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HOK 2021 Design Annual
https://www.hok.com/design-annual/2021-reframing-a-sustainable-future/
Bollo Lane Mixed-Use Development

Bollo Lane Mixed-Use Development

London, UK
  • Design for Integration Design for Equitable Communities Design for Ecosystems Design for Water Design for Economy Design for Energy Design for Well-Being Design for Resources Design for Change Design for Discovery
A thoughtful process that balances beauty and function. Looking beyond the current client to positively impact future occupants and the community. Benefitting both human and nonhuman inhabitants over time. Responsible use of this precious natural resource. Adding value to the owners, users, community and planet. Reducing energy use while enhancing performance, comfort and enjoyment. Supporting holistic health for occupants and the community. Using materials that minimize environmental impact while improving performance. Allowing for adaptability, resilience and reuse over time. Using lessons learned to advance the profession and produce better buildings.

How can we reimagine a disconnected London street to enhance people’s lives in a post-COVID-19, post-Brexit world?

This master plan is for a half-mile-long, narrow stretch of land along the Piccadilly and District London Underground lines in Acton, West London. It’s will be the largest development in Transport for London (TfL)’s storied history.

TfL’s infrastructure, which has done so much to connect people across the capital, has created neglected stretches of land along these train tracks. This is an opportunity to transform these brownfield sites into cherished parts of their communities.

read caption +
The plan moves all service areas to a dedicated road along the rail tracks and away from the Bollo Lane frontage. The slender form of the Train Crew Accommodation Building echoes the form of the listed Acton Town Station. Its placement allows visual connectivity from Bollo Lane for the first time.
A New Live-Work Community 

The vehicle-dominated Bollo Lane has suffered from being out of sight and inaccessible, as an adjacent railway line has disconnected it from the rest of Acton. Much of the land contains surface parking, TfL operations and car repair garages.

The design reimagines this site as a sustainable live-work community with 852 homes across nine buildings. This includes 50 percent affordable housing—an important benchmark for the London development community. Twenty percent will be family-sized homes and 10 percent will be wheelchair accessible.

read caption +
A human-scaled colonnade along a green corridor runs the length of Bollo Lane and connects ground-level offices, maker spaces, shops, cafés, public spaces and gardens.  
read caption +
The pandemic and climate emergency have highlighted the need for more pedestrian-friendly green spaces in cities.  
Building on London’s Legacy 

The design draws inspiration from the area’s heritage, including the Grade II-listed Acton Town Underground station.

It also reflects the commitment to design excellence of TfL, which is one of the city’s largest landowners and has helped shape modern London.

The team looked to the legacies of Frank Pick, first chief executive of London Transport, and architect Charles Holden, who together in the early-20th century developed an iconic architectural identity for the city’s transport system.

The development includes a new train crew accommodation building for Piccadilly line drivers.

Building on London’s Legacy 

Bollo Lane will become a multi-level landscaped  experience, with the buildings creating an undulating skyline of roof gardens.

To aid with legibility and wayfinding, the team designed taller buildings as focal points to the south in the center of the master plan.

At 25 stories, the mixed-use Bollo Brook House tower is highly articulated and gives people in every unit views in two directions of the adjacent Piccadilly line tracks and Chiswick Business Park.

read caption +
The buildings are highly articulate, with more than 50 percent of their roofs providing accessible gardens. The self-shading architectural forms maximize sunlight. Incorporating brick facades takes advantage of the material’s thermal mass to conserve energy. 
Social Wellness 

The social isolation that accompanied the coronavirus pandemic exacerbated London’s burgeoning mental health crisis.

The building design maximizes views to the outdoors and brings natural daylight into the space, resulting in a highly articulated form.

The design enhances the health and well-being of residents by providing a variety of indoor and outside spaces that work together to allow a highly social live-work community to emerge.

Planting more than 250 new trees helps transform Bollo Lane into a biodiverse urban environment.

London's Next Generation of Makers

Britain’s craftspeople—its tailors, shoemakers, furniture makers, textile designers, potters and more—once were the envy of the world. Today, there aren’t enough makers. The makerspaces that do exist often are hidden away in industrial estates.

Reinforcing the area’s industrial identity, the Bollo Lane plan allocates 25,000 square feet for maker spaces across several buildings.

These spaces aim to provide a live-work community of likeminded workers who will drive economic development. Prominent shopfronts will help inspire London’s next generation of makers.

Sustainable Design 

TfL is deeply invested in the long-term sustainability of the communities it builds. Environmental goals driving guiding the design include:

  • Building at suitable density on a brownfield site.
  • Optimizing building performance with respect to energy, carbon, water and waste.
  • Contributing to TfL’sgoals for a ‘circular economy’ by retaining materials at their highest use for as long as possible before they are reused or recycled to minimize residual waste.
  • Increasing the site’s biodiversity by integrating green and blue infrastructure. The orientation of green space allows for sunlight and landscapes that help with water retention and habitat growth.
  • Embedding healthy streets, with a focus on creating a high-quality public realm and promoting sustainable travel.
read caption +
Pockets of green space interspersed between the buildings enhances people’s well-being while connecting them to each other and the neighborhood.  
Project Credits
London studio
Transport for London (TfL)
East
Mott MacDonald
Expertise
Architecture
Image Credits
Pixel Flakes
James Petts/Pexels
Matt Buck/Pexels
Bella Zhong/Pexels
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Group 8 Group 8 Copy

Bollo Lane Mixed-Use Development

London, UK
  • Design for Integration Design for Equitable Communities Design for Ecosystems Design for Water Design for Economy Design for Energy Design for Well-Being Design for Resources Design for Change Design for Discovery
A thoughtful process that balances beauty and function. Looking beyond the current client to positively impact future occupants and the community. Benefitting both human and nonhuman inhabitants over time. Responsible use of this precious natural resource. Adding value to the owners, users, community and planet. Reducing energy use while enhancing performance, comfort and enjoyment. Supporting holistic health for occupants and the community. Using materials that minimize environmental impact while improving performance. Allowing for adaptability, resilience and reuse over time. Using lessons learned to advance the profession and produce better buildings.

How can we reimagine a disconnected London street to enhance people’s lives in a post-COVID-19, post-Brexit world?

This master plan is for a half-mile-long, narrow stretch of land along the Piccadilly and District London Underground lines in Acton, West London. It’s will be the largest development in Transport for London (TfL)’s storied history.

TfL’s infrastructure, which has done so much to connect people across the capital, has created neglected stretches of land along these train tracks. This is an opportunity to transform these brownfield sites into cherished parts of their communities.

read caption +
The plan moves all service areas to a dedicated road along the rail tracks and away from the Bollo Lane frontage. The slender form of the Train Crew Accommodation Building echoes the form of the listed Acton Town Station. Its placement allows visual connectivity from Bollo Lane for the first time.
A New Live-Work Community 

The vehicle-dominated Bollo Lane has suffered from being out of sight and inaccessible, as an adjacent railway line has disconnected it from the rest of Acton. Much of the land contains surface parking, TfL operations and car repair garages.

The design reimagines this site as a sustainable live-work community with 852 homes across nine buildings. This includes 50 percent affordable housing—an important benchmark for the London development community. Twenty percent will be family-sized homes and 10 percent will be wheelchair accessible.

read caption +
A human-scaled colonnade along a green corridor runs the length of Bollo Lane and connects ground-level offices, maker spaces, shops, cafés, public spaces and gardens.  
read caption +
The pandemic and climate emergency have highlighted the need for more pedestrian-friendly green spaces in cities.  
Building on London’s Legacy 

The design draws inspiration from the area’s heritage, including the Grade II-listed Acton Town Underground station.

It also reflects the commitment to design excellence of TfL, which is one of the city’s largest landowners and has helped shape modern London.

The team looked to the legacies of Frank Pick, first chief executive of London Transport, and architect Charles Holden, who together in the early-20th century developed an iconic architectural identity for the city’s transport system.

The development includes a new train crew accommodation building for Piccadilly line drivers.

Building on London’s Legacy 

Bollo Lane will become a multi-level landscaped  experience, with the buildings creating an undulating skyline of roof gardens.

To aid with legibility and wayfinding, the team designed taller buildings as focal points to the south in the center of the master plan.

At 25 stories, the mixed-use Bollo Brook House tower is highly articulated and gives people in every unit views in two directions of the adjacent Piccadilly line tracks and Chiswick Business Park.

read caption +
The buildings are highly articulate, with more than 50 percent of their roofs providing accessible gardens. The self-shading architectural forms maximize sunlight. Incorporating brick facades takes advantage of the material’s thermal mass to conserve energy. 
Social Wellness 

The social isolation that accompanied the coronavirus pandemic exacerbated London’s burgeoning mental health crisis.

The building design maximizes views to the outdoors and brings natural daylight into the space, resulting in a highly articulated form.

The design enhances the health and well-being of residents by providing a variety of indoor and outside spaces that work together to allow a highly social live-work community to emerge.

Planting more than 250 new trees helps transform Bollo Lane into a biodiverse urban environment.

London's Next Generation of Makers

Britain’s craftspeople—its tailors, shoemakers, furniture makers, textile designers, potters and more—once were the envy of the world. Today, there aren’t enough makers. The makerspaces that do exist often are hidden away in industrial estates.

Reinforcing the area’s industrial identity, the Bollo Lane plan allocates 25,000 square feet for maker spaces across several buildings.

These spaces aim to provide a live-work community of likeminded workers who will drive economic development. Prominent shopfronts will help inspire London’s next generation of makers.

Sustainable Design 

TfL is deeply invested in the long-term sustainability of the communities it builds. Environmental goals driving guiding the design include:

  • Building at suitable density on a brownfield site.
  • Optimizing building performance with respect to energy, carbon, water and waste.
  • Contributing to TfL’sgoals for a ‘circular economy’ by retaining materials at their highest use for as long as possible before they are reused or recycled to minimize residual waste.
  • Increasing the site’s biodiversity by integrating green and blue infrastructure. The orientation of green space allows for sunlight and landscapes that help with water retention and habitat growth.
  • Embedding healthy streets, with a focus on creating a high-quality public realm and promoting sustainable travel.
read caption +
Pockets of green space interspersed between the buildings enhances people’s well-being while connecting them to each other and the neighborhood.  
Project Credits
London studio
Transport for London (TfL)
East
Mott MacDonald
Expertise
Architecture
Image Credits
Pixel Flakes
James Petts/Pexels
Matt Buck/Pexels
Bella Zhong/Pexels
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