Bream Street

Bream Street

Completed

Winner

Planning Application Link    View map

Number/street name:
Lock No.19

Address line 2:
Bream Street / Navigators Walk

City:
London

Postcode:
E3 2NP

Architect:
Allford Hall Monaghan Morris

Architect:
East architecture

Architect:
landscape

Architect:
urban design

Architect contact number:
2071515261


Developer:
London and Quadrant Housing Trust.

Planning Authority:
London Legacy Development Corporation

Planning consultant:
Quod

Planning Reference:
15/00278/FUL

Date of Completion:
05/2024

Schedule of Accommodation:
68 x 1 bed flats ; 94 x 2 bed flats ; 40 x 3 bed flats

Tenure Mix:
62% market sale ; 22% shared ownership ; 16% affordable rent

Total number of homes:


Site size (hectares):
0.85

Net Density (homes per hectare):
238

Size of principal unit (sq m):
70

Smallest Unit (sq m):
60

Largest unit (sq m):
118

No of parking spaces:
44

Scheme PDF Download



Planning History

Pre-application consultation with statutory and non-statutory stakeholders was undertaken over a period of around 20 months with the initial consultation taking place in September 2014. In particular, the design team held two consultations with the wider Hackney Wick and Fish Island community, which were well attended and fed into the design development of this regeneration scheme. A full planning application was submitted in June 2015 with a decision for approval received in February 2016. Recently, in late 2022, the London Legacy Development Corporation’s Quality Review Panel visited the scheme and undertook a further review to gauge the project’s planning process.

The Design Process

Located opposite the western edge of the Queen Elizabeth Olympic Park, Bream Street delivers regeneration in the Fish Island area through a residential-led, mixed use development with permeable public space adjacent to the Lee Navigation.
The scheme consists of:
• Demolition of a post-war commercial building on the southwest corner of the site.
• Decontamination of a historic industrial site.
• Development of seven new buildings.
• Shared amenity gardens.
• A new public pedestrian route connecting Bream Street to the canal with vistas of the London Stadium.
• Refurbishment of the historic Old Ford Lock canalside public realm.
The Stour Road Building (by East Architects), Garden Building, Canal Building, Lock Building and Bream Street Building are predominately residential, while the Dace Road Studio Building and Gatehouse Building are exclusively commercial. The residential blocks provide 202 new homes and are designed to include a good proportion of 3-bedroom homes for families. London and Quadrant, being a social housing provider, ensured that 50% of the family homes are assigned to the affordable rent tenure.
The positioning of each building responds to the wider context including the canal, site permeability, existing trees, street frontage and key views. Furthermore, building orientation maximises daylight and reduces overshadowing to gardens between the blocks. As a result, the masterplan delivers a series of building which are set around three shared gardens and a new internal public street while engaging with the various boundary conditions in a positive way.
The gardens were designed to be communal and accessed via the east-west pedestrian route (Navigators Walk). The character of these gardens is more intimate and specific to their use which includes organised play, informal play, relaxation, communal meeting spaces, growing areas, or ornamental green spaces.
By creating a special place to live and work, Bream Street contributes to the wider regeneration of east London.

Choose a few key elements you want to promote

The masterplan varies in height, with taller buildings located towards the canal and lower buildings towards the conservation area. The architecture, aesthetic and character of each building is different, thereby adding to the richness of the masterplan and Fish Island. Furthermore, the brief was developed with the LLDC and wider community to provide a standalone retail unit and four-storey affordable maker space building. The project team also agreed with the client to extend the landscape works outside the project boundary to include an area adjacent to the Lock, which provided amenities for the boating community and improved the canal’s infrastructure.

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Scheme Information

Type

  • Multi-Aspect Apartments
  • Mansion Block

Size

  • High density
  • Medium density

Cost/ownership

  • Affordable
  • Private Ownership
  • Shared Ownership
  • Mixed Tenure
  • Mixed Use

Planning

  • Urban Regeneration

Construction/Design

  • Brickwork
  • Contemporary Design
  • New London Vernacular
  • Modern methods
  • Off-site

Sustainability

  • Conversion / extension / retrofit

Outdoor areas

  • Private Terraces
  • Biodiversity
  • Garden

Surrounding Area

  • Landscape
  • Communal Spaces
  • Play Spaces
  • Public open space

Specialised

  • Wheelchair
  • Community

Sustainability

At the time of technical design, Bream Street was already pushing the boundaries of low-carbon design. The project’s ambition for low-carbon design not only came from the requirement to reduce carbon emissions set out by the planning policy but also from the client, as they considered end users’ long-term, low-carbon lifestyle. The scheme at planning proposed significant energy efficiency measures, such as a Combined Heat and Power system and a photovoltaic system to achieve the required carbon emission reductions set out in the planning policy. The strategy followed the Greater London Authority’s Energy Hierarchy and achieved 49.37% improvement in CO2 emissions over Building Regulations 2013 Minimum Requirements. The carbon emissions baseline for the scheme was identified at 283,926kgCO2/yr for space heating, domestic hot water, lighting, and auxiliary (regulated emissions). To ensure compliance with the planning requirements the scheme needed to reduce its carbon emission by 127,767kgCO2/yr. Bream Street’s low carbon lifestyle considerations included: • The majority of the buildings were designed as highly insulated, loose fit and long life with reinforced concrete slabs and columns, allowing internal layouts to be adaptable. • Each floorplate in the affordable workspace building was designed accommodate one unit or nine smaller units. Furthermore, operating costs were considered with large windows to maximise daylighting and openable vents for natural ventilation. • Provision for electric vehicle parking (including 21 accessible spaces). • Convenient and secure bike parking for all blocks. • The landscape ‘stitches in’ to the existing canal side public realm with specific improvements that consider and integrate the Old Ford Lock. • On site convenience store unit considered. • Multiple shared gardens including convenient play, family spaces and growing spaces (47% open space). • On site staff with caretaker office to interface with community. • Future district heating connection.
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