By 1990 there had been a series of problems with the Packington Estate and it needed restoration. A report was commissioned on the physical and social problems of the estate together wit some suggestions on improvements. This is a brief summary of the findings PACKINGTON ESTATE FEASABILITY STUDY in 1990PACKINGTON SQUARE ESTATE LONDON N1DESIGN PROBLEMSMany of the 1960s dwellings had built-in design faults. Tenants groups had protested up and down the country about slab built blocks and the fears caused by the gas explosion at Ronan Point. There had been complaints about leaking flat roofs; faulty wiring; problems due to lack of thought about security and building in privacy for the tenants and repeated demands for improvements. The 1990 generation of architects were to spend much time and treasure correcting the faults of the hurried work of the 1960s. At that time factory-built buildings, hastily erected, had seemed to be the future, but there were to be troubles ahead. By 1990 the problems of this post-war building had become notorious. In 1990 a Feasibility Report on the Packington Estate was commissioned to look into all aspects of the design. It concentrated on:-
THE FEASIBILITY STUDY REPORT The Packington Estate consists of approximately 500 dwellings, built using pre-cast concrete panels in six storey form spanning Packington Street with high level walkways to link the two sides of the development. The housing units start at lower ground floor level and have access decks at ground and third floor level. Each deck gives access to three floors of dwellings with one storey, two storey, and three storey dwellings all starting at the same level.. Generally the Estate is in reasonable repair and is structurally sound. The landscaping is fairly mature, if sparse in some areas.
To return to the 1990 Feasbility Report. It said:- ‘ Packington Street is wide, dividing the two estates and requires much in the way of improvement to the hard landscaped areas. The Estate is served by a small shopping centre, built at the same time and is in a very run down condition. The Estate wraps around garden courts at the lower level with small private gardens to some dwellings and bedrooms face directly on to these public areas. Garaging and parking are also at this level, served by ramped access. There are a minimum number of lifts which serve lower ground, ground and third floor level, which in turn link the whole Estate together at two levels, thus allowing easy access to anyone throughout these deck levels. The lift entrance foyers are very mean and dark with drainage problems around the open access ways, creating further problems with the lift gear. Car parking is uncontrolled except for individual 'autopak' type arrangements The BriefTo improve security and break down the Estate into more manageable units, limiting the number of dwellings served by one entry point; this to be combined with general upgrading to the lift system and finishes generally. The landscaped areas and shopping centre to be brought into the study to suggest areas of improvement and upgrading. SolutionsThe initial study to introduce entry phone installation at the lift/stair junction throughout, gave up to 84 dwellings/entrance, which was considered excessive and did not give the degree of breakdown required. The second study, which resulted in the formation of 7 new lift/stair towers, gave 42 per entrance which was acceptable but the cost of these proposals were considered prohibitive. The third solution considered was to introduce two new shafts and one staircase, together with splitting the access to the upper and lower decks. This gives numbers of between 12 and 34 per entry phones which was considered acceptable. The additional entry phone lobby arrangements contain additional refuse points to help eliminate the overused chute system. This principle has been expanded in more detail on the Northern section of the Estate adjacent to Packington Square which we have designated as Phase 1 of the project. The proposals include the following security measures:
Proposals put forward also include the formation of pitched roofs and the complete enclosure of access walkways. These measures would greatly enhance the appearance of the Estate as well as giving a long lasting roof finish. The glazed balconies would make all space beyond the lift door enclosed and hopefully ensure less abuse and misuse, as well as giving protection from the weather, especially at the upper deck level. All decks face approximately north and are not very pleasant or generous in floor area. The 'dead' ends of these balconies could be made use of and given over to individual tenants. Metal planters to the balconies are suggested, to break down the long horizontal white mosaic covered bands. ConsultationThe principles have been outlined to representatives of the Tenants Association, who are broadly in agreement with the proposals. It is intended to have further meetings with the residents of the first phase. The local police have commented favourably on the proposals, which have also been forwarded to the Fire Officer for his comments. ProgrammeIt is intended to invite tenders in August with a view to commencing works in January 1990.
What was actually done!The following sequence of pictures showing the Packington Estate may appear rather unusual until one realises that the original Islington houses were built with basements. When the land was cleared the basement levels was below the roads and therefore the flats start at basement level.
|