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THAMESMEAD FUTURES PLAN a DISCUSSION PAPER January 2015

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THAMESMEAD FUTURES PLAN a DISCUSSION PAPER January 2015 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 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 THAMESMEAD FUTURES PLAN EMERGING VISION FOR DISCUSSION Erith 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
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