Heathrow City A Liveable Landscape June 2014
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Heathrow City
A Liveable Landscape
June 2014
Contents London Context 7 City East | City West 8 Analysis10 Commuting at Capacity 12 Bagel Rail - Outer Orbital 14 Strategic Components 16 Coast to Coast - A Regional Context 19 Polycentric Regionalism 20 M4 Corridor 22 Silicon Alley 22 Growing a Context 25 A Framework of Layers 26 Framework Masterplan 28 Culturalising the Site 30 Culturalising the Site 32 Growing a City 35 Polycentric Growth 36 Sequencing38 Civic Centre 40 Heathrow Exchange 44 Technology Campus 48 Industrial Land 54 Dwelling56
Introduction
Heathrow moving | London growing
The year is 2035, and Heathrow Airport has
been given the chance to redevelop. The
Thames Hub has opened, and is ready to take
over as the UK ’s primary hub airport, leaving
1,540ha of developable space in west London.
Heathrow has the opportunity to be a
cultural, social and economic focal point, and
to not just be homes at the end of the metro
line. This document outlines the vision to
create a new Heathrow City, compiling culture
& leisure, retail & business, and residential
neighbourhoods to make a liveable, diverse
and exciting place to live and work.
Food production
Dwellings
Employment
CITY WEST
Education / conference
Leisure
a liveable landscape / Heathrow City
5
THAMES HUB AIRPORT
London Context
City East | City West
Time Based Urbanism However, equally it demonstrates that
there is no singular big bang urban solution.
Direct comparisons can be drawn between the The regeneration is in the form of a series
closure of London’s commercial docks and the of projects, major and minor, exacted
closure of Heathrow. Both constitute singular over the long-term – indeed ongoing -, is
industries, both have exclusive control over multi-gestational, and to varying degrees
large swathes of land, both closed overnight, opportunistic. It is important to note that
both have left indelible urban marks on the to date the regeneration of the Docklands
city. has weathered five recessions, with
The ongoing redevelopment of the former redevelopment continuing.
Docklands and its associated hinterlands, City Central to the successful delivery of
East, servers as a case study in the nature, Heathrow, will be the development of a
challenges and opportunities of large-scale flexible framework whose vision is de-couple
post-industrial redevelopment within the from a specific timeframe. The ability to
mature metropolis. flex delivery in response to opportunities,
The redevelopment of the Docklands accelerate and decelerate delivery as
clearly demonstrate the scale of the necessary will prove to be its success.
opportunity, which seeded the delivery
of infrastructure and major resources-
Docklands Light Railway, Canary Wharf,
Surrey Quays shopping centre, London Arena,
London City Airport, ExCeL Exhibition –
benefiting the wider community and London.
Further, the London Docklands Development
Corporation (LDDC) is credited with the
delivery of 120,000 jobs and over 24,000
houses.
CITY WEST
a liveable landscape / Heathrow City
9
CITY EAST
CAZ
Radial London
Analysis London’s movement infrastructure
is radial
Today Heathrow represents an infrastructural Connections in London emanate from its
void within a mature landscape context. In centre, and focus on feeding its Central
essence, Heathrow is an inert landscape – Activities Zone (CAZ). London’s suburbs,
ecologically and culturally. Metroland, and its satellite (new) towns all
sit on radiating routes linking them to the
CAZ, reinforcing Central London as a regional
gravity model.
Much work has been done to link London
in an orbital manner: the M25, the North and
South Circular, and the recently completed
London Overground loop.
Polarisation
London’s network of 217 Town
Centres are currently going
through structural change.
Retailers are concentrating activities within
larger centres, and are increasingly seeking
to serve larger population catchments from
larger. The ‘polarisation trend’ is also in-part
driven by customers, who have become more
discerning and are increasingly prepared to
travel further afield. Combined, these factors
mean that there is a concentration of retail
expenditure in a smaller number of larger
centres.
Spurred Heathrow
Heathrow is a spur: Heathrow
has excellent public transport
connections with central London,
via Paddington.
Heathrow feeds and is fed by London, nothing
else. Regular fast services exist connecting
Heathrow to Central London. However, the
public transport connectivity north and south
into Outer London, are limited. Indeed, it is
invariably faster to travel into central London,
switch radial lines and travel back out to
Outer London. Equally, Heathrow ’s public
transport relationship westerly are similarly
limited / restricted.Nat
Mot
BRENT CROSS
STRATFORD
SHEPARD’S
BUSH
CROYDEN
National Rail
a liveable landscape / Heathrow City
Motorway
11Commuting at Capacity
London is reliant on tidal
commuting
Currently commuting patterns are CAZ -
centric, with commuters heading into the
centre in the morning, and out again in the
evening, leaving huge capacity in the opposite
direction - Tidal commuting flows.
A Heathrow-centric model would be a
step towards a truly polycentric London, both
in terms of character and economic, with
commuters moving in all directions, based
on upgrades to the local rail network. The
holistic redevelopment of Heathrow offers
the opportunity for it to be at the centre
of a major movement node, facilitating
connectivity in all directions everywhere13 a liveable landscape / Heathrow City
Bagel Rail - Outer Orbital
Heathrow provided the opportunity
to instigate the delivery of the Rail
Bagel.
London’s recently completed inner -
ring provided a step towards powering a
polycentric London network, and another
step can be taken by knitting together an
outer -ring. As acknowledge by Boris Johnston
in his 2008 election manifesto, usable public
transport connectivity between outer London
centres remains wanton. The redevelopment
of Heathrow provides the opportunity to
deliver tangible public transport links to
Uxbridge, Staines and beyond.
HARR
UXBRIDGE
Reading
HEATHROW CENT
HEATHROW WESTMILL HILL EAST
HARRINGAY
GREEN BARKING
HARROW- ON-THE-HILL LANES
HEATHROW CENTRAL MILL HILL EAST
River Thames ABBEY WOOD
THROW WEST HARRINGAY
GREEN BARKING
UXBRIDGE HARROW- ON-THE-HILL LANES
HEATHROW CENTRAL
KINGSTON HEATHROW WEST
River Thames ABBEY WOOD
WIMBELDON
KINGSTON
National Rail
WIMBELDON
National Rail National Rail (reinstated)
BROMLEY National Rail (reinstated)
BROMLEY
Overground Overground
Overground (proposed)
Metropolitan Line Overground (proposed)
EAST CROYDEN Northern Line
New Rail Metropolitan Line
EAST CROYDEN Northern Line
New Rail
EDGWARE
GOSPEL OAK
OW- ON-THE-HILL BARKING
LIVERPOOL
STREET
OLD OAK PADDINGTON
COMMON
TRAL
ABBEY WOOD
CLAPHAM
JUNCTION
KINGSTON
WIMBELDON
THAMES HUB AIRPORT
BROMLEY
a liveable landscape / Heathrow City
Major rail
EAST CROYDEN
HS1
HS2 (proposed)
Circle Line
Inner Orbital
Bagel Rail
Cross Rail
15Strategic Components
Heathrow will be defined by Time
based urbanism
The city is constructed, and defined,
out of large-scale pieces of infrastructure,
which operate at a regional level. Research
demonstrates that these items, and large-
scale global events, are used to seed and
nurture the growth of the city, prior to their
redeployment elsewhere for utilisation in
further propagation. The redevelopment
of Heathrow offers the opportunity to
create a time base urbanism process, which
proactively engages with the reconfiguration
of London’s strategic components.
Assets fr
Assets from CA
Earls Court re
CITY WESTrom City East relocate to City West
AZ relocate to City West London City Airport relocates to Thames Hub Airport
elocates to City West
CAZ
EARLS COURT
CITY EAST
THAMES HUB AIRPORT
a liveable landscape / Heathrow City
Heathrow Airport relocates to Thames Hub Airport
17Coast to Coast -
A Regional
ContextPolycentric Regionalism
London operates as a centric The continued reinforcement of Central
gravity model within a polycentric London as a gravity model has a number of
region tangible impacts limiting opportunities for
citizens and limiting growth. The need to
Greater London’s employment is heavily access resources and jobs centrally endues
focused on inner London. This is particularly a reliance on radial commuting – tidal
the case for offices, and the current trend movement. Tidal movement is an inefficient
continues to further centralise employment use of infrastructure, generating avoidable
space. Research shows that the current travel and pollution. Furthermore, an
market, residential values nearly always economy constructed on commuting limits
trump all major uses bar primary retail. The certain sectors of the populations ability to
result is a continued loss of business space access distant opportunities.
to residential, which further exacerbates the
concentration of workspace. The impacts of tidal commuting can be
observed at both a metropolitan and regional
scale.
Abercrombie Satellite Towns London-centric New Towns
2. STRATEGIC OPPORTUNITY
STEVENAGE
ABERCROMBIE’S SATELLITE TOWNS
Population 84,000
2,600Ha
HA
WELWYN GARDEN CITY Po
Population 43,000 3,0
HEMEL HAMPSTEAD
Population 81,000
BRACKNELL
Population 53,000
The Abercrombie Plan outlined a vision of satellite Many of these satellite towns becam
towns, all with a relationship to London commuter belt to LondonPolycentric Regionalism
PETERBOROUGH
NORTHHAMPTON
CAMBRIDGE
BEDFORD
ARLOW
opulation 82,000 MILTON KEYNES
000Ha COLCHESTER
AYLESBURY
HARTFORD
HARLOW
CHELMSFORD
OXFORD
WATFORD BASILDON
HIGH WYCOMBE
SWINDON
SLOUGH SOUTHEND
READING &
WOKINGHAM
NEWBURY CHATHAM &
ROCHESTER MARGATE
BRACKNELL
MAIDSTONE
BASILDON BASINGSTOKE
CANTERBURY
Population 100,000
ROYAL TUNBRIDGE WELLS ASHFORD
CRAWLEY-
WINCHESTER GATWICK
HASTINGS
SOUTHAMPTON- BRIGHTON &
EASTLEIGH CHICHESTER HOVE
a liveable landscape / Heathrow City
PORTSMOUTH EASTBOURNE
WORTHING
BOURNEMOUTH-POOLE
me a reality, and form the An analysis of commuter patterns shows London to be the
primary focus, but that better links between the satellites
would relieve pressure on the capital’s commuter routes
21M4 Corridor
Technology industries fill the M4 corridor, serviced
SWINDON
by the motorway, and also by Heathrow Airport. These
industries provide a huge potential for the UK .
BRISTOL M4
REA
NEWBURY
BASINGSTOKE
International
technology based
business
Silicon Alley
Heathrow becomes a global hub for
Technology Research, becoming the raison
SWINDON
d’être for Technology Footloose industries to
be here – need is paramount.
BRISTOL M4
RE
NEWBURY
BASINGSTOKE
International
technology based
businessCAZ
ADING
HEATHROW
International
technology based
business
HEATHROW
EADING CAZ
THAMES HUB AIRPORT
a liveable landscape / Heathrow City
Centres of
excellence for
technology
23Growing a Context
A Framework of Layers A framework is borne out of a pragmatic reading of the site The Heathrow site is inherited as ecologically and culturally inert. Certain existing features, and also historic features, are used to ignite ecological and cultural diversity, to create a liveable landscape. These features are categorised into layers: subterranean, retained buildings, landscape, and surface connections. This framework forms the basis for development, and creates a context for the new Heathrow.
Surface Connections
A network of
streets connecting
neighbourhoods and
centres across Heathrow
that draws on historic
local connections.
Landscape
The ecologically inert
Heathrow is transformed.
Culverted rivers are
given back their original
routes, and contaminated
land is forested to aid the
clean up process and link
the context of green field
sites.
Retained Buildings
Terminal 5, its sub-
terminals, and its
adjacent hotel; Terminal
2 and it’s sub terminal;
Technical Blocks A &
B; Hatton Cross tube
station; and the freight
terminal are all retained.
Subterranean
Existing transport
links are augmented
and linked to the new
a liveable landscape / Heathrow City
bagel rail. Baggage
tunnels are reused to
house computer servers
for the works above,
in an optimally cool
environment.
27Framework Masterplan A non-time-dependant framework, persistent at all periods, designed to ensure a quality and equitable environment within which to inhabit The proposal is to produce a non-time- dependant framework. The framework is a trajectory instead of having a definitive endpoint. In doing so, it can be more flexible than policy and reactive to market interest. We believe that somebody residing within the framework, at any point in time, will find themselves in a qualitative, sustainable and sustaining environment, that will only be further improved once more of the framework is delivered.
29 a liveable landscape / Heathrow City
Culturalising the Site
Readying the site, growing cultures, Our research suggests that it is highly
creating jobs, developing an likely that the site is heavily contaminated.
economy Principle contaminates are likely to be in
the form of hydrocarbons from aviation fuel,
Currently Heathrow is inert, deliberately so and glycol from de-icing/anti-icing fluids.
in support of aviation activities. Key to the Contamination will invariably exist within the
future success of Heathrow City, will be the soil and substrates of the site, as well being
evolutionary transition from functioning found within the asphalt and concrete of the
airport environment to a fully culturalised runways, aprons and hard standings.
terrain capable of sustaining ecosystems. This
transition will be will be long-term and multi- Rather than hard-engineering solutions,
gestational. we propose a series of interrelated systems,
designed to deliver a habitable site, provide
Upcycled materials used in construction
Cleansed aggregate used in
construction of suds system
Cleansed aggregate used to
manufacture building materials
Materials to be
upcycled / recycled
Contaminated runways, aprons
and hard standings mined and
treated with enzymes
Ground remediation through the
Bioremediation Systems planting of trees and coppicing
Wet SystemsA series of interrelated systems
Ethanol capturedfrom cleansing
process used to power CHP
Ground excavated from rerouted river
used in construction of suds system
Biomass used to
power CHP
Rainwater collection used in
greywater systems
a liveable landscape / Heathrow City
Waste is seperated. Solids fuel CHP plant,
liquids are fed into the reed beds
Grey water from reed beds used
in greywater systems 31Culturalising the Site
Future-proofed dwellings and the site will build an ecosystem, provide
culturalising the site biomass and employment through coppicing.
We propose to mine the contaminated
Remediating the contaminated site in-situ, hard-standing, process it on site, using
using natural systems where possible is of enzyme cultures, provide biofuel from
invariably less expensive, less intrusive and ethanol and employment and then reuse the
more environmentally responsible than decontaminated aggregate in the construction
removal or burial. These systems will produce of the various structures on the site.
by-products and employment opportunities,
which will establish an local micro economy. All activities will form research synergies
with the Technology Campus through research
We propose to remediate the contaminated and knowledge exchange, creating further
ground through bioremediation, the planting employment opportunities and ensuring a
of trees, which in addition to cleansing framework for learning and dissemination.
Energy Systems
Cultural SystemsElectricity generated by CHP powers
dwellings, offices and food production
Surplus heat generated by CHP and office space is stored in inter-
seasonal heat stores and used to heat dwellings and in food production
Research and practice knowledge interchange
Employment opportunities
a liveable landscape / Heathrow City
Local food production
33Growing a
CityPolycentric Growth
A global interchange of knowledge into a new neighbourhood centre, offering
urban expansion to East Bedfont around
Heathrow becomes a collection of centres, the existing London Underground station.
each with a unique emphasis. Along the northern edge previously restricted
In the heart, Heathrow Central provides residential development can occur into the
a civic centre, including a retail hub and Heathrow site.
focus for dense residential development.
To the west, Heathrow Exchange offers an
international exhibition and conference
centre, and to the east there is a new
Technology Campus. The freight terminal
is converted and offers much needed light
industrial land, and terminal 4 is transformed
Heathrow West
A Network of CentresHeathrow Technology Campus
Heathrow Central
Stanwell Freight Terminal East Bedfont
a liveable landscape / Heathrow City
37Sequencing
Strategic sequencing to optimise its centre, before transferring the focus of
liveability at every step development to its new centres. An enormous
part of these major works is forestation. This
The developable potential of Heathrow is helps with bioremediation of the site, but also
huge, but so is the physical task of creating creates fuel for CHP units, and importantly
a liveable community from it. Earthworks, a green context for urban development to
decontamination, infrastructure development inhabit.
and renovation will all have to occur to create
the new Heathrow. It is vital that when new
residential led development is placed into
Heathrow it is given a liveable context from
day one onwards. Beginning by growing
the fringes of Heathrow into the site offers
the opportunity to begin major works atGrowing the edges
Existing neighbourhoods at Heathrow ’s
former site edge are given breathing
space to expand, and East Bedfont
neighbourhood centre is created on the
site of Terminal 4. The freight terminal
is converted and retained to ensure
continued local employment.
Streets & Waterways
A network of streets connecting
neighbourhoods and centres across
Heathrow are created, and previously
culverted rivers are given back their
original routes.
Forestation, Mining and Heathrow
Technology Campus
Forestation is used to clean up the
contaminated grasslands of Heathrow,
whilst the hard surfaces are mined.
Heathrow Technology Campus is created,
giving the UK a global quality research
centre, and adding a new employment
focus for Heathrow.
Heathrow Civic Centre and
Heathrow Exchange
Terminal 2 is converted to become a civic
centre and retail centre, and Terminal
5 is converted to become Heathrow
Exchange, a world leading conference
and exhibition centre drawing on
Heathrow ’s global brand.
Intensification
The centres for growth are given further
opportunity to expand and intensify.
a liveable landscape / Heathrow City
Forested areas provide a context for
urban development, and Heathrow
matures.
39Civic Centre Heathrow Technology Campus Heathrow ’s new civic centre is the Heathrow West Heathrow Central focus for dense urban development The former terminal 2 building is renovated to Stanwell Freight Terminal East Bedfont become a civic centre and retail hub. It forms the heart of the new community at Heathrow Central, sparking urban development.
Existing Proposed
departures theatre
arrivals retail / cafe / restaurant
security / ancillary office
public transport civic
ancillary
a liveable landscape / Heathrow City
41Heathrow Central Brent Civic Centre National Assembly for Wales, Cardiff
Heathrow Central
a liveable landscape / Heathrow City
St Andrews, Tower Hamlets St Andrews, Tower Hamlets
43Heathrow Exchange Heathrow Technology Campus Heathrow ’s international exhibition Heathrow West Heathrow Central and conference centre The former terminal 5 building is renovated Stanwell Freight Terminal East Bedfont to become an international exhibition and conference centre. The nearby hotel is retained, and the excellent links to rail and road infrastructure are used to satisfy its global popularity.
Existing Proposed
departures exhibition centre
arrivals external exhibition space
security / ancillary retail / cafe / restaurant
public transport office
car parking ancillary
public transport
car parking
a liveable landscape / Heathrow City
45The creation of a new primary exhibition and conference centre for London London needs a global exhibition centre and terminal 5 is perfectly placed to satisfy the architectural demands. ExCeL , Newham
a liveable landscape / Heathrow City
Transfer from airport mode to
exhibition centre
47Technology Campus Heathrow Technology Campus
A technology campus to satisfy Heathrow West Heathrow Central
London’s global status for scientific
research and development Stanwell Freight Terminal East Bedfont
In the east of the Heathrow site Technical
blocks A and B will become the focal point for
a new technology campus.
London is a world leader for technological
development in many areas. A new campus
with good links to the Thames Hub and also
to existing technology industries on the M4
corridor would create a consolidation of
knowledge and research in a fast growing
field.
Technical Block A before its extension
Technical Block A as it is todayExisting
warehouse
office
parking
Proposed
research centre & micro-manufacturing
education & research office
parking
a liveable landscape / Heathrow City
Technical Block C as it is today
49RDM, Rotterdam Large-span sheds reused for light industry and office space
Q Stores, Sydney
a liveable landscape / Heathrow City
Skyways, Liverpool
Large-span sheds reused for light industry and office space
51Heathrow Exchange Fulton Market cold store Fulton Market cold store, proposed conversion
Heathrow Exchange
a liveable landscape / Heathrow City
TU Delft Campus, The Netherlands Campus du plateau de Saclay, Paris
53Industrial Land Heathrow Technology Campus
The development of important Heathrow West Heathrow Central
industrial land for London
Heathrow ’s current employment base Stanwell Freight Terminal East Bedfont
is the airport and its freight terminal. The
conversion of the freight terminal from air
to road would retain jobs in the short term,
whilst development of the area to become
light industrial land for London would create
a long term employment base.55 a liveable landscape / Heathrow City
Dwelling Heathrow Technology Campus
Heathrow West Heathrow Central
Self-build
Stanwell Freight Terminal East Bedfont
Dwelling within the framework is
considered antonyms Emergent trends:
The framework is designed to accommodate —— Cosmopolitan London +
differing typologies of dwellings, at varying —— Urban living +
densities across time. Crucial is its ability
—— Suburban living -
to absorb change, accommodate future
—— Population +
trends / technologies and living aspirations.
Rather than try to speculate of a singular —— Density +
future dwelling typology and associated —— Residential rental market +
lifestyle, the framework has been geared —— Multiple occupation +
to accommodate and adapt to emergent
—— Self-build +
trends, thus ensuring its robustness – future
proofed. —— Community build +
—— Private amenity +
—— Public amenity +
—— Sustainability +
Self-build
Research demonstrates that there is
continued, and growing, interest in
self-built housing. One of the biggest
obstacles is availability of land, which
limits both individuals and collective
aspirations.
Custom Build Housing
Custom Build Housing is a major form
of delivery within many European
countries. Engaging Custom Build
within Heathrow offers a mechanism
to increase the delivery of housing,
capture latent interest and coupled
with the scale of opportunity, warrants
the creation of on-site manufacturing.Community-led
development
St Clements, London: East London
community land trust consultation
walk-around of the site. The East
London Community Land Trust with
its development partner is currently
developing the first urban community
land trust in the UK , designed to lock
in affordability for perpetuity.
Temporary Housing
Early pioneers seeding culture and
creating intrigue. The ability to inhabit
the site early, and trial dwelling patters
and strategies will allow for live in-situ
testing and evolution of the framework.
Temporary housing can be utilised in
differing areas of the in order to seed
urbanity.
Development Corporation
Delivery and capacity are at the
heart of London housing crisis. The
facilitation of new delivery models
coupled with new entrants is key to
up-scaling output. The scale of the
opportunity offers the possibility
of creating bespoke development
vehicles, delivering housing and
providing further employment.
Developer -Led
The redevelopment of Heathrow will
be reliant on engaging meaningfully
with developer led deliver. Key will
be the creation of a functional urban
a liveable landscape / Heathrow City
framework into which developers can
contribute to dwelling production and
the delivery of urbanity.
57Growing Density Growing urbanity through intensification Given the scale of the site, and the potential development timeframe, central to the delivery of dwellings will be the ability to meaningfully accommodate differing types of urban form, coupled with the ability to intensify. Pre-Airport Intensifying The natural clustering and linear extrusion Growing intensity, delivering urbanity, whilst of dwellings and activities around key nodes maintaining a meaningful relationship to the within the framework. structural landscape framework.
D. Escober
Extruding Clustering
Gearing infrastructure delivery to run Growing urban clusters set within the
marginally ahead of development, extruding structural landscape. Clusters are serviced
urbanism along principle streets whilst with infrastructure pegged to density
feathering in. thresholds.
a liveable landscape / Heathrow City
59Residential feathers out into structural Single family housing set within an urban
landscape, creating a synergised relationship framework, building a relationship with a
shared landscape to safeguard quality
A Heathrow residential developmentUrban edges, dwellings defining and An equitable urban movement network
characterising urban enclosure defined by urbanity
a liveable landscape / Heathrow City
A Heathrow residential development
6163 a liveable landscape / Heathrow City
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