A Study on the Effects of Integration and

Adaptive Reuse of Historic Structures on the

Daily Life Patterns of the Urban Community

by

Keisha Hulsey

A thesis submitted to the Graduate Faculty of

University of Wales
in partial fulfilment of the
requirements for the Degree of
Master of Arts in Architectural Interior Design

July 2012
 Acknowledgements

Giray Sahin, architect and founder of Enarch and tutor at Inchbald School
of Design acted as advisor providing an important ‘sounding board’ and
mentoring and technical assistance.

Alan Hughes, director at Inchbald School of Design, facilitated with

scheduling and University of Wales coordination as well as furnishing
invaluable advice on a variety of areas.

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PART I: THESIS RESEARCH

1 – Abstract
Urban redevelopment through adaptive reuse offers a compelling alternative to demolishing
derelict and disused buildings and presents the prospect of retaining the cultural relevance that
historical buildings can offer a community. A conservation-based design strategy aimed at the
complex of neglected yet noteworthy buildings at Smithfield Market in central London presents a
significant opportunity to revitalize the surrounding neighbourhood, improve the urban landscape
and maintain their unique contribution to the cultural identity of Farringdon. This proposal applied
these concepts to create a new urban destination in a corridor of the city centre that is largely
avoided and unexploited. The decayed state and scale of the historic buildings have presented
developers and invested parties a challenge for more than a decade. The impetus to address
these structures and provide a solution to this architectural dilemma was two-fold: necessity in the
present and conservation for the future. The projected influx of traffic through this corridor of
London due to the Crossrail Thameslink transportation expansion scheme would benefit greatly
from added permeability through the large Smithfield development. The continued neglect of these
unique Victorian buildings threatens their existence and cultural contribution to the Farringdon
area. The site was used as the basis to explore adaptive reuse and the impact of architecture and
design as a dynamic user experience and catalyst for change. This study examined the feasibility
of using urban regeneration for the dual purpose of preservation of historic structures as well as
enhancing and accommodating the ongoing changes in the surrounding community. Consideration
was given to the extent that contemporary design can be incorporated into culturally significant
buildings and the emotional and physical effects these alterations can have on the users of the
space. At the core of this thesis, a site proposal, large scale plan and sample interior schemes
were developed to support and facilitate the much needed revitalization of the area through multi-
use functions and community activities of a large scale, vibrant cultural and gastronomy focused
commercial environment.

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Table of Contents
Title Page....................................................................................................................................... 1
Acknowledgements ........................................................................................................................ 2

Part I: THESIS RESEARCH

1 – Abstract .................................................................................................................................... 3
2 – Introduction .............................................................................................................................. 5
Thesis Statement ..................................................................................................................... 5
3 – Methodology ............................................................................................................................ 7
3.1 – Research Method ............................................................................................................ 7
3.2 – Design Method ................................................................................................................ 8
3.3 – Presentation .................................................................................................................... 8
4 – Research ................................................................................................................................. 9
4.1 – Conservation Philosophy ............................................................................................... 10
4.2 – Design Influences .......................................................................................................... 12
4.3 – Integration ..................................................................................................................... 15
5 – Precedent Studies.................................................................................................................. 16
5.1 – Comparable Redevelopment Projects ........................................................................... 17
5.2 – Architectural Integration Examples ................................................................................ 20
5.3 – Previous Proposals ....................................................................................................... 23

PART II: PROJECT DESIGN

1 – Site Analysis and Proposal ..................................................................................................... 26
1.1 – Context.......................................................................................................................... 26
1.2 – Surrounding Development ............................................................................................. 28
1.3 – Site Specific Analysis .................................................................................................... 29
1.4 – Current State ................................................................................................................. 30
1.5 – Proposal ........................................................................................................................ 30
2 – Conceptual Design................................................................................................................. 31
3 – Design and Execution ............................................................................................................ 33
3.1 – Urban Regeneration Plan .............................................................................................. 35
3.2 – General Market: Lower Ground Level Public Passage .................................................. 36
3.3 – Circulation ..................................................................................................................... 37
3.4 – Red House .................................................................................................................... 38
3.5 – Fish Market: Artisan ‘Ready-Made’ Market .................................................................... 43
3.6 – New Extension in Void Space: Culinary Institute ........................................................... 44
3.7 – Toilet Block: Main Entrance from Lower Ground Level .................................................. 45
4 – Conclusion ............................................................................................................................. 46

PART III: SUPPLEMENTS

1 – References ............................................................................................................................ 49
2 – Bibliography ........................................................................................................................... 55
3 – Downloads ............................................................................................................................. 64
A – Supplemental Research: Brief History of Smithfield Market and Area .................................... 65
B – Final Project Info.................................................................................................................... 66
C – Marketing .............................................................................................................................. 66

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 2 – Introduction
Thesis Statement
Site-sensitive architectural design through adaptive reuse in urban regeneration can be used to
modify and enhance community daily life patterns by integrating modern design features that
honour the cultural and historic significance of a structure and support the physical and emotional
needs of the modern lifestyle.

The scope of the research and design for this thesis is primarily an investigation of how the
strategic use of site-sensitive design for culturally significant urban structures can contribute to
physical life improvements, impact social behaviour and contribute to lifestyle enhancements within
the community. Included in this study is an examination of conservation strategies for integration of
contemporary additions to historical structures and how these methods may enhance end user
experience. Conceptual design, technical design and interior-based schemes illustrate the multi-
use redevelopment of the site labelled Smithfield Market with primary focus on the southern block
of buildings: the Red House, Fish Market and Toilet Block plus an additional volume added in
between the two to function as the 'hub' of the development, an educational facility for culinary
arts.

The urban landscape in London is shaped by not only a variety of contrasting goals and
aspirations from investors, social reformers, conservation activists and the local community, but
also by the existing building stock that invariably outlives the life spans of those who built and
occupied it. Unless these buildings can be adapted to fulfil new functions and changing demands,
they face a future of demolition or deterioration and decay. By creating renewed utility to old
structures, it is possible to bring new life to an otherwise neglected area. When planning the design
for regeneration, consideration for the impact of the changing environment allows designers to play
a calculated role in the successful and inevitably evolving growth of an area.

The site, centrally located in London between Farringdon Road, Charterhouse Road, West
Smithfield Street and Snow Hill Street, currently houses the Smithfield Meat Market and Poultry
Market (both Grade II listed) and several abandoned and heavily deteriorated buildings. The state
of these buildings and their vast size and impermeability at street level has created a void for well
over a decade in the heart of the City of London. The state of decay and the public and
government supported protection of these buildings mean that the financial investment
requirements for the redevelopment project has created a difficult conflict between providing
sufficient commercial and retail space for profitability and preserving the existing Victorian
structures which contribute to the unique cultural identity and history of Farringdon and the

5
surrounding vicinity. Previous proposals have been consistently rejected due to public disapproval
and council agreement that the buildings are a vital component to the character of the area.
As a frequent commentator on
the direction of architecture in
London, Prince Charles (April
2004) said in a letter to English
Heritage that he was
"determined we should do
everything we can to preserve
and restore Smithfield and the
complex of buildings in a
sympathetic way, rather than
destroy yet another part of
London's Heritage."

Another decade of neglect could mean that London loses this cultural asset not by decisive
demolition or development but by pure discord on conservation strategy and repeated disapproval
of investment proposals. Therefore, the fate of these buildings lies in the delivery of a proposal that
can satisfy the goals of disparate parties: financial viability for investment developers, sensitive
conservation for community heritage organizations and a combination of the two for government
planning officials. Success in the larger sense requires the delivery of a redevelopment plan that
meets the demands or desires of the target market and greater community. The proposed new
development and cultural offering has the capacity to provide necessary physical life
improvements through added enhancements to transportation links and street level pedestrian
capacity and emotional lifestyle augmentation through the added benefits of a cultural complex
supportive of Smithfield's long standing heritage.

The combination of historic conservation and urban regeneration involves the need for architects
and designers to inject renewed relevance and utility into outdated or disused existing building
stock while retaining their original historic value for future generations. Modern conservation
philosophies agree that there must be a clear distinction between original and contemporary
additions but the strategies for providing that distinction varies. This integration presents the
dynamic opportunity to highlight or acknowledge the historical relevance through the end users’
experience within a development while providing vital improvements to the fundamental physical
strains on the area. Implementing architectural design strategies and a global view of the demands
of the surrounding site, the successful proposal can provide users not only an improved physical
experience but an enhanced lifestyle.

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3 – Methodology
This study was conducted to provide a solution to the future of the deteriorating historical Victorian
market buildings near the expanding transportation development in Farringdon, City of London.
Consideration for community involvement, a new lifestyle offering, educational facilities and the
anticipated influx of increased foot traffic are the basis of the proposal. The final design proposal is
a progression of a study and presentation made for the final project requirements of post-graduate
studies. The body of design work submitted for the final project included high level site analysis,
basic activity zoning for future utility and detailed design for a restaurant on the site. The content of
the project was delivered at a final exhibition and contained in an A5 booklet deliverable which can
be viewed online at this site: http://www.keishahulsey.com/thesis/MA-3-40.php. Due to the size and
potential found in this early research, the decision was made to use the same site as the subject
for MA thesis studies. The progression of the initial project includes in-depth research of the area
and related approved or in-progress developments, further design of the larger complex, analysis
of the human demands or desires for the site and self-analysis of the initial proposal. The complete
body of thesis work contains an architectural design proposal for a “gastronomic epicentre''
complex, the written research which supports this proposal and the proposal design documents
that describe its execution. The study used both the qualitative and quantitative approach to reach
the proposed solution for the site's optimal future usage.

3.1 - Research Method

In order to provide supportive research, members of the surrounding community and government
officials were interviewed, previous proposals were analysed, similar regeneration projects and
design strategies supporting urban renewal were investigated. Historical information was gathered
from existing literature both online and available at the City of London library. Previous proposals
related to the site were reviewed at the City of London Department of Planning Office.

Several sources were of particular importance. The large Crossrail Farringdon Station
transportation development plan (2011) was used to support anticipated future site demands.
Michael Mitchell, KPF senior managing architect on the previous development proposal rejected by
City of London Department of Planning due to public inquiry in 2006, provided support and insight
into obstacles impacting the future fate of the site. East Inc., authors of the in-depth Farringdon
Urban Design Study (2010), was contacted to contribute additional documentation on their
valuable findings. Farrells' Smithfield Farringdon study (2006) was used as a starting point in
understanding the historical cultural identity of the area. A complete list of sources can be found in
Part III Bibliography and References section.
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Observation and descriptive research was performed on more than 15 occasions through site
visits. At all visits, internal access to all buildings was prohibited. Prior to 2011, a portion of the
development (the Fish Market) was protected with a metal mesh barricade which allowed visual
internal observation only. Subsequently, this access was boarded up and only external observation
was available. On one occasion, limited access was attained in one building (the General Market)
due to use of the area as a construction staging zone for employees working on the Crossrail
transportation project. Additional understanding of the internal space was achieved by the
collection of photographs taken by 'urban explorers' who gain unapproved access to derelict
building sites in pursuit of adventure, documentation and challenging photography. All internal
photos of the space were obtained through this method. Due to the legal ramifications of this
activity, the provision of precise and accurate credit was difficult and internet source was often the
only available reference. The final method employed to further understand the internal space was
visiting similar buildings and structures in the surrounding area such as tunnels beneath Holborn
Viaduct, the parking garage of the General Market and various local restaurants and businesses.
Research on the marketplace environment as a core to urban redevelopment was compiled
through the recollection of years of visits to markets around the world as well as focused visits to
local London-based markets.

3.2 - Design Method

Development design was completed through traditional sketching of ideas, diagrams and
structures and the use of a variety of CAD software. Of vital importance was the provision by KPF
of 24 AutoCAD files after their complete site survey related to their 2006 proposal. This set of
drawings included site and building plans, elevations, sections, photographs, and detailed
architectural and material images. KPF also provided additional assistance with the delivery of a
number of high resolution images and technical detail graphics. All included plans and external
elevations (both hand-drawn and technical) are a progressive derivative of this initial set of CAD
files. Beyond this core foundation, all technical designs, renderings and spatial analyses were
created by the author using a combination of Sketchup, Artlantis, VRay and AutoCAD. Quantitative
research, including building massing and footprints, was also completed using these programs.
Original hand drawings and sketches were taken from various sketchbooks and, at times, napkins,
reproduced with pen and ink and scanned.

3.3 - Presentation
The primary means of presentation for this work is intended for
online viewing available at http://www.keishahulsey.com/thesis.php.
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Due to the large amount of material, the content is best viewed in wide screen format. The design,
format and information contained within this website was produced and compiled solely by the
author using Dreamweaver. The format of the site pages is displayed in two sections. On the left a
table of contents navigation bar is followed by "Development Journal" notes containing scribbles,
casual notes, sketches, self-analysis, general development process related diagrams and a bit of
personal stress relief. The content section on the right contains the complete material included in
this thesis. In some cases where noted by the icons shown, additional information can be found by
hovering over graphics.

As required, a basic downloadable PDF version can be found on the title page of the online site or
the Part III Downloads section. In addition, supplementary marketing material was produced, and a
PDF copy of this project web content along with a slice of an artisan market product were delivered
in the signature take-away packaging designed for Slice London by the author.

4 – Research
"There is no doubt whatever about the influence of architecture and structure upon human
character and action. We make our buildings and afterwards they make us. They regulate the
course of our lives."
- Winston Churchill, addressing the English Architectural Association, 1924 (Lockton, 2007)

Cultural heritage is a collective reflection of the historical layers of societies upon which our lives
are built. It represents our links to the past and our legacy for the future. The architecture that
surrounds us today is a compilation of the values and conservation decisions made by previous
generations. As Churchill noted, architecture is entwined with our daily lives and actions. The
building stock we leave behind is the largest physical human expression of our collective character.
Our conservation, restoration and construction choices made will be added as another layer
revealing to the future our present society's collective values. The ability for architecture to endure
and communicate our culture throughout generations is due to its great significance as the
structural foundations (both literal and figurative) that regulate our lives. Through the planning,
design and construction of the built environment, architects and designers explicitly influence the
way that society functions by affecting the daily life patterns of individuals. Whether through
intended and calculated consideration in the design phase, the growth and evolution of existing
building stock or the recommissioning or re-evaluation of structures or environments, the role of
the designer goes beyond the physical body of work and impacts the habits and routines of the
people who inhabit the built environment.

9
4.1 - Conservation Philosophy

As the first bricks were laid at Smithfield Market

during the Victorian era, the debate on historic
preservation theory was already well underway
between the early pioneers and prominent
adversaries John Ruskin and Eugene Viollet-le-Duc.
Viollet-le-Duc believed the restoration of historical
buildings to include the alteration of the structure in
pursuit of creating a 'most-perfect state' that may have
never existed in time (Whitehead, 1990, p. 195).
Ruskin (1849) vehemently opposed this view and
made the distinction between 'repair' and 'restoration' considering the latter complete and total
destruction in his book The Seven Lamps of Architecture, where he also introduced the concept of
trusteeship:

"...it is again no question of expediency or feeling whether we shall preserve the buildings of past
times or not. We have no right whatever to touch them. They are not ours. They belong partly to
those who built them, and partly to all the generations of mankind who are to follow us."

Ruskin recognized the value

of existing building stock as
historical record and its
contribution not only to the
present but to future
generations. While these
opposing positions
represent the two extremes
for preservation, modern
conservation philosophy
supports Ruskin's theory
that contemporary
architectural intervention
should be clearly delineated
so as not to confuse future
historical interpretation and that the core of the decision whether to intervene rests on the
perceived value of the building being addressed.
10
English Heritage, the government sponsored advisory board for protection of the built environment,
explains that their over-arching modern philosophical conservation framework revolves around the
idea of 'significance,' which they describe as "a collective term for the sum of all the heritage
values attached to a place" and categorize those values into four groups (English Heritage, 2008):

 Evidential value: the potential of a place to yield evidence about past human activity.
 Historical value: the ways in which past people, events and aspects of life can be
connected through a place to the present.
 Aesthetic value: the ways in which people draw sensory and intellectual stimulation from a
place.
 Communal value: the meanings of a place for the people who relate to it, or for whom it
figures in their collective experience or memory.
(Ibid, 2008)

Historically, the field of preservation of historic buildings emphasized the authenticity of original
materials and suggested that additions or alterations to a building should be made in the original
style and appear to be one structure. However, as noted by Keith Ray in his book Contextual
Architecture, the danger in this method is that the designer must deeply understand the original
intent and style or risk results that are a 'parody' of the original style rather than an accurate
reproduction (1980, p.65). Additionally, this brings with it issues of misrepresentation for future
generations.

To avoid such confusion, a second approach was developed which employed the use of a similar
or slightly different style striving to identify the 'essence' of a building and use it to create a new but
related style, referred to as 'abstraction' (Ibid, 1980). While avoiding the risk of misinterpretation,
aiming to fully comprehend a building's essence is a lofty goal and missing the mark could result in
disrupting the original character of the building or its integrity.

This risk led to the development of the third approach, supported by leading preservation
organizations today, which involves contrasting styles and contemporary additions where alteration
is required. The internationally accepted foundation of contemporary preservation philosophy was
outlined in the Charter of Venice 1964 and states that additions to historic environments "must be
distinct from the architectural composition and must bear a contemporary stamp" and parts added
"must be distinguishable from the original so that restoration does not falsify the artistic or historic
evidence" (Hardy, M. 2011). While this Charter made landmark progress in solidifying the
philosophy and core strategy in the field of conservation, decades of preferential bias to

11
contemporary additions has created urban landscapes sprinkled with discordant new materials and
forms that often infringe on the historic character of an area. In response, international
organizations have revisited this mandate, including English Heritage who has explicitly denied a
bias for either modernist or traditional design in their newly published guidelines. In Matthew
Hardy's book The Venice Charter Revisited (Ibid 2011), HRH The Prince of Wales contributes a
foreword where he makes a poetic appeal for architectural harmony and the revision of a doctrine
that requires contemporary design to isolate itself from the years, styles and forms of tradition and
history upon which it was built.

Therefore, although there is general agreement that modern additions and alterations should not
be delivered in a fashion that could cloud the historical evidence for future generations, the best
means to achieve appropriate integration between historic and contemporary structures is still very
much an ongoing debate.

4.2 - Design Influences

Coupled with the responsibility to preserve our built environment for future generations, we must
equally ensure that our structures meet the demands of our present requirements so that they
retain their value in current and future societies. Our collection of new and old architecture sculpts
the habits and behaviours of the population that utilizes it. Beyond the responsibility to shelter and
protect that population, architects and designers have the opportunity to influence and enhance the
daily patterns of lives. Lawrence Lessig (1999) uses the term "architectures of control" in reference
to internet regulation and cyberspace and Dan Lockton (2007) makes
the correlation for the more liberal use of this term in relation to the built
environment as well as many other professions. These "architectures of
control" are often essential in the planning, construction and
management of users for reasons of safety and necessity but can also
be implemented for a particular desired response.

Well Coates, a contemporary of Le Corbusier and pioneer of the

modernist movement in Britain, agreed with the capacity for design to
influence social behaviour as seen in his Lawn Road Flats built 1932-34
in Hampstead, London, a 4 story block of 29 flats aimed at young
professionals and an experiment in communal living (Design Museum,
2006). Believing that furniture should be an integral part of architecture,
all necessary furniture and equipment was built-in. Kitchens were small
and functional with the intention that meals would be provided in a
communal central kitchen in the basement or (he would have hoped on
12
less frequent occasion) prepared and sent up to residents via dumb waiter. This housing
development represented a radical shift in the view of domestic space and how it could be
optimally used.

Similarly Frank Lloyd Wright believed in the integral nature of furniture within a living space and
frequently created built-in furniture to control the way residents chose to use their home and to
protect the internal aesthetic of his creations. Fallingwater in Mill Run, Pennsylvania has
exceptional connectivity to the natural environment through to the smallest details. The relatively
small bedrooms and narrow corridors are intended to encourage residents out into nature on a
multitude of terraces. Having visited this beautiful serene site in the late 90's, I can still remember
the density of the bedrooms coupled with the small group of touring visitors creating a sense of
urgency to swing open the terrace doors for the extended space and a breath of fresh air.

Berthold Lubetkin, a Russian-born emigrant, also championed modernism in the UK and the
demand for design to influence social change. His strategy for Highpoint I (built 1933-35), a block
of 60 self-contained innovative flats, attempted to establish a direct sense of community through
large expansive public space and hallways. The project received great recognition, including a
complement from Le Corbusier, for being a shining example of urban development. While
conceptually a great achievement, Lubetkin's intent that the foyer and large passages or the
rooftop garden to be used as social gathering areas was never exploited likely due to the individual
units being so well equipped and self sufficient (Allen, 2003) In this case successful design in one
area may have sacrificed intended design in another.
The concept that communities should be planned and potentially self-contained has been
rebranded with the rather over-used phrase of "Live Work Play" developments, a sexier and more
easily and instantly relatable description than mixed-use developments in urban environments and
still has influence today (Cohen, 2009).

4.2.1 - External Environment

Examples of architectural design built for the purpose

of controlling our behaviour are plentiful in our
external environment but an issue that seems to be
most often controlled is the simple act of taking a seat
in the urban landscape. A community in Surrey, UK
developed a strategy to address the perceived
problem of youths lingering in an area known locally
in Rose Hill as "the steps." The council discussed

13
plans to install intentionally shallow and longer steps to make them less comfortable to sit on, as
well as no handrail in case teenagers wished to lean against it (Williams, 2008).

"At the moment the steps are like ready-made seats so changes will be made to make the area
less attractive to young people."
- David Callaghan, St Helier Councillor (2008)

Public park benches and bus stop seating is often designed with the intent to invite the public to sit
but certainly not lie down, possibly encouraging the homeless to sleep on them. Over the last
decade, anti-sit devices have been more aggressively peppering our environment, directing
pedestrians where may and may not rest their feet.

4.2.2 - Internal Environment

When one enters an internal space, it is done with intent and purpose, although not always
consciously. It may be as simple as seeking shelter on an unpleasant day, addressing boredom at
a shopping mall, or waiting for a friend. More intentional plans may include experiencing a
theatrical production, exploring culture at an art exhibition, expanding educational training, or
earning a pay check. Whether pursuing refuge from a chaotic world or stimulation from a calm
world, a user of the built environment presumes an outcome from the structures they navigate and
the designer of these spaces can influence this outcome.

As with the outdoor environment, comfort (or lack thereof) is

an easily manipulated design feature. Airport lounge seating
carefully considers where, or if, they will allow horizontal
resting in their departures lounge. With arm rests installed,
the hostile floor becomes the exhausted traveller’s last
supine resort. Heathrow airport has incorporated furniture
which clearly supports relaxation and lounging in the main
concourse near the restaurant area but uses arm rests on the
seating near gates.

Smart restaurant design strategically considers these

decisions as well as a host of other factors. As dining out is
not an essential activity, restaurants need to attract their
patrons in some way - either by fast, efficient meals or a
complete dining experience. Fast food restaurants address their directive (high turnover, attractive

14
price points and quick efficient service) through intentional and common design decisions. The
harsh glow of chicken shops and kebab vendors from the sidewalk of high streets is a prime
example. Fluorescent lighting in fast food chains, hard surfaces and uncomfortable chairs ensures
speedy turnover and supports low overhead through ease of maintenance and low costs.
McDonalds, the kingpin of this market segment, has reacted to the changing marketplace with a
new strategy that starts to merge the line between quick efficient service and a lingering dining
experience.

"We're not trying to be Apple but we can be inspired by them. When you're inside an Apple store,
you almost feel like you're inside an iPad — and you want to stay there. We want people to walk
into McDonald's and have the same feeling."
Max Carmona, senior director of U.S. restaurant design for McDonald's (Silverstein, 2011)

By embracing a new concept of the

"McCafe," the chain appears to be taking
cues from Starbucks restaurant decor
and targeting a broader market to attract
the young professional and middle
market while retaining their existing
customer base. The cold fibreglass
tables and hard rigid seats have been
replaced with warmer materials - woods,
faux leathers and soft textiles. Their
signature red and yellow was updated
with more soothing shades of terra cotta,
olive and sage green creating a new palette to encourage the customer to linger. In addition, the
restaurant chain hired the same advertising agency in France as Apple Computer and plans to
offer wifi and iPod rentals in some of their chains (Werdigier, 2007).

4.3 - Integration

The synthesis of old and new architecture is fundamental to urban renewal and progress in a
dense city that respects and protects its architectural heritage. Ultimately, the objective is to take a
structure and/or environment that has outlived its historical utility and adapt it to current demands
and standards without sacrificing its historical identity. Beyond this core requisite for successful
regeneration and preservation, designers must provide solutions that not only meet the demands
of today's society but deliver them in a dynamic way that sparks transformation which can only

15
stem from the people who inhabit the space. Change over time is inevitable; therefore design must
be prepared to adapt. The essential conversion of existing buildings to make them functional and
the strategy of implementation should allow for growth and adaptation for the future.

Like most cities, London protects its heritage as seen through its implementation of the 'Statutory
List of Buildings of Special Architectural or Historic Interest' which has been applied to around half
a million buildings throughout the UK. Smithfield Meat Market is one of these buildings (Grade II
listed); however, the complex of buildings at the proposed site is not. However, there is an acute
recognition of the importance that the collective building stock has on the cultural identity of the
area.

The photos below show the architectural changes to the area of Holborn Viaduct near Smithfield
Market and the eclectic character that exists. Where new additions have been added, they are
clearly identifiable in style and contrast. Does this contrast create a better urban landscape?

As shown, a large percentage of the buildings are more than a century old
and create a multi-faceted layering of architectural styles and eras that
support the character of the area. Placing value on the right collection of cultural historical assets
and re-utilizing those that have outlived their previous function while creating space for new
buildings is the careful balance that must be achieved to successfully preserve the unique identity
of this area of London.

5 – Precedent Studies
"The past is not dead; it is living in us, and will be alive in the future which we are now helping to
make."
- William Morris, artist, writer, designer and founder of "Society for the Protection of Ancient
Buildings" an early organization in opposition to the insensitive renovation of ancient buildings in
Victorian England (Jones, 2011)
16
Opportunities to learn from the past were investigated using three methods: reviewing similar
urban regeneration projects, identifying architectural projects that dynamically merge historical and
contemporary structures and consideration of the previous proposal specifically submitted to the
City of London Planning Office for this project site.

5.1 - Comparable Redevelopment Projects

Useful to the understanding of successful urban regeneration was the identification of strategies
and keys to success from other similar urban redevelopment projects where a marketplace
environment was at the core.

5.1.1 - Ferry Market Building, San Francisco, USA

As described on its official website (Equity Office,
2005), the Ferry Market Building in San Francisco
reopened as a gourmet market in 2003. Originally
opening in 1898 at the site of an 1875 wooden Ferry
House, the site served as a transportation focal point
for those arriving by train and by boat to the city. In
1892, the architect A. Page Brown designed the ferry
building that presently occupies the site and his
foundation of piling and concrete arches was the
largest such foundation over water anywhere in the
world. The opening of the Bay Bridge in 1936 and the
Golden Gate bridge in 1937, rendered daily commute
by ferry obsolete. Propelling the ferry building into further ambiguity, the construction of the double
deck Embarcadero Freeway was built across the front facade of the structure and it deteriorated
into an isolated shabby office building for the Port of San Francisco. In 1989, the Loma Prieta
Earthquake caused such damage to the bridge that it was torn down in 1991, leaving the Ferry
Building and waterfront with the high visibility it once enjoyed.

Today the ferry transportation network has been revived to offer commuters an alternative means
into the congested city. Redevelopment of the original building in 2003 through a public-private
collaboration provided San Francisco with approximately 65,000 square feet of first floor
Marketplace space and an additional 175,000 square feet of premium second and third floor office
space. The design provides a distinctive space that brings together the greater Bay Area's
agricultural excellence and specialty food purveyors in one location. The exterior facade and main
public hall were fully restored for use by ferry passengers and the public. The central nave was
restored to include a 660-foot skylight that fills the space with natural light and an indoor street
17
feeling with shop gates that open into the central area - all of which contribute to create the vibrant
marketplace environment.

The wildly successful redevelopment of the Embarcadero Building (as it’s also known) spurred
many California cities to mimic the formula but with less favourable results. Similar markets in both
Oakland and Napa have failed to reach more than 50% tenant occupancy and 60% target sales
respectively. Challenges facing other developments include location (the need to attract visitors to
a new previously less explored tourist destination), inferior existing or provided transportation links
and the widespread availability of high quality organic produce accessible throughout California.
While San Francisco benefits from attracting visitors and residents alike, 75% of its six million
visitors a year are from the surrounding Bay Area (Ibid, 2009).

Key factors that support the Ferry Market Building's large success include its location on the
waterfront and positioning close to local transportation, the city's financial district and many large
local attractions (Worthen, 2009). John King of the San Francisco Chronicle (2008) took a look
back at the success of the marketplace after five years in operation and noted 8 simple essential
lessons on what urban renewal should include:

1) Preserve what's essential. Architecturally, the buildings crucial design elements were
preserved over alternatives that planned to remove large historical features.
2) Add what's needed. A highlight of the building is the 30 foot walkway between the
structure and the waterfront where people linger, meet and mingle. This feature did not
exist prior to its redevelopment and provides a inviting, hospitable environment.
3) Don't be afraid to mix old and new. Inaccessible storage areas were converted into the
main arcade, large incisions were cut into the central nave to provide warm natural light,
and a new modern extension was added 10feet towards the waterfront.
4) Don't go overboard. A previous proposal by notable architect I.M. Pei planned to add
deep additions, tear open the nave for an all glass roof and add a curved glass storefront
along the ground floor. Had this proposal come to fruition, today's iconic profile of this
historic building would have been sacrificed.
5) Keep it simple. The ground floor utilizes durable simple materials that endure the
demands of a marketplace in a pleasing and elegant way and the second floor re-uses
slender iron columns once used on the enclosed walkways near the ferries.
6) Have something for everyone. Visitors have the option to exchange $132 for a
"connoisseur" sample plate at Tsar Nicoulai Caviar Cafe, buy a $4.99 milkshake at
Taylor's Refresher, enjoy a fresh organic pear for less than a dollar, sample produce or
peruse books at a serious bookstore for free.

18
 7) Be part of the real city. The offerings must be more than a novelty or trend. With 1.7
million commuters that annually pass through the ferry port, the product must be
authentic and enduring. A farmers' markets on Tuesdays aims at nearby residents and
workers, rather than tourists munching on free samples.
8) Contrasts can be good. Despite some public interest to demolish the building to renew
the waterfront view to the city, the 660 foot wall provides the only such protected public
gathering place on the water. (King, 2008 italics only, author's summary added)

5.1.2 - Granville Island and Market, Vancouver, Canada

Granville Island in Vancouver
is marketed on its official
website as "If Granville Island is
the king of Vancouver
destinations, then the Public
Market is the jewel in the
Island's crown" (Granville
Island, 2012). This project is a
large scale example of a
successful public marketplace
destination. Located directly
across from Vancouver Island
and once an industrial
manufacturing wasteland, the island is now a major tourist and resident destination and was
named by New York-based Project For Spaces as "One of the World's Great Places" in 2004.

Three decades ago, the 37-acre zone tucked in the shadows beneath one of the city's major
bridges was a collection of fading factories and maritime businesses. The location is now serviced
by colourful water taxis and is well-positioned between downtown, a major park across the water
and a narrow stretch of land to emerging neighbourhoods on the city's west side. In 1976, Granville
Island Trust was appointed to guide the island's regeneration (Project For Public Spaces, 2009).
The district's industrial past remains visible in the tin buildings with huge factory doorways, cranes
and rail tracks, and one remaining cement factory that contribute to the historical and local
character of the area. The development is a complete illustration of Project for Public Spaces'
Placemaking principle addressed by their "Power of Ten" concept - to provide a wide variety of
things to do in one place (ten has been noted as the magic number) - and then create a variety of
these types of places within a district as a whole.

19
Having visited the island in 2009, the location offers a stunning and dynamic array of gourmet
offerings, shopping activities, nightlife and unique charm. The development is also centred around
local institutions and public spaces including a community centre for rowing clubs, yoga classes,
and public meetings. At the heart of the complex, there is a sense of authenticity that stems from
the remaining historical industrial buildings and closely involved community.

5.2 - Architectural Integration Examples

Examples of new architecture inserted into historical environments are plentiful. An instance that
immediately comes to mind is the landmark large glass pyramid entrance designed by I. M. Pei in
the central courtyard of Musee du Louvre in Paris, France. While many critics considered the
pyramid an obtrusive eye sore in the cultural heart of the city, others applauded the juxtaposition of
old and new architecture (Goldberger, 1989). As noted by design historian Mark Pimlott, the design
is an effective solution to handling the vast number of visitors to the museum:

"I.M. Pei's plan distributes people effectively from the central concourse to myriad destinations
within its vast subterranean network... the architectonic framework evokes, at gigantic scale, an
ancient atrium of a Pompeiian villa; the treatment of the opening above, with its tracery of
engineered castings and cables, evokes the atria of corporate office buildings; the busy movement
of people from all directions suggests the concourses of rail termini or international airports."
— Mark Pimlott, Design Historian (2011)

In terms of user
experience, one
enters the main
courtyard of the
Louvre via the
classical Jardin
des Tuileries, the
Seine or Rue de
Rivoli and is
confronted with a
very modern
structure. As you
take in the 16th
and 19th century
architecture

20
surrounding three sides of the square, you move toward the glass prism entrance. With its
purposefully specified perfectly translucent glass, you descend into a cavernous arcade seeing the
inverse pyramid bringing light into the space and connecting you to the structure above. Visitors to
the Louvre, then pass through the light filled space back into the historical collections displayed
over 50,000 sq metres.

Another example includes the renovation and recent completion of Dresden Museum of Military
History by Daniel Libeskind. Similar to the Louvre, a very contrasting structure has been inserted
into the historical fabric of a city's landmark space. In this case, the juxtaposition is more drastic as
the existing pre-modernist museum structure is aggressively interrupted with a large avant-garde
extension. The design is intrusive and intentional and seeks to engage users to reflect on the
historical significance of the city and its past.

"It was not my intention to preserve the museum's facade and just add an invisible extension in the
back. I wanted to create a bold interruption, a fundamental dislocation, to penetrate the historic
arsenal and create a new experience. The architecture will engage the public in the deepest issue
of how organized violence and how military history and the fate of the city are intertwined."
— Daniel Libeskind (2011)

The merging of new structures and technologies with historic architecture is necessary when
attempting to provide new life to an existing building. Materials change, functions change,

21
relevance changes. Architecture must be able to adapt and change as well. Both contemporary
examples use the modern 'contrasting' conservation philosophy. The Louvre incorporates the
pyramid more comfortably as it embraces balance and scale whereas the Military Museum
purposefully creates a discordant interplay of structures and materials.

5.2.1 - London Examples

In June 2004, Foster +

Partners and Bruno Happold
saw the completion of their
£26 million building for the
Imperial College Business
School in London
integrating the new-build
nestled amongst 1960's
institutional buildings and the
Grade II listed Royal School
of Mines (Foster + Partners,
2012). The development
includes a stainless-steel
drum encompassing a
vertical stack of interactive
lecture theatres and a multi-purpose atrium area, enclosed study spaces, café and breakout area.
The atrium is the heart of the development, creating a year-round functional space that connects
the existing buildings and the listed school of mechanical engineering. The enclosure of the old
buildings challenged the design team with the need to achieve a balance between the architectural
desires for the atrium, creating a comfortable environment within the atrium and sensitivity to the
previously naturally ventilated offices adjoining it. They addressed this requirement using
displacement ventilation, underfloor heating and cooling, natural ventilation and by concealing a
grille supplying air to the atrium at the reception.

Just 15 metres from the Smithfield development site at 60 Holborn Viaduct, a large commercial
construction is underway for completion in 2013 on the site of the previous Bath House built 1967
and demolished last year. Kohn Peterson Fox (interestingly the same architecture firm who worked
on the redevelopment for Smithfield market) and private developer Favermead and AXA Real
Estate form the architecture and joint venture group behind this project. A resounding feature of the
structure is the facade made of twisted 'fins' over a glazed curtain which has been designed to

22
achieve maximum performance for BREAMM. The key component of the project, however, is the
use of traditional materials for the rebuilding of the northeast corner Gate House at the Farringdon
Road - Holborn Viaduct Junction which was destroyed during WWII.

This project supports a mixed-

view approach to current
conservation theory. It
incorporates previous
philosophies where traditional
materials and style were
preferred and present
philosophy where strong
contrasts exist between
historical buildings and modern
intervention. The clear 'new
build' also uses the abstraction
philosophy where the new materials are executed in an organic style that mimics the proportions of
the small gate house being recreated. In this case, a structure damaged by history will not be
preserved but recreated in exact replicate detail - an approach that neither extremes of Ruskin or
Viollet-le-Duc would have supported. In terms of regeneration, the embodied energy required to
provide the historical ingredient that gives character and identity to a city in retrospect is enormous.
Where available, the option to preserve these buildings well in the first place is an obvious answer.
Khalili Family Trust describes this development as the interpretation of Favermead founder,
Professor Nasser D. Khalili's desire "to make a positive contribution to the city of London" (2011).

5.3 - Previous Proposals

Due to the heated public opinion for the future of Smithfield,
the history of proposals alone for this site is long and arduous.
My personal discovery of the site was coincidental after moving
to the UK in early 2009. Investigation of the development that
began in January 2010 revealed a naively unexpected and
endless supply of twists and turns.

In August of 2001, Kohn Pederson Fox was instructed by

Thornfield Properties, holding and investment company for
Smithfield, "to design a building of the highest quality"
appealing to a "broad range of multinational companies doing
23
business in the City of London." In May 2004, KPF submitted their first proposal to City of London
Planning Office with revisions following in November 2004. In August 2005, they submitted their
next proposal taking advantage of the Grade II delisting of the Red House with additional revisions
in 2006. Their final proposal submitted in February 2007 was the culmination of 6 years of work
and included demolition of the General Market Building and large volume added above the existing
Fish Market and Red House providing 380,000 sq feet of Grade A commercial space.

The proposal prompted sweeping conservationist campaigns including comment from Prince
Charles (2006) who infamously called the proposal "an act of vandalism" before it was rejected by
the City of London in 2007 after controversial public hearings. The decision by the Secretary of
State after 24 days of public local inquiry cited, among others, three major reasons:

1. KPF did not demonstrate that the General Market Building was in irreparable condition.
2. The buildings add significant character to the surrounding conservation area.
3. The new modern structure competes and detracts from the existing structures.
(Nowak, J., 2008)

In January 2010, Thornfield Properties went into administration further obscuring the fate of the
area. In June 2010, Henderson Global Investors took control of the property and Clive Castle,
project manager and head of Henderson's central London office, confirmed rumours that John
McAslan + Partners had been involved in additional development with the previous owners by
saying, "It’s still very early days for us but we are proposing to retain McAslan because we think
they are the right people for the job" (Waite, R., 2010).

With such debate, it is no surprise that the plans for Smithfield remain under tight wraps at the
McAslan offices. Initial proposals were never made public but are rumoured to have involved
suspending a three to four story office block over the General Market. A spokesperson for SAVE
Britain's Heritage saw the early plans and has already voiced their opposition "because of the
treatment of the main market block and the height and bulk of the proposed office building above
this space" (Waite, R. 2010).

After years researching this development and several failed attempts to contact John McAslan +
Partners, in May 2012 I stumbled across renderings of the proposal in the portfolio section on MX
Visualization's website (2009). Acknowledging the difficult balance between financial viability and
preservation, personally, I find the majority of the solution a very appealing prospect. In fact, I feel
that it fundamentally follows the same foundation presented in this proposal.

24
 Pros:
 General Market
- Predominate retention of original facade
- Accentuation of original structure in main open
atrium
- Added volume steps back from main facade
and minimally obtrusive
- Corners, which were non-cohesive after WWII
damage have been used as anchor element,
significant main entrance and integrates new
build
 Red House
- Original Toilet Block area appears to be
repurposed as cafe contributing to inviting
streetscape
- Consideration of Poultry Market (white building
to right, bottom image) by adding banners and
branding, softens imposing facade
- Conversion of original covered passage
between General Market and Annex Buildings as
a connecting restaurant

Cons:
 General Market
- Glazing treatment of corners while cohesive, is
dominant and overly commercial, like mini-
Westfield Shopping Centre
- Street level store fronts add continuity but does
not address congestion or introduce increased
capacity
- More 'independent' branding for shops along
street level could better support individual
character of the area
 Red House
- Branding on upper glazed volume is
overwhelming

25
PART II: PROJECT DESIGN

1 – Site Analysis and Proposal

The specific site of development in the
Smithfield market area is centrally
located in the Smithfield Conservation
Area and is an approximately 1.24
hectare plot with the potential to
contribute significantly to the cultural
fabric of Farringdon and connect the
surrounding neighbourhoods of
Clerkenwell, Barbican and the tourist
and business districts of St Paul’s and
the City.
The abandoned buildings including the General Market,
Red House, Fish Market and Toilet Block within the
Smithfield Market area represent an unfulfilled opportunity
to exploit their central location in London, the deep
historical association of food-related activity in the area
and the anticipated influx of pedestrian traffic associated
with the completion of the Thameslink Crossrail
development at Farringdon Station. The location is
already a nucleus of professionals and employees by day
surrounded by lively neighbourhoods (Clerkenwell and
Barbican) and tourist areas such as St Paul's Cathedral
with the capacity and potential to support a vibrant
development area and alter the streetscape environment
in this currently 'forgotten' zone.

1.1 - Context
Smithfield Market area is a London institution with a deep layered history dating back to Roman
times and encompassing an on-going meat trade for over 1000 years (Pountney, 2009). With
intense speculation and rumours about moving the primary meat market to the outskirts of the city,
Smithfield fights for its place and relevance today and the future and preservation of its outstanding
heritage is unknown.
26
For a brief overview on the long history of the area and a short video that used modern technology
to recreate the market atmosphere at Smithfield in the mid-1800s, see Part III Supplemental
Section A - Brief History of Smithfield Market.

1.1.1 - Urban Transformation

Interestingly in an urban sense, the basic street grid of the area has endured largely unchanged
since medieval times and has been a constant amongst the transitions and evolution of the City. In
fact, the oldest lived-in house in London today is located at 41-42 Cloth Fair and was built between
1597 and 1614 according to the current resident (Youngs, 2004). Transformations in the area
include the disappearance of the Fleet River and live cattle trade, the addition of large
predominately religious institutions defining the principal routes north out of London, and the
establishment by royal charter of an annual three day Bartholomew Fair celebrated for over 700
years. Other changes seen are the decline of the large monastic institutions in exchange for mills,
private residences and a new layer of small lanes and passageways with a shift to build middle
class residential accommodations attracting a strong industrial mix. The changes implemented by
the Victorians a century ago largely shaped the area of Farringdon today. The cuttings of the
Metropolitan Railway added a new layer and set the major layout of the routes and blocks as well
as distinguished the plots filled by the new market buildings added at the same time.

1.1.2 - Smithfield Market Today

Can Smithfield Meat Market stay relevant and adapt with the times?

The short video from WhereIsLondon (2011) shows a good representation of what the market
offers and the issues it faces today.
As alluded to in the video, there have long been rumours that
the Grade II listed market will be closed and moved to the
outskirts of London but there have been no confirmations from
the City of London that this is actually being considered. Today a large portion of the extended site
is derelict and under threat of demolition and neglectful decay. During one site visit to Smithfield,
discussions with the vendors and locals further confirmed the heavily split opinion on what people
would like to see in Smithfield's future. One vendor expressed great disappointment at the rejection
of the KPF commercial / mixed-use partial demolition proposal and conveyed that this was the
view of "the majority of all vendors." Another vendor said that if they were forced out of Smithfield,
like many of his peers, he would consider leaving the increasingly demanding business.

27
Regardless of where people stand on the issue, the fate of the London institution strikes a
passionate cord in the heart of Londoners. In summary, Smithfield Market is unique in London for
being a deeply rooted hub of activity and livestock trade in constant use for close to 1000 years.
Loved or hated, it has been an enduring location drawing visitors from all ranks of society from
business and entertainment to gastronomy, gore and gluttony.

1.2 - Surrounding Development

Smithfield / Farringdon is targeted in the list of "Areas for Intensification" by the Mayor of London in
The London Plan (Milton, 2011, pp. 60 & 274) and will be subjected to intense increase in foot
traffic with the completion of the Transport For London transportation expansion project.

The Crossrail
Thameslink programme
will create a new north-
south and east-west
transportation
interchange hub at
Farringdon station
providing direct
connection with three
London airports and
single interchange
connections to the
other two airports.
Upon completion, over
140 trains and 140,000 passengers per hour will pass through the tube and Crossrail Thameslink
interchange at Farringdon station, the only station where passengers will be able to access all
three networks (Crossrail Ltd., 2011). According to Atkins Intelligent Space Pedestrian Study, there
is a projected 83% increase of pedestrian traffic on nearby Cowcross Street (East, 2010). The
station will surpass Clapham Junction as one of Britain's busiest train stations and is expected to
be a catalyst for regeneration making Farringdon a destination in itself.

By exploiting the existing tunnels beneath the area and offering inviting and dynamic street level
access directly to the development, reduction of congestion from Farringdon Station would be
achieved and foot traffic into the new space would be increased.

28
In addition, many large new
developments are in various stages of
planning and construction in the
immediately surrounding area which
include but are not limited to:

 Sixty at 60 Holborn Viaduct -

designed by KPF with AXA Real Estate and Favermead; under construction to provide
322,000 sq feet of commercial space (Kohn Pedersen Fox, 2010)
 Charterhouse Place 2 replacing the demolished Caxton House - owned by Henderson
Global Investors with planning consent in place; projected to provide 200,000 sq feet of
commercial space (BNP Paribas Real Estate, 2010)
 Cardinal Tower - developed in agreement by Cardinal Lysander with Crossrail (Cardinal
Lysander Ltd, 2010); estimated to provide over 200,000 sq feet of commercial space; John
Robertson Architects currently undertaking strategic study of the site.

1.3 - Site Specific Analysis

The site is comprised of two blocks: one is completely
covered by the General Market; the other has been known
as the Annex Markets, Annex Buildings and Triangular Block
and contains two distinctly separate buildings, the Red
House and Fish Market (also referred to as the 'Annex
Building'), as well as a lavatory block.

29
1.4 - Current State
The deteriorating physical state of the buildings can be enough to discourage pedestrians from this
major southern route and the massive scale requires them to navigate the large city blocks for
access to Farringdon station. The slideshow below provides a better understanding of the site, the
deplorable condition of the internal structures and the stunning architectural details of the proposed
site. Since the site has been mostly boarded up for several decades, these images and the added
knowledge of the internal space was achieved in large part through the discovery of photos taken
by urban explorers who gain unauthorized access to derelict sites for the purpose of adventure and
often amazing photo documentation.

1.5 - Proposal
The last decade in Britain has seen an increasingly discriminating and demanding palette from the
public in the UK. The emergence and trendy implosion of the words 'gastronomy' and 'pub' reflects
a focus on providing quality food using seasonal and mostly local ingredients which has changed
the competition in the food industry, largely for the better. Where pork pies and chips were the
benchmark, establishments now must banish the aid of a microwave and invest in duck fat to
compete with their neighbours. While outstanding dining experiences have always been sought,
this trend has led to an increasing awareness and demand for better offerings including those at a
very casual level. In fact, it was Mike Belben and David Eyre who opened The Eagle in 1991 on
Farringdon Road and became the trailblazers of 'gastropub' establishments, recognized as the first
of its kind at that time (Norrington-Davies, 2005).

This proposal includes a mixed-use development providing a vibrant environment for locals,
commuters and tourists to explore gastronomy and culture through exhibition and gallery space,
haute cuisine dining, casual market eateries, specialty food retailers, cooking courses and
demonstrations, sustainability and urban farming workshops and entertainment with the intent to
transform the abandoned marketplace into a culinary and cultural events destination in its own
right.

It is recognized that in order to be financially viable, a large volume of commercial space must be
added to the top of either or both blocks of buildings. However, following the precedent set to retain
the existing buildings, this design proposal addresses the present structures creating an integrated,
adaptable and dynamic mixed-use urban development.
30
The scope of design work presented includes:
 overview of the full urban regeneration plan including zoning for various integrated activities
and expansion for additional commercial office and residential development
 high level overview for the extension of a public passage through both underground
arcades and the outer canopy of the General Market
 a high level circulation and wayfaring plan to integrate the various buildings and associated
activities
 plans for integrated functions in the Red House zoned for public focused gallery and
exhibition space and culinary-related activities associated with educational facility, with
consideration to traffic flow and user experience throughout the levels
 consideration and high level concepts for an artisan 'ready-made' market in the Fish Market
that will function as an alternate public passage for the massive influx of street level traffic
on the currently impermeable sidewalks of Farringdon Road
 a rough volume of space added in the void between the two southern buildings to connect
the Red House and Fish Market and provide a facility for a world class culinary institute
 renewal of the Toilet Block entrance to the lower ground level to provide direct pedestrian
access to the new transportation links and underground public passage area and activities
centre

2 – Conceptual Design

In reviewing historical architectural and urban

plans, developments can be loosely categorized in
terms of those stemming from necessity
encumbered by restrictions and those created with
a holistic urban development plan (i.e. Le
Corbusier's masterpiece Chandigarh in India).
Having visited Chandigarh, there is a definitive
feeling of structure and order that shapes the daily
patterns of those who live in and visit the city. In
the case of Smithfield Market, and London in
general, development and architecture must be
merged into the complex existing historical patchwork of building stock and structural and
geographical topography. The effort to create a holistic urban plan must include the analysis and
evaluation of current architecture, their value and their interference with the goals required by
urban strategies.
31
As the City of London's elected architect, Sir Horace Jones had a broad view of the urban
requirements of Smithfield but may have been limited by the infrastructure already in place. A
closer look at the development of the buildings added during the Victorian period reveals how the
cuttings of the railways and subsequent plots available can be expressed in terms of slices. In
particular the Red House and Fish Market were created by placing two distinct buildings on a
sliced triangular plot. This proposal will add yet another layer of life and functionality to the site.

Drawing from the deep historical background of Smithfield Market, a re-emerging theme has been
layering, supported by the slowly changing functions of the area over centuries of time while
essentially retaining the major street grid and core layout. This theme is expressed though the
layered integration of various activities throughout old and new structures, allowing users to retain
a sense of awareness for the larger development as they move about the space.

It was through the accentuation of the

physical form of these buildings that a
second theme emerged - the concept
of slices. The scale and robust
facades of the original structure
create a canvas to provide accessible
views throughout the development,
small vistas from one space and
activity into another, as well as
between old and new spaces.
Catching glimpses of the activities of
related functions helps to provide a
heightened sense of connectivity and
visual stimulation - a curiosity that is
at the core of education and the
gastronomy lover's heart. This connectivity will be achieved through the insertion of a wedge or
new volume of space to house a world-class culinary arts institute with both visual and physical
passages between the new structure and the adjoining Victorian red brick buildings at the heart of
the development.

The clear and physical reference to this concept was expanded to include a more figurative
expression in creating a destination where one could sample a 'slice of London life' - alluding to the
chef's key tool, the knife - and perhaps even a 'slice of pie'. The new development will be called
Slice London.

32
3 – Design and Execution
The creation of a cultural and gastronomic epicentre in the centre of London revolves around a
public focused multi-use development that places a new world class culinary arts institute at the
core. While it is important to respect our heritage, education is the foundation for growth and
discovery. This philosophy combined with an adaptive conservation approach is the inspiration in
creating an accessible and vibrant environment where one can explore the wealth of distinctive
offerings related to Britain's food and heritage culture.

The success of the scheme rests on the ability to add value to the site and alter existing avoidance
and transit-centred behaviours by providing physical and emotional life enhancements. Slice of
London will become a gastronomic and cultural destination in its own right and draw in the
professional, residential and tourist population from the local area and greater London as well as
the increased pedestrian activity as a result of London's newly expanded and busiest
transportation station.

Due to the relatively small vertical scale of the site within the heavily developed corridor of
Farringdon, external views from inside the development are limited. For this reason, consideration
was made for creating views and interest internally through the use of vertical circulation within the
space.

33
To refer back to John King's assessment of the key success factors of San Francisco's Ferry
Market Building, these points can be applied to Slice London.

1) Preserve what's essential. The Victorian architectural character and unique scale and
proportions of the buildings are retained. Footprint does not change and becomes a defining
element of the design and branding.

2) Add what's needed. Street level permeability as a high priority and reduction of foot traffic
provided through tunnel access. Infill space between Red House and Fish Market needs
presence and renewal. Southern end of West Poultry Avenue currently cuts between Red
House and the Toilet Block and should be pedestrianized to improve streetscape.

3) Don't be afraid to mix old and new. The new volume between the Red House and Fish
Market provides architectural contrast. The experience within the development promotes
awareness and integration. As the eastern most point, the Toilet Block should be preserved
but completely redesigned and detached from its original purpose.

4) Don't go overboard. No demolitions but retain the confidence to modify the existing
structures to provide the desired dynamic user interaction.

5) Keep it simple. The material selection and scheme support the ethos of the future vendors -
independent, artisan, authentic and reliable. Articulation between old and new space is
obvious and transparent.

6) Have something for everyone. Ready-made wholesome local products, casual dining,
community-based programs, educational facilities, selective retail, haute cuisine, cultural
exhibitions, nightlife, fine dining. Also addressing Project For Public Spaces concept Power
of Ten further solidified by the existing and growing activities available in the immediate area.

7) Be part of the real city. The site is located in the heart of the City of London with an
estimated 140,000 passengers using the Farringdon Station per day. Becoming a part of the
daily life these commuters and offering a product that appeals to locals and visitors alike is
essential. Local British cuisine and gastronomy that encapsulate the community and its
heritage.

8) Contrasts can be good. Create an offering that is unique to Smithfield and differentiates itself
from other city markets. Force users to embrace and interact with the contrasting new and
old structures. While the existing buildings consume a large footprint comparable to many
developments in the area, their height and internal scale is much smaller. Allow this to be a
welcome respite to the surrounding modern environment.

34
3.1 - Urban Regeneration Plan

Key Features
 Street level transformation through increased
permeability and pedestrianized terrace
 Integration of old and new structures, visibility
of unique structural forms
 Adding life and vibrancy back to the specific
site

The larger urban context includes Farringdon Road, Charterhouse Street, West Poultry Avenue,
Smithfield Street and Snow Hill and the General Market and 'Annex Buildings' (Red House, Fish
Market and Toilet Block). This plan proposes a general scheme to increase permeability to attract
and facilitate pedestrian traffic and focuses in greater depth on the 'Annex Buildings.’

35
3.1.1 - Street Level Permeability

Two main provisions include extended pedestrian routes above and below ground and introduction
of transparency at street level.

3.2 - General Market: Lower Ground Level Public Passage

Key Features

 Public access via basement passage from

Caxton House and Cardinal Tower
 Direct tunnel connection between Farringdon
Station and Toilet Block
 Increased sidewalk capacity through recessed
storefronts along Farringdon Road

36
3.3 - Circulation
Key Features
 Interlocked mix of activities with focus on vertical circulation and visual connection between
functions
 Transport tunnel pedestrian route terminates into development at both the Fish Market
(west) and Toilet Block (east)
 Service and fire routes planned for each functional area

37
3.4 - Red House

Key Features
 Integration of activities: culinary, cultural and
community
 Unique slender flat-iron form, 0.5 kilometres in
total length
 Robust facade facing newly pedestrianized terrace

The Red House provides strong lines and acute angles

with the northern section being built as an extension
(English Heritage, 2008) adjoining the external facade of
the original building.

38
3.4.1 - GALLERY + EXHIBITION SPACE: South Section

Key Features
 Adjustable gallery display space for a variety of
exhibitions and events
 Large voids providing dynamic triple height display
 Circulation along connecting north and south
division wall

Concept
Using the original large cold storage doors as inspiration,
moveable walls in the main levels of the gallery allow a
transitional changing environment to draw in the public for
rotating collections of art and photography. The original door has been
used as an architectural feature in the gift shop and reception desk.

39
 Scheme
Materials will be clear and
visible with an industrial
edge.

3.4.2 - BOOKSTORE: Level 1, North Section

Key Features
 Multi-level view of gallery
space
 Entrance routes via
gallery, culinary school
and restaurant, merging
various activities with
limited after-hours access
 Use of articulation along
front facade as both
lighting and accentuation
of strong lines
40
3.4.3 - RESTAURANT: Levels 3 & 4, North & South

Key Features

 Exciting vertical movement - elevator located in

adjoining culinary school, triangular stairs under skylight,
mezzanine stairs pass beneath external arch and hover
over roof
 Open kitchen for visual connection with chefs from
culinary school
 Long cascading glazed terrace providing unique
perspectives and views

Concept

Using the unusual footprint of the space, long lines and

perspectives were accentuated. A mezzanine level
was added to provide a vantage point for this unique
view. The complete dining experience gives users an
opportunity to leave via the stairs and peek into the
various activities of the development.

41
Scheme
The red brick walls were left bare
and the added elements were kept
simple so that focus remains on the
food and the people.

3.4.4 – Visual Representation of Red House

A large amount of graphic and design content is contained in the interactive graphic on this section
of the web-based thesis. In the Downloads section, refer to file 000-RedHouse for images of the
detail.

42
3.5 - Fish Market: Artisan 'Ready-Made' Market

Key Features

 Integration of culinary
institute through utilization of first
floor for administrative wing
 Unusual original architectural
features - internal glazed sash
windows, acute angles, first floor
perimeter rooms
 Triangular central structure
with skylight roof

Concept

Fresh artisan market offering ready-

made products for breakfast, lunch
and early dinner to local
professionals, tourists and residents.
Vendors are independent, local and
organic.

43
3.6 - New Extension in Void Space: Culinary Institute
Key Features
 Integration with surrounding historic buildings and
activities
 Computer lab with visual connectivity to
restaurant
 Central courtyard for canteen and access to
administrative wing

Concept

Blending of educational space with the surrounding

community and
development. Students gain
industry experience working
alongside local professionals
in a variety of environments.

44
3.7 - Toilet Block: Main Entrance from Lower Ground Level

Key Features

 Grand staircase to street level for

public passage
 Adjoining terrace on
pedestrianized street
 Public toilets

Concept
As the easternmost point of the
development, this small block forms the
focal 'point' entrance to Slice London,
reinforces the concept of 'slice' and serves
as the termination point of sub-street level
pedestrian traffic from Farringdon Station.
45
4 – Conclusion
Urban regeneration at Smithfield Market and the surrounding area offers a great opportunity to
exploit the deep cultural heritage innate within the medieval layered street grids and historic
existing structures and to offer the community and greater London a new destination as a cultural
and gastronomic epicentre. The current state of the decay of the buildings and large impermeable
city blocks create an abrupt activity void in the heart of London. The concepts of integration
between old and new spaces and behavioural influences of architecture and design under the
umbrella of flexible conservation philosophy were applied to the reutilization of this large multi-use
development to bring vibrancy and life back to this culturally rich area.

4.1 - Analysis
'Value' is actually at the crux of this long-standing development question. After much debate and
deliberation, English Heritage decided to delist the Red House in 2008 and has never listed any of
the other buildings in the proposal site. With their four clear value categories and detailed
guidelines for determining whether to list historical assets, one might initially surmise that the
organization does not value these buildings. On the contrary, however, it was English Heritage in
conjunction with other conservationist groups that were largely responsible for the long public
inquiry and eventual planning refusal for demolition of the General Market and previous re-
development proposals. On the opposite side, there is a value conflict for investors to meet both
their financial requirements for their return on investment and satisfy the conservation
requirements for City of London planning approval. It is this fine value balance that both threatens
and protects the buildings and their future. At this stage, indecision leading to decay is their
greatest enemy.

For the community and the City of London, value is also an important factor. There is no question
that their existence contributes greatly to the increasingly dense and encroaching large commercial
blocks that make up Farringdon. They provide a historical and elegant respite to the addition of
mixed 5-6 story contemporary masses. However, their current deteriorating state has a huge
46
negative and palpable effect on the immediate area that creates avoidance behaviours in this
central London location. The solution must involve adding value back to these cultural assets. This
value should be recognized by and available to the local community and larger London population.

What is the right solution for urban regeneration at Smithfield?

Sadly, with such heated debate and financial constraints, time, neglect and total decay may relieve
the City of London, its community and investors from having to reach such an agreement. In trying
to protect the buildings from demolition, time is slowly destroying them.

In November 2007, City News reported on the public inquiry and showed
the variety of strong opinions that will continue to hinder development progress on the site. The
rejection by public inquiry precedent both protects and threatens the future of Smithfield Market.
Michael Mitchell (2012), the Associate Principal managing the original KPF project, surmises that a
financially viable solution that requires the insertion to be so large that it essentially becomes a
facade retention scheme would be a sad fate for the buildings and that the site "would be a great
civic asset."

This thesis proposal presents a solution that acknowledges the cultural and historical relevance of
these Victorian structures and offers a strategy to add value back by creating an adaptive multi-use
development focused on a variety of segments of society, akin to its original utilization by the wider
community. The benefits of blending activities are the inclusion of many population segments, the
integration and accessibility within the original architecture as a whole and the injection of a
creative, cultural and vibrant atmosphere to this previously neglected area. This plan was executed
using a sensitive but adaptive approach to conservation philosophy relative to its status as
culturally appreciated yet unlisted Victorian buildings.

4.2 – Personal Assessment

I agree with Michael Mitchell (2012) that losing these buildings to complete demolition or some
form of facade retention scheme would be a tremendous shame. Their forms and architectural
features are truly unique and the regeneration of the site would provide an exciting new destination
at a prime location in London. While there is currently no plan to move Smithfield Meat Market from
its Grade II listed place of trade for the last 1000 years, there is a genuine possibility that the future
will demand this shift. The possibility that 3.4 hectares of historical and abandoned central London
building stock may exist would be a neglectful mistake. The preparation of this site as an epicurean
and cultural destination now would enable an easier adaptation of the beautiful Smithfield Meat
Market in addition to the immediate advantages of addressing increased traffic from the Farringdon
transportation expansion project and improving the urban landscape.

47
Supporting Ruskin's assessment of historical structures - "these buildings are not ours; They
belong partly to those who built them, and partly to all the generations of mankind who are to follow
us" - the utilization should not be targeted at one market segment but be inclusive of and allowing
appreciation by the greater society. Stepping away from his philosophy, I believe architecture
should be viewed as a living breathing thing. Adaptation should have the flexibility to add value in a
sensitive but fundamental way that addresses the needs and desires of a changing society. As
these changes evolve, our approach to conservation and regeneration must also be willing to
adapt and transform.

4.3 – Limitations
The buildings' decayed state and highly commercial London location creates a difficult challenge in
terms of investors and financial viability, as does finding the right mix of activities for all disparate
associated parties involved without overlooking the immediate community. Past neglect has left a
layer of additional challenges. The included design was based on a survey completed 10 years
ago and photos from 2010. Additional deterioration may have occurred that would alter the
appropriate solution.

To execute this proposed design or any solution that exploits the existing tunnel links and
architecturally outstanding structures, an increasingly heavy investment cost must be borne for the
sake of the community by the collaboration of many investors. These complex obstacles will
continue to be a source of pain for future development.

4.4 – Future Implications

As stated, the increased pedestrian demand on the immediate site and their prime location means
the abandoned state of this site must be resolved. The design and execution process will require
repetitive re-assessment of the blend of activities to find the ideal combination. Once this formula is
achieved, the scope for detailed design work is vast and exciting.

One thing is for certain, no matter where or with whom one stands on the topic, the future of
Smithfield can only be speculation at this stage. It is my expectation that it will become a cultural
and 'gastronomic epicentre.' In the future, the historical record should reflect that the years of
neglect were brought to a halt, the buildings were restored, and this site was once again
appreciated, respected and enjoyed by the community.

48
PART III: SUPPLEMENTS

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51
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2 – Bibliography

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56
Curran, P. 2006, Demolition of Smithfield Market sparks protest,
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57
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59
Lockton, D 2007, Design with Intent blog,
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3 – Downloads
The following files are available for download at the online version of this thesis project located at
http://www.keishahulsey.com/thesis.php.

File Name Title

Slice-London PDF Version of this web content

These drawings are a derivative of the original CAD drawings provided by KPF after their site
survey prior to 2001 and were used as the basis for all graphics and design produced for this
project. Beyond the external structural walls and architectural detail information (ceiling heights,
windows, structural beams, etc.), the layout and additional content was produced by this author.

File Name Drawing No Title Scale

100-Plans 001-101-001 Plan -1 : Basements 1:250 @ A2

001-100-001 Plan 0 : Ground Level 1:250 @ A2
001-110-001 Plan 1 : First Floor 1:250 @ A2
001-120-001 Plan 2 : Second Floor 1:250 @ A2
001-120-001 Plan 3 : Third Floor 1:250 @ A2
001-140-001 Plan 4 : Fourth Floor 1:250 @ A2
001-150-001 Plan 5 : Roof Floor 1:250 @ A2
200-Sections 001-210-001 Section A 1:200 @ A2
001-220-001 Section B 1:200 @ A2
300-Isometric 001-390-001 ISO Annex Buildings Circulation 1:750 @ A2
900-Rendering 001-910-001 Section A Rendering N/A @ A2
001-920-001 Section B Rendering N/A @ A2
000-Interactive N/A Interactive Graphic for Red House N/A

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A – Supplemental Research

Brief History of Smithfield Market and Area

Farringdon's roots are set as deep as Roman times, confirmed by the number of burial sites now
occupied by St Bartholomew Hospital. Smithfield is most prominently known for its meat market
which began trading livestock as early as the 10th century (Pountney, 2009). Originally called
"Smooth Fields," it was as a vast open space close to the city and a
favourite location for a variety of public gatherings including fairs,
sporting occasions and even executions. The short video uses CGI to
recreate the atmosphere of Smithfield Market, the hub of London's
meat trade just outside the city walls.

Ben Jonson's play “Bartholomew Fayre: A Comedy,” first staged in 1614, revolves around the
infamous annual fair held at Smithfield which originated as an important cloth fair for merchants.
This was the site of one of London's most preeminent fairs from 1133 and drew crowds from all
classes of English society, slowly becoming associated with encouraging debauchery and public
disorder leading to its close in 1855 (Webb, 1921, pp. 298-317). Many lavish jousting tournaments
and sporting events were held here; one held in 1390 was said to rival the jousts in Paris given by
Charles of France a few years earlier (Thornbury, 1878). In its darker past, Smithfield was one of
the most important locations for public executions in the medieval and modern City of London. This
gruesome era between early 1300s to early 1600s added the blood of criminals, heretics and
rebels to that of livestock slaughtered and traded in the area.

The Victorian era saw a public backlash against the livestock market in the city over sanitary
concerns (Dodd, 1856, pp. 228). Charles Dickens elaborately describes the filthy scene in Oliver
Twist and compares it to the French market in Poissy outside of Paris in “A Monument of French
Folly”:

Of a great Institution like Smithfield, they [the French] are unable to form the least conception. A
Beast Market in the heart of Paris would be regarded an impossible nuisance. Nor have they any
notion of slaughter-houses in the midst of a city. One of these benighted frog-eaters would scarcely
understand your meaning, if you told him of the existence of such a British bulwark.
— Charles Dickens, A Monument of French Folly (1851)

As a result of this public outcry and degrading sanitary conditions, the market moved to Islington
for a decade and then returned after the present meat market was established by an Act of

65
Parliament in 1860. The current complex of buildings was built predominately by Sir Horace Jones,
the elected architect and surveyor to the City of London while a cut and cover railway tunnel was
built for the Victorian's growing transportation network (Catford 2007), now used by Thameslink.

During World War II, Smithfield Market saw the use of its large underground cold stores being used
as the location for secret experiments on pykrete, a mixture of ice and wood pulp, still mysterious
in its properties and alleged to be tougher than steel. While the project was eventually abandoned,
the experiments took place behind a protective curtain of frozen cattle carcasses and tested the
viability of the material to be used in the construction of aircraft carriers. At the end of the war, a V2
rocket struck the corner of the General Market causing massive damage to the building and railway
beneath and over 110 casualties (Rees, 1996).

While Farringdon and Smithfield Market did escape the majority of destruction caused by the Great
Fire, the original Poultry Market was destroyed by fire in 1958. The reconstruction by Sir Thomas
Bennett in 1962-1963 is Grade II listed for its incorporation of a clear spanning dome of 225 feet,
the largest of its kind at construction (Rees, 1996).

B – Final Project Info

A short slideshow of the A5 deliverable produced on this topic for my final project can be found
online.

C – Marketing
Additional market content was produced and can be found online.

66