The Colville Estate Masterplan

Karakusevic Carson Architects

Client:
The London Borough of Hackney

Borough:
The London Borough of Hackney

Units and density: 
925 home masterplan (replacing 438 existing homes)

Tenure: Mixed tenure:
42% Social Rent, 10% Intermediate, 48% Market Sale. 225 dph, 670 hrh

Status: 
Masterplan Outline Planning granted 2010, Phase 1 decant homes delivered on time and on budget through D&B contract with KCA fully novated, Phase 2 design of 270 homes commenced February 2012, planning permission granted 2013, Phase 3 submitted for Planning 2014

Awards: 
Housing Design Awards 2012 Best Resident Engagement Programme, Housing Design Awards 2012 Best use of GLA Standards, Shortlisted National RTPI Awards Best Masterplan 2013

The Colville Estate in Hackney, is located in the southern part of Hackney, close to the border of Islington, with Regent‘s Canal to the North of the estate and Shoreditch Park to the South. 

The existing estate is owned by Hackney Council and consists of 438 homes, predominantly in large medium height linear blocks, typical of the Post-War period. The estate was poorly planned and inward-looking with illegible block entrances and street patterns. 

In 2011 Hackney Council appointed KCA and submitted an Outline Planning Application (OPA) for the comprehensive development of the estate. The OPA comprises full demolition of the existing buildings and outlines the new Colville neighbourhood as a series of development zones. The new neighbourhood will be tenure-blind and accommodate up to 925 units (of which approximately 50% will be Social Rent and Shared Ownership and 50% Market Sale). The demolition, decant and construction period is anticipated to span a 12-15 year programme. 

Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects

The Colville Estate has one of the strongest neighbourhood spirits we have encountered in London, and its community identity is strong and thriving. Our master planning programme delivery has therefore been characterised by engaging and harnessing this community spirit, working closely with the pro-active resident steering group to develop a more dynamic and strategically viable scheme with grass root support.

The first planning stage was an Outline Planning Application for the whole site with an illustrative master plan and design code. Increased density and viability was achieved through the 3rd phase, a pair of taller buildings facing the park, with outline planning granting a 20 storey and a 16 storey tall building providing up to 200 homes for market sale/shared ownership. This created cross subsidy for the replacement of social housing to be located in the lower rise streets and courtyard buildings.

The master plan delivers a viable mixed tenure, mixed use, master plan of 925 new homes replacing 438 existing, and creates a public realm strategy locked into the wider neighbourhood. It provides for wider regeneration and renewal opportunities to address the social deprivation and neglected environment through inward investment.

Phase 1, Bridport House (Development Zone B), was completed in 2011, and provides 41 new social rented units. 

Phase 2 (Development Zones C, E and F) was granted Reserved Matters Approval for 209 mixed tenure units in 2012 and is currently in Detailed Design.

Phase 3 occupies the site of Harwood Court, an existing 12 storey tower block in the South West corner of the estate. The OPA identifies Phase 3 (Development Zone D) as 2 tall buildings for Market Sale, to help to cross-subsidise the construction cost of the remaining Social Rent dwellings.

Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects
Karakusevic Carson Architects
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