THAMESMEAD FUTURES PLAN a DISCUSSION PAPER January 2015

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THAMESMEAD FUTURES PLAN A DISCUSSION PAPER January 2015

Allies and Morrison Urban Practitioners Allies and Morrison Urban Practitioners has prepared this discussion paper on behalf of Peabody. It sets out a direction of travel for the emerging Thamesmead Futures Plan.

We need you to help us shape the future of one of the biggest opportunities for regeneration in London. Thamesmead’s time has come, but we don’t want this to be an identikit estate regeneration approach. Our goal is to reinvent regeneration by putting people at the centre of our approach, and enabling local people to be active, healthy and prosperous citizens.

Thamesmead has enormous potential to offer one of London’s most dynamic new living environments and Peabody is uniquely positioned to facilitate a process of transformational change across the area working with a number of key public and private sector partners.

We want to define a spatial vision which focuses on short and medium term opportunities to deliver a lasting legacy of positive change for Thamesmead. Current images of Thamesmead including recent consultation events

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 3 A TIMELY OPPORTUNITY

DID YOU KNOW?

Originally conceived as a New Town for the 21st Century, Thamesmead Thamesmead has one of the has experienced mixed fortunes youngest population profiles in London and the Black African since the first families moved into population has increased 13 fold Southmere in 1968. in ten years.

Perceptions of Thamesmead are beginning to change. The Futures Plan seeks to celebrate many of the remarkable, unsung assets which Thamesmead is the make the Thamesmead opportunity same size as central so distinct within London and the London. South East.

Thamesmead has 1.8km of undeveloped waterfront at Tamesis Point. Crossrail Station (Minutes from Abbey Wood) Angel Extension to Crossrail Kings Cross Thamesmead boundary

Euston Thamesmead boundary superimposed on Central London

Shoreditch Areas of change in Thamesmead Old Street Marylebone Farringdon (20 mins) Liverpool St Paddington (17 mins) (27 mins) Holborn Bond St (23 mins) CENTRAL LONDON Customs House THE CITY Aldgate (7 mins) Tottenham Ct Rd Aldwych Blackfriars (23 mins) THAMESMEAD Blackfriars Whitechapel Charing X (15 mins) ROYAL DOCKS Town Centre London Bridge The Moorings Veridion Park Green Park Waterloo Canary Wharf (11 mins) South Thamesmead Abbey Wood Station Qtr Plumstead Station Woolwich Quarter Belvedere (3 mins) Abbey Wood Plumstead Allies and Morrison JANUARY 2015 Erith

To Ebbsfleet DID YOU KNOW? SIX KEY FACTORS

Thamesmead benefits Peabody’s Futures Plan responds to six critical factors: from an average of 185 sqm of green space per 1. Crossrail will serve Abbey Wood from December 2018, halving journey times across the Capital. person, more than double the average amount 2. Peabody has committed an initial £225m of additional funds for regeneration in Thamesmead across London. and now controls a significant landholding which is viewed as a long-term commitment and asset.

3. London’s growth has created a major housing challenge and there is an urgent need to realise strategic opportunities to deliver new homes and jobs in an affordable way.

4. Funding and infrastructure opportunities have been identified which could have a catalytic Thamesmead has 6 schools effect in establishing the conditions for an which are rated “Outstanding” by accelerated rate of growth in Thamesmead and OFSTED, and 96% of all schools more radical place-making benefits. are rated “Good” or “Outstanding”. 5. New models of regeneration and investment are beginning to emerge, and Thamesmead has potential to pioneer new models of affordable housing delivery at every scale.

6. The dynamic transformation of the waterfront is beginning to gather momentum Crossrail Station (Minutes from Abbey Wood) Angel from Woolwich in the west to major planned Extension to Crossrail Kings Cross growth across North Bexley. Thamesmead boundary Euston Thamesmead boundary superimposed on Central London

To Ebbsfleet THAMESMEAD PAST

Although attitudes towards Thamesmead spans two Local Planning development form and delivery Authorities: London Borough of Bexley to the east; and Royal Borough of Greenwich to the mechanisms have evolved, west. the rhetoric behind key policy Thamesmead’s concrete housing stock and objectives echoes the utopian distinctive lakes, canals and green corridors principles which defined the form a lasting reminder of the original GLC development. Other features illustrate the original masterplan. area’s more historic identity, predating the new town project. These include Crossness Engines, Lesnes Abbey and the Tumps which played a crucial role as munitions storage for the Woolwich Arsenal during the late 19th and early 20th century.

Unfortunately, many parts of Thamesmead have suffered from inconsistent governance, investment and management. Subsequent development in the 1980’s and 1990’s suffered from a more opportunistic approach, and came forward in the absence of a coherent vision for Thamesmead during a period of less stringent housing and design standards.

Historic photos of Thamesmead

6 Allies and Morrison JANUARY 2015 CHALLENGES

A number of factors have constrained redevelopment and regeneration in Thamesmead: • Size and scale Thamesmead’s sheer size, coupled with a • Low growth / low values: perceived need for a comprehensive approach House prices in Abbey Wood can be 10% to 55% has caused an underlying institutional inertia lower than the Bexley and Greenwich average. which has constrained interventions and These low values are a significant constraint on strategic proposals. the delivery of housing in Thamesmead. • Lack of community and commercial • Deprivation and unemployment: infrastructure: Thamesmead performs poorly across a number Certain neighbourhoods and communities are of deprivation indicators, including health and under-served in terms of facilities and amenities. income which has an impact on perception, investment and wellbeing. • Physical environment and connectivity: Strategic transport connections are lacking • Housing stock, perception and brand: across much of central Thamesmead. The concrete stock creates a negative Many neighbourhoods and open spaces in connotation for the area as a whole and Thamesmead are fragmented and disconnected, ownership patterns and physical layout mean with a lack of direct walking or cycling routes to that a comprehensive regeneration approach public transport hubs such as Abbey Wood and would be complex. A proliferation of buy-to-let Plumstead. properties in recent years has created a context for transient communities and social issues. • Costs and ground conditions: Thamesmead has been developed on marshland • Backlog of underinvestment which carries significant abnormal costs and Thamesmead has suffered from a lack of more onerous construction techniques. This investment over a number of years, meaning that causes an uplift in cost which can have an elements of the housing stock, public realm and impact on viability. the green and blue infrastructure are in need of rejuvenation.

More recent examples of development in Thamesmead

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 7 THAMESMEAD FUTURE

KEY PRINCIPLES

Building on Peabody’s 21st Century 1. Putting People First principles, the Futures Plan places an Thamesmead is a diverse, vibrant set of neighbourhoods, and Peabody is committed to emphasis on five central tenets: working with communities and individuals to achieve a lasting legacy of positive outcomes for residents. The scale of growth envisaged will act as a catalyst for the delivery of new schools, community facilities, shops and services across the area.

2. Encouraging Enterprise The Futures Plan will create opportunities for education, skills, jobs and businesses – realising potential, unlocking latent creative energy and supporting broader patterns of strategic growth.

3. Pride in Place Peabody will encourage a new standard in place-making quality with an emphasis on well-designed streets, spaces and buildings.

4. Homes for London Thamesmead is uniquely positioned to contribute to the growth of housing in London including new models of affordable housing to re-establish Thamesmead as a popular residential location.

5. Transformation through Transport Thamesmead’s growth potential provides a convincing justification for a comprehensive programme of investment in transport infrastructure and a new tradition of outstanding streets and spaces. Top: Engagement with local residents, Thamesmead Innovation Centre and Ijburg District Amsterdam

8 Allies and Morrison JANUARY 2015 THAMESMEAD FUTURE

FROM ONE TOWN TO THREE PLACES

The idea of Thamesmead as a place or a district still has relevance to many residents. Although comprising many distinct neighbourhoods, Thamesmead was originally conceived as a single town.

Through an engaging process of scenario Existing neighbourhoods development and consultation with key stakeholders, we have arrived at a consensus that the Futures Plan should be based on a “Three Places” strategy.

This approach resonates with the idea of London as a city of villages, a notion which influenced Abercrombie’s definition of distinct districts, centres and neighbourhoods in the Greater London Plan (1944).

The strategy embraces a richer view of Thamesmead as Three Places defined by Proposed neighbourhoods distinctive town centres and surrounding neighbourhoods at Abbey Wood, Thamesmead town centre and Plumstead.

Abercrombie/Forshaw's London Community map 1943.

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 9 PEOPLE AND COMMUNITIES

“I love the wide open areas, green space, Thamesmead’s communities and doesn't feel cramped” residents are a key starting point for the Futures Plan. An early priority for Peabody was to engage with people in Thamesmead and to raise Peabody’s profile. “Hopefully things will During the summer, Peabody begin to change for the launched an extensive programme better with crossrail” of engagement which sought to celebrate Thamesmead and start preparing people for the Futures Plan.

Activities included an interactive pop-up “They put us in Paradise, exhibition, the Garden of Dreams, and Peabody’s Thamesmead team attend a wide range of but nobody told us what events and activities led by Trust Thamesmead, to do with it” Gallions Housing Association and local churches. The exhibition created a memorable and welcoming space, and set a context for meaningful conversations about experiences of Thamesmead, priorities for change and perceptions about the area. A number of art- led engagement events were also organised “Thamesmead strikes me as including a bus tour of Thamesmead, storytelling in South Thamesmead and lantern making in a strange place. A place of Arnott Close. natural beauty ... A place of The events culminated in a major event under community yet also division the A-Bridge, the Light Fantastic which was and mistrust” attended by more than 500 people.

Peabody engaged 1,250 over the summer, well in excess of their original target of 400 people.

10 Allies and Morrison JANUARY 2015 PEOPLE AND COMMUNITIES

QUICK-WINS AND MOVING FORWARD COMMUNITY PRIORITIES

The consultation process identified a number of Peabody has identified a need to: important findings: • Win hearts and minds • Local amenities: People want to see more opportunities for young people including park • Deliver action-based engagement play equipment. The area also lacks good services, particularly banks, and leisure activities • Be creative and different including shops and restaurants. • Prepare people for the scale of change • Improve the basics: There is significant emphasis on improving cleanliness and • Imperative that we build trust and are maintenance. clear, transparent and open.

• Housing: Residents are keen to see a greater commitment to the general upkeep of housing and an improvement in the state of repair.

• Better transport: Feedback highlighted a need for better connections to the surrounding area and within Thamesmead.

Images from Peabody's summer consultation

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 11 CONNECTING THAMESMEAD

Peabody is working with London Borough of Bexley, Royal Borough of Greenwich and the GLA to enhance connections into Thamesmead. Crossrail will benefit much of Thamesmead when it arrives in 2018. However, a broader spectrum of interventions is required to realise North Thamesmead’s full potential.

2. 1. 5.

5. 4. 4.

1 km

12 Allies and Morrison JANUARY 2015 1. Two new river crossings Two new river crossings would play a vital role in the sub-region. A tunnel at Gallons Reach would maximise development potential at Tamesis Point and facilitate new public transport connections through Central Thamesmead. A bridge at Belvedere would support businesses, job creation and housing delivery in North Bexley.

2. DLR 1. The DLR would play an important role in improving local journeys and creating connections to areas of economic growth in the Docklands and major transport interchanges. An extension from Gallions Reach has potential to transform the accessibility of Tamesis Point and could act as a catalyst for new cultural, further or higher education, or leisure facilities.

3. Overground extension The extension of overground services from Barking would connect the area into a new orbital network of Outer London centres.

4. Local transit 4. Improved transit connections in the form of a 5. waterfront guided bus route, tram or enhanced local bus services would play a vital role in improving local journeys between Woolwich and Bexley.

5. River bus An extension of river bus services from Woolwich via Tamesis Point / Thamesmead town centre to Erith would provide a further connection to a number of destinations in central London.

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 13 STREETS, SPACES, LANDSCAPE

The Futures Plan will encourage a step change in the quality of streets, spaces, parks and edge conditions. The emerging strategy comprises five main interventions:

Thamesmead Boat Club

Tamesis Point

Silvermere Thamesmere Manorway Green Park

Thamesmead Town Centre Twin Tripcock Park Tumps

Hawksmoor Park

Gallions Park Tump 53 Woolwich Polytechnic Nature Park School Sports Fields Gallions Hill

Broadwater Dock Lock Birchmere Ridgeway Birchmere Park

Gallions Lake

Abbey Wood Park Broadwater Dock Park H. M. Prison To Woolwich Belmarsh Arsenal

Broadwater Green

Harow Manor Way

Church Manor Way Allotments Ridgeway

Plumstead High Plumstead Plumstead Gardens Street

Fox Field Park STREETS, SPACES, LANDSCAPE

Three destination parks: In addition to Lesnes Abbey Woods, two further destination parks could be created. Crossness Park and Southmere Park could become the focus of a new sports arc, building on the facilities at Sporting Club Thamesmead. There is also an opportunity to establish Tripcock Park as a major facility for walking and mountain Crossness biking, taking advantage of the area’s distinctive Point topography and views across London and the Thames. Crossness Pumping Station Thamesmead Five great local parks: Ecological Study Thamesmead benefits from a wide range of local Area parks which will continue to play an important role in Thamesmead. Birchmere Park and Lesnes Abbey Park will be the focus of improvements Manorway Green Crossness Park and new activities, and new linear parks could Moat To Erith be created at Broadwater Dock and Tavy Bridge. Gardens Silvermere Park has potential to be enhanced alongside developments at Tamesis Point and Crossness Sewage Thamesmead town centre. Treatment Works Thamesmead Town Football Club Thames Path: The Thames Path is a major asset for Crossway Park Thamesmead. The Futures Plan will encourage improvements to north-south connections to the waterfront including a stronger grain of streets Southmere Park Crossness Nature and green links, and new public spaces at Reserve Broadwater Dock, Tamesis Point, Thamesmead town centre and Crossness. Southmere Ridgeway The Ridgeway and the Green Grid: A general programme of improvements will be supported to Thamesmead’s green and blue assets, improving existing connections, and encouraging more effective programmes Woodland Way of management and maintenance. The Tavy Bridge Park /Pyramid Park Futures Plan will encourage improvements to /Yarnton Park the environmental quality of the Ridgeway, particularly the principal point of entry adjacent to Plumstead station. Lesnes Way Ecological spaces:

Harow Manor Way Thamesmead benefits from a wide range of natural ecological assets across its parks, lakes Abbey and green connections. Opportunities to Wood establish consistent funding structures for assets such as Tump 53 and Crossness Nature Reserve will be promoted.

Lesnes Abbey Lesnes Abbey Woods SOUTHMERE LAKE

YARNTON WAY

4 HARROW MANOR WAY MANOR HARROW

6 2

ABBEY WOOD STATION

Civic and educational Sports facilities LESNES ABBEY Improved public realm

Improved routes

Primary activity

Secondary activity

16 Allies and Morrison JANUARY 2015 ABBEY WOOD AND SOUTH THAMESMEAD

Abbey Wood and South Emerging principles Thamesmead could benefit from 1. A new neighbourhood based around the a comprehensive and holistic creation of a new urban grain, defining a programme of intensification, collection of blocks which have a legible layout environmental improvements and and clear structure and hierarchy. public transport enhancements. 2. An emerging civic high street at Harrow Manor Way, strengthening the existing parade at Wilton Road, and creating a more viable centre Peabody is considering possibilities anchored by the Cross Quarter development. to re-align and re-configure 3. Respond to the landscape assets providing the existing estates as new better access to landscape assets in the area, neighbourhoods in Abbey Wood, specifically Southmere Lake and the strategic encouraging a fundamental shift in north-south connection between Lesnes Abbey and the Thames. the quality of housing, streets and spaces. 4. Deliver a new linear park connecting Harrow Manor Way to the southern edge of Southmere, re-positioning South Thamesmead as part of a wider "Abbey Wood" story

5. New spaces including station gateway and a new central space alongside a range of public realm enhancements to Harrow Manor Way.

6. Emphasis on new east-west routes to complement the dominant north-south grain, with careful positioning of new schools and community assets.

This area has capacity for up to 8,000 new homes.

Harrow Manor Way

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 17 RIVER THAMES

THAMES PATH

HMP BELMARSH

A206 2 5

PLUMSTEAD ROAD THE RIDGEWAY

1 PLUMSTEAD STATION 18 3 Allies and Morrison JANUARY 2015 PLUMSTEAD

The Futures Plan could promote the Emerging principles comprehensive redevelopment of a 1. Enhancing the station environment alongside number of sites north of Plumstead improved connections to the Ridgeway and the station. This could include the river via Broadwater Dock. partial release and intensification 2. Downgrading the gyratory and redevelopment of employment sites east of Griffin of the island site to create a more pedestrian Manor Way, and development of friendly environment. the under-used sites at Pettman 3. Enhance Plumstead High Street through Crescent and the vacant land the redevelopment of Pettman Crescent and adjacent to Broadwater Dock. extension of the High Street to the north of the railway station.

There is also an opportunity 4. Create a new linear park at Broadwater Dock in place of the empty dock, improving to downgrade Plumstead connections to the Thames and linking into the gyratory. New pedestrian routes wider network of green connections to Tamesis and connections could improve Point. access to the Thames and the 5. Intensify employment uses as part of the Ridgeway from the station, rationale for the release of a small proportion of Strategic Industrial Land for housing on Griffin supported by an extension of Manor Way to define a new urban quarter. active uses north of the station from Plumstead High Street and This area has capacity for up to 3,000 homes. the creation of a new linear park at Brodawater Dock.

Civic and educational Intensified industrual use Improved public realm

Main traffic route Improved routes Green routes

Primary activity Broadwater Dock Park

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 19 THAMESMEAD TOWN CENTRE

Central Thamesmead will form a longer term phase of development, linked to the potential provision of major new transport infrastructure including the Thames tunnel at Gallions Reach, extensions to the DLR and the London Overground and a new river bus stop.

TAMESIS POINT 5

SILVERMERE 2

TUNNEL TO TRIPCOCK PARK GALLIONS REACH TWIN TUMPS 6

2 GALLIONS HILL DLR

THAMES PATH

GALLIONS HILL

A2041

WHITE HART TRIANGLE DLR

20 Allies and Morrison JANUARY 2015 Emerging principles The proposed transport infrastructure will facilitate a review of the form and function of Thamesmead town centre, Tamesis Point and THAMES PATH the Moorings neighbourhood. The position of community and retail facilities will be re- assessed as part of this process with a view to

THAMESMERE creating a more successful, connected set of neighbourhoods.

MORRISONS 1. Explore the form, function and position of the town centre in response to a step change A2041 in public transport connections. This could facilitate the long-term redevelopment and re- 1 3 configuration of the town centre and the creation of new facilities as part of a more comprehensive approach to Tamesis Point. THAMESMEAD HIGH STREET 2. Major new development at Tamesis Point and adjacent to the proposed tunnel crossing at Gallions Reach. Promotion of new institutions 4 including a mixed university, arts and cultural HAWKSMOOR PARK campuses as part of these schemes.

3. Regeneration of the Moorings area through WOOLWICH a combination of redevelopment and sensitive POLYTECHNIC SCHOOL TUMP 53 infill to create better integration and connectivity NATURE PARK with adjacent parts of Central Thamesmead.

WOOLWICH POLYTECHNIC 4. Innovative approach to community assets SCHOOL SPORTS GROUNDS and schools, exploring opportunities to release sites for redevelopment in relation to shared or expanded community facilities and new education facilities.

5. An enlivened waterfront, bringing homes, investment and activity to the River Thames.

6. A new park at Tripcock Point for Thamesmead BIRCHMERE PARK adjacent to the new tunnel and the Tamesis

BIRCHMERE Point development.

This area has capacity for up to 3,000 homes.

THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION 21 NEXT STEPS

Peabody’s new role as a major landowner and social landlord is extremely exciting. Founded on the philanthropic goals of George Peabody in 1862, the organisation is able to take a long-term view of investment.

Although a number of factors define the conditions for short / medium term growth, the Futures Plan will define potential for a more holistic and comprehensive programme of New development adjacent to downgraded gyratory at Plumstead interventions and transformation.

Peabody, supported by subsidiaries, Trust Thamesmead and Tilfen Land, is well-placed to facilitate this trajectory of change with the support of its partners including London Borough of Bexley, Royal Borough of Greenwich, Greater London Authority and Transport for London.

A number of discussion points have been identified to help structure a critical review of the emerging Futures Plan, and key recommendations moving forward.

New development adjacent to Lesnes Way

New waterfront development

22 Allies and Morrison JANUARY 2015 DISCUSSION POINTS

What kind of place will Thamesmead be in 15-20 What role should masterplanning play in years time? securing a long-term vision for change?

What will make Thamesmead a great place to What are the big transport infrastructure projects live and work? and what will they achieve?

What makes Thamesmead worth investing (time, What actions and methods of engagement will money and resources) in? What is its ‘unique secure trust and confidence in Peabody? selling point’ compared to other areas? How will existing local residents benefit from new Who should be investing? What are the jobs, businesses, homes, facilities and services? opportunities to get involved? What additional or improved/extended shops, Which organisations need to work together to schools, health and leisure facilities could deliver the vision? Thamesmead support in the context of growth and what could be provided elsewhere? What governance structures are required to implement the Futures Plan? How could the area’s environmental assets be enhanced to exploit their full potential for What kind of businesses and jobs will be based attracting investment to the area? in Thamesmead and why? What will be done to attract, retain and develop these businesses and What are the ‘big moves’, the 3-5 jobs? transformational projects that will act as a catalyst to deliver the vision? How many new homes can be accommodated? How many homes will be redeveloped? What is the proposed mix of housing? What kind and how many residents will live in Thamesmead and why?

What radical models of housing delivery should be pursued? Allies and Morrison Urban Practitioners

85 Southwark Street London SE1 0HX telephone +44 (0)20 7921 0100 web alliesandmorrison.com email [email protected]