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Lyndon Goode wins go-ahead for live-work scheme on Olympic Park fringe

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Lyndon Goode Architects has won planning for this 16-home, live-work scheme on Peabody’s Fish Island site opposite the 2012 Olympic Park in east London

Known as Block A, the five-storey project forms part of the housing association’s larger 578-home development on the Hackney Wick plot, which also includes work by Haworth Tompkins (approved December 2016) and Pitman Tozer (approved October 2015).

The homes are a mix of one, two and three bedroom flats above a restaurant and café-bar also designed by Lyndon Goode Architects.

The practice saw off the five other practices on Peabody’s Small Projects Panel, including Adam Khan Architects, Urban Salon and Jan Kattein Architects, to land the 1,770m² job in summer 2015.

Lyndon Goode Architects co-founder Simon Goode said: ‘The vibrancy of the existing creative community at Fish Island makes this is a hugely exciting and inspiring project to work on. We were inspired by the area’s creativity and wanted to design a building that would pay homage to its context.’

The first phase of Fish Island Village is set for completion in early 2018, the second in early 2019, and the third and final phase in early 2020.

The architect’s view

We have worked to ensure Block A pays homage to the local area’s industrial heritage and its status today as home to one of Europe’s biggest creative communities.

Activated on all four sides, the characterful building has a gritty, urban look that locates Block A firmly on Fish Island. The block adopts a repeating grid that organises the internal layout, expressed through the elevations.

A ground floor glass frontage is set back on the north façade, creating a colonnade that will be perfect for spill-out outdoor dining from the restaurant. Large symmetrical set-backs on each of the southern corners demarcate the residential and commercial entrances. Repeated on the upper floors, the set-backs allow for generous balconies envisaged as outdoor living rooms. Meanwhile, a sense of intimacy is preserved through propriety of scale, especially in context of the surrounding area’s low rooflines.

The numerous artists, designers and creative industry start-ups based here are frequently accommodated in draughty and inadequate former industrial buildings. This groundbreaking new development will provide the local community with a raft of high specification, purpose-built affordable living and working space.

A unique aspect of the development is the fact that it will have a single tenant – The Trampery – inhabiting the ground floors of 11 buildings in Fish Island Village, amounting to 4,500m². The Trampery operates entrepreneurship spaces in London, but Fish Island Village represents its largest project to date. It will see the social enterprise run artists’ and designers’ studios, a fabrication workshop featuring 3D printers, CNC machines and laser cutters, a shared workspace, private members club and a theatre, as well as the restaurant and café-bar on the ground floor of Block A.

The restaurant and ground floor will integrate with the surrounding landscape, creating durable, permeable and lively ground floor spaces that add to the vibrancy of the area. The restaurant opening out on to a canal-side piazza – Lofthouse Square – is likely to become the social hub of the development, offering a place where existing and new workers and residents can mingle. 



Project data

Location Fish Island, Hackney Wick
Type of project Mixed use – commercial with residential
Client Peabody
Architec: Lyndon Goode Architects
Planning consultant CMA planning
Gross internal floor area 1,770m²




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