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House prices are rising daily in Stoke Newington and many
essential workers - such as nurses, teachers and police - are unable to afford to live in
the area. However, a new experiment in Northwold Road could be the solution to this
problem.
I have often wondered, when passing the old Raines Dairy site on Northwold Road, why for
the last six months this site has shown no activity at all. The only thing noticeable is
an open Brownfield site. Surely by now something ought to have happened? Foundations have
to be dug, steel constructions erected and bricks laid. And where are all the workers and
noise associated with a normal building site and the dirt that is left on pavements and
roads by lorries delivering materials?
Let me enlighten you as to what is going to happen on this site. The Peabody Trust,
London's largest charitable housing trust and registered housing association, is building
a housing development, appropriately named Raines Dairy. However, this project is a
building with a difference. The Peabody Trust is one of the leading forces in the
regeneration of London. It incorporates the recommendations for regeneration by the Urban
Task Force, and issues such as Brownfield development, higher densities, mixed use
(whereby residential is combined with community and commercial use) and mixed tenure are
also included in the philosophy. However, their main challenge lies in attempting to
provide affordable housing in thriving, sustainable communities.
 So
how does a well-established developer face this issue? Well, are all acquainted with one
of the most fantastic toys of our time, Lego The form I am referring to is a rectangular
or square shaped entity which offers a multitude of construction variables. Imagine that
each these rectangular units could contain a living space, kitchen, bathroom and bedrooms,
so when you place one piece on top of the other you are creating flats, as opposed to the
traditional construction method of erecting the shell of the building first.
This is the principle which the Peabody Trust has adopted in order tackle the challenge of
affordable housing. Raines Dairy will be the UK's largest affordable housing project to be
built in a factory, ie off site. Altogether its T-shaped form will consist of 8 live/work
units situated on the ground. floor, with the work area acting as a buffer towards
Northwold Road. Above these units are 5 stories of one bedroom flat, 41 2-bedroom flats
and a wing of 11 3-bedroom flats the rear. Each flat will have a private balcony and
access to the flat is by private entrance courts situated on a walkway along the north
side of the building surrounded by a landscaped courtyard.
So, what is actually being manufactured off site? Well, just think Lego again. A typical
2-bedroom apartment will consist of two such pieces, called modules. One module will
consist of living/dining room and kitchen and the other of bedrooms and a spacious
bathroom. Each of these modules is formed by a rigid steel monocoque construction and will
be made in a factory, including all the fixtures and fittings, such as tiles, electrics,
plumbing, doors and window Once these modules have been built, they will be transported to
site by lorry, lifted by crane into their position and installed in a few day
People who spend most of their natural lives riding iron bicycles over
the rocky roadsteads of this parish get their personalities mixed up with the
personalities of their bicycles as a result of the interchanging of the atoms of
each of them and you would be surprised at thenumber of people in these parts who
nearly are half people and half bicycles.
Flann O'Brien 1911-1966
The Third Policeman
Two Wheels Good
165 Stoke Newington Church Street, N16 OUL
020 7249 2200 www.twowheelsgood.co.uk
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'But I don't want to live in a Portakabin', I hear you exclaim. Well, the
principle is the same, but the finished product bears no resemblance to the 1950s
prefabricated buildings or the typical Portakabin foreman's office. Judging by the
architect's drawings, the interior of each of the Raines Dairy flats will resemble a
traditionally constructed flat. Even the exterior with its zinc and limber cladding -
sustainable materials, thus reducing the maintenance costs of the building - does not
indicate otherwise.
So, will this project be successful? Leaving aside the aesthetics of the building, the
main aim of the Peabody Trust is to achieve affordable housing. Through off-site
production, programme times will be reduced by up to 50%, thus rendering the entire
project significantly cheaper than a traditionally built housing development, and the
lower prices will be passed on to purchasers. In time, this ingenious method of
construction could be part of the solution to providing housing for Stoke Newington's
lower paid but essential workforce. |
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