Bacton Estate

Karakusevic Carson Architects

Client:
Camden Council

Borough: 
The London Borough of Camden

Units and density: 
293 homes, 155 dph, GIA 32,000m²

Tenure: 
46% affordable, 54% private sale

Status: 
Phase 1 completed 2015
Phase 2 in detailed design stage

Awards: 
Part of winning submission for 'Housing Architect of the Year Award 2013'
Shortlisted Housing Design Award 2014
Shortlisted New London Award 2014

The first major project for the London Borough of Camden where they have retained management control throughout all of the design and delivery phases, aided by a proactive resident steering group determined to drive real change forward and improve their community. Residents have worked together with a focussed Local Authority regeneration team, creating a dynamic partnership committed to delivering neighbourhood transformation and high-quality new homes over a 5-6 year phased delivery programme.

Bacton Estate Phase 1 was completed in 2015, delivering 67 homes (69% social rent, 31% market sale) as well as landscaped communal areas. Bacton Estate Phase 2 gained planning approval for the minor material amendment in August 2017 and the team are currently working on the detailed design stages.


Karakusevic Carson Architects
Karakusevic Carson Architects

Throughout all design stages one of the most critical aspects was understanding the needs of local residents and channelling their energies for them to become an intrinsic part of the design process. Community engagement consisted of regular meetings, exhibitions, community fun days and site visits to example housing schemes in London. Karakusevic Carson Architects and Camden Council also presented a large and varied number of material samples from the early design stages. This was imperative to help the residents visualise the proposals. Resident involvement continued right through to detailed design with fortnightly material and product consultation events, giving estate residents a further sense of ownership and pride over their new homes.


The new Bacton Estate is a contextual and modern expression of an urban family life with front gardens, communal spaces and the use of high-quality brickwork and detailing. Design proposals seek to rectify the mistakes of the past and reconnect the Estate with the surrounding neighbourhoods. A new pedestrianised street opens up views to the Grade I Listed Church, marking it as a key focal point in the area while establishing a new public space for local residents and the wider community. This helps to forge a new connection through the core of the development to the neighbouring estates.


Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects

The community requested generally low-rise housing and homes with new streets to replace the deck access. Through a series of engagement events, the Camden Regeneration Team and residents agreed to the initial ideas of a network of new streets and medium density family housing at 3-5 storeys combined with taller accents on key streets and places. The scheme delivers a large range of home types, from 1 bedroom apartments through to 4 and 5 bedroom homes and generous family townhouses and maisonettes.

Communal and private entrances at street level activate the streetscape, while a clear hierarchy of routes is achieved through the scale of the buildings. Rooftop amenity space, recessed and outboard balconies ensure open spaces at every level of the development.

Perimeter blocks look down upon beautifully landscaped gardens and play spaces which are shared by all residents. Across the scheme there is a considered balance between public, semi-private and private space which helps to foster interaction amongst neighbours whilst providing privacy to residents.

The masterplan has been designed to be completely tenure blind with different tenures distributed across the neighbourhood and blended in each phase and street scene.

 


Karakusevic Carson Architects
Karakusevic Carson Architects

Design Team

Architects: Karakusevic Carson Architects

Landscape and Public Realm: Camlins

Planning: Quod

Engineering: Rolton

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