O'Leary Square

O'Leary Square - 4th Consultation Event

London Borough of Tower Hamlets and Tower Hamlets Homes would like for you to join us for a Public Consultation to find out more about the proposed Rooftop Development and infill works at 1-30 O'Leary Square, as well as improvement works to the existing block including both the internal and external areas.

The times and dates of the Public Consultation events are as below:

Date: Monday 2nd October 2023

Time: 4pm - 7pm

Location: Collingwood Community Hall, Barnsley Street, London, E1 5RB - map

and

Date: Saturday 7th October 2023

Time: 2pm - 5pm

Location: Collingwood Community Hall, Barnsley Street, London, E1 5RB - map

We hope you can join us there.

Welcome to our fourth round of consultation events where we would like to show you our latest proposals, to be submitted to the Planning Department in November 2023. We are proposing to add a rooftop extension to the block 1-30 O’Leary Square as well as undertaking major works to this host block.

In our previous events with you, we talked about the possibility of undertaking Major Works to the adjacent blocks at the same time as the Rooftop new homes. It is, however, no longer possible to deliver both together and so blocks 31-74 and 75 – 83 O’Leary Square will be reprofiled into the Capital Delivery Programme for future dates for Major Works.

Since our last update to you, we have been working on key elements for the design proposals for the new rooftop extension on 1 – 30 O’Leary Square, such as;

1. Arriving at the right unit numbers and sizes to minimise the impact on the existing residents.
2. Changes to be undertaken to the existing homes in 1 – 30 O’Leary Square to introduce private amenity space and fire safety measures, including water sprinkler systems.
3. Enabling the use of an additional lift provision for both 1 – 30 and 31 – 74 O’Leary Square.
4. Public Realm improvements to benefit all residents in 1-30, 31–74 and 75–83 O’Leary Square.

Aspirations of this engagement event:

• To get resident feedback on the latest design of the new rooftop and infill development.
• To ensure that residents are aware of the nature of the improvement and fire safety works to be undertaken.
• To get resident feedback on the proposals for the wider public realm.
• To ensure that residents understand the benefits of this scheme.

Who we will engage with?

• TRA (Tenants and Residents Association)
• Ward Councillors
• Resident Steering Groups
• Residents both in and around the estate
• Local businesses

Project History

Consultation 1

Image presented at first consultation This was the first session with the residents at O’Leary Square. At this consultation event the principle was to explain the initial concept of rooftop developments. The site analysis, initial massing and thoughts surrounding major works were presented.

Consultation 2

Design development image from second consultationAt the follow up session in there had been some design development to show some initial floorplans to show the layout of the new accommodation above 1-30. There was the presentation of the concept visual with some precedents for materiality and a schedule of accommodation.

Consultation 3

Development proposal image from third consultation

At this event we were able to provide the residents with more information that was going to be happening across the estate and within their units. The visual presented was working through the design development with the precedents.

Site Context

The Mayor of Tower Hamlets has introduced a target of building 1,000 homes per year. With 24,000 households on the waiting list the need has never been more urgent. With land being scarce in Tower Hamlets attention is focused on existing council land and property with potential for building additional homes.

The proposed rooftop extensions make use of the existing low-rise buildings with 2- 5 storey heights to provide council homes for local families. 1-30 O’Leary Square has been identified for potential rooftop new homes.

The current design proposes to get 32 new homes in O’Leary Square. The Council’s intention is to take these latest designs to planning submission in November 2023.

Existing site plan showing the site boundary and the extent of the Council's land ownership

Arial Views of the site

Arial View of O'Leary Square

Existing Site photos

View of 1-30 O'Leary Square along Mile End Road

View of footpath behind 1-30 O'Leary Square

View of 1-30 O'Leary Square from Adelina Grove

Southern entrance to O'Leary Square - behind 75 - 83 O'Leary Square

View of pedestrian walk past Rinkoff Bakery

Proposed Visual of the scheme

The proposed rooftop extension will only apply to block 1-30 O’Leary Square which will also benefit from an infill along Mile End Road of six storeys adding an additional 5 units. The existing host block will also have other forms of repair/renewal works which have been the outcome of multiple surveys and subconsultants reviews on the condition and compliance.

The proposed rooftop and infill extension will provide 32 new homes that will be available on the council waiting list. Three new complete floors will be added over block 1 - 30 and will be serviced by a new lift and staircase which will be provided within the new infill along Mile End Road.

CGI of proposed infill development from Mile End Road

CGI of proposed rooftop new homes from Adelina Grove

Resident Offers and Wins

Estate Improvements

Lighting in communal areas both internally and externally will be improved to provide better safety for residents and tackle ASB on the estate where possible. The landscape, public realm and access will also be improved where possible, to provide a space where all residents will want to spend time, including the introduction of well-designed child play space . The refuse collection and cycle storage has also been reviewed and improved.

Shared Service Charges

Service charges would be split across more properties, with the new homes being added to the block within the new rooftops and the infill. Therefore the existing residents should see a decrease in their monthly payments.

Improved Fire Safety

New sprinkler systems will be fitted to all existing flats within the rooftop block (1-30) to meet the new regulations for blocks over 11m in height. This will provide more safety for our residents and all internal works to flats will be made good. It is important that we are clear that access to your property will be required in order for these works to be conducted. This will be appropriately scheduled with you.

Example of sprinklers which will be fitted to all properties

Facade Upgrade

Residents in the rooftop block (1-30) would benefit from having the external façade of their properties upgraded to match the floors above. This works includes protecting the lower part of the building as well as enhancing the visual elevations of the site. The lower levels of the host block will have new windows as part of the works.

New Roof

All residents in the rooftop block will benefit from a new roof being provided that would have otherwise been charged through major works. This cost will not reach the residents now as they will be picked up through the rooftop scheme.

Amenity Space

Outdoor private amenity space would be provided for all residents in the rooftop block. Those on the ground floor would receive a small private garden area and those on upper floors would be provided new balconies courtesy of the exoskeleton that would need to be added to the block to support the weight of the upper floors. New external doors to the amenity space would be installed and homes made good following this installation. It is important that we are clear that access to your property will be needed in order for these works to be conducted. This will be appropriately scheduled with you.

Example of child play space being proposed

Proposed Site Plan

Proposed site plan

Proposed First and Second floor plans

Proposed Third floor plan

Proposed 4th floor plan

Proposed 5th floor plan and new rooftop

Landscape Proposals

The proposals for O’Leary Square are focused towards providing increased green amenity, supporting ground water infiltration, ensuring inclusive movement and access whilst ensuring safety of residents and pedestrians during night time.

Arial view of landscape proposals

The existing underused communal garden is transformed as a multi-functional and nature-rich dwell space for residents.

Providing new children’s play space with safe and permeable surfacing; secure bike shed with mini green roof and green wall; installing new LED lamp posts along pathways to mitigate night-time anti-social behaviour.

L1: Illustration of the proposed child play space

The existing social gathering space around Rinkoff bakery to become a higher-quality, vibrant people-focused space for the local community. Proposals include : installation of rain gardens planted with native, nectar-rich plants, providing food for pollinators and new fruit trees; new high quality paving to support rain water filtration; providing a wider central access to communal courtyard to improve legibility.

L2: Illustration of improvements to social gathering space around Rinkoff Bakery

The southern gateway to O’Leary square, currently bounded by traffic barriers, can be transformed into a welcoming green landmark entrance space for all. Replacing existing pedestrian and cycle barriers with planter beds and new trees allow access for wheelchair users, parents with prams, and cargo bikes, whilst preventing speeding cyclists.

L3: Illustration of improved southern gateway