian and Edwardian housing to the XXL grain of theEmirates Stadium. Between these extremes are the campus buildings of theuniversity. This intermediate grain also includes the Islington recycling centre,the Nag's Head shopping centre (towards the courser grain of the spectrum)and the new blocks of flats and student housing, the floor plates of which arenot as large as the teaching spaces of the university, but are noticeably biggerthan the historic built form of terraced housing.Like building heights there is a discernible pattern of course grain buildingsalong main transport corridors, particularly the railway viaduct and theHolloway Road. Chapter 02 ..........p. age 45
5. Street pattern, connectioLnoscaantdiopnermeability The area enjoys excellent strategic links but this has come at the cost of local permeability. The A1 is a busy road running north south creating a barrier to east-west movement. It separates the University from Holloway Road tube station, Caledonia Road tube station (though this is a bit of a walk from the University) and student housing to the west. Main line railways running north from Kings Cross also carve up the area and form distinct edges to character areas. Land use has also played a part in stifling the permeability of the area, in particular the university and the Emirates Stadium. By its nature, the Emirates Stadium is an impermeable land-use, though in fairness, a great deal of investment has gone into providing pedestrian routes either side of the stadium and providing two pedestrian bridges over the railway. Students’ security concerns combined with privacy concerns of local residents has led to an impermeable London Met University campus with only a few points of controlled entry. Buildings along the perimeter of the campus are generally inward-looking, giving little active frontage to their respective streets. This is a particular problem for Holloway Road which lacks vitality along the length of the campus. The basic street pattern is a distorted grid aligned roughly to the Holloway Road and the railway viaduct. Due to the relative impermeability of the viaduct (only the Holloway Road, Hornsey Road and Caledonia Road pass through it in the immediate vicinity), secondary streets tend to run perpendicular to the Holloway Road, particularly on the west side. However, because of the relative impermeability of the London Met University campus these routes truncate at the Holloway Road. Liverpool Road provides a useful route parallel to the Holloway Road, though it begins at the south end of the London Met University campus. To the east of the London Met University campus Hornsey Road connects to Benwell Road, which in turn connects to Horsell Road to make one of the few extensive north south connections other than the A-roads. Chapter 02 ..........p. age 46
Locati6o.nLocal ViewsThe relatively flat topography (the area slopes gently to the south, drainingtowards the Thames) and built up nature of the area means that the physicalimpermeability described above, also results in visual impermeability. Again theA roads, which penetrate the viaduct, and were laid out very straight, are theexception: providing long views north and south.Mid-length views are afforded by the streets perpendicular to Holloway Roadon the west side including Hornsey Road, Eden Grove, George's Road andPalmer Place/ Mackenzie Road. However these are abruptly curtailed by thecontinuous wall of the university campus. Eden Grove in particular could focuson a particularly pleasing elevation of the old library building which today is justvisible above the low-level link between the Tower Building and the GraduateCentre. Similarly George's Street is terminated by a bland reworking of the oldswimming baths facade.To the east of the university the roads tend to curve in plan and so contain viewsalong them, often giving a pleasant sense of enclosure and coherence.Notwithstanding, the Tower Building (London Met University) is visible frommany of the surrounding steets.There are not many panoramic views from ground level. The parks (ParadisePark and St Magdalene Garden) provide limited ones; Highbury Fields, moreextensive. The elevated deck around the Emirates Stadium affords an interestingperspective across neighbouring buildings less visible from the street. Therelatively low building heights mean that views from the top floors of tallerbuildings (such as London Met University's Tower Building) are extensive. Chapter 02 ..........p. age 47
Chapter 02 ..........p. age 50
Urban Design proposalProposed Campus - Urban Flow interventions - concept diagram Chapter 02 ...........page 51
Courtyard Urban Design proposalPiazza Holloway Campus proposalProposed Campus - Long term vision - (refer to Chapter 13 - Future Site opportunities) This section explores a potential urban design proposal for the future ofPrecedent images - Urban design elements the London Met Univeristy campus at Holloway Road. The proposals reflect aspects of work that can be undertaken as part of the current project and budget, for example the central courtyard in the heart of the site. Also some propositions that will need further testing with local planning authorities, such as the routes through the site to link to Benwell road. Also some aspects of works that may be outside of the current project budget and scope, but may be possible following further negotiation with local highways and TFL authorities, such as the works to Holloway road public realm beyond the University site boundary. In addition, some of the proposals illustrate potential future phases of site development, with the re-development of the buildings on the site of the current LRC, and additional larger new buildings in the location of the graduate centre along Holloway Road. these proposals are beyond the scope and budget of the current masterplan project, but are explored breifly in the final chapter 13 - ‘future site opportunities’. Proposed campus (Short-Medium Term) Chapter 02 ..........p. age 52
Urban Design proposalExisting urban flow Modified urban flow Chapter 02 ..........p. age 53
Existing urban block permeability Urban Design proposalProposed urban block permeability Urban Flow The urban flow diagrams illustrate, at a conceptual level, how the engagement with the surrounding public realm might create a more permeable and integrated campus. The consequence of this could be a campus with a much higher profile and more positive sense of place Permeability The current campus forms an impermeable barrier within the urban grain of this part of the city. Creating routes through the site and forming an enlarged central courtyard as a ‘semi-public’ space, controlled by the University, provides the opportunity to open up the site and contribute more to the local city surroundings, as well as benefit from a much improved sense of accessibility and a openness for the University, and the creation of a ‘new place for Holloway’. Precedent typical historic town plan, main streets lead to market place - focal point Chapter 02 ..........p. age54
Legend Urban Design proposal1. Viaduct Artworks (subject to agreement with Network Rail) Benwell Road2. Gateway structures with prints on road surface3. Lighting totems in central reservation4. Potential future pocket square (if Library building is redeveloped)5. Uncontrolled crossing6. Rollit Street: shared surface (small se paving), artwork on north wall, lighting totems7. Integrated campus and local signage8. Lighting totems along Holloway Road frontage9. New tree planting along Holloway Road frontage Eden GroveRollit StreetCourtyard Hornsey Road 6 8Railway Viaduct 5 41 Holloway Road 9 2 23 Holloway Road 7 Chapter 02 ..........p. age 55 Tube Station Student ResidencesPublic Realm
The importance given elsewhere to place ‘A new place for Holloway’ Urban Design proposalmaking and an enhanced public realmrequires a strong approach to the design of the Around the time the Tower Building opened, the campus had a different Rollit Street, currently a service access will become a main entry, linking theexternal environment. If prioritised and relationship to the Holloway Road from the one that exists today. Then, the courtyard to the Library and Social Sciences Hub. The building on the southenacted it is possible for the landscape to link polytechnic buildings faced the street with a much more open aspect. Some side will become the student union providing an active edge to the street. Thethe wider whole together, reaching out to the buildings were set back from the street edge creating semi-public space street is already lined with trees on its south side. The boundary wall of theLearning Centre, Science Centre and the and making the street less of a corridor. Since then, however, the university north side provides an ideal opportunity for an artwork celebrating theHolloway Rd. has withdrawn from the life of the street. The campus has limited points of particularity of the local area and the relationship to the university. As there will entry; it lacks visual as well as physical permeability and there is very little be little or no vehicular traffic in this street, it lends itself to a shared surfaceGreat external design can raise the perception active frontage. treatment with small sett paving giving it a human scale.of the buildings placed within it. The masterplan seeks to set up a more positive relationship between the Many people arrive by tube and we have set up a dialogue with TfL to make the LMU campus and its surroundings, particularly the Holloway Road. At the route from Holloway Station into the campus more legible and attractive. Short heart of the plan is a re-imagined courtyard, a place where town and gown term gains discussed include lighting, integrated signage, artworks, gateways, can meet. Lower Holloway is not short of open space. There are several landscaping and printing on the road-surface. Longer term gains could include parks and there is an extensive plaza around the Emirates Stadium. There is straight-across pedestrian crossings which would also benefit the large student not, however, an urban square. The space at the heart of the university will residential community growing on the west side of Holloway Road. If the library have vitality, fronted by places for eating, social learning, events and a building were to be redeveloped it could be set back from the road creating a theatre. welcoming pocket square, leading in turn to entries on the Holloway Road and Rollit Street. The university is linked to the local community. A large proportion of students come from the local area. School children visit regularly. This is not A new entrance on Benwell Road would give access to the courtyard from evident, however, in the built form of the university. The masterplan seeks to Drayton Park (including the Station) and front doors to the university buildings address this by making the campus more permeable and the public life of fronting Benwell Road. Significantly, it could also open up a route through the the university more visible. university. There is local resistance to university access from Benwell Road. However, a masterplan needs to be dynamic. Currently the campus has little or There will be improved routes into the university, open to students and no appeal to Drayton Park residents as either a place to go (unless they study or those who work at the university. Importantly these will also welcome in the work there, and the needs of those people should not be discounted), or as a local community, respecting safety concerns through appropriate and route through. But actually, it would be a very direct way for those residents to flexible management. get to the tube, buses and shops and if made pleasant and interesting may in future be seen as an asset by them. If the courtyard was also a destination, There will be two new routes either side of the Graduate Centre. The residents may well in future want a more direct access to it. At the very least, it northern one aligns with Eden Grove, giving long views into the courtyard would be prudent to plan for the possibility for such access sometime in the and framing a particularly pleasing view of the old library building. The future. southern route will be lined with events spaces, performance, dance and media. Chapter 02 ..........p. age 56
Urban Design proposalExisting site - view of Holloway RoadPoured lines Southwark Street crossing Southwark Public space - university campus La Villette public square (Miko Studio) Seowonmoon lantern (ARU) Chapter 02 ..........p. age 57
Urban Design proposalHolloway RoadHere we have explored the idea of place making through various strategies. Current ideas include:We are consulting with TfL to see how one might modify the character of the • Art installations of lighting totems along the central reservation ofHolloway Rd immediately adjacent to the campus. This is part of a wider the road, which could then be repeated long the frontage of theproject being considered by TfL. This might include straight across university, Rollit Street, at the entrances and in the main publicpedestrian crossings, patterned road finishes, additional tree planting and spaces of the universitychanges to the central barrier as well as a reduction in the speed limit to20mph. This ‘University Zone’ could be marked by beacons or lanterns as • Gateway structures which have standard 20mph signage, but thewell as public art to celebrate a new character to the area. structures themselves could be designed by the LMU students, in a similar vein to the Seowonmoon Lantern designed by LMU’sThis improved public realm would extend into and through the campus, Architecture Research Unit as part of the Gwangju Design Biennalewith a softer more animated central courtyard, open to the public, as well 2011 in Koreaas the possibility of a street or streets linking through the site. • The gateways could include a printed road surface designed by theThe Holloway Road, or the A1, is part of Transport for London’s (TfL) Cass studentsStrategic Road Network (TLRN). In early 2017 TfL will reduce the speed limiton the Holloway Road to 20 mph as part of a programme of 18 month trials • The railway viaduct itself could have artwork similar to installationson selected A-roads across the capital. As well as changes to signage, TfL in Shoreditch and Southwarkare keen to understand how the role of place-making might change driverbehaviour. This has synergy with the masterplanning principles we have • Signage totems integrating information about the university andestablished for the LMU campus. This includes a more open aspect to the the local areaHolloway Road, greater permeability and the establishment of a place at theheart of the LMU campus. In meetings and correspondence with TfL we • Additional tree planting along the frontage of the universityhave explored how a collaborative approach could result in change on theground. • Rain gardens as part of a sustainable urban drainage systemDriver behaviour on the Holloway Road would appear to be influenced by a • Paving surfaces used in the main university courtyard could reachmarked change in the character of the road north of the viaduct (Nag’s Head out onto the Holloway Road footway, up to the highway boundaryTown Centre), where the road significantly widens and northbound drivers and possibly to the kerb linetend to speed up. TfL plan to make a number of changes to the streetscapealong the Nag’s Head Town Centre stretch of the A1 including narrower lane • Pedestrian level street lighting co-ordinated with a feature lightingwidths and pocket parks. They recognise, however, that the problem strategy for the university buildings and public spaces. Newshould also be addressed to the south of the viaduct as drivers should lighting columns could include banners celebrating the life andreceive the message that different behaviour is required as they cross the diversity of the university.junction with Hornsey Road: the area in front of the tube station. With this inmind we have explored a streetscape palette that could be applied in frontof the tube station, along the frontage of the university and into the publicrealm of the university. Chapter 02 ..........p. age 58
Chapter 03 - Proposed Campus Space Model Urban Design and Masterplanning Study beginning of a processstarting a conversation Chapter 03 ..........p. age 59
Proposed Campus Space Modelspace modela transformational learning environment Availing of permeable boundaries and extended opening adopting robust space principles hours, students, staff and visitors will be able to come The following space principles are proposed:The proposed space model seeks to provide a together to participate in a lively programme of planned and - Memorable learning experiences for all users.transformational educational environment by aligning opportunistic learning events throughout the year. Activities - Access scenarios that enable campus to expand andLondon Met’s OCOC vision to the characteristics inherent in will range from large to small events, formal to relaxed,the existing site and the development opportunities identified carefully staged to impromptu, typical everyday happenings contract over days, weeks and years.by the master-plan. to popular milestones. - Intuitive way-finding. - Circulation that promotes visibility and interaction.taking advantage of being on one site embracing new ways of learning - Maximum openness throughout to enhance awarenessComing together on one site will provide opportunities for London Met will continue to promote learning that isnew synergies, new programmes, better resources. Campus innovative, open-ended and participatory. The new campus and encourage collaboration.users will be able to meet each other, participate in shared will enable collaborative, project-based approaches that - Excellent day-to-day and long-term flexibility.learning experiences, gain access to a wide range of integrate theory with practice and combine face-to-face - Support for ongoing organisational and academic changeresources, seek hands-on support, take advantage of freely experiences with online capability. An innovative, blended-available collaborative settings, or find a place for quiet and delivery approach will embrace a hybrid world of content over time.reflective study. They will be able to showcase their work engagement, face-to-face collaboration and online - High-quality, fit-for-purpose and cost-effective.through presentations, exhibitions and other events. connectivity. Programmes will be time-efficient and cost- - Sustainable in both construction and operation. effective for those based locally, as well as further afield.The focus will be on enabling learning communities and applying space check-listnetworks to thrive by supporting both discipline identity and Most of today’s students have employability as their number Functionally, the campus works. It is accessible, flexible,cross-disciplinary initiatives. Central-hubs will cluster key one priority. Engagement with industry will create easy to use and maintain. It provides a combination ofresources together in primary locations, to enable high opportunities for practical experience and network different settings to meet different needs.levels of support and extended-hours access throughout the development. By observing how competent practitionersyear. Local-hubs will cluster discipline-specific resources behave in different situations, students will have the Creatively, the campus welcomes new synergies. Ittogether, to enable good levels of support and extended- opportunity to learn how to think and act as members of facilitates excellent communication by minimising barriers tohours access at key points throughout year. their chosen subject area. The impact of learning in this way interaction. It welcomes serendipitous encounters. will range from increased confidence to truly life-reaching out and inviting in transformative experiences. For many, this may be as Socially, the campus creates a sense of belonging. It isThe new campus will serve a variety of learning, cultural, important as the qualifications offered by their programmes. welcoming and friendly, the kind of place people want tosocial, voluntary, business and entrepreneurial interests, linger in. It promotes interaction and encourages laughter.across all stages of academic and professional development ensuring flexibility- students still developing their sense of place in the world, Space will be organised to support academic structures Aesthetically, the campus inspires and motivates. It isacademics engaging with industry-based initiatives and while allowing for flexibility and adaptability over time. impressive yet intimate in scale. It celebrates diversity.facilitating real-world learning experiences, industry-based Flexibility (day-to-day, year-by-year, generation-after-professionals collaborating in learning programmes and generation) will be ensured by implementing robust spatial Environmentally, the campus is conducive to health, well-other academic initiatives, local community groups and strategies, such as activity-based clustering, expand being and productivity. It promotes sustainability throughothers engaging in the life of London Met in diverse ways. +contract approach to campus, base-build+fit-out approach adaptability, efficient energy use and waste reduction.Participants will play a significant role in each other’s to buildings and fix+flex approach to settings.development as they share their experiences, developbusiness links and generate career opportunities. FiD london met ococ space model 20160503 4Tuesday, 3 May 16 Chapter 03 ..........p. age 64
Proposed Campus Space Modelspace budgespt ace model58,200 sqm gia space role space budget breakdown The role of the space model is to support London Met’s campusThe space budget for brinagcinagdeamllicacvtiisvioitnieisn osnpatocethtehat is high-quality, fit-forl-epcutruproeses,pace support 1,300Holloway campus has beeflnexsibelteaatn5d8c,2o0st0-esffqemctivgeia. T(hgeroOssCOC master-planseismainnar/tutorial space 6,460internal area). This is baseodppoonrtusnpiatycetomraoddiceallliyngrewcoonrfkigbuyre existing space tteoamcehe+tlearn 7,760London Met and building athpeprfoalilsoawlinwgosrpkabcye tphreincmipalesste: r-plan general 13% 3,230team. It will serve an estim-ateMdem8,o5r0a0ble- 1le0a,r0n0in0gsetxupdeernietnsc. es for all users. 1,180 18% 24% 43% - Intuitive way-finding. art+design studios 1,300 12% circulation teach+learn 12%Ttyhpeesp.roTphoesseedresfpleaccteLbounddgo--ent MCMaisniearddcxt’iuiessmlnatpructiiobmooruuntortfetaophgdleaioentanpcoceorfroslolpmsasrbsoothotg7errorasaustivmgopihnsamio.cbueeiltistty,oaenndhianntecreaactwioadanirrg.et+intdaeelssssitgundiwoso/rlaksbhsops 300 10%general space trends withi-n tAhcecHesigshsecrenEadruiocsatthioant esneacbtloercaanmdpus to expanrdehanedarsal+performance space 1,880the opportunities provided viacothnterascpt aotviaerl cdhayasra, wcteeerkisstiacnsdoyfears. 1,790 central computing labs functionsthe Holloway campus. - Excellent day-to-day and long-term flexibility. science labs (inc research) 680 - Support for ongoing organisational and academsipc orts 10,360 staff chatnogceoomvmerutinmicea. te & reflect science labs space1 teach+learn general 4,940 - Sustainable in both construction and operation.teach+learn special 7002 teach+learn special to make & do 1,350 6,990 study commons 6,4003 teach+learn support to inform & inspire library quiet study 8304 staff work space to collaborate & innovate library book stacks 7,230 teach+learn support 6905 central functions to support & celebrate core work space 1,730 staff commons 1,9206 circulation to connect & belong staff work space 1,3007 campus support to function well student hubs (services, union) 400 promote+showcase 6,040Detailed user briefs for each space type will be developed cateringas part of the master-plan implementation process. sports campus back-of-house central functions circulation 14,110 24% circulation 14,110 toilets, stairs, lifts, risers 5,120 10% 3 energy centre, plant 590 100% FiD london met ococ space model 20160429 campus support 5 5,710 Chapter 03 ..........p. age 65 total sqm gia (gross internal area) 58,200FiD london met ococ space model 20160503Tuesday, 3 May 16
Proposed Space Typesteach+learn - overviewgetting the basics right lecture spaces that support small group working … flat-floor spaces that support small group working …The dynamic teaching and learning environment proposed providing opportunities for making …will accommodate a wide variety of programmes via general,special and support settings. 6Provision will address the needs of current and future Chapter 03 ..........p. age 66programme requirements, in settings ranging from generalpurpose rooms to specialist laboratories, supported bylibrary and study commons designed to meet the needs ofindependent learning activities alone and in groups.All settings will prioritise getting the basics right:- Create excellent acoustics, natural light, flexible furniture, intuitive a/v, ample power and data, air-quality and temperature.- Provide convenience and choice for students via easily accessible, bookable and drop-in settings throughout the campus for collaborative learning and quiet study.- Support all timetabled learning spaces with adjacent settings for lingering and informal learning.- Make timetabled facilities easily available for student use outside of timetabled hours.- Facilitate seamless movement from one teaching and learning activity to another by supporting multi-media learning, encouraging user-owned mobile technology, providing self-help and assisted services.- Co-locate learning activities with similar space requirements to encourage cross-disciplinary interaction and resource sharing.- Provide surfaces that incorporate writable, pin-up and magnetic surfaces, while also being suitable for projecting images.- Include for furniture that is fixed and/or flexible as needed. Flexible furniture should be easily movable, reconfigurable and suitable for temporary storage.- Allow for assessment requirements.FiD london met ococ space model 20160503
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