Following tests conducted after the 2017 Grenfell Tower disaster and in consultation with residents, it was found that two buildings at Broadwater Farm would need to be demolished. The council initiated rehousing those affected, and commissioned Karakusevic Carson Architects to work with residents to develop the Urban Design Framework, a programme to build 300 new homes and refurbish 860.

 

 

Who is on the project team? 

 

• Haringey Council – Client

 

• Karakusevic Carson Architects – Lead architect

 

• East – Landscape architect

 

• What if: projects – Sub-consultant architect

 

• Beyond the Box - Engagement consultant

 

Describe the context of this project and its neighbourhood and people?

 

Broadwater Farm Estate was built in the late 1960s using a prefabricated method of construction. It embraced a modernist approach to communal housing with large linear blocks connected with ‘streets in the sky’ linking the buildings at deck level. The separation of pedestrians from the streets through the raised decks was unsuccessful, and the separation of the Estate from the surrounding neighbourhood has brought challenges too. The Estate falls between the town centres of Wood Green and Tottenham, and lacks access to amenities, as the shops and places for residents to meet and socialise fell into decline. 

 

Following tests conducted after the 2017 Grenfell Tower disaster, and consultation with residents, it was agreed that two buildings would need to be demolished. The council initiated the rehousing those affected, and commissioned Karakusevic Karson Architects to work with residents to develop the Urban Design Framework; a vision for neighbourhood improvements across Broadwater Farm. The Framework underpins a programme of building 300 new homes, and refurbishing 860. 

 

The Urban Design Framework is a strategic and cohesive approach to creating a safer and more welcoming place to live, play and visit. It sets out principles that seek to celebrate the unique architectural character and wonderful sense of community, whilst addressing some of the failings, particularly the ground floors.

 

The Framework is built on strong engagement with the local community who know their Estate best, and given the housing crisis facing the borough, the Council is delivering this ambitious programme as 100% social housing.

 

Please describe your approach to this future place and its mix of uses. How will it function as a vibrant place? How does it knit into, and serve the needs of, the wider area? 

 

The Framework establishes five principles:

 

1. Safe and Healthy Streets that encourage active travel, and make better connections to key destinations and local centres by:

 

• Simplifying the routes through the estate and improving pedestrian and cycle routes; 

 

• Transforming streets with planting, SuDs and a palette of robust, quality materials; 

 

2. Welcoming and inclusive open spaces, including:

 

• Improved sense of arrival with civic spaces in key locations;

 

• A new park at the heart of the estate, bringing together new and existing residents;

 

• Improved play facilities in every courtyard;

 

• Improved links to Lordship Recreation Ground.

 

3. Ground floors with activity:

 

• Re-locating and improving existing retail, health, community and commercial uses to celebrate community identities;

 

• All new buildings to activate existing streets and green spaces, or define new ones;

 

• Infill undercrofts to bring activity to streets.

 

• Improved lobbies and bin and bike stores for all existing homes; 

 

4. Enhanced character. New buildings improve the townscape and enhance wayfinding by:

 

• Relating scale of new buildings to existing and surrounding buildings;

 

• Enhancing existing buildings and their architectural language;

 

• Breaking down the contrast in materials between the estate and surrounding streets. 

 

5. Good Quality Homes. The following housing principles ensure residents’ priorities are met:

 

• Welcoming internal lobbies and communal spaces;

 

• Enjoyable private and communal outdoor spaces. 

 

• Flexible layouts that adapt over a lifetime;

 

• Built-in storage and utility rooms; 

 

• High quality, robust buildings to limit maintenance and running costs.

 

What is the environmental impact of the project? How will the carbon use and material impact of the development be mitigated? What is the sustainability strategy? 

 

BREEAM Communities has been adopted as an auditable strategy, assessed on a site-wide basis, considering both refurbishment and new-build. It focuses on engagement, ensuring feedback informs the design. ‘Very Good’ certification is targeted.

 

Net Zero Carbon 

 

The Energy Strategy (attached), will achieve zero carbon for regulated CO2 emissions. Passive design generates 10-15% of the carbon savings, 5% carbon reduction comes from photovoltaics. An ‘over-provision’ of new low carbon heating will supply existing homes outside the planning application boundary, offsetting carbon emissions within the application area, achieving net zero carbon. 

 

Whole Life Carbon 

 

A Whole Lifecycle Carbon (WLC) assessment (attached) was undertaken. The following measures are being implemented:

 

• CEMIIIAA in reinforced concrete = 153 kgCO2/m2 saving

 

• Aluminium-timber hybrid windows = 20 kgCO2/m2 saving compared to aluminium. 

 

• Replacing lime:mortar with a lime:sand in brickwork mix = 9.78 kgCO2/m2 saving.

 

 

Circular Economy 

 

A pre-demolition audit was undertaken. The Circular Economy Statement (attached), sets targets: 

 

• Construction and demolition – 95% reuse/recycling/recovery 

 

• Excavation – 95% beneficial use 

 

• Municipal waste – 65% recycling 

 

Ecology

 

A biodiversity net gain of (+128.87%) from 2.78 to 6.36 habitat units (see Biodiversity Net-Gain Assessment) is achieved by:

 

• Replacing grass with wild grasses and wildflower meadows; low maintenance, high ecological value solution.

 

• Protecting and adding to existing tree clusters, mitigating heat island effect.

 

• Incorporating SuDS (attached), rain gardens and permeable pavements 

 

• Installing biodiverse green roofs to new and old buildings

 

• Future-proof daylighting the culverted River Moselle beneath the Estate.

 

Describe the social impact of the project: How will this future place contribute to the economic, environmental and social wellbeing of its citizens? 

 

Local Economy

 

The Framework introduces initiatives and spaces on the Estate to improve residents’ access to work. These will boost people’s confidence and create a resilient local economy:

 

• Ground floor space for local services (hairdressers, beauty, café etc). With inclusive leases: 5-years +3-year break clause, 0-3months rent free. 

 

• Affordable workspaces on flexible monthly licenses terms that support small businesses.

 

• Maximising social value (skills and training) through the tender process, allowing residents to upskill and benefit from change.

 

Social wellbeing

 

Engagement for the Framework has supported the formation of new community infrastructure. These will lead the direction and long-term stewardship of spaces on the Estate, ensuring their integration and benefit:

 

• Community Design Group

 

Representation from various existing resident groups, to ensure that the investment best responds to the whole community’s aspirations. It provided invaluable advice and insights that shaped the proposals and will continue to do so.

 

• Lost Blocks Collective

 

A group of young people raised on Broadwater Farm, celebrating diverse resident experiences and stories. With Beyond the Box CIC, they produced a public exhibition, and a series of free creative skills workshops. www.lostblockscollective.com/exhibition-city-in-the-sky

 

• Making Space for Girls

 

By designing public space for girls, their physical and mental health can be improved, as they see themselves belonging in public spaces. In workshops led by KCA, key priorities to support young women and girls in occupying public open space emerged: safety, attractive seating areas, inclusive sports provision, play equipment for older ages, and mixed age provision.