JHERA community housing proposal aims to promote sustainable living

Jesus Hospital Estate Residents’ Association
Sustainable living for the JHERA community

February 2007

01 Jesus Hospital Estate Residents’ Association February 2007
Sustainable living for JHERA community

Contents

02 Section One: Introduction
03 JHERA
04 History
05 Consultation

06 Section Two: The Brief

09 Section Three: Design Proposals
10 Design statement
11 Location
12 Drawings
19 Artist’s impressions

20 Section Four: Cost and Structure
21 Quantity surveyor’s report
22 Budget breakdown
23 Structural considerations

24 Section Five: Environment and Community
25 Promoting green roofs, roof terraces and roof gardens
26 Mayoral support for environmental and community improvements
27 Renewable energy generation and energy efficiency
29 Community projects

Credits

Concept and design Environmental strategy
Theis + Khan Architects XC02
22a Bateman’s Row, London EC2A 3HH 1-5 Offord Street, London N1 1DH

Budget Proposal design
Steven Cuddy Rob Riche
1 Cobham Court, Chester Close, London SW1X 7BE www.robertriche.co.uk

Structural and surveyor’s report Project committee
F J Samuely and Partners Wanda Briggs, Carol Budd (Chair of JHERA), Sarah Kafala
Celtic House, 33 St. John’s Mews, London WC1 Email: chair@jhera.com Web: www.jhera.com


Section One: Introduction


JHERA

The Jesus Hospital Estate in Bethnal Green encompasses 321 houses within the
borders of Wellington Row, Durant Street, Columbia Road and Ravenscroft
Street. The Jesus Hospital Estate Residents’ Association (JHERA) was formed in
1979 with the objectives:

a. To promote the exercise of the tenants’ rights and improve housing
conditions and the environment of the Estate
b. To encourage community spirit and organise social activities
c. To represent the interests of residents in consultation with other bodies.

JHERA has now been a working Residents’ Association for nearly thirty years
and has held this same constitution ever since its inception.

Over the years, various improvements have been made to the properties on an
ad-hoc basis; the most important of these was the internal bathroom. This,
however, reduced most of the houses from a three bedroom dwelling into a two
bedroom one. The turnover of families moving out due to lack of room was
beginning to erode the community. In May 2003 an idea originated by local
architects Patrick Theis and Soraya Khan was moved forward – to create a
sympathetic roof level extension that would enhance the neighbourhood and
increase housing density. They volunteered, in discussion with a committee of
residents, to draw up a scheme.


Brief history of the area

The Jesus Hospital Estate was established as a charity by James Ravenscroft in
1679, the original land being farmland. The first houses were built in 1822
when it was “the desire of the Charity to erect buildings in keeping with a more
civilized lifestyle”.
These houses were, however, of such poor quality that they had to be torn
down and rebuilt in 1862. During the Second World War, many of the houses on
the estate were bombed and destroyed. Many were rebuilt but some were simply
cleared to make way for open spaces like Ion Square.
In the 1960s the area was considered by London Borough of Tower Hamlets
for clearance and demolition but a spirited defence from the Charity and local
residents prevented this from happening.
Again, in 1971, an application was made by the GLC for a Compulsory
Purchase Order which would designate five areas of the Estate as clearance areas
resulting in the demolition of 190 houses. After a lengthy public enquiry held at
Bethnal Green Town Hall in October 1972, the only area finally designated for
clearance was the area now know as Jesus Green.
After nearly 300 years, the Charity offered the freehold of each property to
those existing tenants who could afford it or to some other landlord.

The protection of the neighbourhood (as observed in historical references)
remains to this day with local residents strongly supporting the residents’
association, JHERA, and actively participating in local issues and events.

Above: Quilter Street in 1900s.
Left: Linda Wilkinson’s book on
the history of the area.


Consultation

In September 2003 a questionnaire, designed simply to assess whether the
residents were in favour of pursuing the idea of a roof level extension, was
distributed to all 321 houses on the Estate. The results were analysed at the
Max Lock Centre, which specializes in community led projects, at Westminster
University. The analysis showed that the majority of resident respondents are
in support of the roof level extension. The elected committee of JHERA drafted
in a sub-committee and this group collated all the information.

After a period of reflection and research and bearing in mind the original brief,
an environmentally friendly design was then developed.

With overwhelming support for the idea, it is the intention to seek the
London Borough of Tower Hamlets’ approval for a combined residents
planning application.

Note: The Max Lock report is available on request from the Chair of JHERA.

06 Jesus Hospital Estate Residents’ Association 20th December 2006

Section Two: The Brief


The Brief

The primary aim of creating a roof level extension is to optimise the
existing buildings with a uniform, modern, environmentally friendly addition
maintaining the uniqueness of the neighbourhood. At the same time this
will increase the density of the dwellings to meet with the increased need for
housing capacity in the borough, in line with Mayor Ken Livingstone’s statement:
“Well designed higher density housing is crucial to my vision for London…
both well designed contemporary housing and the Victorian terraces of a
typical London street can deliver just as high a density as many tower blocks.
These are the places where a mixture of uses - living, working and relaxing -
generate character and vitality.”


The aims of creating a roof level extension are to:

• maximise available space to accommodate growing families or to provide
the possibility of home working.
• increase the stability of the community, which might have a knock-on effect
in raising the level of local services eg schools, GP services, etc.
• increase housing density
• enhance local biodiversity and water conservation
• replace original third bedroom lost to indoor bathroom
• maintain a family-oriented area by creating family-sized housing and
allow for diversity in central London location [non-white households
tend to be larger than white households]
• maintain a ‘unique’ sense of community spirit and enhance
the local ‘rich mix’
• show that change can be good and modern ideas can be applied
to historical situations and buildings
After careful consideration as to the character of the buildings and after a
consultation period, a design was proposed that would enhance the existing
buildings as well as offer an opportunity to implement environmental options,
often only associated with new builds. It was also felt that since the greatest
number of respondents to the questionnaire indicated that it was the sense of
neighbourhood that they valued the most, if an element of this could be
included, so much the better.

3rd Floor extension Proposal document

Section Three: Design Proposals


Design statement

The proposal is for a lightweight extension at roof level to provide additional
accommodation for the existing two storey houses. The extension creates
approximately 23m2 or 246ft2 extra floor space.

The design and construction of the extension is to follow sustainable principles
to create a building with low energy needs and small carbon footprint.

The intention is that the external design for the extension is standardised under
a design licence to ensure overall uniformity of appearance and the highest
quality construction. It is proposed that the shell of the extension is made off site
by a specialist company. The walls and roof would be laminated timber panels
using renewable resources which are then clad externally with insulation and
weather proof coverings. A planted roof is proposed to slow water run off and
enhance the biodiversity. Roof mounted solar and photovoltaic panels are
incorporated to supplement water heating and electricity. A combination of
zinc cladding and double glazed windows is proposed for the walls. This
prefabricated unit can then be installed with the minimum of disruption.

The extension is set back from the front wall to minimise its visual impact.
This creates a new roof terrace behind the existing front parapet wall accessed
via double glazed doors. The proposed flat roof keeps the height of the
extension as low as possible. The extension is set away from the chimney stacks
to avoid the need to alter their height. Taller chimney pots would be fitted to
live flues as necessary. Storage would be created below the new gutter against
and between the chimney stacks. This storage could accommodate water
recycling equipment.

Internally there are various alternative arrangements ranging from one single
room to a main front room with smaller back room.


Location within London

Site plan Proposed allotments and
Community Recycling in
Ion Square gardens

Hackney Road Columbia Road

Proposed energy efficient, roof-level extension
to all houses incorporating a terrace, green roof,
and renewable energy generation


Ground floor plan
Existing


First floor plan
Existing

First floor plan
Proposed

New stair over existing
to new roof level


Roof plan
Existing

Second floor plan
Proposed option A:
Single space with front roof terrace.

New stair over existing
to new roof level


Second floor plan
Proposed option B:
Double bedroom with roof terrace at front.
Bathroom and services storage at rear.


Section
Existing

Section
Proposed
Glazed doors to
terrace at front

Highly insulated green
roof with solar and
photovoltaic panels

New stair over
existing to roof
level


Front elevation
Existing

Front elevation Extension set away Green roof with solar
Proposed from existing and voltaic panels
chimney stacks

Glazed doors to
terrace set back
behind existing
parapet wall


Rear elevation
Existing

Rear elevation
Proposed


Artist’s impressions
Section across typical street Roof extensions set back from
front wall to minimize impact on
street and create terrace space

Aerial view

Prefabricated unit ensures high
quality construction and
minimizes site disruption
Glazed doors to
front terrace space

Highly insulated green
roof with solar and
photovoltaic panels


Section Four: Cost and Structure


Quantity surveyor’s report

The total budget estimate for all works associated with the extension for each
house is approximately £65,000.

Construction would be in three stages:

Stage 1
Replacement of existing roof with new floor and adaptation of
existing brick outer walls and chimney stacks.
Stage 2
Installation of timber wall and roof panels and double glazed
windows and doors followed by roof covering and external wall
cladding including insulation.
Stage 3
Internal fit out and finishes including new stair connection
with the existing first floor.


Budget breakdown per house

Preparatory works
Scaffolding and protection 4,000
Remove existing butterfly roof retaining ceilings below 1,200
Raise party walls (1Nr. Per property) 2,500
Raise rear parapet wall 1,000
Repoint and repair internal faces of all retained brickwork 1,300
New structural deck to take prefabricated addition 4,000
New waterproofing to structural deck and
connection to existing hoppers 6,000
Preliminaries 2,500

Total 22,500

Prefabricated unit
Solid timber building to form single storey addition 15,000
External walls finished and watertight 1,500
Glazed sliding screen to front elevation 4,000
Roof finished with sedum on single ply membrane 4,000
Craneage and installation 3,000

Total 27,500

Integration works (minimum requirement)
Trim ceiling joists and install new staircase 4,000
Provide new electrical installation 4,000
Wall and ceiling finishes 3,000
Upgrade all internal doors to fire doors 2,500
Skirtings trims and architraves 500
Decorations 1,000

Total 15,000

Basis
The above estimate is based on current tender prices.

Exclusions
No allowance has been made in the costs for VAT or
Professional, Legal and Planning fees.


Structural Considerations

Single storey rooftop extensions are common throughout the London area. An
essential component of the financial viability of such proposals is that the
existing structure should be capable of accommodating the new loading regime
without the need for strengthening of the loadbearing walls or underpinning of
the foundations.

The major part of the extra loading that is generated by the proposals comes
from a combination of a) the prefabricated roof structure itself and b) the
additional dead and imposed loading generated by the conversion of the
existing ceiling level construction to a useable floor plus the additional imposed
loading that this attracts. The remainder of the new loading comes from the
extra triangle of brickwork incorporated onto the rear elevation to level this out.

Loads from the extra brickwork to the rear can reasonably be ignored, in
structural terms, as the maximum load on the rear foundations will be only
slightly i.e. less than 10% greater than currently exists.

A preliminary assessment of the new loading regime on the party walls indicates
that the loading on these walls could increase by up to 35%. However if we
assume that a) the walls are of traditional 229 mm (9”) thick solid brick
construction with stepped brick footings to give a footing width in the region of
450 mm and b) that the foundations bear on London Clay the resulting bearing
stress on the clay is comfortably within its capacity. Exploratory trial pits should
be dug in due course at a few locations to confirm, or otherwise, the validity of
these assumptions.

The capacity of the party walls themselves to carry the new loading is not, subject
to checks on their actual thickness and construction, anticipated to be a
problem structurally.

With a combination of careful attention to the form and weight of the new
construction, and sound existing construction, the proposals should be entirely
viable in structural terms without the need for remedial strengthening.


Section Five: Environment and Community


Living Roofs: promoting green roofs, roof terraces & roof gardens across London

The Mayor of London, Ken Livingstone, and his Chief Advisor on Architecture
and Urbanism, Richard Rogers, are promoting access to roof space as part of
London’s urban renaissance. The GLA Environment Team has been promoting
green roofs to enhance London’s biodiversity and improve building
performance. Policies within the London Plan also promote Living Roofs.

“Well cared for, attractive and lively external ‘private’ spaces add to the beauty
of the street and the sense of community and local civic pride in an area,
promoting social cohesion through visual contact and communication. Many of
London’s typical urban neighbourhoods – including Georgian and Victorian
terraced housing – have the potential for roof gardens and terraces that would
make them more attractive to a wider range of potential residents.”

“Living Roofs – green roofs, roof terraces and roof gardens – can deliver
benefits throughout the city for individuals and for society as a whole,
enhancing biodiversity, reducing flood risk (by absorbing heavy rainfall),
providing insulation and improving the appearance of our cityscape.”

“Cities are places of change; we cannot and should not arbitrarily freeze the
urban form and layout of the existing city, letting it develop in a piecemeal and
dysfunctional manner. Instead, the emphasis should be on planning the city so
that it can adapt to provide liveable communities for all its citizens, while placing
an appropriate value on preserving local character and heritage in all its forms.”

From 'Green light to clean power' the Mayor of London's Energy Strategy
‘proposal 15’: “The Mayor requires planning applications referable to him to
incorporate passive solar design, natural ventilation, borehole cooling and
vegetation on buildings where feasible. Boroughs should expect the same.”


Mayoral support for environmental & community improvements

The following text is an extract from the recently published Sustainable
Design and Construction: The London Plan Supplementary Planning
Guidance in May 2006:

“...2.1.3 Buildings
Essential Standard
Existing building reused where practicable, where the density of
development and residential amenity are optimised and where the building
conforms to or has the potential to meet the standards for energy, materials,
biodiversity and water conservation set out in this SPG...”

“...2.3.2 Mayor’s Preferred Standard
Existing roof space reused where practicable to create new outdoor spaces
and enhance biodiversity alongside the integration of renewable energy...”

“...These standards are based on the principle of:
Maximising the re-use of existing buildings...”

“...Guidance on how this principle can be addressed
Maximising the re-use of existing buildings - existing buildings can be
refurbished or extended without the need for substantial use of new materials
from primary resources. This can provide viable futures for listed buildings
yet meet new needs…”

“...The re-use of existing buildings should, where other policies permit:
l Maximise the re-use of the buildings including the basements

and roof spaces...
l Where other policies allow, consider increasing the floorspace of the

existing building through additional floors and/or extensions...”


Renewable energy generation and energy efficiency

The addition of a roof level extension for each dwelling provides scope for the
introduction of standalone renewable energy generation and increased energy
efficiency. Building integrated photovoltaic panels, solar thermal panels, wind
turbines or grass roofs could be offered to the individual household as a series of
options depending on the roof location and orientation. Each of these options
are suitable for integration into a dwellings existing heating or electrical
distribution via new hot water cylinders or electrical relays.
High levels of insulation should be added to the new roof and walls. As the
majority of the dwellings are terrace, the improved roof insulation should go
some way to reducing the overall dwelling heat loss. Sustainable sources of
insulation could be considered such as recycled newspaper or sheep’s wool.
The use of a green roof could improve the level of insulation further,
provide retention of rainfall during storms and add some greenery to a
dense urban area.

Solar thermal panels
Solar thermal panels capture solar radiation and
transfer the heat to water, which is then used for
space heating or, more commonly, domestic hot
water heating. Water is passed through the
panels before flowing to a heat exchanger in the
hot water cylinder. The cylinder is usually of the
twin coil type so that top up heat can be supplied
from the existing gas boiler. Around 2m2 of solar
collector connected to a twin coil DHW cylinder
should provide around 50% of a typical dwelling
hot water demand.


Photovoltaic panels
Photovoltaics convert daylight into direct current
electricity. In principle they are the ideal source
of renewable energy as they harness the most
abundant source of energy on the Earth, the sun.
PVs are silent in operation, have no moving
parts, and have a long life with zero maintenance
levels. PV systems can either be connected to the
grid or used as stand alone systems, which are
more suited to remote locations. Grid connected
systems consist of PV arrays connected to the grid
through a charge controller and an inverter
which converts the direct current into the more
useable alternating current.

Building Integrated Wind
Building integrated wind turbines could be
considered and would provide a strong visual
eco statement for the project. These are
suitable for mounting on the roof or chimney
stack of the building.

www.windside.com/products.html


Community Projects

JHERA residents also wanted to engage with the rest of the local community
(largely Bangladeshi) and it was felt that allotments would make the ideal
meeting place. There is an already separated piece of land on Ion Square which
could easily accommodate 30 - 40 allotments. This piece of land is, at present,
totally under-utilised being used mainly by dog owners for toileting their pets. If
the land was turned over to vegetable growing, there would be a need for
natural compost which could be generated from local kitchen waste through
worm and normal composting methods thus further reducing rubbish destined
for landfill.* The added bonus is the opportunity for sales of locally produced
organic food with no transport costs.

We have also been looking at the viability of a wood chip power plant.
We would take our lead from the BedZED (Beddington Zero [fossil] Energy
Development) ecovillage in Croydon. The wood chips are generated by local
government tree pruning and parks waste. Once again, we would be looking at
siting this plant in Ion Square.

* Similar to scheme in Hackney by East London Community Recycling
Partnership

JHERA community housing proposal aims to promote sustainable living

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JHERA community housing proposal aims to promote sustainable living