Plans approved for Holborn Estate regeneration

The London Borough of Camden has approved plans for the £20million regeneration of the Tybalds Estate in Holborn, Central London, to bring new affordable and private homes to the area, increase the supply of family housing, and improve the surrounding public realm and community space.

The Council will develop the new housing directly. Tibbalds Planning and Urban Design was the planning consultant responsible for helping to deliver the planning consent, as well as being the lead consultant and design managers for the regeneration plans. Kim Sangster Associates is the cost consultant, employers agent and project manager. The scheme includes buildings by three architecture practices: Avanti Architects, Duggan Morris Architects and Mæ Architects. The landscape architect is Camlins.

The project will now be tendered through OJEU this month with a start on site expected in spring 2014.

The Tybalds Estate sits between Theobald’s Road and Great Ormond Street Hospital, close to Queens Square. lt comprises 360 homes in nine residential blocks built in the 1950’s and 1960’s across a 2.3 ha (5.7 acre) site, owned and managed by Camden Council.

The plans include:

  • Providing 93 new homes in new buildings, and side, rooftop and underbuild extensions to existing blocks. 68 will be affordable homes.
  • Significantly improving the public realm, landscape and open spaces within and around the estate, including new courtyards and new granite paved urban square. The amount of useable open space will be increased by around 12%.
  • Improvements to the two existing community spaces on the estate. Overall there will be a 21% increase in community floorspace.
  • Creating a new street and shared surfaces areas, as well as reorganising vehicular access.
  • A new combined heat and power (CHP) system for estate.
  • Improvements to existing residential blocks, with new brick overcladding and insulation to replace the grey corrugated metal cladding added 20 or 30 years ago to the ends of a number of blocks and staircases.
  • A contribution to the Council’s Community Investment Strategy (CIP) that will be used to improve a range of housing, community facilities and schools within the borough.

The new homes will meet the Lifetime Homes criteria and are designed to achieve the Code for Sustainable Homes Level 4. Over 50% of the new social rented homes will have three or four bedrooms to help meet the need for new family housing in the borough, and 11 new homes will be designed for residents using wheelchairs. All the new homes will have a balcony, garden or terrace.

The proposals have been developed collaboratively by the design team and seek to reintegrate the estate into the wider Bloomsbury Conservation Area, setting out buildings that link between the brick and concrete 1950’s estate block and the Georgian Brick terraces of the surrounding streets. The scheme recreates a lost mews and creates a new urban square as the focal point of the estate and the setting for the two 1960’s tower blocks at the centre of the site using left over and underutilised space.

Hilary Satchwell, Director of Tibbalds Planning and Urban Design, said:

“Our priority has been to reconnect the Tybalds Estate with the surrounding area and to respond more sensitively to its historic context and setting while delivering more affordable housing for local families and making the whole area a more attractive place to live.

“By undertaking the development directly, the London Borough of Camden is retaining greater control of both the costs and the design of the proposals as well as making sure its residents’ needs are effectively met.”

Avanti Architects has designed the proposals for the extensions and additions to existing post-war buildings on the estate. Duggan Morris Architects and Mæ Architects are responsible for a number of standalone new build blocks and additions on underused open areas within the estate that seek to create a coherent and well-structured urban form and reintroducing active street frontages.

Kim Sangster, Founder and Managing Director of Kim Sangster Associates, said:

“This is a substantive response to the acute problems of housing demand in the borough and across the capital. It demonstrates how to get the very best from limited and therefore valuable inner city land assets. The scheme provides a sensitive response to its surroundings that would enhance the existing estate and produce a new, high quality, mixed-tenure development, helping to make the community more sustainable.”

The proposals will be delivered in four phases and will take around five years to complete. The application does not propose the demolition or redevelopment of any existing homes on the estate.

The project has been shortlisted for this year’s NLA Awards in the masterplans and mixed-use category.

Tibbalds is also leading a team on the regeneration of the Bourne Estate, also being developed directly by the London Borough of Camden, for which planning consent was granted earlier this year.

Project team:

  • Tibbalds Planning and Urban Design – lead consultant, masterplanning and planning
  • Avanti Architects – architects for the additions and extensions
  • Duggan Morris Architects and Mae Architects in collaboration – architects for the standalone buildings
  • Camlins – landscape architects
  • Cost consultant, employers agent and project management – Kim Sangster Associates
  • Structural engineering – Campbell Reith
  • Mechanical & electrical engineering – TGA Consulting Engineers