Appendix 2 to item 5
BROMLEY-BY-BOW SUPPLEMENTARY PLANNING DOCUMENT (DRAFT FOR PLANNING DECISION COMMITTEE COMMENT JULY 2016)
CONTENTS
1. Introduction 4
PART A: SETTING THE SCENE 6
2. Background, purpose and structure of this SPD 6
3. Planning Policy Framework 8
4. Development Context 9
5.The SPD area 14
PART B: POLICY GUIDANCE 17
6. Land Use 17
7.Transport 20
8. Conservation and Heritage 25
9. Heights and Massing 26
PART C: DELIVERY 30
10. Following a masterplan approach 30
11. Detailed design, ensuring outstanding architecture in future planning applications 47
12. Environmental Design Principles 49
13. Phasing, future planning application boundaries 51
14. Delivery of infrastructure 53
Appendix 1 - illustrative Masterplan 55
3 1. INTRODUCTION
This Supplementary Planning Document (SPD) has comprehensive development of the southern part of been prepared to provide further guidance on the Bromley-by-Bow can be achieved. implementation of policies within the Legacy Corporation Local Plan (July 2015) and particularly to help landowners to develop proposals that achieve comprehensive development at Bromley by Bow. It focuses on the area of Local Plan Site Allocation 4.1. The SPD boundary is shown on the adjacent plan. Bromley by Bow is located in the Lower Lea Valley, near the new neighbourhoods that are being created at Sugar House Lane, Pudding Mill and Stratford.
The London Legacy Development Corporation is the local planning authority for the area and is a Mayoral Development Corporation. As a Mayoral Development Corporation it has wider regeneration focused powers which together aim to help achieve its established purpose.
Formed in April 2012, the London Legacy Development Corporation’s purpose is to use the once-in-a-lifetime opportunity of the London 2012 Games and the creation of Queen Elizabeth Olympic Park to develop a dynamic new heart for east London, creating opportunities for local people and driving innovation and growth in London and the UK.
The Legacy Corporation is responsible for delivering one of the most important Olympic legacy promises made in the original London 2012 Games bid. This pledge concerns the physical legacy of the Games – the long-term planning, development, management and maintenance of the Park and its impact on the surrounding area after the London 2012 Games.
At Bromley-by-Bow the Local Plan sets out the aim to achieve this by transforming this location into a new District Centre with new retail, services and businesses along with community facilities, a new primary school and open space alongside new homes.
As one of several landowners within the area, the Legacy Corporation aims to work with the other landowners at Bromley by Bow to bring forward this transformation. This SPD sets out a detailed vision for this change and guidance that will help development to achieve this. It also includes an illustrative masterplan that demonstrates how 4 SPD BOUNDARY PLAN
Hackney Wick Stratford
Stratford High St
Pudding Mill
1 mile Roman Road
1/2 mile
Bromley- Stroudley by-Bow Walk
Devons Road
Aberfeldy
Chrisp Street
SPD boundary New neighbourhoods Local centre - Open space Metropolitan centre Key connections District centre Neighbourhood centre 5 PART A: SETTING THE SCENE 2. BACKGROUND, PURPOSE AND STRUCTURE OF THIS SPD
Background To this end, in a similar manner to earlier The Local Plan sets an ambition for development of development plans for this location, the Local Plan the site allocation area and explains how important site allocation seeks the range of development the site allocation is for ensuring the vision for Sub described in the Site Allocation and set out in the Area 4 of the Local Plan is realised. The next part of this document. The key to unlocking development context section of this SPD explains this potential, and a significant focus for the how the Local Plan’s ambitions are already being guidance in this document, is to provide a way in delivered on a number of sites around the SPD which individual landowners can bring forward area, however the key southern part of the site development on their land that meets the Local allocation (Bromley by Bow South) remains Plan requirements and ambition for the site overall undeveloped. and to do this in a coherent and complimentary way. This is particularly important for achieving Attempts have been made to bring forward implementation of specific requirements that piecemeal and comprehensive development at include the delivery of a primary school, public Bromley by Bow south. A planning application to open space, the new junction and an internal redevelop the Trad Scaffolding Yard independently street network which is necessary to achieve was refused on appeal in 2007. Part of the reason acceptable access and egress to and from the A12. for refusal was prematurity and lack of Without an approach such as that outlined in this comprehensive development. document it would be difficult for individual development proposals to successfully meet the Planning permission was granted for a Local Plan requirements. comprehensive mixed use development – led by Tesco - of Bromley by Bow South in 2010. This The Local Plan clearly sets out in site allocation scheme would have seen the existing supermarket SA4.1 what land uses and infrastructure are increase significantly in size and required the required and what applications for planning compulsory purchase of the landholdings on the permission will need to demonstrate, including southern part of the site which were not in Tesco’s how they contribute to comprehensive ownership. However, the CPO decision was not development. The site allocation policy also confirmed by the Secretary of State in 2011. This requires that individual applications demonstrate meant the Tesco scheme could not be that a masterplan approach is followed. implemented. The Legacy Corporation and other landowners are now keen to bring forward In addition to developing this document, the development of their individual parcels of land. Legacy Corporation as landowner has been working with the other Bromley-by-Bow south The site is constrained by the urban motorway of landowners to develop an overall masterplan the A12 to the west and railway line to the south approach to development of the site allocation which makes it a difficult site for pedestrians and area and a delivery strategy to ensure the vehicles to access. Nevertheless with the River Lea, infrastructure can be brought forward alongside Three Mills Conservation Area and the future Sugar development. The illustrative masterplan prepared House Lane development area to the east Bromley- by the landowers has the following objectives: by-Bow presents a significant opportunity to 1 A centre of gravity around the canal and Three achieve high quality new development that meets Mills a range of needs and provide opportunities that 2 Reinstating Three Mills Lane will benefit the surrounding communities and East 3 Normalisation of the A12 London more widely. This is reflected in the Local 4 An active canal edge Plan and the Bromley-by-Bow site allocation policy. 5 A great place to live 6 6 Responds to the heritage been undertaken. It is therefore considered that The illustrative masterplan is presented as an compliance with the parameter plans and wider appendix to this SPD. policies and guidance will provide a significant level of certainty to applicants for planning permission and to the Local Planning Authority, particularly in meeting the test of achieving comprehensive development. Purpose and structure of this SPD Following consultation, all comments will be This SPD provides guidance on how relevant considered and incorporated into an updated SPD for policies in the Local Plan will be applied to the site adoption. Once adopted, the SPD will have weight as and the principles for how best development of a material consideration in the determination of the site can be taken forward. In particular the planning applications. SPD sets out: Part A: Background • The planning policy framework The consultation closes at 5pm on DATE XXXX. • Development context • The SPD area Part B: Policy Guidance Comments should be made in writing to: • Considerations for bringing forward the land uses that are required in the site allocation policy, • The transport needs and connectivity Bromley By Bow SPD Consultation, requirements for development, Planning Policy, • Conservation and heritage issues including identifying key views that development will need London Legacy Development to respect Corporation, • Broad guidance on height scale and massing 10th Floor, 1 Stratford Place, London. Part C: Delivery The SPD then comments on how an illustrative E20 1EJ masterplan prepared by the landowners meets Email: [email protected] these policy requirements. Parameter plans and design codes are included at section 9 of this SPD. Telephone: 020 3288 1800 The illustrative masterplan is Appendix 1. The SPD then goes on to provide guidance on how development and associated infrastructure can be delivered. • Detailed design and ensuring outstanding architecture in future planning applications • Environmental design principles that a masterplan would need to address • Phasing, future planning application boundaries • Delivery of infrastructure
Consultation
The Legacy Corporation is seeking views from local residents, businesses and other stakeholders on the guidance set out in this SPD, including the parameter plans. The masterplan included at Appendix 1 has been included as an illustration of how the Local plan policies and guidance within the SPD can be applied and achieve an acceptable development solution.
It is envisaged that the parameter plans included at section 10 of the SPD will provide a framework against which future planning applications can be asessed. The parameter plans have been developed from the illustrative masteplan and informed by the environmental testing that has 7 3. PLANNING POLICY FRAMEWORK
The Statutory planning framework is made up of: excellent public transport links to nearby work and leisure opportunities and good access to the rest of London. New and improved local foot and National Planning Policy Framework cycle paths will provide accessible and safe routes to the stations and local shops and services. The The National Planning Policy Framework sets out many new homes in Bromley by Bow, Sugar House the Government’s planning policies for England Lane and Pudding Mill will meet a wide range of and how these are expected to be applied. housing needs, while the new homes, business and other premises will have been sensitively and excellently designed, taking account of the historic London Plan waterside settings and the heritage assets within The Mayor’s Spatial Development Strategy and around the Conservation Areas. By 2031, the for London, known as the London Plan, was Sub Area will have become a distinct series of published, consolidated with alterations since new urban communities, well connected to their 2011, in March 2015. The Lower Lea Valley (and surroundings. Stratford) is classed as an Opportunity Area in Development of the area that is the subject of this the plan. The London Plan gives an indicative SPD is therefore an important part of realising the employment capacity of 50,000 and a minimum vision for the sub area. number of new homes of 32,000. Development of the Bromley by Bow area covered by this Site Allocation policy SA4.1 of the Local Plan covers SPD would play an important part in achieving much of the area covered by this SPD: the site the scale of development envisaged for the allocation policy is copied to the right. The site opportunity area. diagram shown in the policy is indicative only. Masterplanning for the site has taken place over Policy 2.4 “The 2012 games and their legacy” the last year, which has informed the advice set out sets out how the legacy of the 2012 games later in this SPD. should be maximised. The Mayor’s planning priorities for the Queen Elizabeth Olympic Park and surrounding areas were set out in the Olympic Legacy Strategic Planning Guidance in 2012. This has now been taken forward and therefore mainly superceded by the adopted Legacy Corporation Local Plan.
Legacy Corporation Local Plan
The area that is the subject of this SPD is a site allocation within the adopted Local Plan, and is within Sub Area 4, Bromley by Bow, Pudding Mill, Sugar House Lane and Mill Meads.
The sub area 4 vision states:
This will become an area of new business and residential communities that find a focus at a new District Centre at Bromley-by-Bow and a new Local Centre at Pudding Mill, with a secondary hub of employment and leisure uses in the north part of Sugar House Lane. The District Centre at Bromley- by-Bow will provide a new primary school, community facilities and public open spaces. A new DLR Station at Pudding Mill and an enhanced Bromley-by-Bow Station will provide
8 Site Allocation SA4.1: Bromley-by-Bow
A new mixed-use area including: • that there is certainty of timely delivery for • New and reprovided retail floorspace the key elements of social and physical that infrastructure and land uses identified is capable of functioning alongside a mix as required within this site allocation of uses, as a new District Centre Proposals will need to include an appropriate • A primary school mix and balance of uses that together have • A new 1.2 hectare park the potential to function as a District Centre, • Riverside walk including retail, employment floorspace, • Community facility (e.g. library) community uses, a primary school, a new • New homes with a significant element park and improved public realm of family housing New development should respond positively • New employment-generating business to the adjacent waterways and Listed space in a range of sizes and formats. Buildings and Conservation Area at Three Proposals for development will be re- Mills. Specifically, development should be quired lower in scale by the canal and the new park to demonstrate that they contribute to the should be located adjacent to the River Lea comprehensive development of the Brom- Proposals for development greater than ley-by- 18 metres above ground level will only be Bow Site Allocation area. To do this, appli- acceptable subject to the provisions of cations Policy BN.10 will need to demonstrate: Safe pedestrian and cycling access should be • that a masterplan approach for the provided, particularly to the primary school. Site Allocation as a whole is followed Landing for bridges from Sugar House Lane will • that phasing of development across the need to be incorporated into development overall site is appropriate and secured by proposals. condition or through Section 106 Agreements attached to future planning permissions
9 Key planning policies
The key Local Plan planning policies which will apply to development of the site are: Developing business growth and jobs B1: Location and maintenance of employment uses B2: Thriving town, neighbourhood and local centres B4: Providing low-cost and managed work space B5: Increasing local access to jobs, skils and employment training
Providing housing and neighbourhoods H1: Providing a mix of housing types H2: Delivering affordable housing CI1 Providing new and retaining existing community infrastructure CI2: Planning for and bringing forward new schools
Creating a high-quality built and natural environment BN1: Responding to place BN2: Cretaing distinctive waterway environments BN4: Designing residential schemes BN5: Requiring inclusive design BN8: Maximising opportunities for play BN9: Protecting key views BN10: Proposals for tall buildings BN11: Reducing noise and improving air quality
Securing the infrastructure to support growth SP4: Planning for and securing infrastrucure to support growth and convergence T2: Transport improvements T3: Supporting transport schemes T4: Managing development and its transport impacts T5: Street network T6: Facilitiating local connectivity T7: Transport assessments and travel plans T8: Parking and parking standards in new developments T9: Providing for pedestrians and cyclists
Creating a sustainable place to live and work S2: Energy in new development S3: Energy infrastructure and heat networks S4: Sustainable design and construction S8: Flood risk and sustainable drainage measures
Sub area 4: Bromley by Bow, Pudding Mill, Sugar House Lane and Mill Meads 4.1 A potential District Centre 4.2: Bringing foreward new connections to serve new development 4.4 Protecting and enhancing hertage assets at Three Mills Island and Sugar House Lane
Site Allocation SA4.1 Bromleyby Bow
10 4. DEVELOPMENT CONTEXT
The Bromley-by-Bow area forms part of the Lower Lea Valley Opportunity Area, as designated by the London Plan. Managed release of appropriate industrial sites has taken place in successive planning policy documents (Lower Lea Valley OAPF 2007, Tower Hamlets Core Strategy 2010, Legacy Coporation Local Plan 2015) which has meant that many sites in the area are being developed for or have planning permission for redevelopment, mainly for a mix of uses. New neighbourhoods are coming foward as the valley changes from a predominantly industrial area to a mixed use area including new medium and high density housing.
These sites are detailed below, and shown in the plan on the following page. Although land surrounding the SPD area and the northern part of the SPD area has planning permission and is being developed, development of Bromley by Bow South has been delayed. Development of Bromley by Bow South has the potential to provide signficant numbers of new homes and jobs as well as provide better routes through and connections across the wider area. Development would also help realise the vision and ambition for the sub area set out in the Local Plan.
Sugar House Lane (SA4.2) Pudding Mill (SA4.3)
This site is situated to the north of the SPD area. A Part outline part full permission was granted in separate SPD is being brought forward to guide September 2012 for comprehensive mixed use development on this site. Part of the site already development of this site. The development includes has permission through the Legacy Communities 1,200 residential units, 12,500 sqm of flexible Scheme permission. Other applications are coming non-residential floorspace, 34,000 sq m of offices and forward. It is likely that the site as a whole will be workshops, 350 bedroom hotel, pedestrian river developed with a mix of uses, including 25% bridge, riverside park This is now being employment floorspace across the site as well as implemented. residential and retail uses.
11 William Guy Gardens This scheme to redevelop land at 1 William Guy Gardens with 45 residential units is on site and expected to be completed in 2017.
Bromley-by-Bow North
Planning permission was granted in September 2012 for a part full part outline mixed use development. The planning permission covers the whole of the northern part of the site allocation down to Hancock Road. The detailed application (phase 1), which Bromley-by-Bow Station included 219 residential units and 1021m2 flexible business space is under construction and will Funding and planning permission has been secured to complete in September 2016. The phase as built upgrade Bromley by Bow Station to improve its will provide 36 open market sale units, 48 private appearance and accessibility through provision of step rent, 61 shared ownership and 74 affordable units. free access. It is anticipated that the upgrade works will be completed by late 2017. Details for the second phase (2) have been submitted and were approved by the Legacy Coroporation planning decisions committee in May 2016. It is unclear when this phase will be developed.
The landowners of the first and second phases do not control all the land for the later phases (S and N). It is anticipated that the southern phase planning permission will not be implemented, and will be superseded by masterplan proposals for the wider part of the southern site allocation. The northern St Andrews Health Centre part of the allocation is also in different ownership and may well be brought forward in a different form This site has been developed by Barratt London to a to that approved in the 2012 planning permission. masterplan by Allies and Morrison. The site was a disused hospital. The development provides 964 residential units, a health centre and a network of communal open spaces. The development made significant section 106 contributions towards improvements to Bromley by Bow Station and provided 50% affordable housing.
12 DEVELOPMENT CONTEXT
Pudding Mill Lane Station
Pudding Mill
Stratford High Street
Sugar House Lane 1 200 homes + 750 000 sqft commerical uses
N
2 Three Mills Green
Bromley-by-Bow North 1 219 units built A12
S
William Guy Gardens Bromley-by-BowBromley-by-Bow Station Station
St Andrews Health Centre
Local development SPD boundary 13 SPD area of influence 5. THE SPD AREA • The SPD area is approximately 9 hectares in from the A12. size • Pedestrian access to the site is poor, with the only • The plan below shows that land is in a num- direct access to the site from the station through ber of different ownerships - each colour is a the subway. different landowner. Land is mainly used for • Land in the area is coming forward for develop- retail, employment and vacant land, as well ment and the area is making an important contri- as new residential development at Bromley bution to the Legacy Corporation’s aims of conver- by Bow north. gence and providing new housing. • There are disused derelict buildings facing • Infrastructure supporting development of the SPD onto the A12 and a scaffolders yard to the area has been provided or is secured through exist- south east that use land inefficiently and do ing planning permissions. These include the new not contribute positively to the character of bus and cycle bridge that will open shortly linking the conservation area and heritage buildings Bromley by Bow and Sugar House Lane, the pro- to the east or present attractive frontages to posed pedestrian bridge from Sugar House Lane to the canal. the northern phase of Bromley by Bow north. • Large areas of land are taken up by the inef- • Other infrastructure projects are planned, such ficient location of the existing Tesco super- as Bow Vision, TfL’s proposals for improvements market and its underused car park. Although to the public realm and road layout in the area. As poor in urban design terms, the existing part of Bow Vision, TfL support the provision of Tesco supermarket is understood to be trad- new at grade crossings across the A12 and better ing well. Therefore redevelopment would access to the site for vehicles through a new junc- need to provide a competitive return on the tion. existing use. • A large area of the site is utilised by the Han- cock Road access road. There is no right turn out of the site on to the A12, or into the site
Plan showing current fragmented landownership THE SPD AREA
Bow Roundabout Proposed New bus and - improvements pedestrian cycle bridge due part of TfL Bow bridge to open shortly Vision
Fragmented ownership may delay delivery
Car park - currently underused Large area of site utilised by Existing supermarket access road; no poorly orientated northbound within site context vehicular exits from the site
Existing subways Disused Scaffolder’s yard commerical provide poor land and pedestrian buildings access from station to site
Successful existing development Funding in place to upgrade
New connection Disconnection Conservation area Site constraints River frontage opportunity Severence that the District Centre will Historic buildings and streets need to address 15 STRATEGY FOR POTENTIAL NEW DISTRICT CENTRE
New 1.2 hectare park and open space distributed around the site
Active frontage and district centre uses to be concentrated around key routes along Hancock Lane and compliment uses at Sugar House Lane
Passive provision of community facilities to be 88 made within the district centre
Primary school located away from A12 and close to the district centre
Potential district centre Parks and open spaces Active uses Primary school Key routes Potential location for community uses Secondary routes 16 PART B: POLICY GUIDANCE 6. LAND USE Land Use Strategy the provision of up to 50,000 sq m of retail floorspace. A lower level of retail floorspace than this As set out in site allocation policy SA4.1, the coming forward would be easier to accommodate on following land uses are required. the site as it would have reduced servicing requirements and requirements for car parking. A new mixed use area including: • New and reprovided retail floorspace that is The centre would still need to be a sufficient size to capable of functioning alongside a mix of uses, provide for the existing communities to the west of as a new District Centre the A12 and new residents at Bromley by Bow and • A primary school Sugar House Lane. • A new 1.2 hectare park • Riverside walk Development proposals should “Include an • Community facility, e.g. a library appropriate mix and balance of uses that together • New homes with a significant element of family have the potential to function as a District Centre.“ housing • New employment-generating business space in a The acceptability of any proposal would be subject to range of sizes and formats detailed design and the provision of other retail uses alongside the supermarket. Such uses should include small scale retail units suitable for occupiers such as hairdressers, beauticians, cafes, newsagents, small independent shops.
POTENTIAL DISTRICT CENTRE Design and layout
As set out in the Local Plan there has been a long • The planning permission for Sugar House Lane held aspiration for the land in this area to be better allows for creation of new retail uses at the utilised and for existing communities to the west of southern end of the Island. The Legacy the A12 to be better able to access the existing and Corporation promotes the creation of new active any improved retail and leisure facilities. uses between and along Three Mills Lane and the new bridge to Sugar House Lane. The potential district centre would also serve new • Development proposals will need to provide a communities that will live in the new significant reduction in the size and amount of neighbourhoods that are being developed as shown car parking provided for the retail, compared to on the plan on page 4 and described in section 3 the amount that exists at present. Development Context. The potential district centre • Parking for the supermarket should ideally be would be well served by all transport modes underground, allowing space at ground level for through its proximity to Bromley by Bow Station, other uses and good public realm. the A12 and enhanced bus routes. The potential • Delivery and servicing arrangements will be very district centre would serve a wider catchment than important. Delivery facilities should be provided other planned neighbourhood centres at Hackney so that deliveries can be managed and made Wick and Pudding Mill, and is more than 1 mile (20 from within the supermarket site in the interests minutes walk) from other district centres in Tower of good design and protecting residential Hamlets and Newham. The centre would also amenity. benefit from being located next to the signficant • Supermarkets, such as the existing store, can heritage assets at Three Mills and the canal and create large blank facades if they are not could improve access to those facilities. sensitively and properly designed and integrated with other uses. The Legacy Corporation would Size expect a replacement supermarket to be ‘wrapped’ with other uses to avoid this problem. The Legacy Corporation supports the • There is an existing petrol filling facility on the redevelopment of the existing Tesco store and the site. There is no policy requirement for this to be creation of a new retail centre. The allocation as a retained. 17 potential district centre in the Local Plan allows for OTHER POTENTIAL DISTRICT CENTRE USES Riverside Walk Primary School There is a requirement within the site allocation for a riverside walk. This should be allowed for along the Land for a 2 form entry primary school on this whole of the western side of the river throughout the site has been allocated in the Local Plan SPD area. through site allocation SA4.1. The Environment Agency will require that development Land will need to be provided for the school as is generally set back from the edge for flooding reasons. set out in the section 106 SPD. Any development or workis within eight metres of the river edge will require a separate consent from the The school should be located away from the AgencyThis setback could be used to accommodate the A12 in order to ensure the best air quality. riverside walk. As indicated on figure 37 of the local plan and on the connecting the SPD area diagram in The school site will need to be large enough to section 7 of this SPD there is an aspiration to continue a meet current best practice standards which are riverside walk under the railway line to join up with the the Baseline Design for School guidance riverside walk secured under planning permissions to published by the EFA in March 2014. The the south. Funding is not available at present to build Legacy Corporation will also seek Tower the section under the railway line. An alternative route Hamlets Local Education Authority agreement on the eastern side of the river (the Leaway) has recently that the size plot proposed by developers is been completed and it may be more realistic for this suitable. route to be used rather than a route continuing under the railway bridge on the western side. New 1.2 ha Park Part of the northern part of the riverside walk has The site allocation policy requires a new park of already been provided as part of towpath improvements 1.2 hectares in size. Some new space is secured under the Bromley by Bow north planning proposed as part of the northern scheme that permission. already has planning permission. Community Facility The open space requirement can be accommodated across the site allocation rather Historically Bromley by Bow South has been identified than concentrated in one space of 1.2 hectares. as a suitable site for a new Tower Hamlets run Idea However, a significant area of open space will Store. It is unclear whether this will actually be required, need to be located adjacent to the River Lea because of uncertainty over future library budgets and Navigation. the timescale for development of the site. Therefore provision of a unit within Bromley by Bow South should When assessing proposals and deciding how be made for a community facility. The most appropriate much of the open space within the proposed place for the community facility is considered to be development contributes towards the 1.2 within the new centre. hectare site allocation requirement, the local planning authority will consider: The previously permitted scheme for Bromley by Bow South provided for 1,200 m2 gross floorspace, at least • Whether the individual areas of open space 200 m2 of which was at ground floor level. This amount proposed are of useable size, location and of floorspace would ensure that alternative community environmental quality facilities could be accommodated if a library is not • Whether the space is usable for a variety of required in the future. New community facilities such uses and what sort of games it can as health centres have been provided within the Legacy accommodate. Corporation area within shell and core commercial Whether it is fully accessible to and open to the units. For example, the replacement for Carpenter’s public. Health Centre provided on Stratford High Street which utilised circa 650m2 of floorspace over 3 floors. The exact size of any community floorspace would be determined at detailed planning application stage.
18 New Homes with a Significant Element of Family Housing Mix
In principle the site is suitable for residential A mix of units should be provided in accordance development alongside other uses, subject to with Local Plan policy H1, with units of two planning applications meeting the requirements of bedrooms and more constituting more than half of policy B1 when changes of use or redevelopment of the total, and with more two bedroom units than employment uses are proposed. one bedroom units.
Site characteristics should be taken account of when planning where different sizes of residential properties are provided. For example locating family units to the east of the site and at higher levels of taller buildings (children are more at risk from air pollution).
Air quality and noise will need to addressed through the design of residential units proposed along the A12. The illustrative masteplan for the southern part of the site has been subject to environmental testing. It is expected that individual planning appplications will use this work as a basis for developming any full Environmental Impact Assessment and that such work will specify mitigation measures that will ensure that future residents of the site are not at unacceptable risk from air pollution. Such measures are likely to include:
• Triple glazing • Mechanical ventilation • Designing the layout of the site with generous street widths so that pollution does not get trapped in narrow streets with tall buildings • Avoiding single aspect units
Adequate daylight and sunlight should reach ground floor residential properties and an acceptable outlook, including a vertical sky component should be provided. All housing should meet the London Housing Design Guide SPG.
Affordable Housing
Affordable housing should be provided on site, off site provision will not be acceptable. Affordable housing on this site should be maximised in accordance with policy H2. The Legacy Corporation has set a minimum target of 35% across the area.
This target should be used as a minimum and will be used to commence discussion on individual schemes.Where national and/or London Plan affordable housing policy changes, these will also be taken into account in defining the type, mix and amount of affordable housing that should be included within individual schemes. 19 New Employment-generating Business Space in a Range of Sizes and Formats
The site is a combination of long vacant and occupied employment areas, as well as new residential development to the north.
The Site Allocation policy requires comprehensive redevelopment of the site for a mix of uses.
A masterplan approach will need to be followed, so that individual applications for planning permission are considered in the context of the masterplan rather than applying policy B1 on a site by site basis.
If a masterplan is followed there is not an expectation that the current uses are retained. Employment uses should be reprovided in the form of new town centre uses including retail and use class B1a, b and c floorspace.
B class employment uses should be located around the site in appropriate locations. Active employment uses and B1a uses should be focused in the potential district centre. Other B uses should be located in areas of the site that are less suitable for residential including the lower levels of buildings adjacent to the A12 and the railway.
The Legacy Corporation’s ‘Employment Space Study’ provides advice on the different types of employment floorspace typologies that exist and are appropriate within the legacy corporation area and provides advice on design elements that need to be incorporated to be successful.
Location Generally Appropriate Typologies (Employment Space Study 2015) District Centre Small Office Space Standard large Office Space Managed workspace, Incubator/accelerator/ co-working space Small creative studio Large creative studio Small industrial space Maker space Bespoke premises (part of an employment mix which includes retail, leisure and community facility uses (Use Classes A1-A5, D1,D2)). Note: Source- the LLDC Employment Space Study (2015). For specific policy requirements and uses reference should be made to Local Plan Policy B.1 and table 2 (Employment Clusters) within the Local Plan 2015-2031.
20 7. TRANSPORT AND CONNECTING THE SPD AREA
Background Promoted by planning policy and this SPD Planning for development in this area has taken place over time. A number of new connections have been In order for development of the southern part of the site created and some have yet to come to fruition. These allocation for residential development led mixed use are shown on the plan on the following page. development to be acceptable, improved crossings for pedestrians and cyclists will need to be provided across Recently provided the A12, as well as a new junction to provide better access for vehicular traffic. It is anticipated that the Floating towpath – this route under the Bow existing subway to the north will be removed and Roundabout was completed in 2011. This provides a replaced with at grade pedestrian crossings as part of the continuous link for pedestrians and cyclists from the new junction. The southern subway will be enhanced by Thames along the Lea River to Ware in Hertfordshire. It providing better access to its eastern approach as part of links up with the soon to be completed Leaway which is redevelopment of the adjacent site. Discussion will need a wide cycle walking and leisure route along the Lower to take place between TfL and the adjacent landowners Lea which meets the Thames at East India Dock Basin. to agree how these improvements are best designed and implemented as some works may need to be carried out New bridge from Bromley by Bow North to Sugar on TfL land. New crossings will be provided as part of the House Lane – this new bridge was secured through new junction in between the existing subways. section 106 agreements for the Bromley by Bow north development and the Sugar House Lane development. The landings for the bridge on the western side have now been provided. It is understood that the bridge on the Sugar House Lane side will be constructed shortly.
A new all movement junction from the A118 into the Sugar House Lane site - this allows for bus movements through Sugar House Lane and across the new bridge into Bromley by Bow. This junction would also enable connections into Pudding Mill Lane via a proposed bridge over the Bow Back River.
Secured
Other connections have been secured through other planning permissions but have not yet been constructed. These include a pedestrian bridge from the north of the Bromley by Bow site allocation to the north of the Sugar House Lane site, a new bridge from the Sugar House Lane site to the north of Three Mills Green and improvements to the existing bridge from the Sugar House Lane site to the south of Three Mills Green.
21 CONNECTING THE SPD AREA
Pudding Mill Lane Station
Stratford High Street
Three Mills Green
A12
Bromley-by-Bow Station
Recently provided Secured 22 Promoted TRANSPORT OBJECTIVES Hierarchy of Movements Public Transport Objectives
When considering proposals for development in the Bus Objectives Legacy Corporation area, the Corporation seeks to manage transport impacts to promote sustainable A longstanding objective which development of transport choices, facilitate local connectivity and the southern site should provide for is a bus prioritise pedestrians and cyclists. route through the site which crosses the A12 and continues to the west. This route would make The Legacy Corporation has adopted a ‘street types’ use of the new bus bridge that has been approach as endorsed by the Roads Task Force report provided from Bromley by Bow to Sugar House July 2013 which recognises that different roads have Lane and the new junction onto the A118. New different roles and priorities and thus require different roads through the site should be designed to approaches. The Legacy Corporation will seek to adoptable standards along which a bus routes balance the need to protect the strategic function of can operate in both directions. This route would the A12 with the need to provide new crossings across make use of the new bus bridge that has been it to enable access to new development in the SPD provided from Bromley by Bow to Sugar House area. Lane and the new junction onto the A118
Bromley by Bow Station
As set out elsewhere, an upgrade to Bromley-by- Bow Station is planned and funded and is expected to be completed in 2017. Development of the southern part of the site allocation will need to make provision for better access to the station for pedestrians and cyclists. Financial contributions to upgrade the station are not required as it is understood that the station works are currently fully funded.
Pedestrian Objectives Private Car objectives
An essential requirement for allowing high density It is anticipated that the development of the site residential development of the southern half of the allocation area will have very low parking levels site is the provision of new at grade crossing facilities for the private car. The site is in an area of high across the A12. public transport accessibility. However, better road access will be required into the site to These crossings would need to form part of new ensure adequate accessiblity for servicing, buses junctions which provide for better bus and private car and private vehicles that need access. access to the site. This would be in the form of a new junction on Cycling Objectives the A12, which should allow for a right turn into A segregated cycle path should be provided along the the site from the A12 and a left turn out of the A12 on the eastern side south of Bow Roundabout and site onto the A12. adjacent to new development. In practical terms this may be difficult to achieve at the southern end of the In considering applications for planning area where the A12 is at a higher level than adjacent permission, the Legacy Corporation will apply land. The Legacy Coporation will work with the policies set out in SP4, T2, T3, T4 and T5, T6 developers to enable the best design solution for this and T7. Policies T2 and T3 are particularly edge. The development as a whole should facilitate relevant for the considerations that the Legacy cycling through provision of adequate secure storage, Corporation will make in deciding whether the within buildings and cycle parking within the public design of the junction is satisfactory, policies T4, realm. The new junction and any improvement to the T5, T6 and T7 are more relevant for deciding southern subway should also be designed to meet the whether the proposed development and its needs of cyclists. design as a whole is acceptable in transport terms. 23 TRANSPORT OBJECTIVES
Better access to the station for pedestrians and cyclists
Key pedestrian and cycle routes New junction to provide better access to to be provided the site for private cars and servicing New bus route / primary route Existing subway to be enhanced through site 24 8. CONSERVATION & HERITAGE
The Three Mills Conservation Area includes land The Sugar House Lane Conservation Area falls primarily within the London Borough of Newham but beyond the River Lea Navigation and within the its boundary extends across the River Lea Navigation London Borough of Newham. to include land within the site. The western edge of the Conservation Area includes land forming Three As planning applications are submitted for Mills Lane and part of the Tesco car park to the north development of the SPD area the impact of of Three Mills and the towpaths and canal bank that development on the conservation area and listed forms the eastern boundary to the Tesco store and buildings will need to be fully assessed and Trad scaffolding site. The Conservation Area, and its considered. The plan to the right shows the keys associated listed buildings and waterway provides an views as identified in the Conservation Area outstanding setting for new development, appraisal and by Legacy Corporation and Historic particularly housing and open space, but will England officers. The impact of development on demand a particular response in terms of the scale, these views will need to be considered carefully form, massing, architecture and use of materials of when planning applications are assessed. When new development. tested for individual applications a number of views will need to be verified views. The plan shows the The boundary of the Conservation Area has been location of the verified views which have been defined to ensure that development respects the provided to support the illustrative masterplan at character of the listed buildings forming part of Appendix 1. Three Mills and the waterways that contributes to its Local planning policies 4.4, BN16; BN7 are relevant. unique setting. Of special interest are the grade I listed three storey (plus 2 attic storeys) Tide or Mill Photographs taken from these key viewpoints which House, the grade II* four storey Clock Mill, the Grade show the existing context are shown overleaf. II listed roadway and the waterways and their associated towpaths.
The London Borough of Tower Hamlets (LBTH) Conservation Area Appraisals and Management Guidelines require future development in the proximity of Three Mills to respect the existing scale, proportions and character of the House Mill and Clock Mill and refers to the designation on the west side of the river as necessary to control the impact of any potential development in LBTH.
The guidelines refer to scale, open space and views as important considerations for any proposal within or adjacent to the Conservation Area. Development is required to respect the existing scale, proportions and character of the House Mill and Clock House. The guidelines also identify the contribution to, and importance of, the open spaces that form part of River Lea’s network of rivers set within the open lands of Mill Meads with specific reference made to the open and un-enclosed feel of the towpath being an important part of the character of the Conservation Area. Views of the Three Mills and the surrounding network of waterways are considered to be significant contributors to the townscape quality of the area.
25 HERITAGE CONTEXT
1
1
2 2
3
Listed Buildings (Grade I & II) Verified Views Conservation Area Key Views
26
EXISTING VIEWS
Verified View 1
Looking south west from Three Mills Green
Verified View 2
Looking at Mill Buildings from Sugar House Lane Bridge
Verified View 3
Looking west along roadway at Three Mills Lane
27 9. HEIGHTS & MASSING
Height, Scale and Massing
Any buildings with a proposed height above 18m (the generally expected height set out in SA4.1 and table 10 of the local plan) will be treated as ‘tall buildings’ and therefore subject to the tests of Policy BN.10 of the Local Plan. While Policy BN.10 identifies Bromley by Bow potential district centre as being an appropriate location for tall buildings, it is essential that their siting, height, scale and massing contributes to a predominantly human scale environment that gives appropriate definition and enclosure to the public realm without it being overshadowed and windy or feeling overbearing and oppressive. The Legacy Corporation consider that the Vastint masterplan at Sugar House Lane is an excellent example of how a varied human scale can be supplemented by well-proportioned ‘accents’, in this case of up to 16 storeys.
Tall buildings should not harm the setting of the Grade I listed House Mill, Grade II* listed Clock Mill, Grade II listed Customs House and associated Grade II listed paved roadway, with particular consideration given to protecting the silhouette of the House Mill and Clock House when viewed from the north and the cluster of listed buildings when viewed looking east and west along Three Mill Lane in accordance with Policies BN.16 (Preserving and enhancing heritage assets) and 4.4 (Protecting and enhancing heritage assets at Three Mills island) of the Local Plan.
28 HEIGHTS
Tall buildings more appropriate within the potential district centre
Buildings lower in scale by the canal
Potential district centre SA1.4: Expected predominant height 18m Active uses Proposals for new development by the canal to respect heritage assets PART C: DELIVERY 10. FOLLOWING A MASTERPLAN APPROACH
The site allocation policy requires future planning landowners to indicate principles which will be applications to demonstrate: incorporated into their developments. “That a masterplan approach for the Site Allocation as a whole is followed”
As set out earlier in this SPD the northern part of the site already benefits from outline planning permission granted in 2012, part of which has been built and part of which has had details approved. Therefore development of the northern part of the site is already following a masterplan approach.
There is no current planning permission for development of the southern part. The landowners of the southern part of the site allocation have been working together on an illustrative masterplan which shows how the southern part of the SPD area could be developed and all the land uses and infrastructure identified in the site allocation provided. The illustrative masterplan is supported by environmental testing which demonstrates that as a comprehensive development, it is broadly acceptable.
The illustrative masterplan has been reviewed by the Legacy Corporation’s Quality Review Panel (QRP). The illustrative masterplan has been amended to reflect the comments received.
The illustrative masterplan is considered to be a solution that broadly meets the policies within the Local Plan and the guidance within this SPD. As individual applications for planning permission come forward, they will need to be considered against policies in the Local Plan and advice in this SPD.
It is intended that the ‘parameter plans’ in this section (which have been developed from the illustrative masterplan) form a framework against which individual applications are assessed. This will help ensure that a comprehensive approach to devleopment of the Bromley-by-Bow south area can be demonstrated. Redevelopment proposals will be expected to be in accordance with the parameter plans.
The parameter plans are shown on the following pages. Design codes have been proposed by the 30 PARAMETER PLANS
G3 F G2
G1
E2
D2
E1
C D1 A
B
BLOCK NUMBERS
Site Boundary
Block Footprint A Block Number
31 CYCLE ACCESS
Site Boundary
On Carriageway (Shared)
On Carriageway (Segregated)
On Footpath (Shared)
On Footpath (Segregated)
Toucan Crossing
Underpass
Potential Route/Connection
Bromley by Bow Underground
32 1621
6 86 6 6 10 6 8
6 5 6
6 8
6 3* 13 6 3* 8 6 8 6 6 8 6 6 15 6 6 8 6 8 9 2 6 10 12 2 6 9 2 13
15 6 2 9 26 2 10
MAX. HEIGHT
NOTES: Site Boundary 1. Buildings over 6 storeys are subject to tall buildings policy BN10 8 Storey Height (Predominant eaves line) 2. Refer to massing and townscape School Building with Taller Storey Heights guidance for specific height and * massing guidance per development zone
33 G3 F G2
G1
E2
D2
E1
C D1 A
B
GROUND FLOOR LAND USE
Site Boundary
A Use NOTES: B Use 1. See guidance for requirement and position of commercial uses at first C Use floor and above School (D Use)
Potential Location for Community Centre
Potential Location for Temporary School
34 5m from G3 to canal edge
22 G3 55 see guidance F 24
22 62 G2 max see guidance 21
106 G1 max 28 14
10m from A12 86 carriageway max 18 E2
67 25 20 max 20
D2 80 36 94 18.5 max max
E1 44 17 65 26 max 23
C D1 A 3.5m from A12 47 carriageway 40 20 max
44 2m easement from 17 max ownership boundary B with railway
2m easement from ownership boundary with railway
NOTES: 1. All dimensions are set as a minimum MINIMUM DIMENSIONS and in metres otherwise stated Site Boundary Block Footprint A Block Number Minimum Dimension (m)
35 min. 2980sqm
min. 3470sqm
min. 1620sqm
min. 3601sqm
OPEN SPACE
Site Boundary
Public Open Space
Play Space
36 PEDESTRIAN ACCESS
Site Boundary
Pedestrian Access
Toucan Crossing
Underpass
Potential Route/Connection
Bromley by Bow Underground
37 VEHICULAR ACCESS
Site Boundary
TFL Strategic Road
Streets for buses and general vehicles to serve retail and commercial centre
Quieter streets providing access to service properties
Bus Only Bridge
Potential Route/Connection
New Junction
38 Site Wide Codes REF Code Reason 1 Proposals must be in accordance with the parame- To ensure development is brought forward ter plans set out within the SPD within a comprehensive development frame- work 2 Proposals must be developed in accordance with To ensure a comprehensive approach to the the public realm design guide public realm design 3 On plot parking should be provided under raised To provide adequate parking provision with- communal gardens and wrapped in active ground out creating a negative impact on the public floor uses or within basements or semi-basement realm areas. ON Street parking is acceptable for conveni- ence and to contribute to street activity. 4 Where raised podiums are proposed at first floor, To ensure a good quality of residential a strong connection should be created between environment and maximise accessibility of lobbies and podium areas. communal areas 5 Where possible, bedrooms should not be provided To ensure a good quality of residential envi- at ground floor. Duplex units with front doors onto ronment and maintain active frontages to the street are encouraged to achieve this the street 6 Plant, cycle storage and ancillary uses should be To ensure an active frontage to the public designed to minimise the impact onto the street. realm 7 Corner Buildings should be designed to be integrat- To ensure a coherent and legible townscape ed into the surrounding massing 8 Tall Buildings and Marker Buildings should be To ensure a coherent and legible townscape designed with a sculptural quality and respond to the way they are viewed from a range of scales and perspectives 9 For the purposes of these codes Marker buildings are defined as 9-15 storeys + Tall Buildings are To be read in conjunction with the heights param- defined as 15 eter plan. storeys +
39 Zone A Codes Uses REF Code Reason A1 Active ground floor residential frontages must To create an active frontage to the public realm be maximised onto the canal side park with front doors to ground floor units and generous entrance lobbies. A2 Street facing bedrooms at ground floor should To ensure a high quality of residential environ- be avoided. The incorporation of duplex units ment and to ensure that ground floor uses pro- are encouraged to achieve this. vide active frontages to the public realm A3 Employment uses should be provided on To ensure provision of adequate employment railway facing ground floor frontages with uses and mitigate provide appropriate frontage access from external yard space adjacent to to the railway edge the railway A4 Shared amenity and doorstep play must be To ensure a reasonable provision and quality of provided via south-facing first floor podium residential amenity space courtyards with adequate mitigation from noise issues associated with the railway A5 Railway facing residential uses must be provid- To ensure a high quality of residential environ- ed with adequate noise and air quality mitiga- ment tion both in the layout of residential units and the design and specification of the external envelope
Massing & Townscape REF Code Reason A6 The built form on the canal edge building To ensure proposed buildings contribute to the must be designed to positively address the va- wider townscape of the canal edge riety of long and middle distances views that it is seen from along the canal edge A7 Built form must not project above the ridge To minimise harm to the setting of the Three line of the Mill Buildings when viewed from Mills Conservation Area and Heritage Assets the pedestrian bridge connecting Three Mills Green and Sugar House Lane A8 A predominant 6 storey datum must be articu- To ensure development contributes to a coherent lated onto street facing elevations townscape A9 Built form beyond the 6 storey datum must be To ensure development contributes to a coherent appropriately modelled or set back to main- townscape tain a reasonable quality of daylight to the public realm and be subservient when read from the street A10 Marker buildings are acceptable on the canal To ensure development contributes to a coherent edge and terminating the north-south residen- townscape tial street as shown on the maximum height parameter plan. These should be designed as ‘buildings in the round’ with no connected built form above the first floor. A11 Massing should be modelled to maximise day- To ensure a good quality of public realm and light and sunlight to public open space north open space of Zone A
40 Zone B Codes Uses REF Code Reason B1 The design of the lower two storeys of block To ensure development positively contributes to B1 must create a positive frontage to all sides surrounding streets and public spaces of the block including the A12. B2 An active frontage must be provided on to To ensure development positively contributes to the urban square allowing uses to spill onto surrounding streets and public spaces the public realm B3 Residential uses facing the railway and the To ensure a high quality of residential environment A12 must be provided with adequate noise and air quality mitigation in the layout on res- idential units and the design and specification of external envelope B4 Raised communal amenity space at first or To ensure a high quality of residential environment second floor should only be provided if noise, air quality and mircoclimate issues can be mitigated. B5 If an energy centre is provided in Zone B, its visual impact onto the public realm should be minimised by considered design of louvres and frontage B6 Retail or employment uses should be provid- To create an active ground floor to the underpass ed facing the underpass approach approach
Massing & Townscape REF Code Reason B7 A consistent two storey frontage should be To ensure adequate definition of key public spaces articulated facing the urban square B8 Built form should be designed to mitigate To achieve a good quality of public realm environment wind and microclimate conditions within the urban square allowing for its flexible and versatile use B9 Consideration should be given to the way To ensure the creation of a human scale environment taller buildings interface with the public realm within the public realm at ground floor to create a human scale en- vironment within the public realm. Recessed loggias or projecting plinths are encouraged to achieve this. B10 Built form beyond the 6 storey datum must To ensure development contributes to a coherent be appropriately modelled or set back to townscape maintain reasonable quality of daylight to the public realm and be subservient when read from the street B11 Massing should be modelled to maximise To ensure a good quality of public realm and open daylight and sunlight to the Urban Square space north of Zone B. This is encouraged through a combination of breaks in massing and set backs at upper levels. B12 Marker buildings and tall buildings bare To ensure development contributes to a coherent acceptable around the urban square as shown townscape on the maximum height parameter pla. These should be designed as ‘buildings in the round’ with no connected built form above the first 41 floor. Zone C Codes
Uses REF Code Reason C1 The design of the lower two storeys must To ensure development positively contributes to sur- create a positive frontage to all sides including rounding streets and public spaces the A12. C2 The lower two levels should contain non-resi- To provide flexible non-residential uses and ensure dential uses residential uses are raised above the A12 C3 An active frontage must be provide on to the To ensure development positively contributes to sur- urban square allowing uses to spill onto the rounding streets and public spaces public realm C4 Residential uses facing the A12 must be To ensure a high quality of residential environment provided with adequate noise and air quality mitigation in the layout on residential units and the design and specification of external envelope C5 Raised communal amenity space at first or To ensure a high quality of residential environment second floor should only be provided if noise, air quality and mircoclimate issues can be mitigated. C6 Retail or employment uses should be provid- To create an active ground floor to the underpass ed in block B2 facing the underpass approach approach
Massing & Townscape REF Code Reason C7 A consistent two storey frontage should be To ensure adequate definition of key public spaces articulated facing the urban square C8 Built form should be designed to mitigate To achieve a good quality of public realm environment wind and microclimate conditions within the urban square allowing for its flexible and versatile use C9 Consideration should be given to the way To ensure the creation of a human scale environment taller buildings interface with the public within the public realm realm at ground floor to create a human scale environment within the public realm. Recessed loggias or projecting plinths are encouraged to achieve this. C10 Built form beyond the 6 storey datum must be To ensure development contributes to a coherent appropriately modelled or set back to maintain townscape reasonable quality of daylight to the public realm and be subservient when read from the street C11 Massing above 2 storeys should be modelled To ensure a good quality of public realm and open to maximise daylight and sunlight to the space Urban Square north of Zone C. This is en- couraged through a combination of breaks in massing and set backs at upper levels.
42 Zone D Codes Uses REF Code Reason D1 Active ground floor residential frontages must To create active ground floor frontages to the public be maximised onto the south and east facing realm frontages with front doors to ground floor units and generous entrance lobbies. D2 Active non residential uses should be provided To activate key routes within the neighbourhood along the west and north facing frontages. centre These should be provided with generous floor to ceiling heights to support a range of uses over time D3 There is potential for an additional east west To promote permeability and ensure a high quality of connection between zones D1 and D2 to pro- residential environment vide increased permeability. If provided, this route should be well overlooked by active uses with intelligent design of residential blocks to mitigate overlooking issues and provide good quality shared amenity.
Massing & Townscape REF Code Reason D4 A predominant 6 storey datum must be articu- To ensure development contributes to a coherent lated onto street facing elevations townscape D5 Built form beyond the 6 storey datum must be To ensure development contributes to a coherent appropriately modelled or set back to maintain townscape a reasonable quality of daylight to the public realm and be subservient when read from the street D6 Built form should be designed to mitigate To achieve a good quality of public realm environment wind and microlcimate conditions within the urban square allowing for its flexible and versatile use D7 A plinth consistent with the opposite side of To achieve a coherent streetscape. the street (block F) which allows for adequate signage should be provided.
43 Zone E Codes Uses REF Code Reason E1 Active non residential uses should be provided To activate key routes within the neighbour- along the north facing frontage. These should be hood centre provided with generous floor to ceiling heights to support a range of uses over time E2 Ground floor layouts must maximise ground floor To create active ground floor frontages to the frontages onto the west, south and east facing public realm frontages with front doors to ground floor units and generous entrance lobbies. E3 The design of raised courtyards should provide To provide appropriate privacy to the new some visual screening to the school playground school E4 A raised courtyard should be provided providing To ensure a high quality of residential environ- shared amenity and doorstep play ment E5 A generous, double height entrance lobby front- To create active ground floor frontages to the ing the urban square should be provided for the urban square tall building E6 The school building must be a stand alone build- To create a strong civic focus for the neigh- ing bourhood centre and ensure a good quality of school environment and E7 The school playground should be made accessible To maximise access to the school playground to the public out side of school hours through a for the wider community community access agreement External access to the school playground should be provided from Three Mills Lane and the Canal Edge E8 Elements of the school's outdoor play provision To maximise the variety of external play spaces may be provided at roof level. and positively integrate the school into a town centre environment E10 There is potential for an additional east west To promote permeability and ensure a high connection between zones E1 and E2 to provide quality of residential environment increased permeability. If provided, this route should be well overlooked by active uses with intelligent design of residential blocks to miti- gate overlooking issues and provide good quality shared amenity.
REF Code Reason E11 A predominant 6 storey datum must be articulat- To ensure development contributes to a coher- ed on all frontages with zone E1 ent townscape E12 Built form beyond the 6 storey datum must be To ensure development contributes to a coher- appropriately modelled or set back to maintain ent townscape reasonable quality of daylight to the public realm and be subservient when read from the street E13 Built form fronting the canal edge should con- To create a coherent canal side environment tribute to a coherent canal side character in the articulation of massing and roof form E14 The primary school should be provided as a mutli To ensure the school building contributes to a storey building of 2-4 storeys well-defined street and canal edge E15 The design of the school building should respond To enhance the setting of the Three Mills Con- to the character and built form of the Listed Mill servation Area Buildings opposite E16 Block E1 should have an approach to the street To create a coherent streetscape. which related to block D, and block F. E17 Built form fronting the park to the south should To create a well used, overlooked, and main- activate the northern side of the park. tained park frontage. Zone F Codes Uses REF Code Reason F1 Active uses should be provided on all sides of To maintain active frontages to the public realm the block including retail & employment uses and generous entrance lobbies F2 Two levels of employment uses should be locat- To ensure residential uses are raised above the ed fronting the A12 A12 F3 Retail uses should be provided along the south- To re-enforce and define key routes and spaces ern and western frontages of the block within the neighbourhood centre F4 Residential uses facing the A12 must be provid- To ensure a high quality of residential environ- ed with adequate noise and air quality mitiga- ment tion in the layout on residential units and the design and specification of external envelope F5 There is potential for an additional east west To promote permeability and ensure a high connection between zones F1 and F2 to provide quality of residential environment increased permeability. If provided, this route should be well overlooked by active uses with in- telligent design of residential blocks to mitigate overlooking issues and provide good quality shared amenity.
Massing & Townscape REF Code Reason F6 A predominant 6 storey datum must be articu- To ensure development contributes to a coher- lated on all frontages ent townscape F7 Built form beyond the 6 storey datum must be To ensure development contributes to a coher- appropriately modelled or set back to maintain ent townscape reasonable quality of daylight to the public realm and be subservient when read from the street F8 Taller, marker buildings beyond the 6 storey To promote a legible and coherent townscape datum are acceptable on the south-west, north- west and north-east corners of the block F9 A defined 'plinth' should be articulated on all To create a consistent and well defined frontage sides of the block which is consistent with that to the street on the opposite side of the street. F10 Built form above 2 storeys should be broken To create a coherent urban grain and provide a down with breaks in massing to provide daylight high quality of residential environment to courtyards and maximise dual aspect units whilst providing adequate protection against noise and air quality issues from the A12.
45 Zone G Codes Uses REF Code Reason G1 Retail and commercial uses should be orientat- To ensure an active town centre environment ed towards both the north-south street and the canal side public open space G2 Residential entrance lobbies should be accessed To ensure convenient access to residential units via the western edge of Zone G from the north- south street G3 Pedestrian east-west permeability should be To ensure good access to the canal edge provided within Zone G providing access between the canal edge and the north-south street
Massing & Townscape REF Code Reason G6 Proposed buildings should respond to the To ensure development contributes to coherent surrounding historic, and proposed canal side canal-side townscape buildings in the articulation of massing and roof forms. G7 Ground floor uses should negotiate the changes To ensure the provision of an accessible environ- in level between the east and western edges of ment and improved access to the canal edge the buildings through the provision of active commercial uses and integration with the wider public realm strategy G8 The street frontage should have an approach to Reason, to create a a coherent approach to the block F be it through a consistent plinth or other street. means.
46 11. DETAILED DESIGN AND ENSURING OUTSTANDING ARCHITECTURE IN FUTURE PLANNING APPLICATIONS
Local plan policies, in particular BN1: Responding to responsive to particular site conditions and context place, BN4 Designing residential schemes and BN 10 2. Where located in a sensitive heritage context a Proposals for tall buildings require that all heritage statement is required including a statement development is of high design quality. All of significance and verified views should be agreed applications for planning permission will need to with the Local Planning Authority demonstrate that they meet the requirements of these policies. 3. Undertake precedent analysis, site visits The Legacy Corporation also needs to ensure that the 4. Provide evidence of options considered and an aims and aspirations contained in this SPD and the iterative process illustrative masterplan in terms of design quality are 5. Produce 3D physical models, 1:1 fragments, carried forward into the detailed design and material samples where applicable. All proposals for implementation stages of each development. tall buildings should be accompanied by accurate and With the scale and density of development being realistic representations of the appearance of the proposed the Legacy Corporation will expect all building. These representations should show the applications to include an urban design analysis that proposals in all significant views affected, near, demonstrates the proposal is part of a strategy that middle and distant, including the public realm and will result in an’ outstanding design process’ and the streets around the base of the building. This will ‘outstanding architecture’, based on the following require methodical, verifiable 360 degree view objectives. analysis. Objective 1: To achieve an ‘outstanding’ design process, the applicant will be required to demonstrate the following have been considered and addressed: • Applicants must demonstrate that they have made best endeavours to achieve ‘outstanding’ design at each stage of the procurement process, in particular: 1. Brief- writing stage 2. Team selection 3. Quality monitoring during construction • Applicants should demonstrate they have a thorough approach to: stakeholder consultation, participative design and community consultation • Applicants should endeavour to demonstrate that any part of the buildings proposed are fit for purpose for the prospective end users. This may be through dialogue with potential end users or occupiers, specifically where non-residential uses are proposed. • Applicants must demonstrate that they have undertaken an ‘outstanding’ design process which should include: 1. A methodical approach to site analysis, and 47 Objective 2: To achieve ‘outstanding architecture’ the energy use and reducing carbon emissions over the applicant’s proposals must: lifetime of the development Use & Internal environment • Display outstanding conceptual and technical rigour • Create generous and well- designed internal across all aspects of its design and be financially credible. spaces that are highly suitable for their specific and Development appraisals should include appropriate cost intended use and that will contribute to the quality provision commensurate with delivering a high quality of life of those who use the building building, taking into consideration materials, form and • Demonstrate how potential for overlooking and massing. overshadowing has been minimised Massing, townscape & heritage: Public realm, landscape and streetscape: • Relate well to the form, proportion, composition, scale • Respect the urban grain of their context, relate and character of surrounding buildings, and make a positive well to street widths and make a positive contribution to the townscape. contribution to the streetscape including • Be of considered and appropriate proportions, with contributing to safety, diversity, vitality, social massing considered holistically with any other proposed engagement and ‘sense of place’. buildings, resulting in an elegant composition and • Generate an active street frontage with generous silhouette. openings and avoiding large areas of blank façade at • Create new or enhance existing views, vistas and street level. sightlines. • Include well -lit public spaces that are not • Promote legibility by emphasising a point of civic or excessively overshadowed visual significance where appropriate, and enhance the • Contribute to defining public routes and spaces, skyline and image of the place. The design of the top of any including contribute to improving the permeability tall building will be of particular importance when of the site and wider area, where possible. considering the effect on the skyline. • Provide accessible public space within their • Preserve or enhance heritage assets and the views to/ curtilage from these, and contribute positively to the setting of heritage assets, including conservation areas. • Incorporate sufficient high quality communal and private amenity space that is clearly defined for a • Create high quality well defined primary entrances to suitable range of users buildings in appropriate locations, and sufficiently separated from service entrances. • Preserve or enhance environmental assets and public access to them, including mature trees and • Demonstrate that microclimate conditions are addressed waterways. to avoid excessive down drafts and lateral winds over public spaces. All applications must be submitted in detail. Elevation design & materials: As part of any planning application process, schemes will be presented to a QRP Panel. The Members of • Exhibit high quality materials, finishes and details this Panel will, as far as possible, remain consistent • Demonstrate high level of inclusive design including for all applications that come forward for this site. compliance with LLDC Inclusive Design Standards. Applicants will present to the QRP panel at the • Façade design should pay particular attention to corners, pre-application, application and implementation entrances and openings to create a sense of depth, stages of the project (i.e. at detailed discharge of animation, texture and or relief, avoiding blank elevations conditions) (a minimum of three presentations). at ground level where possible Feedback from these sessions will be reported to Committee. • Elevation design should clearly communicate the building’s intended use. Sustainable design & construction • Demonstrate high level of sustainable design, including promoting natural ventilation and sustainable construction practices. Proposals should therefore seek to exceed the latest regulations and planning policies for minimising
48 12. ENVIRONMENTAL DESIGN PRINCIPLES
The illustrative masterplan at Appendix 1 to this SPD • Retaining trees in critical locations, particularly along has been subjected to a range of environmental the A12 and river frontages. testing to determine the acceptability of its likely • Providing additional tree cover in those locations and effects. The section below sets out the principles that within streets and spaces of species that complement have emerged from this testing and these principles the Biodiversity Action Plan priority species and habitats. will need to be taken into account when developing and testing planning applications for development • Implement suitable tree protection measures for within the SPD area. A more detailed and specific existing during construction. summary of the environmental testing results is Ecology included within the masterplan at Appendix X. The detailed environmental testing reports have also The site has limited existing ecological value but is next been made available separately but alongside this to the River Lea Metropolitan SINC and so has the SPD. Guidance on the approach to development that potential for effects on this environment. The has an acceptable effect on views and to issues of opportunity to enhance this environment and positively socio-economic effects are covered within specific contribute to Biodiversity Action Plan priority species and guidance elsewhere in this SPD. habitats is presented through development of the site. Individual planning applications will need to: It is expected that individual planning applications for development, where these require Environmental Provision of open spaces, particularly along River Lea Impact Assessment, will be informed both the edge with planting that contributes to Biodiversity principles below and the results of the detailed Action Plan increase in priority species and habitat. environmental testing of the illustrative masterplan. • Avoiding overshadowing from buildings and excessive Air Quality light spill from development onto the river channel to protect river ecology Likely sources of air quality effects are traffic generation and emissions from the energy provision/ • Provision of bird and bat boxes/nesting or roosting energy centre. opportunities within the design of development Individual planning applications will need to test • Carrying out of preconstruction protected species design and air quality impacts against air quality data surveys including bats and nesting birds. current at that time, including traffic surveys. • Carrying out preconstruction surveys for non-native Potential effects should be mitigated through: invasive species and ensuring effective removal to avoid the spread of these. • The orientation of buildings within the context of the masterplan • A Construction Environmental Management Plan should be in place to ensure that negative impacts from • Internal layout of living and working space and noise and dust are avoided to adjacent ecological design of internal ventilation of that space receptors. • Site-wide heat network and energy centre to Ground Conditions minimise site-wide emissions from heating (and where relevant cooling) of buildings The site has been host to a range of historical industrial and related uses overtime with a significant likelihood of • Location of the energy centre to minimise local air ground contamination being present while some existing quality effects uses such as the Petrol Filling Station also present the • Energy centre stack height, exit velocities and potential for contamination. There is also a risk of emission rates to be designed to avoid worsening of unexploded ordinance being present within the site. air quality Individual planning applications will need to: Arboriculture • Carry out a Phase II Site Investigation and Quantitative Risk Assessment as part of the development proposal Some loss of existing trees is likely to occur in and implement necessary remediation works to achieve implementing comprehensive development across a site suitable for the proposed end uses, including open the site. Individual applications will need to be spaces. designed to mitigate the impact of any loss by: 49 • Design and implementation of below ground works • Consider daylight and sunlight amenity in relation will need to avoid creating contamination pathways to to separate development sites/buildings identified receptors, including the River Lea. • Consider façade materials and avoid reflective • An Explosive Ordnance Threat desk study will be materials, particularly facing the railway required prior to implementation of any development • Careful consideration of internal daylight and with measures in place to deal with discovery of sunlight amenity in individual buildings, room layouts. ordnance during construction. • Careful consideration of daylight and sunlight Water Impact impacts on neighbouring properties. A risk of surface water flooding has been identified in Noise Impact additional to an element of the eastern part of the site being within Flood Zone 2. There are likely to be The greater noise generators that affect the site are effects through additional water demand and waste from the road traffic using the A12 along the western water generation. Individual planning applications will edge of the site and the elevated railway line along the need to: southern edge. Individual planning applications will require a noise assessment and the incorporation of • Ensure flood defences are raised to the statutory appropriate mitigation measures. Specific minimum for the lifetime of the development and any considerations are: necessary repairs are undertaken. • If balconies considered for facades adjacent to noise • Set finished floor levels to a level of at least the 1 in sources, winter gardens should be considered 100 year chance in any year flood event plus an allowance for climate change in line with the current • Use of courtyard amenity spaces to screen from the Environment Agency/Planning Practice Guidance southern and western noise sources with blocks methodology (defined through site scheme specific designed as a noise buffer. flood risk assessment) • Design and standards of walls/facades and glazing • Locate vulnerable uses within Flood Zone 1 areas to achieve acceptable internal noise levels unless an application specific flood risk assessment • Foundation design will need to mitigate any justifies a different approach, including a sequential vibration noise from the railway or A12 and/or exceptions test. • Consider the internal arrangement of room types in • Include construction phase measures to monitor relation to noise sources and mitigate effects of any ground water flooding from construction works. • Ensure building services plant do not result in disruptive or high noise levels. • Include surface water attenuation measures to ensure that run off rates are no greater than that for a Wind Effects greenfield site, including SUDs measures in public and Wind tunnel testing has been undertaken for the private spaces and in buildings (e.g. green/brown illustrative masterplan and the results of this should be roofs, void system and permeable paving, rainwater used to inform any wind assessment of individual harvesting, rain gardens). planning applications. Building and landscape design • Reduce water demand through additional design should aim to achieve a ‘sitting classification’(Lawson and specification measures to minimise water use to a Comfort Criteria) in all external areas and avoid a target at least in line with Local Plan policy (i.e 110 negative wind impact on surrounding areas including litres per person per day including a 5 litre allowance the River Lea and adjacent Three Mills area. Design for external use). and location of roof terraces and balconies should ensure that wind conditions are suitable for their Sunlight, daylight and overshadowing intended use. Mitigation measures, where necessary The illustrative masterplan has been assessed with could include screening and planting and 2m regard to sunlight, daylight and overshadowing. balustrade for effected terraces. Individual planning applications will need to: • Consider the location of development massing in relation to surrounding receptors • Step back of massing from neighbouring receptors where possible
50 13. PHASING AND PLANNING APPLICATION BOUNDARIES DELIVERY OF INFRASTRUCTURE
The anticipated phasing of development is shown future residents will be satisfactory on completion of on the adjacent plan. the development. Otherwise applicants will need to It is anticipated that planning applications would demonstrate that an acceptable environment can be be submitted for plots 1 and 2 first. Although created for future residents within the plot and that plots 3 to 7 are in mixed landownership, any harmful environmental effects of later develop- landowners could combine their landholdings or ments can be effectively controlled and mitigated. work together to submit joint applications which reflect the plots and phasing shown. Phase 2 – plots 3 and 4
Phase 1 – plots 1 and 2 Plots 3 and 4 have an amalgamation of land owners, The phasing that has been proposed in the which at present includes the Legacy Corporation, illustrative masterplan means that plots 1 and 2 British Land, Vastint and Southern Housing. The rely on plots 3-5 to provide the primary school illustrative masterplan anticipates that plot 3 will and much of the public open space. In principle provide a replacement supermarket. This would the local planning authority consider that this will either be built first to allow for continuity of trade for be acceptable provided that the developers of a replacement for the existing occupier or would be plots 1 and 2 take on responsibility for making built speculatively for a new supermarket tenant in sure that the new junction and crossings are the event that the current occupier decides to vacate provided prior to a practical trigger point within their site. It is anticipated that residential develop- delivery of that scheme. This might, for example ment would be provided on the upper floors. The be based on occupation of a specified number of four landholders would need to work together to residential units. It will also be important that bring forward development proposals for plots 3 and suitable financial contributions are made to meet 4. It would be challenging to prepare applications the needs of the development in terms of that cover only existing landholdings. education provision, including any temporary education provision if this is necessary. Phase 3 – plots 5, 6 and 7
The Legacy Corporation see benefit in and would This phase contains the existing supermarket and prefer that plots 1 and 2 are brought forward to- car park. This part of the site will eventually provide gether. Redeveloping plots 1 and 2 independent- the new heart to the development of the southern ly of each other may be challenging because of part of the site allocation. The new school and park their adjacency to industrial land; a supermarket will be provided in this part of the site as well as new servicing yard; petrol filling station and car park; routes through the area with the realignment of and major rail and road infrastructure. In amen- Hancock Road. British Land are the current primary ity terms, it will be challenging for plot 1 to be landowner for this phase. The land for the school will developed without certainty over delivery of plot need to be secured as part of development of this 2. Plot 1 is a small site that is bounded to the site. The Legacy Corporation will work with its part- west by the A12 and to the south by the railway ners and the land owners to secure funding for the line. Currently, the scaffolders yard to the east is school, to supplement specific contributions towards still operational without restrictions over hours development of the school secured through section of use, delivery times, noise output etc. There- 106 agreement. It is anticipated that planning appli- fore, if an application comes forward for plot 1 cations for the detailed design of the school will be without any certainty over when plot 2 comes brought forward separately to the rest of the phase forward, development of plot 1 may need to be so that it can be delivered on a stand alone basis. restricted by Grampian condition or section 106 Suitable arrangements for transfer of the land will agreement to ensure that amenity conditions for also need to be made.
51 PHASING AND PLOT / PLANNING APPLICATION BOUNDARIES
3 4
7
5 6
2
1
Phase 1 Plot boundary Phase 2 Phase 3
52 14. DELIVERY OF INFRASTRUCTURE
Delivery of the school site If proposals for development of the northern part of the site allocation are brought forward under a new application Legacy Corporation planning policy has allocated land rather than the existing outline planning permission, con- within SA4.1 for a two form entry school (Local Plan policy tributions for education will also be sought using the above CI.2). The site was allocated in order to meet background demand from the surrounding area and demand arising methodology for that development. from development of the site allocation. For the assessment of scheme viability the area of land required Temporary school provision for the school is considered to have no value as it cannot be used for any other commercial use. If plots are likely to be ready for occupation before the permanent school is capable of opening, temporary Funding for the school and temporary education provision may need to be made for a one form of entry provision school within their development. Temporary or permanent As set out earlier, it is unclear when phases 2 and 3 of the school provision will need to have acceptable outdoor masterplan will come forward. Without the school being space for play and have acceptable air quality. capable of delivery earlier phases of the development will need to be able to show that development addresses its The existing Tesco car park is underused. The possibility impacts in terms of child yield and the need for education of using the car park on a temporary basis to provide open provision. space or education floorspace should be investigated by the landowners. Evidence has been provided by the current landowners to show that the current illustrative masterplan as a whole Community Facility generates the need for between 0.3 to 0.98 forms of entry, depending on how much on site affordable housing is An outline specification for a community facility building provided. should be provided as part of the first planning application Developers of each plot will be expected to either: to be submitted. Any section 106 agreement would set out mechanisms for • pay a proportional financial contribution towards the • provision of the space capital cost of providing the new school which will be held • its long-term maintenance and management in trust by the Legacy Corporation until the land is made • a methodology for securing an occupier or occupiers available in the longer term • a methodology for finding alternative community users or in the event that the original users are unable to occupy • demonstrate that funding has been secured (e.g. from or continue in occupation. the Education Funding Agency) to provide the new school and demonstrate that there is a commitment from the landowner of the school land to make the land available within the next 3 years The financial contribution sought will be calculated using the following formula:
Number of primary school x Cost of providing each place Total children arising from (according to basic need allocation development published annually by the Education Funding Agency) 64 (minimum in illustrative x £17,577 (2018/19 figure) £1,124,928 scenario for masterplan as whole) 206 (maximum in illustrative x £17,577 (2018/19 figure) £3,620,862 scenario for masterplan as whole) From Quod report To be updated with other cost per place if available and justified
53 Delivery of the junction Delivery of the riverside walk, public open spaces and places As set out earlier, delivery of the junction will be required prior to an agreed trigger point, such as occupation of a The illustrative masterplan and the parameter plans in proportion of phase 1 of the development with the phase section 10 show how the site allocation requirement for 1 developers being expected to provide contributions to a riverside walk and public open spaces can be accommo- the junction. dated on the site. Based on this illustrative masterplan design guidance has been produced by the landowners Although the toal cost of the junction cannot be fully in relation to the public realm, including the park and attributed to the first two plots, without the provision of riverside walk. This Public Realm Manual is appendix 2 to this junction and crossings, the large scale mixed use this SPD. Each developer bringing forward applications residential led development of plots 1 and 2 would be in the Bromley-by-Bow south site will be expected to unacceptable in principle. Therefore, requiring the demonstrate adherence to the guidance contained in this contributions would be in in accordance with regulation appendix in terms of layout, materials, planting, parking, 122 of the CIL regulations. The value of the payment will lighting and provision of children’s play space. be secured through a section 278 agreement with TfL and the s106 should require the junction and crossings to be in Some parts of the public realm could be adopted and place prior to occupation of the development. TfL may other parts are likely to remain private. In relation to need to be a party to the section 106 agreement to ensure the private parts of any public realm a site wide trust that all necessary parties are committed to providing the and management company will need to be set up. This entity would define the management and maintenance junction. regime for the Bromley-by-Bow south site as a whole and the arrangements for funding of such management When the Bromley by Bow north scheme was granted and maintenance via the collection of a site wide service planning permission, delivery of the southern site was in charge. The first landowner to submit a planning appli- doubt. However, the planning permission was agreed cation on the will be required to submit an application with the view that the bridges across to Sugar House Lane specific site wide management and maintenance strate- gy for those parts of the public realm that will remain in would be in situ prior to the development being occupied. private ownership. All landowners submitting planning This would enable residents to cross to Sugar House Lane applications subsequently in the area will then likely be to access facilities in that development, as well as required to adhere to the requirements of this submitted enabling pedestrian access along Stratford High Street to and approved strategy. Stratford. It was however recognised that a new junction including at grade crossings would be secured when the The requirements to prepare and submit such a strategy southern site eventually came forward. and for landowners to sign up and adhere to its content will be secured via section 106 agreements attached to each planning permission. The adjacent diagram shows that each of the phases of development and all of the anticipated plots have elements of public realm associ- ated with them. Therefore, each of these plots will be required to provide for these elements of public realm to be completed and open to the public upon completion of the developments.
There is an existing publically accessible riverside walk on the west side of the river adjacent to the Tesco super- store and car park. This route would need to remain open during construction of phases 2 and 3 of the devel- opment to enable new residents of phase 1 to be able to access the bridges at Three Mills Lane and the new bus bridge further north.
Diagram showing public space associated with planning application plots 54 Energy and Carbon Reduction Infrastructure possible, the next option should be the creation Local Plan Policies of a Bromley-by-Bow wide heat network, including exploration for future inclusion of the first two, Development within the Bromley-by-Bow site alloca- consented phases of the Bromley by Bow north tion area presents the opportunity to optimise the scheme that currently have planning permission for approach to carbon reduction through building fabric separate CHP provision in each phase. design and to energy provision. The most relevant Local Plan Policies are: Bromley-by Bow South Masterplan Heat Net- Policy S.2: Energy in new development work. Policy S.3: Energy infrastructure and heat networks A masterplan area wide heat network is proposed Policy S.4: Sustainable design and construction for the masterplan area identified in Appendix 1 of The Legacy Corporation has also adopted a Carbon this SPD. This includes an energy centre with CHP Offset SPD setting out the carbon offset rate, pay- within the first phase of the masterplan develop- ments and allocations mechanism that is established ment potentially in the south-west corner of the in principle by Policy S.2. site. The masterplan Energy Strategy is published along with the Environmental Testing Reports with Approach to energy at Bromley-by-Bow the consultation draft of this SPD. 1. Be lean – using less energy through design of buildings and use of building materials Expansion of the network should be phased with 2. Be clean – supply energy efficiently utilising development delivery, with potential to need a opportunities for heat network connection/provision temporary connection between the first phases in as a first choice the south and the second phase in the north of the 3. Be green – using renewable energy through site, with a permanent network arrangement being inclusion within or on buildings in order to meet any in place once the third and central phase has been carbon target gap. delivered. The option of a carbon offset payment should only be utilised where measures taken through all three Given the opportunity of delivering comprehensive areas within the above energy hierarchy have not development through a masterplanned approach, achieved the policy set carbon target. the provision of building specific energy/heat- ing systems is not encouraged. In the event that Heat Network Options at Bromley-by-Bow site-wide heat network provision does not come Connect to a wider Network. The first preference for forward, individual development block or packages the provision of heat to new development within the would continue to be required to meet the Policy Bromley-by-Bow area is for a connection to an exist- S.2 carbon reduction targets with implications for ing heat network, where one is present. While it is provision of building fabric performance initiatives acknowledged there are no networks currently availa- and/or additional renewable energy generation ble within adjoining sites, there remains a potential on-site. for such heat networks to be delivered in the medi- um to long term. The strategy for and approach to delivering a heat network and other carbon saving measures should Any on-site energy network solution should allow for to be integrated into any individual planning ap- a future physical connection to a wider heat network. plications submitted within the masterplan area. The specific approach and associated measures are Comprehensive Bromley-by-Bow Heat Network. likely to be secured through use of planning obliga- Where connection to a wider heat network is not tions and planning conditions.
Bromley-by-Bow South, Indicative Primary Network Phasing (AECOM Energy Strategy)
55 APPENDIX 1 - ILLUSTRATIVE MASTERPLAN
EVIDENCE BASE (AVAILABLE SEPARATELY) -PUBLIC REALM MANUAL - ENVIRONMENTAL TESTING
56 BROMLEY BY BOW SOUTH
LANDOWNER MASTERPLAN Draft for Planning Decisions Committee Comment July 2016
Danescroft Land | British Land | Vastint | Lindhill | Southern Housing Group | London Legacy Development Corporation First Issue Date Description Prepared Reviewed Unit E03 Draft 1 15.07.16 Draft for Planning NE NE The Biscuit Factory Decisions Committee Comment July 2016 100 Clements Road Revision Nr. London, SE16 4DG
020 7566 6300 [email protected] www.karakusevic-carson.com
Contact: Nick Ecob CONTENTS
1.0 INTRODUCTION 4 1.1 POLICY CONTEXT 6 1.2 RELATIONSHIP WITH THE BROMLEY BY BOW SPD 8
2.0 THE SITE IN ITS CONTEXT 10 2.1 THE WIDER NEIGHBOURHOOD 12 2.2 HISTORIC DEVELOPMENT 14 2.3 THE SITE TODAY 16 2.4 EMERGING AND RECENT DEVELOPMENT 18 2.5 PHYSICAL CONSTRAINTS 20
3.0 THE MASTERPLAN VISION 22 3.1 SIX SPATIAL PRINCIPLES 24 3.2 A CENTRE OF GRAVITY AROUND THE CANAL EDGE 26 3.3 REINSTATING THREE MILLS LANE 27 3.4 TRANSFORMING THE A12 28 3.5 AN ACTIVE CANAL EDGE 29 3.6 A HIGH QUALITY URBAN NEIGHBOURHOOD 30 3.7 ENHANCING THE SETTING OF HERITAGE ASSETS 31
4.0 THE ILLUSTRATIVE MASTERPLAN 32 4.1 ILLUSTRATIVE FLOOR PLANS 34 4.2 ACCESS & MOVEMENT 38 4.3 JUNCTION PROPOSALS 42 4.4 PUBLIC REALM & OPEN SPACE 44 4.5 POTENTIAL FOR INCREASED EAST-WEST PERMEABILITY 46
5.0 LAND USE 48 5.1 COMMERCIAL USES (A CLASS) 49 5.2 WORKSPACE (B CLASS) 50 5.3 COMMUNITY FACILITY LOCATION (D Class) 51 5.4 2FE PRIMARY SCHOOL (D CLASS) 52 5.5 OTHER PUBLIC USE 54 5.6 RESIDENTIAL USES (C Class) 56 5.7 ENTRY SEQUENCE AND COMMUNAL AREAS 58 5.8 RESIDENTIAL LAYOUT 60 5.9 COMMUNAL AMENITY 62 5.10 THE INTERFACE WITH THE STREET 63 5.11 MITIGATING NOISE AND AIR QUALITY ISSUES ALONG THE ROAD AND RAILWAY 64
6.0 HEIGHT, MASSING AND TOWNSCAPE 66 6.1 HEIGHT AND MASSING PRINCIPLES 68 6.2 DENSITY 70 6.3 STREET SECTIONS 72 6.4 COMPARISON WITH OTHER EXAMPLES 74 6.5 COMPLIANCE WITH POLICY BN.10 80 6.6 HERITAGE 82 6.7 KEY VIEWS 84
7.0 SCHEME EVOLUTION AND ENVIRONMENTAL TESTING 88
8.0 PHASING AND DELIVERY 92 1.0 INTRODUCTION
Bromley-by-Bow South comprises land in five In addition more detailed design and feasibility work separate ownerships. In the context of the Local has been undertaken in relation the delivery of an Plan’s requirement to secure comprehensive appropriate energy strategy for the Site; the design redevelopment it was decided to commission a joint of the public realm and access and servicing. masterplan and delivery strategy to guide future development. As a result of this detailed work a robust Spatial Masterplan has been developed for the Site, A team led by Karakusevic Architects was appointed which has been subject to an appropriate level of by the LLDC and the landowners in March 2015 to technical and environmental testing and which as a develop a joint Spatial Masterplan for the Site. result identifies:
The output from the commission, which is presented • A preferred mix, quantum and distribution of and described in this appendix illustrates how a land uses. comprehensive masterplan for the site might be realised in compliance with the policies of the LLDC • A preferred layout of buildings, streets and local plan and the guidance set out in the Bromley- spaces. by-Bow SPD. • A preferred access and movement strategy. The Masterplan represents the culmination of • A preferred approach to the massing and over 12 months work. It has been developed in heights of the buildings that comprise the consultation with both landowners and PPDT masterplan. officers and has been presented to the LLDC Quality Review Panel and PPDT planning committee. • A preferred approach to the design and treatment of the public realm. The Masterplan has also been subject to detailed testing in terms of its environmental, heritage, • A preferred approach to dealing with the townscape and highway implications, deliverability environmental constraints associated with the and viability. A12 and elevated railway.
The design team has consulted with TfL in relation • An illustrative phasing strategy. to the improvement works associated with the A12 corridor, which runs adjacent to the site and Historic England in relation to the implications of any future development on adjacent designated heritage assets.
4 Draft for Planning Decisions Committee Comment - July 2016 1 2
1
3
1
Plan showing existing land ownership within the masterplan area 1 Highways Land
2 Canal and River Trust Land
3 TFL Land
Bromley by Bow South | Landowner Masterplan 5 INTRODUCTION 1.1 POLICY CONTEXT
The Development Plan for the Site comprises the London Plan and the LLDC Local Plan 2015 to 2031. LB WALTHAM FOREST
The vision and policies for Sub Area 4 and Site RIVER LEA LB HACKNEY
LEA NAVIGATION Allocation SA4.1 provided the starting point for the VELOPARK production of the masterplan in terms of: CHOBHAM MANOR
TIMBER LODGE EAST VILLAGE HERE EAST
HACKNEY EASTWICK • Policy 4.1: The delivery of a new District Centre WICK
COPPER • Policy 4.2: Bringing forward new connections to BOX WESTFIELD TIQ STRATFORD SWEETWATER STRATFORD serve the development. WATERFRONT
AQUATICS
ARCELOR MITTAL CARPENTERS • Policy 4.4: Protecting and enhancing heritage ESTATE ORBIT STADIUM LB NEWHAM FISH ISLAND
assets at Three Mills. UNIVERSITY QUARTER
SA4.1: Site Allocation: The creation of new mixed- STRATFORD HIGH STREET use area consisting of: A12 LB TOWER HAMLETS PUDDING MILL New and re-provided retail floorspace that is SUGAR HOUSE LANE
capable of functioning alongside a mix of uses, as a THREE MILLS new District Centre BROMLEY BY BOW
• A primary school TWELVETREES • A new 1.2 hectare park • Riverside walk KEY THE LEAWAY Planning Authority Boundary RIVER LEA • Community facility (e.g. library) (LLDC Boundary) Metropolitan/District/ Neighbourhood Centres • New homes with a significant element of family housing Regeneration Agency • New employment-generating business space in Borough Boundaries a range of sizes and formats.
• The allocations’ requirement for: Bromley by Bow in the context of other proposed • Landowners to work together and bring forward neighbourhood centres in the LLDC area cohesive schemes that are capable of achieving the delivery of the District Centre and identified infrastructure needed for the site as a whole. • Accessibility improvements to enable the new Centre to be accessible to new and existing communities to the north and the west. • Safe pedestrian and cycling access to be provided, particularly to the primary school. • A new junction providing vehicular and pedestrian access from the site to and across the A12 is required to improve access to the wider Bow area and to Bromley-by- Bow Station. The content of the Masterplan and how it responds to the various objectives and requirements of the Site Allocation are set out in the remainder of this document.
6 Draft for Planning Decisions Committee Comment - July 2016 Extract from the LLDC Local Plan showing site allocation SA4.1
Bromley by Bow South | Landowner Masterplan 7 INTRODUCTION 1.2 RELATIONSHIP WITH THE BROMLEY BY BOW SPD
The Local Plan identifies the intention to prepare a Supplementary Planning Document for key areas of regeneration and change in Sub Area 4, of which the Site is a part. It is envisaged by the Local Plan that the SPD would provide further guidance on the site allocation and the application of relevant policies, designations and proposals within the Plan as a whole.
PPDT officers have prepared the Bromley by Bow SPD. The masterplan and associated environmental testing and other technical work has helped to inform the development of a detailed set of SPD development parameters, policies, guidelines and delivery strategy.
It is intended that the content of the SPD and the associated appendices will provide the detailed context within which each of the individual landowners that comprise the Site will bring forward and develop future site-specific planning applications.
8 Draft for Planning Decisions Committee Comment - July 2016 STRATFORD HIGH STREET
BOW SUGAR HOUSE FLYOVER LANE
BROMLEY THREE MILLS BY BOW GREEN NORTH
A12
THREE MILLS
THREE MILLS BROMLEY BY STUDIOS BOW
BROMLEY BY BOW STATION
ST ANDREWS
SITE BOUNDARY
SPD BOUNDARY
Bromley by Bow South | Landowner Masterplan 9 2.0 THE SITE IN ITS CONTEXT
The site is surrounded by a diverse context which combines established residential neighbourhoods with new and emerging development. The wider area includes significant barriers to connectivity from road, rail and canal infrastructure contributing to a sense of disconnection between the various surrounding communities.
In many ways the area is characterised by a crude overlap of local and regional infrastructure with residential streets and fragments of a historic urban grain sitting alongside major roads and railway lines that serve the wider city.
10 Draft for Planning Decisions Committee Comment - July 2016 6 5
4
6 3
11 2
12 1 10
7
9 8
Existing Approved development Development
1 Tesco Food Store 8 Bromley by Bow School
2 Three Mills Studios 9 Recent Housing Development at St Andrews
3 Strand East Hub 10 The Bromley by Bow Centre
4 Three Mills Green 11 Old Palace Primary School
5 Strand East Commercial Quarter 12 Stroudly Walk
6 Stratford high Street
7 Bow Gas Works
Bromley by Bow South | Landowner Masterplan 11 THE SITE IN ITS CONTEXT 2.1 THE WIDER NEIGHBOURHOOD
The diagrams below provide an overview of the surrounding context in relation to land use, public transport, connectivity and open space:
Public Uses and Activities Public Transport Accessibility
A broad range of Non-residential uses and activities The area is well served by public transport are distributed across the wider area in a relatively connections primarily from Bromley by Bow Station fragmented manner. A Tesco Food Store within the providing easy access to central London. Other masterplan site acts as the main commercial and stations surrounding the site include Pudding Mill retail focus for the area but is disconnected from and Bow Road DLR stations to the north-east and existing communities by the A12. north west.
Three Mills Studios is located to the east of the site A number of bus services connect the site with the and provides a range of production facilities within east end of London including services to Limehouse the Three Mills complex. and Dalston. New bus routes are proposed as a result of connectivity improvements in the New commercial and public uses are proposed area, allowing improved connections between within Strand East to the north-east of the site. Stratford High Street to the north-east and existing These are predominantly clustered around the neighbourhoods to the south-west of the site. Strand East Hub immediately north-east of the site and the Commercial Quarter which is located south of Stratford High Street
12 Draft for Planning Decisions Committee Comment - July 2016 Access & Connectivity Open Space
The road, rail and canal infrastructure around A variety of open spaces are provided within the the site create significant barriers to movement surrounding area. These range from informal open within the local area. The A12 prevents pedestrian spaces within the residential neighbourhood to the connectivity between the site and surrounding west of the site to large scale, formal spaces such communities to the west. Road crossings are limited as Three Mills Green to the east. The Lea Navigation to two pedestrian underpasses at the middle and provides a rich green corridor supporting a mix south of the site. of open spaces and ecological links. Emerging development in Strand East and Bromley by Bow The lea navigation acts as a key north-south North will deliver new canal side park spaces, pedestrian and cycle corridor connecting the site enhancing the lea navigation’s distinctive with Hackney Wick to the north and Canning Town Landscape Character to the south. Recent and future improvements to the lea navigation will enhance its role as an important north-south thoroughfare.
Bromley by Bow South | Landowner Masterplan 13 THE SITE IN ITS CONTEXT 2.2 HISTORIC DEVELOPMENT
HISTORIC DEVELOPMENT
The site at Bromley by Bow originated as a cluster of mill buildings around the lea in the 18th Century.
The 19th century saw the rapid eastward industrial expansion of London bringing significant intensification of the site with the introduction of heavier canal side industry as well as associated residential uses. This period also saw the delivery of transport improvements as well as social infrastructure in the form of work houses, hospitals and schools. The site continued as a focus of canal side industry into the first half of the twentieth century.
The post war period and second half of the twentieth century saw a significant change in the site with WW2 bombing destroying a significant amount of the Victorian fabric. The delivery of the A12 brought with it a shift towards road based uses served by large vehicles and has resulted in the site effectively turning its back on the canal edge. The historic urban structure was further eroded with the development of the large format Tesco food Store in the 1980s which diverted the historic alignment of Three Mills Lane.
Mid 19th Century Early of 20th Century Post War
• Part of hamlet of Bromley built • Growth of London eastwards • Construction of A12 up around the river. • Intensification of industry and • Shift towards road based uses • Three Mills Lane established housing around the canal • Disconnection of canal from wider area • Realignment of Three Mills Lane
14 Draft for Planning Decisions Committee Comment - July 2016 Two key aspects of the site’s historic urban form and character are highlighted in more detail below:
Three Mills Lane Three Mill Lane well Setting of Mill Three Mills Lane has shown a remarkable ability to defined, integrating a Buildings confined evolve with the intensification of the site over time. range of conditions and to their immediate Originating as a historic east west route connecting uses context the cluster of canal Side Mill Buildings with the west, it evolved to support a dynamic mix of uses and buildings along its length.
Throughout the 19th century, Three Mills Lane formed a key east-west spine supporting a rich mix of residential and non residential uses crossing both sides of the lea. The street would have been characterised by a well defined continuous frontage and a juxtaposition of a range of uses and buildings of different scales. This included Victorian townhouses, large scale industrial buildings and canal side wharfs and the Mill Buildings themselves.
The historic alignment and definition of Three Mills Lane ensured the Mill Buildings and surrounding canal side uses were seamlessly connected to the wider metropolitan context.
NORTH
The Canal Edge
The site has historically had a strong and productive Juxtaposition of larger Strong and Immediate relationship with the river, originally taking scale and finer urban relationship between advantage of the river’s tidal power and then, grains built form and the throughout the 19th and early 20th centuries as canal edge a key industrial transportation and distribution corridor.
At its industrial peak in the late 19th century there was a powerful relationship between built form, the canal edge and productive uses. Buildings opposite the tow-path defined a series of wharfs for loading boats with many buildings sitting hard against the canal edge or projecting over the water. This included large industrial buildings within the canal peninsula contributing to a strong sense of enclosure on both sides of the canal. The listed mill buildings would have been well integrated into a dense urban grain with a very immediate setting.
As well as the buildings immediately fronting the canal a series of taller Industrial buildings were located set back from the canal edge, forming a Canal Edge scenic backdrop to the canal edge. NORTH
Bromley by Bow South | Landowner Masterplan 15 THE SITE IN ITS CONTEXT 2.3 THE SITE TODAY
The Canal Edge and Conservation Area The A12
The construction of the A12 in the second half of The A12 today creates a hostile pedestrian the 20th century along with a shift towards road environment and creates significant barriers to east based uses has reorientated the site towards the west pedestrian and cycle connectivity. Pedestrian A12 and away from the canal edge. Furthermore, crossings are limited to two underpasses which the realignment of Three Mills Lane in the 1980’s require access by stairs or ramps. Road side uses has contributed to further a sense of disconnection and spaces have a defensive quality with acoustic between the Canal and the wider metropolitan barriers and landscaped verges eroding the sense context to the east. of a positive pedestrian environment. Built form is predominantly set back from the road edge within The current uses within the site turn their back car parks and yard spaces providing poor definition on the canal edge and listed buildings. Two and enclosure to the public realm. supermarket car parks occupies the majority of the canal frontage around the listed Mill Buildings Recent development to the north of the site has resulting in a negative contribution to the setting of attempted to establish a stronger edge to the road the conservation area. as well as introducing road facing ground floor employment uses and improved public realm. The sense of isolation around the Mill Buildings has contributed to a tranquil and picturesque landscape quality. There is a sense of surprise and delight in the setting of the Mill Buildings when experienced in their context of large scale road and rail infrastructure.
16 Draft for Planning Decisions Committee Comment - July 2016 Land Uses Access and Movement
The site contains a mix of predominantly light Despite its proximity to the A12 the site suffers industrial uses as well as the Tesco Food Store. from poor quality vehicular access with vehicles The Food Store acts as a key commercial focus for requiring to enter the site from Hancock Road via surrounding areas serving a significant pedestrian Bow Roundabout. Vehicles can only exit the site customer base from the west. southbound along the A12.
Light industrial uses within the site benefit from the Pedestrian access into the site from the west is good levels of vehicle accessibility from the A12 with limited to two pedestrian underpasses to the south many uses such as the scaffolding yard serving a and middle of the site. The hostile environment London customer base. of the A12 re-enforces a sense of disconnection east and west. The canal tow-path runs north south along the east of the site and acts as a key pedestrian and cycle thoroughfare.
Bromley by Bow South | Landowner Masterplan 17 THE SITE IN ITS CONTEXT 2.4 EMERGING AND RECENT DEVELOPMENT
The site is surrounded by a mixture of recently completed and consented development. These developments involve a significant increase in residential density. Key developments are illustrated on the plan opposite and include
• St Andrews, Barratt Homes 964 units
• Bromley by Bow North, Southern Housing Association, 790 units,
• Strand East, Vastint, 1200units, a
• Capital Towers, Galliard Homes, 191 units,
Lock Keepers Strand East
Bromley by Bow North St Andrews
18 Draft for Planning Decisions Committee Comment - July 2016 4
2
3
1
Completed Development:
1 St Andrews
Consented Development:
2 Strand East
3 Bromley by Bow North
4 Capital Towers
Bromley by Bow South | Landowner Masterplan 19 THE SITE IN ITS CONTEXT 2.5 PHYSICAL CONSTRAINTS
Utilities & Services
A number of utilities serve the site from Hancock road and along Three Mill Lane with gas and BT crossing the bridge to Three Mills. The site is also traversed by 3 deep level sewers running east west across the site ad under the canal at varying depths.
The south-east of the site is located just inside the HSE consultation zone relating to the Twelve trees gas holders
Thames Water Deep Sewer
Utilities Route
Noise and Air Quality
The Road and Railway edges bring a number of noise and air quality considerations.
New development will need to develop an intelligent response to the A12 to balance the creation of a well defined and active road edge with appropriate strategies to ensure an acceptable quality of environment for residential and non residential uses.
A12
Railway Line
20 Draft for Planning Decisions Committee Comment - July 2016 Flood Risk
The east of the site along the canal edge is susceptible to flooding with the canal tow-path and northern Tesco carpark within a category 3 flood zone and the area occupied by the southern Tesco carpark within a category 2 flood zone
Surface Water River Flooding Flooding Risk Risk: MEDIUM
River Flooding River Flooding Risk: VERY LOW Risk: HIGH
River Flooding Risk: LOW
Site Levels and Topography
The levels within the site generally fall from east to west with a change in level of approximately 1 storey across the site.
New development of the site will need to work positively with existing site levels to ensure development is accessible and easy to navigate for people of all abilities.
Direction of Rise
Contour Line
Bromley by Bow South | Landowner Masterplan 21 3.0 THE MASTERPLAN VISION
A Bold Vision for an Inclusive Neighbourhood Centre
The masterplan for Bromley by Bow South seeks to create a vibrant, active and well connected town centre that serves the diverse needs of surrounding communities. These include established neighbourhoods such as Bromley by Bow as well as recent and emerging developments including Strand East and St Andrews.
This will be archived through a combination of major connectivity improvements, new commercial and employment uses, social infrastructure, new public realm and open space as well as the provision of a significant number of new homes.
22 Draft for Planning Decisions Committee Comment - July 2016 Key benefits delivered by the masterplan will include:
1 Improved pedestrian connectivity across the A12 6 A significant provision of new homes and high quality residential environments 2 Greater access to the Conservation Area and Listed Mill Buildings 7 Provision of a range of employment uses appropriate to the site’s location and context 3 Unlocking the potential for a focus of activity around the canal edge 8 A new Canal Side Park as well as new open spaces and high quality public realm 4 Delivery of a new 2 form entry Primary School as well as a new community facility 9 Integration with surrounding developments including Strand East, Bromley by Bow North 5 Improved public transport connections including and potential future development of Three Mills new bus routes connecting the site with the Studios surrounding area 10 A range of new shops, cafés and public uses
St Andrews
Bromley by Bow School
1 Bromley by Bow Station Bromley by Bow 7 Centre 1
1
6 10
8 7 Three Mills 5 4 Studios 10 9 3
Three Mills 2 Green
Strand 9 East hub
Strand East Commercial Quarter
Bromley by Bow South | Landowner Masterplan 23 THE MASTERPLAN VISION 3.1 SIX SPATIAL PRINCIPLES
1. A centre of gravity around the canal
Create a focus of the neighbourhood centre around the canal edge, integrating emerging development in Strand East, Three Mills Green and Three Mills Studios.
A mixture of complimentary commercial, social and employment uses will contribute to a hard working centre serving a diverse community.
2. Re-instating Three Mills Lane
Re-establish the historic alignment of Three Mills Lane to deliver a legible east west connection and improve access to the conservation area.
Integration with new crossings and wider public realm improvements will unlock a legible route through the site from Bromley by Bow Station to Strand East and Stratford High Street.
3. Normalising the A12
Adopt a coordinated approach to the A12 to deliver two new surface crossings as well as an upgraded underpass to significantly improve connectivity between existing and emerging surrounding communities.
Improved public realm along the road edge will create a pedestrian environment and support a range of active ground floor uses.
24 Draft for Planning Decisions Committee Comment - July 2016 4. An active Canal Edge
Deliver a new high quality canal side park as part of a wider vision for improving public realm along the lower lea valley and enhancing its landscape quality.
A mixture of active residential uses and a new school re establish the historic relationship between built form and the canal edge whilst providing overlooking and passive surveillance.
5. A great place to live
Provide a mixture of residential environments that take advantage of the site’s key assets to create a lifetime neighbourhood and a great place to live. A combination of open spaces and communal courtyards provide formal and informal opportunities for play.
Front door accessed maisonettes, generous apartments and duplexes provide a range of house types serving a the needs of a diverse population.
6. Responding to the Heritage Context
Enhance the setting of the Three Mills Conservation Area and listed buildings through a sensitive approach to heights, massing and built form along the canal edge.
Unlock new views and settings of the conservation area through the arrangement of open spaces and public realm.
Facilitate investment in the fabric of the listed Mill Buildings by integrating the conservation area into the heart of the neighbourhood centre and securing their long term viability and use.
Bromley by Bow South | Landowner Masterplan 25 THE MASTERPLAN VISION 3.2 A CENTRE OF GRAVITY AROUND THE CANAL EDGE
The new centre at Bromley by Bow will have its centre of gravity focused around an active canal edge supporting a range of uses, activities and public spaces. The re-instated Three Mills Lane ensures a legible connection to Bromley by Bow Station ensuring the centre is well served by public transport links.
The focus of the centre is composed of four key areas linked by new and improved canal crossings. These include:
• The cluster of public uses and open spaces around on the southern section of Strand East defined by a mixture of canal side cafés, bars and open space. Active canal side uses, Regents Canal, Hackney • The collection of buildings and spaces within Three Mills Complex
• The reinstated Three Mills Lane and its connection to the canal edge, anchored by the relocated food store and the new school.
• The generous, large scale open space of Three Mills Green
Large scale leisure and amenity space in Three Mills Green
Wider connections to commercial and leisure uses towards north of Strand East THREE MILLS GREEN
Cluster of canal side commercial uses and new open STRAND space around the canal edge EAST
Relocated Food store integrated into a cluster of smaller scale local retail uses with access at two points THREE MILLS Improved public realm creating a legible pedestrian route from the Bromley by Bow Station Combination of educational, leisure and BROMLEY BY BOW SOUTH creative uses around Three Mills
A new school located to contribute to the neighbourhood centre as a Upgraded Bromley civic building with out of hours uses by Bow station
26 Draft for Planning Decisions Committee Comment - July 2016 3.3 REINSTATING THREE MILLS LANE
At the heart of the centre is a re-instated and re-imagined Three Mills Lane. There is an opportunity for Three Mills to perform a similar role to what it did in the past; structuring and integrating a range of residential, non-residential and civic uses along its length.
In this contemporary setting this includes the School, food store and other commercial uses. The location of the bus route along Three Mills Lane will serve to maximise footfall and activity along its length and re-enforce its public focus.
Active town centre streets, Ypenburg Town Centre, The Netherlands
View looking along east along the re-alligned Three Mills Lane
Bromley by Bow South | Landowner Masterplan 27 THE MASTERPLAN VISION 3.4 TRANSFORMING THE A12
The A12 will be radically transformed through a series of new surface level pedestrian crossings, comprehensive public realm improvements and junction reconfiguration. The improved road environment will significantly improve the quality of environment for pedestrians and integrate the site with the surrounding context to the west.
New buildings will bring definition and enclosure to the road edge, creating a positive frontage to the A12. A range of ground floor employment uses benefiting from high visibility and accessibility will ensure an active public realm. Residential uses at upper levels will be intelligently designed to mitigate noise and air quality issues, adopting a range of design and engineering led solutions. High quality road side public realm
A generous public realm along the A12 will provide dedicated off carriageway cycle lanes as well as new tree planting to provide an appropriate buffer to the road and humanise the environment to the road edge.
Increased generosity in the size public realm at key entrances to the site create a sense of permeability along key east-west routes welcoming and encouraging pedestrians into the site
View looking along upgraded A12 public realm
28 Draft for Planning Decisions Committee Comment - July 2016 3.5 AN ACTIVE CANAL EDGE
The canal-side environment will be re-imagined as a vibrant and active edge with the delivery of a new park and upgraded tow-path. It will be activated by a mix of active public uses, residential frontages and a new school.
The area north of the bridge crossing will provide a widened tow path environment supporting a range of active uses including cafés and bars spilling onto the canal edge. A new primary school will be located at the intersection of Three Mills Lane and the canal edge giving a strong civic focus at the heart of the centre. The proposed, standalone school building will create a positive relationship with the Mill buildings Canal side public spaces, Berlin opposite responding to their distinctive character.
The area south of the Three Mills crossing will be provided with a generous canal side park overlooked by active residential uses and contributing to a wider network of green spaces along the lower lea valley. The new park will unlock new views of the Three Mills Conservation Area and provide a range of formal and informal opportunities for play.
View looking north along Lea Navigation tow-path
Bromley by Bow South | Landowner Masterplan 29 THE MASTERPLAN VISION 3.6 A HIGH QUALITY URBAN NEIGHBOURHOOD
At the core the neighbourhood centre will be a series of high quality, urban residential environments characterised by well defined and overlooked residential streets and spaces . The southern areas of the masterplan will contain a variety of residential streets and park spaces activated by front doors and front gardens.
Maisonette typologies at lower levels will maximise the number of front doors onto the street with generous gardens provided at podium level.
Building layouts have been designed to maximise dual aspect units and take advantage of views from the site. Generous windows and elegant proportions contribute to a distinct residential character brining passive surveillance new streets and open spaces. High quality residential environment, Amsterdam Upper level units will offer the opportunity for family sized duplexes typologies with generous roof terraces taking advantage of views along the lower lea valley. Usable roof spaces create a distinct character of articulated and broken roof lines.
View along neighbourhood street
30 Draft for Planning Decisions Committee Comment - July 2016 3.7 ENHANCING THE SETTING OF HERITAGE ASSETS
The Masterplan offers a unique opportunity to enhance the setting of the Three Mills Conservation Area.
Reinstating the historic alignment of Three Mills Lane will significantly improve access to the conservation area and integrate the Mill Buildings into the heart of the neighbourhood centre. Opportunities will be unlocked for investment in the fabric of heritage assets allowing them to support a range of commercial uses as part of potential future re-development of the Three Mills Studio Complex.
New views and settings of the conservation are will be created from the west along Three Mills Lane and from the South from the new canal side park, enhancing their setting. The Listed Mill Buildings opposite the site The approach to built form along the canal edge balances the enhancement of the canal’s distinct landscape quality with the re- instatement of built form and active uses along its western edge. New buildings are appropriately set back from the canal edge to create a generous park space whilst ensuring public realm is well defined, activated and overlooked.
Buildings immediately surrounding the listed buildings will positively respond to the character of the Mill Buildings with the potential to employ articulated roof forms and a varied massing to create a coherent contextual ensemble of buildings.
View overlooking new canal side park looking towards the listed mill buildings
Bromley by Bow South | Landowner Masterplan 31 4.0 THE ILLUSTRATIVE MASTERPLAN
The Illustrative masterplan demonstrates one way in which local policy and the SPD can be applied to deliver comprehensive development on the site. The Illustrative scheme has formed the basis for environmental testing to understand its impact and ensure it creates a sustainable and high quality environment.
The illustrative masterplan is described at a sufficient level of detail to provide a clear and coherent vision for development on the site. Whilst it does not provide detail for every part of the masterplan, it can be used to demonstrate that, subject to high quality detailed proposals, the masterplan can deliver a high quality, mixed use, neighbourhood centre.
Aerial View of The Illustrative Masterplan
32 Draft for Planning Decisions Committee Comment - July 2016 1 Reinstated historic alignment of Three Mills Lane 6 Upgraded pedestrian underpass
2 New 2 form entry Primary school 7 New surface level pedestrian crossings
3 Extended and enhanced tow-path environment 8 Upgraded pedestrian environment along the A12
4 New canal side park 9 New working yard supporting a mix of employment uses 5 Series of formal and informal open spaces 10 Generous, raised residential courtyards
7
3
10
8 2 1
9
4
7
5
9
6
0m 25m 50m 75m 100m
The Illustrative Masterplan
Bromley by Bow South | Landowner Masterplan 33 THE ILLUSTRATIVE MASTERPLAN 4.1 ILLUSTRATIVE FLOOR PLANS
Ground Floor Plan
Retail, Cafés, Bars Residential Parking and ancillary (A Class Uses) (C3 Class Use) uses (including plant Workspace School and storage 0m 25m 50m 75m 100m (B Class Uses) (D Class Use)
34 Draft for Planning Decisions Committee Comment - July 2016 Typical Lower Level Floor plan
Retail, Cafés, Bars Residential Parking and ancillary (A Class Uses) (C3 Class Use) uses (including plant Workspace School and storage 0m 25m 50m 75m 100m (B Class Uses) (D Class Use)
Bromley by Bow South | Landowner Masterplan 35 THE ILLUSTRATIVE MASTERPLAN
Typical Upper Level Floor plan
Retail, Cafés, Bars Residential Parking and ancillary (A Class Uses) (C3 Class Use) uses (including plant Workspace School and storage 0m 25m 50m 75m 100m (B Class Uses) (D Class Use)
36 Draft for Planning Decisions Committee Comment - July 2016 Roof & Heights Plan
0m 25m 50m 75m 100m
Bromley by Bow South | Landowner Masterplan 37 THE ILLUSTRATIVE MASTERPLAN 4.2 ACCESS & MOVEMENT
Vehicular Movement
Vehicular access into and out of the site will be significantly improved with the delivery of the junction improvement works along the A12. Vehicle movements into and out of the site will be relatively low and primarily relate to:
• Servicing and deliveries for the Metro Food Store and other retail uses
• Operational access to employment uses
• Day to day serving of residential uses
• Refuse collection
• Access to a minimal amount of residential parking
It should be noted that there is no proposed vehicle movements associated with food store customers or the proposed school. There will be no through traffic through the site and the new vehicle bride connecting to Strand East is for buses only.
Access into and out of the site will be via two linked junctions at the middle and north of the site serving the main ‘loop road’. This road is proposed as an adopted highway and will contain the proposed bus routes through the site. A12 A series of tertiary streets are located to the Secondary south of the site where vehicle movements will be minimal, primarily providing day to day access for Tertiary residential uses and a small number of employment uses. The public realm design in these areas has Bus Bridge been developed to create a pedestrian priority environment.
38 Draft for Planning Decisions Committee Comment - July 2016 Cycle Access
The masterplan has been developed to facilitate improved cycle connections within the site and the wider area. A key objective is to improve east- west cycle connections and allow easy access to the canal tow-path which is a key north south cycle corridor. Cycle routes are provided through a combination of segregated and on-carriageway cycle routes.
A dedicated, off-carriageway cycle lane is provided along the northern section of the A12 edge to enable safe cycle links between the Bow roundabout and Three Mills Lane.
Two new toucan crossings allow cycle crossings across the A12 linking with Bruce Road and Talwin Street. These crossings connect with east-west cycle routes within the site along Three Mills Lane and the new east-west route at the north of the site.
The upgraded tow path to the north east of the site will be increased in width to effectively manage pedestrian and cycle movements. The tertiary streets to the south of the site will support shared use by cyclists and vehicles.
There is potential to provide cycle hire provision within the heart of the centre in convenient and Shared Carriageway accessible locations. There is also potential to provide cycle storage associated with the station Segregated Carriageway within the development site adjacent to the Shared Footpath upgraded underpass entrance. Segregated Footpath
Toucan Crossing
Underpass
Bromley by Bow Underground Station
Bromley by Bow South | Landowner Masterplan 39 THE ILLUSTRATIVE MASTERPLAN
Pedestrian Access
The masterplan provides a network of pedestrian connections north-south and east-west through the site. Two new surface level crossing on the A12 will significantly improve pedestrian access connectivity with existing neighbourhoods to the west. The existing underpass at the south west of the site will be upgraded to improve access between the site and the station.
The areas to the south of the site contain a range of pedestrian priority environments enhancing pedestrian connections to the canal side park.
Pedestrian Route
Toucan Crossing
Underpass
40 Draft for Planning Decisions Committee Comment - July 2016 Bus Routes
The proposed junction improvements will unlock new and improved bus links within the site. New bus stops will be provided in the heart of the neighbourhood centre, improving the site’s transport accessibility.
The proposed bus services serving the site include:
488 - Bromley by Bow to Dalston
New Bus Route - Pudding Mill to Limehouse (via Devons Road)
D8 - Stratford to Isle of Dogs
Access to Bromley by Bow Underground Station
The proposals have been designed to improve access from the neighbourhood centre to Bromley by Bow Station.
The primary means of access to the station from the centre will be via the new pedestrian crossing at the western end of Three Mills Lane. This is D8 Bus Route envisaged as a legible and direct route which would be visible on exiting from the station. New Bus Route
A secondary route is provided via the upgraded 488 Bus Route underpass at the south of the site. This will be a Bromley by Bow more direct route for residents living in the southern Underground Station area of the masterplan. It is proposed that cycle parking and signage for the station be located at the eastern entrance to the underpass to allow convenient access to the station for Cyclists approaching the station from the east.
Bromley by Bow South | Landowner Masterplan 41 THE ILLUSTRATIVE MASTERPLAN 4.3 JUNCTION PROPOSALS
Proposals for the junction improvements have been developed through consultation with Transport For London as part of the Bow Visions Programme. The proposed junction configuration will deliver two connected, signalised junctions which will 6 significantly improve pedestrian, cycle and vehicular access in and out of the site. The proposed junction 1 configuration is illustrated opposite and delivers:
1 2 new pedestrian crossings at Three Mills Lane and the north of the site 3 2 A new east-west bus connection from Talwin Street/St Leonard Street and Three Mills Lane
3 A new ‘right turn in’ movement for northbound traffic at the north of the site
4 A new ‘left turn in’ movement for southbound traffic at Three Mills Lane
5 An improved ‘left turn out’ movement from Three Mills Lane
6 Improved access into the site via Hancock Road 4
5
2
1
Proposed Vehicle Movements The proposed junction configuration
42 Draft for Planning Decisions Committee Comment - July 2016 New uses and public realm along the A12 edge
Overview of the proposed A12 Junction Improvements at Three Mills Lane and Talwin Street
Bromley by Bow South | Landowner Masterplan 43 THE ILLUSTRATIVE MASTERPLAN 4.4 PUBLIC REALM & OPEN SPACE
Public Realm Strategy and Design Guide
The public realm is seen as crucial in unifying the site to create legible and coherent neighbourhood centre. The variety of landowners and development phases mean the public realm will act as the ‘connective tissue’ that stitches together the various elements of the masterplan.
A comprehensive illustrative public realm proposal and strategy has been prepared by East Landscape Architects and is illustrated below. In addition to this document a separate public realm design code has been prepared that will form a basis for public realm proposals for each phase. This provides detailed guidance for site wide and area specific public realm considerations.
44 Draft for Planning Decisions Committee Comment - July 2016 Public Open Space Provision
The quantum of open space provided within the illustrative masterplan is described in the diagram below. The site provides 1.17ha of open space including 0.81ha of new open space along the canal 0.30ha edge.
0.35ha
0.16ha
0.36ha
Communal Open Space Provision
In addition to publicly accessible open space, the masterplan provides approximately 1.1ha of communal amenity space within raised podium gardens. The majority of residential blocks are provided with a dedicated podium courtyard providing doorstep play as well as shared amenity and recreational space.
The Illustrative public realm proposals
Bromley by Bow South | Landowner Masterplan 45 THE ILLUSTRATIVE MASTERPLAN 4.5 POTENTIAL FOR INCREASED EAST-WEST PERMEABILITY
Within the masterplan framework there is the potential for further tertiary east-west connections within courtyard blocks. These routes are not seen as fundamental or essential elements of the masterplan framework and, as such, are not indicated within the illustrative masterplan. They do however have the potential to create a more rich and permeable pedestrian environment and support a diverse mix of residential typologies including low rise terraces.
If incorporated, the design of these additional connections will require an intelligent approach to a number of issues including:
• Back to back overlooking between dwellings
• Landscape design of raised podium areas
• Design of unit typologies facing new routes, particularity regarding aspect and amenity space
• Approach to vehicular access and servicing
Given the need to test these issues in detail, it is proposed that the feasibility of these routes is tested through the detailed design process for individual phases.
46 Draft for Planning Decisions Committee Comment - July 2016 Bromley by Bow South | Landowner Masterplan 47 5.0 LAND USE
The illustrative masterplan proposes a vibrant, mix • Locating a multi functioning use at the south- of activities including commercial, social and civic east corner of the site that can potentially uses. Land uses have been located to re-enforce key support a mix of public, social, commercial and masterplan principles. These include: cultural activities. This use would benefit from high visibility and accessibility from Bromley • Using Three Mills Lane to support a mix of by Bow Station and resolve the variety of uses including retail, employment, school, contrasting edge conditions at this part of the community and food store uses site.
• Locating a mixture of B1 and B1c uses along the • Locating residential uses in areas that can road edge benefiting from high visibility maximise the potential for high quality residential environments in terms of aspect, • Locating B1c uses along the railway edge views and provision of adequate private and accessed via a new working yard shared amenity spaces. • Locating the new school at the intersection of Three Mills Lane and the Canal Edge to creating a civic focus for the centre as a stand alone building
The proposed quantum of floorspace within the Assumptions illustrative masterplan is set out in the table below: • Residential GIFA includes communal areas, ancillary uses, refuse storage, cycle storage GIFA no. units and plant space Residential (C3) 151,242 sqm 1690 • D class uses include new two form entry Commercial (A Class) 5,038sqm primary school and community facility Workspace (B Class) 3,478sqm • Undercroft car parking and CHP areas area Social (D Class) 3,885sqm excluded from the GIFA Total 163,643sqm • The number of unit is based on an average unit size of 68sqm and a net:gross ratio of 76%
48 Draft for Planning Decisions Committee Comment - July 2016 5.1 COMMERCIAL USES (A CLASS)
Retail and Commercial uses have been considered in the context of surrounding proposed uses in the existing area and surrounding developments. The masterplan proposes a variety of retail uses including a food store at the heart of the centre complimented by a range of smaller scale units along Three Mills Lane. A smaller scale convenience store/newsagent is proposed at the south of the site servicing the residential uses in that part of the masterplan.
Food and Drink uses are proposed along the canal edge allowing spill out onto new canal side public spaces and negotiate the changes in level between the tow-path and bridge crossings.
1 A new ‘Metro’ Food Store along Three Mills Lane
2 Smaller scale retail units along Three Mills Lane
3 Food and Drink uses along the canal edge
3 4 A new pub at the corner of Three Mills Lane and the A12 1 5 Small scale local convenience store/ newsagent serving the immediate residential population to the south of 2 the site
4
5
Bromley by Bow South | Landowner Masterplan 49 LAND USE 5.2 WORKSPACE (B CLASS)
A range of employment uses are provided across the masterpan. B1 uses along the railway edge are accessed via a new working yard. It is envisaged that these spaces would have generous ceiling heights and support a variety of small scale making uses with the potential for a strong relationship with Three Mills Studios.
New employment spaces along the A12 will benefit from high visibility with servicing from the car park to the rear. These are designed over two levels allowing for r double height or mezzanine spaces and creating a buffer between the road and residential uses above.
The masterplan also supports provision of ground floor commercial workspace uses along Three Mills Lane.
1 Workshops and employment uses fronting a new working yard along the railway edge
2 Employment uses facing the A12 with generous ceiling heights and servicing from the rear
3 Potential for commercial workspace along Three Mills Lane and within the core of the centre
4 Employment uses as part of a mixed 2 use facility at the south-west of the site, benefiting from good accessibility from Bromley by Bow Station 3
4
1
50 Draft for Planning Decisions Committee Comment - July 2016 5.3 COMMUNITY FACILITY LOCATION (D Class)
A number of locations have been identified for a new community facility. These locations will could support a range of different occupier types and it is proposed that the optimum location will be informed by the proposed delivery model for the facility. A potential location could be as a shared facility as part of the new school or as a dedicated community facility on the canal edge or along Three Mills Lane. The community facility could also form part of the mixed use building at the south east of the site.
A number of locations have been identified for the community facility, These include:
1 A shared facility as part of the new school at the eastern end of Three Mills Lane
2 A dedicated facility on the canal edge 2 with the potential to spill onto canal side public spaces
3 A dedicated facility along Three Mills Lane at the heart of the centre 1 3 4 A shared facility as part of the new mixed use building at the south east of the site opposite the station entrance
4
Bromley by Bow South | Landowner Masterplan 51 LAND USE 5.4 2FE PRIMARY SCHOOL (D CLASS)
A new two form entry primary school is proposed at the eastern end of Three Mills Lane on the canal edge. The school will create a strong civic focus to the neighbourhood centre with its entrance onto Three Mills Lane.
The school building will create a strong relationship with the Mill Buildings opposite and contribute to a mixed use canal edge.
The school is configured over three levels with a dedicated playground as well as rooftop MUGA. The school layout locates public facing uses and staff accommodation at ground floor facing the public realm, with classrooms and learning spaces fronting the playground and at upper levels.
A location has been identified within the early phases for a temporary 1 form entry school adjacent to the urban square at the south-west of the site. This would take advantage of a flexible two storey space facing a key open space in a highly accessible part of the masterplan.
Exploded axonometric view of proposed school
52 Draft for Planning Decisions Committee Comment - July 2016 View looking west towards school building along Three Mills Lane
Multi storey school buildings have the potential to enclose and define high Exploded axonometric view of proposed school quality outdoor learning environments
Bromley by Bow South | Landowner Masterplan 53 LAND USE 5.5 OTHER PUBLIC USE
The ground and first floors of the buildings at the • Cafe and bar spaces that can provide an active south western corner of the site offer a unique edge to the urban square opportunity to create a multi functioning use that positively responds to the various edge conditions at • Public uses and event spaces that benefit from that part of the site. high visibility and accessibility from Bromley by Bow station It is proposed to identify potential occupiers and enterprises that could support a range of • Workshops and making spaces benefiting from complimentary uses and activities including: proximity to Three Mills Studios
• Employment uses including affordable • Community uses serving the existing and workspace and studio spaces emerging neighbourhood population
• Temporary one form entry school
• Activity and leisure uses such as climbing walls and sports facilities that benefit from a larger spaces
54 Draft for Planning Decisions Committee Comment - July 2016 View looking south within new urban square with multi-functioning community building on right hand side
The public use at the south west of the site could support a range of social, cultural, employment and leisure uses within a single facility
Bromley by Bow South | Landowner Masterplan 55 LAND USE 5.6 RESIDENTIAL USES (C Class)
A range of residential environments are proposed across the masterplan. The masterplan layout has been informed by a series of residential design principles that ensure a good quality of residential environment and maximises dual aspect units. Building dimensions and depths are informed by orientation to avoid north facing single aspect units and ensure a variety of unit typologies can be provided.
Emphasis has been placed on the creation of a clear and legible entry sequence and clear definition of public and private. The majority of plots within the illustrative masterplan are provided with first floor residential courtyards providing generous shared amenity spaces and door step play.
To the south of the masterplan, ground floor residential uses with front doors on to the street have been maximised to ensure an active and well overlooked public realm.
Lower level plan showing residential uses Upper level plan showing residential uses
56 Draft for Planning Decisions Committee Comment - July 2016 A number of key principles have been adopted to ensure a high quality of residential environment across the illustrative masterplan:
1. Generous Lobbies and a legible 2. Maximising front doors onto 3. Creating a strong entry sequence the street relationship with the public realm
4. Creating opportunities for a range 5. Maximising dual aspect 6. Creating a variety of of house types to serve a diverse units communal amenity spaces population
Bromley by Bow South | Landowner Masterplan 57 LAND USE 5.7 ENTRY SEQUENCE AND COMMUNAL AREAS
A number of typical block typologies have been developed that in address issues such as aspect, 12m orientation and other considerations:
North-south orientated blocks
Shallower depth blocks (approximatively 12m) utilising gallery access approaches to ensure 100% dual aspect units and natural day-lit circulation spaces. The shallow block depth allows units with through plan kitchen/living/dining spaces
Buildings in the round
Buildings in the round offer the opportunity to maximise dual aspect units on corners, taking advantage of high quality views around the site. Efficient and rational circulation spaces ensure an integrated approach to layout and building structure, creating a legible entry sequence from the lobby to the front door.
Open plan layouts are designed to create a strong sense of arrival within apartments, arranging windows and circulation to ensure long view can be appreciated from the moment residents enter their dwellings. 24m
East-West Orientated Blocks
Deeper floor-plates (up to 16.5m) provided with naturally lit lift lobbies and stairwells. Larger corner units ensure a good provision of dual aspect units. A hierarchy of communal circulation spaces ensures shared areas have a human scale and do not feel institutional.
16.5m
58 Draft for Planning Decisions Committee Comment - July 2016 Dual Aspect Units
The articulated approach to heights and massing maximises the provision of dual aspect units across the masterplan. The illustrative masterplan as a whole achieves between 60% and 70% dual aspect units.
Typical lower level plan Typical middle level plan
Single Aspect Units
Dual Aspect Units
Bromley by Bow South | Landowner Masterplan 59 LAND USE 5.8 RESIDENTIAL LAYOUT
The masterplan has been developed to accommodate a range of residential typologies to accommodate a diverse population. The typologies below illustrate a few of the potential unit types within the masterplan these include upper level apartments with balconies as well as street accessed maisonette units with private terraces
Recessed balconies and dual aspect units will enhance the connection between inside and out
Terrace
Living
Hall
Kitchen/Dining
Hall
Living Kitchen/Dining Hall Bedroom Bedroom Bedroom Bedroom Balcony
Front Garden
Dual Aspect Apartments Ground Floor Accessed Maisonettes Simple 2 bedroom apartments with open plan, 2 storey duplex units with front door access from the dual aspect living spaces. Recessed balconies allow street and private gardens at first floor. Locating usable amenity space and informally separate the kitchen/dining space provides good overlooking different living areas. to the street whilst a generous living space opens onto a private garden at podium level. These units wrap over parking areas at ground floor ensuring they are hidden from the public realm.
60 Draft for Planning Decisions Committee Comment - July 2016 Balcony
Bedroom
Kitchen/Dining
Living/Dining Hall Break-out
Break-out
Kitchen
Balcony Bedroom Bedroom Bedroom Living Bedroom
Family Sized Apartments Through Plan Unit Family sized apartments employ similar North-south orientated blocks offer the opportunity characteristics to family terraced houses with all for ‘through plan’ arrangements with dual aspect bedrooms grouped together and accessed from a kitchen/living dining spaces that occupy the full break-out space replicating the traditional ‘upstairs depth of the block. Sprinklered and Fire Engineered hallway’. Kitchen/dining spaces are separated approaches allow for open plan layouts maximising from living spaces to allow more than one living the amount usable area. These arrangements space and accommodate multiple activities ensure reasonable levels of daylight at different within one household. Generous balconies are well times of the day and provide a variety of aspects of proportioned to provide for a range of external residents. activities and can be accessed from both living spaces
Bromley by Bow South | Landowner Masterplan 61 LAND USE 5.9 COMMUNAL AMENITY
In addition to private balconies and terraces for each unit, the masterplan provides a range of communal amenity spaces in the form of shared courtyards and roof terraces. These are designed as sociable spaces providing doorstep play. It is anticipated that a diverse range of courtyard environments could be provided across the masterplan.
Raised Communal Courtyards
A series of generous residential courtyards across the illustrative masterplan will provide shared amenity and doorstep play. The arrangement of courtyards is designed to provide private gardens to units at podium levels whilst allowing convenient access to all residents within the block. Double height entrances are encouraged to ensure raised courtyards are visible and easily accessible as part of the entry sequence to residential blocks.
Rooftop Amenity
The proposed variety in heights and massing will allow roof spaces to be utilised for private and shared amenity spaces. These spaces will be provided with good levels of daylight and views of the surrounding area.
Usable rooftop spaces have the potential to animate and bring character to the roof-line.
62 Draft for Planning Decisions Committee Comment - July 2016 5.10 THE INTERFACE WITH THE STREET
Front Gardens and the interface with the public realm
Residential Ground floors are designed to create a strong interface between the buildings and the street and maximise opportunities for appropriation by ground floor units. A compact approach to defensible space ensures the area of public realm is maximised and reduces the potential for underutilised or ill-defined front gardens.
The proposed approach shown below creates a robust and defined interface with the public realm whilst using window ledges and other devices to encourage and invite personalisation by individual households. Defensible space will be designed to create a clear definition of public and private whilst encouraging opportunities for appropriation by residents
Deep window reveals Window ledges invite appropriation creating a sense of by residents whilst creating a robust privacy and threshold plinth to the building if not utilised for ground floor accommodation
Kitchen/Dining spaces at ground floor Robust, low maintenance planting, managed ensure an active frontage providing as part of the wider public realm ensures a passive surveillance to the street consistent and attractive interface between the buildings and the public realm
Bromley by Bow South | Landowner Masterplan 63 LAND USE 5.11 MITIGATING NOISE AND AIR QUALITY ISSUES ALONG THE ROAD AND RAILWAY
Small scale making spaces are proposed to create an appropriate frontage to the railway edge at ground floor. Residential uses above are orientated east west to design out conflicts wit the Railway and ground floor uses. Raised podiums provided at first floor have the potential to be screened from the railway to mitigate acoustic issues.
The raised podiums provide a visual and landscape amenity to new homes whilst benefiting from southern aspect and natural daylight throughout the day.
1. B1/B1C uses at ground floor 3. Screening of southern edges to courtyard amenity space
2. Primary residential aspect and balconies east- 4. Raised, south facing communal courtyards west away from railway protected from noise and providing visual amenity to residential units
64 Draft for Planning Decisions Committee Comment - July 2016 The masterplan proposes a strong and positive frontage to the edge to the A12 bringing definition at upper levels and active uses at ground level.
The new connections to the A12 edge and associated public realm improvements will create an upgraded pedestrian environment that can support a range of ground floor non residential uses as well as communal entrance lobbies. A number of devices can be employed in the design and configuration of residential uses to mitigate against the noise and air quality constraints of the A12. These include the arrangement of circulation and habitable accommodation as well as employing engineering led solutions in including centralised ventilation and enhanced facade specification.
1. Normalised public realm creating an improved Using circulation as a buffer to the environment for pedestrians and residential Road Edge frontage
2. Employment uses and residential lobbies at Locating habitable rooms Winter Gardens and ground & first floor on non road facing mechanical ventilation frontages to allow A12 facing accommodation
Bromley by Bow South | Landowner Masterplan 65 6.0 HEIGHT, MASSING AND TOWNSCAPE
The variety of Developers and Architects working on development phases will bring a natural richness and variety to the proposed townscape that responds to the various and distinct conditions in and around the site. This will contribute to a rich and dynamic urban environment within a legible and robust urban framework.
The masterplan promotes exemplar design quality, identifying buildings of particular importance which are read at a number of scales as well as well as buildings which provide a strong backdrop to an active public realm.
Aerial view of illustrative masterplan
66 Draft for Planning Decisions Committee Comment - July 2016 The proposed heights, massing and townscape strategy has been carefully considered to respond to the various and distinct edge conditions surrounding the site. The comprehensive site-wide approach allows the creation of a legible townscape with an appropriate level of variety.
A clear and coherent strategy for the distribution of height across the site has been developed which seeks to:
• Promote Legibility and Way-finding • Respond to key views and settings of heritage assets and the conservation area • Identify the neighbourhood centre from longer distances • Create a varied townscape • Respond to the scale of public realm and public spaces • Allow for an appropriate level of diversity an variety across the site • Optimise micro-climate conditions within public spaces and residential units
Building Heights Diagram
Bromley by Bow South | Landowner Masterplan 67 HEIGHT, MASSING AND TOWNSCAPE 6.1 HEIGHT AND MASSING PRINCIPLES
The diagrams below illustrate the key principles that inform the heights and massing principles within the Bromley by Bow South Masterplan:
TALLER BUILDINGS MARKER BUILDINGS
Tall buildings are located around the focus of the Marker Buildings are located on key corners and town centre framing key routes, spaces and points terminating key north south routes. These buildings of entrance. These include a 26 storey building are viewed in three dimensions and seen from a fronting the urban square adjacent to Bromley by range of scales Bow Station, A 13 and 15 storey building marking the start of Three Mills Lane and a 16 storey building at the bridge crossing to Sugar House Lane at the north-east of the site.
68 Draft for Planning Decisions Committee Comment - July 2016 AROUND THREE MILLS PREDOMINANT HEIGHT
Buildings around three mills step down in height in Remaining buildings are between 6 and 8 storeys response to the setting of the Listed Mill buildings and form a consistent and coherent backdrop to and respond more directly to their character. These the public routes and spaces. Generally buildings are buildings are between 3 and 5 storeys and include 6-7 storeys with 8 storey elements giving definition the new two form entry primary school building to building corners.
Bromley by Bow South | Landowner Masterplan 69 HEIGHT, MASSING AND TOWNSCAPE 6.2 DENSITY
The illustrative masterplan achieves a residential density of 241u/ha. With the inclusion of non residential uses as per GLA guidance this density increases to 259u/ha.
This is within the level recommended within the London Plan for an urban location with a high PTAL. This density falls between the densities of surrounding recent and emerging development including St Andrews to the south west (320 u/ha) and Bromley-by-Bow North (214 u/ha)
The proposed density will create the critical mass of residential population required to support and sustain the site’s neighbourhood centre function. The number of new homes and residents will ensure an active public realm, well used public spaces and support a viable mix of public and commercial uses.
Plan Showing Site Area used for the purposes of measuring Density (7.02ha)
Extract from the London Plan Density Matrix highlighting the density range applicable to the Bromley by Bow Site
70 Draft for Planning Decisions Committee Comment - July 2016 St Andrews, Bromley by Bow Lock Keepers
Density: 320 u/ha Density: 302 u/ha
Height: 6-25 storeys Height: 5-12 storeys
Strand East Bromley by Bow North
Density: 120 u/ha Density: 214 u/ha
Height: 3-6 storeys Height: 7-8 storeys
Bromley by Bow South | Landowner Masterplan 71 HEIGHT, MASSING AND TOWNSCAPE 6.3 STREET SECTIONS
CREATING A HIGH QUALITY URBAN ENVIRONMENT
At the heart of the masterplan vision is the creation of a high quality and high density urban residential environment. A critical mass of population is required to allow the area to successfully function as a town centre and support a dynamic mix of uses.
The vision has been informed by successful urban residential neighbourhoods that have stood the test of time, particularly in northern European and North American cities. These examples demonstrate how a well designed and robust approach to buildings and public realm can support an intensity of use that positively contributes to a rich urban environment.
These examples are characterised by a strong and positive relationship between built form and the public space to create streets that are well overlooked by high quality and durable residential buildings.
Residential Street, East Village, QEOP Residential Street, Barcelona
Residential Street, Amsterdam Residential Street, Greenwich Village
72 Draft for Planning Decisions Committee Comment - July 2016 The sections below illustrate the variety of street sections proposed within the illustrative masterplan. These sections assume a floor to ceiling 1 height of 3.15m in all residential buildings.
The sections highlight how a predominant six storey
datum is articulated in section. It is anticipated 3 that this six storey datum would be employed to inform a variety of approaches to the articulation of built form and massing. 4
2
1 20.8m 2 32.4m
19.1m 19.8m 3 4
Bromley by Bow South | Landowner Masterplan 73 HEIGHT, MASSING AND TOWNSCAPE 6.4 COMPARISON WITH OTHER EXAMPLES
ZAC Seguin Billancourt, Paris
The masterplan in the Billancourt Area of Paris creates a coherent urban grain of primary and secondary streets defining a series of deep courtyard blocks. The depth of courtyards allows the creation of a series of more intimate spaces.
Built form along primary streets brings definition to the road edge with 8 storey buildings defining roads of 18-18.5m width. Spaces within courtyards vary with reductions in courtyard width accompanied by steps down in building height.
23M
21M 42M
42M 17.5M 18.5M
40M 33.5M 18M 11.5M
18.5M 17.5M
74 Draft for Planning Decisions Committee Comment - July 2016 St. Andrews Bromley by Bow, London
St Andrews is located immediately to the south-west of the Bromley by Bow Site making it a good example of surrounding recent development. The St Andrews masterplan is structured around 3 courtyard blocks defined by north south routes as well as two taller buildings.
The north-south routes vary in width between 16 and 20 metres and are defined by buildings of 7 storeys with corner elements of between 9 and 13 storeys. The two tall buildings mark key entrances into the site along the railway edge and are between 18 and 25 storeys.
23M
42M
42M 20M 17.5M 21M
40M 33.5M 15M
15M 17.5M
Bromley by Bow South | Landowner Masterplan 75 HEIGHT, MASSING AND TOWNSCAPE
East Village Stratford, London
East Village is defined by wider urban blocks with large courtyards and increased building heights. All blocks are of a consistent orientation. Courtyards are around 42-45m wide with streets of around 24m wide. In addition to this there are a number of defined green spaces. These relatively wide streets and courts support buildings heights of between 9 and 11 storeys. Internal courtyards are raised to 1st floor with parking beneath.
23M
42M
42M 17.5M 23.7M 42.8 M
40M 33.5M
23.7M 17.5M
76 Draft for Planning Decisions Committee Comment - July 2016 Barrier Park Royal Docks, London
The Barrier Park masterplan creates a number of intimate courtyard blocks defining a series of tertiary streets. The predominant building height is between 6 and 8 storeys with taller elements on key corners up to 14 storeys. Internal courtyards are raised to 1st floor with parking beneath.
New streets are around 20m in width courtyards of 25m in width.
23M
42M
20M 42M 17.5M
25M 40M 33.5M
20M 17.5M
Bromley by Bow South | Landowner Masterplan 77 HEIGHT, MASSING AND TOWNSCAPE
Canada Water Surrey Quays, London
The Canada Water Masterplan includes a series of courtyard blocks defining primary and secondary streets as well as a 25 storey tower marking the station entrance. Secondary streets are 12.5m wide and defined by buildings of between 5 and 8 storeys. Primary streets are fronted by 8 storey buildings. Courtyards are at ground level and vary between 20 and 33 metres in width
23M
42M
42M 33M 17.5M
12.5M 40M 33.5M
12.5M 17.5M
78 Draft for Planning Decisions Committee Comment - July 2016 Greenwich Millennium Village Greenwich Peninsula, London
The GMV masterplan includes a variety of courtyard blocks of varying scales. Taller buildings of up to 13 storeys face the rover and a new park whilst lower rise, 4 storey terraces front a series of tertiary streets and spaces of between 10 and 11m in width. The scheme provides generous raised courtyards with two storeys of parking below. These courtyards are heavily landscaped providing a mix of soft landscaping and play spaces.
23M
42M
47.5M
42M 10M 17.5M
11M 40M 33.5M
10M 47.5M 17.5M
Bromley by Bow South | Landowner Masterplan 79 HEIGHT, MASSING AND TOWNSCAPE 6.5 COMPLIANCE WITH POLICY BN.10
The majority of proposed buildings within the masterplan scale, creating a clear framework for masterplan will be above the prevailing 18m height demonstrating full compliance at detailed design identified within Policy BN.10 of the LLDC Local stage. Plan. A robust justification is therefore required to demonstrate compliance with the 13 criteria The schedule below highlights the extent to which identified within this policy. the masterplan addresses each of the 13 BN.10 criteria and highlights the extent to which further The comprehensive masterplan approach and detail will be required at detailed planning stage to site wide heights and townscape strategy allows demonstrate compliance. the majority of these criteria to be addressed at a
BN. 10 Policy How this is addressed within the Further evidence to be submitted at Criteria masterplan framework detailed design stage 1. Exhibit outstanding The masterplan establishes key considerations The detailed design of buildings will need to architecture and that will inform an outstanding quality of demonstrate they achieve an outstanding level of incorporate high-quality architecture architectural quality materials, finishes and details 2. Respect the scale and The comprehensive heights and massing strategy The detailed design and location of buildings will grain of their context has been developed to respond to the site’s need to demonstrate how they respond to grain and variety of edge conditions context
3. Relate well to street The distribution of heights and massing have Further detail should be provided in detailed widths and make a positive been developed to contribute to a legible and planing applications to demonstrate how a 6 storey contribution to the street- coherent street-scape. Central to the masterplan datum has been clearly articulated and how built scape is the creation of well defined streets with a form beyond this height is modelled to positively strong sense of enclosure. contribute to the street-scape.
4. Create an active street Active street frontages are provided across the Further detail should be provided in detailed planing frontage masterplan. This includes active public uses applications to demonstrate how an active street at the heart of the centre and ground floor frontage is achieved. Particular emphasis should be residential frontages with front doors onto the given to the interface between ground floor uses street to the south of the site. The uses of raised and the public realm including defensible space in podiums have been employed to minimise the residential units and shop fronts in commercial uses. extent of blank frontages 5. Accessible public space The open space strategy provides a range Detailed planning applications will provide further within their curtilage accessible public spaces across the site. All detail on open space proposals working within the residential units are within short walking distance framework of the open space strategy. of open space and high quality public realm.
6. Incorporate sufficient The majority of buildings are provided with Detailed planning applications will provide further communal space generous communal courtyards. These are raised detail on the design of communal courtyards to first floor and provided with set back top floors including detailed landscaped proposals and to maximise the quality of daylight throughout proposed means of access the day. All communal courtyards provide a mix of door step play and amenity space a well as soft and hard landscaped areas. 7. Contribute to defining Built form across the masterplan has been Detailed planning applications will provide further public routes and spaces designed to bring definition to the public realm detail on how built form and massing is articulated and re-enforce key routes and spaces to ensure public routes and spaces are well defined
80 Draft for Planning Decisions Committee Comment - July 2016 BN. 10 Policy Criteria How this is addressed within the Further evidence to be masterplan framework submitted at detailed design stage 8. Promote Legibility The distribution of height and massing has been considered Detailed planning applications comprehensively to promote legibility and aid wayfind- will provide further detail on how ing throughout the masterplan. This includes using taller the articulation of built form and elements to terminate key views and mark key routes and building design will further re- spaces enforce the principles of legibility established in the masterplan. 9. Create new or enhance exist- A Townscape and Visual Impact Assessment has been pre- Detailed planning applications ing views, vistas and sight-lines pared as part of the environmental testing of the illustrative will provide further detail on how masterplan. The masterplan has been refined to ensure key existing and proposed views and views of the listed mill buildings are protected (See Environ- sight lines are enhanced by detailed mental Assessment). The proposed masterplan enhances proposals within the framework of the setting of the Mill Buildings by creating a series of new the proposed masterplan. views of the listed mill buildings through the creation of a new canal-side park and the realignment of Three Mills Lane. 10. Preserve or enhance heritage The masterplan will enhance the setting of heritage assets Detailed planning applications assets and the views to/from and the conservation in a number of ways: will provide further detail on how these, and contribute positively • Improving access to the conservation area to facilitate proposed buildings and public to the setting of heritage assets, investment in the fabric of the Mill Buildings spaces enhance the setting of the including conservation areas Three Mills Conservation Area and • Integrating the Mill Buildings into the heart of the Listed Mill Buildings. Particular neighbourhood centre to secure their long term and attention will be given to the viable use architectural charter of proposed • Unlocking new views of the Mill Buildings to enhance canal side buildings and in the way their setting they respond to the character of the • Preserving key views of the Mill Buildings Listed Mill Buildings. • Extending the landscape quality of the canal edge to enhance the setting of the Mill Buildings and the conservation area • Using the Mill buildings as key way-finding devices • Responding to the character and Built form of the Mill Buildings in the design of proposed canal side buildings
11. Micro-Climate conditions The arrangement of the masterplan and distribution of Detailed planning applications height and massing has been considered to optimise will provide further detail on how the micro-climatic conditions of public spaces and micro-climate has been considered environments across the site. This includes locating in the detailed design of buildings built form to protect the site from prevailing winds and and public spaces. This will include the modulation of height and massing to maximise ADF analysis of residential units as quality of daylight to open spaces and residential units. well as wind modelling of detailed The environmental assessment that accompanies this proposals. masterplan provides a detailed assessment of wind and daylight conditions across the masterplan and concludes that the proposals achieve a quality of environmental in line with relevant BRE and Lawson criteria (See Environmental Assessment). 12. Impacts to the surrounding The masterplan has been developed to minimise the Detailed planning applications area (including open spaces and impact on surrounding buildings and public spaces. The will provide further detail on how other buildings) that relate to: surrounding Canal, road and rail infrastructure means there proposed buildings impact on Overlooking, daylight, Overshad- are relatively few existing buildings and spaces immediately surrounding buildings and open owing, Light spill/reflection surrounding the site. The environmental assessment spaces. This will be a particular provides an analysis of the impact on surrounding buildings consideration for the northern and open spaces (See Environmental Assessment). edge of the site in terms of the relationship to Bromley by Bow North. 13. Existing views of landmarks, The proposals do not affect any of the key views identified Detailed planning applications parkland, heritage assets, wa- in policy BN.9 of the LLDC Local Plan. A TVIA has been will provide further detail on how terways, and views along street undertaken which assesses the impact of development on detailed proposals affect key views corridors (in accordance with the key views of the Three Mills Conservation Area (See Environ- of the Three Mills Conservation Area policy on Protecting Key Views). mental Assessment).
Bromley by Bow South | Landowner Masterplan 81 HEIGHT, MASSING AND TOWNSCAPE 6.6 HERITAGE
Historic England have been engaged with throughout the design development process to ensure the masterplan maximises opportunities to enhance the setting of surrounding heritage assets and the Three Mills Conservation Area. A comprehensive heritage statement has been produced as part of the environmental testing work. The diagrams below provide an overview of the key heritage benefits the masterplan delivers.
Reinstating Three Mills Lane and Unlocking new settings and views of improving access to the Conservation listed buildings Area New canal side park spaces will create a series of Re-instating the historic alignment of Three new views and settings for the listed Mill Buildings Mills Lane repairs the site’s urban grain and re- that do not exist today, increasing their visibility and establishes a key east-west route that connects presence on along the Lea Navigation. the Three Mills Conservation Area with wider neighbourhoods to the west of the site.
82 Draft for Planning Decisions Committee Comment - July 2016 Responding to key views Integrating the listed buildings into the heart of the town centre The proposed height and massing strategy has been developed in response to key views of heritage Locating the focus of the neighbourhood centre assets to minimise harm to their setting. In around the canal will promote investment in the particular the view looking south towards the mill fabric of the listed mill buildings and improve buildings from the Sugar House Lane Bridge and the the potential for their use in the future. Footfall view looking east along Three Mills Lane from within and activity around the conservation area will be the Three Mills Complex. significantly increased unlocking the potential for a range of commercially viable uses.
Bromley by Bow South | Landowner Masterplan 83 HEIGHT, MASSING AND TOWNSCAPE 6.7 KEY VIEWS
A number of key views have been agreed with Historic England and PPDT to test the impact of the masterplan on the setting of the Three Mills Conservation Area. Verified views of the proposed masterplan from these points have been produced and are illustrated below.
1
2
3
84 Draft for Planning Decisions Committee Comment - July 2016 View 1 - Existing View
This view is located to the west of Three Mills Green, along the pathway, by the weir. To the centre of this view one can see the bridge over the canal and beyond it, partly obscured by the bridge, the upper parts of the House Mill and the Miller’s House modern extension are visible. To the left of this, a large tree blocks views of the Clock Mill, and Canary Wharf in the background. To the right, St Andrew’s tower is prominent; then Island House is seen rising in height away from the Three Mills group, and to its right a warehouse on the Site, a tower block in the distance, and the almost complete development at Bromley by Bow North.
View 1 - Impact of Proposals
View 1 demonstrates that development does not project beyond the ridge line of the Mill Buildings. The 26 storey building in the south-west of the site is visible to the right of the House ADD VERIFIED Mill and to the left of the St Andrews Tower. VIEW
Bromley by Bow South | Landowner Masterplan 85 HEIGHT, MASSING AND TOWNSCAPE
View 2 - Existing View
This viewpoint is located on the footbridge to the north of the Three Mills group and looks south towards the listed buildings. The group of the Three Mills listed buildings seen above the canal is the central feature of this view. The composition of the roof-line of the grouping, including the clock tower and conical roofs of the Clock Mill are important to this view. Equally important is the reflection of the buildings and the roof-line in the canal, seen to better effect at high tide. The Three Mills group are framed by the 3 Mills Studio to the left and the Tesco store and St Andrew’s tower to the right..
View 2 - Impact of Proposals
XXXXXXX
ADD VERIFIED VIEW
86 Draft for Planning Decisions Committee Comment - July 2016 View 3 - Existing View
This viewpoint is located within the CA, on Three Mill Lane, in front of the 3 Mills Studios’ entrance, looking west between the listed buildings and towards the bridge beyond. This view is framed by listed buildings; to the left is the Clock Mill; to the right is the House Mill and the listed offices opposite the Clock Mill; between them, the listed paved roadway. Centrally in the distance one can see a rather cluttered urban environment, including one of the warehouses on the Site, the building on the corner of Three Mill Lane and Hancock Road, and tall residential developments in the background.
View 1 - Impact of Proposals
XXXXXXX
ADD VERIFIED VIEW
Bromley by Bow South | Landowner Masterplan 87 7.0 SCHEME EVOLUTION AND ENVIRONMENTAL TESTING
The time-line below highlights key stages in the masterplan development process identifying when key stakeholders were consulted and the conclusions of each stage:
OPTIONS PREFERRED SCHEME FOR APPRAISAL OPTION POLICY TESTING May 2015 August 2015 November 2015
• Establish key site opportunities and • Testing of key urban design moves • Masterplan reviewed against key constraints local plan and site allocation policies • Initial testing of heights and massing (Including open space, density, school • Establish key principles for approach provision, connectivity, employment connectivity, land use, open space • Initial testing of heights and massing and transport) • Review options for location of key approach • Further discussions with Transport for town centre uses and activities • Initial discussions with Transport for London to develop Junction Design • Select preferred option London • Initial discussions with Historic England • 1st Presentation to Quality Review Panel • 1st Planning Committee Briefing
88 Draft for Planning Decisions Committee Comment - July 2016 SCHEME FOR ENVIRONMENTAL UPDATED SPD APPENDIX TESTING MASTERPLAN July 2016 February 2016 May 2016
• Detailed Environmental Testing • Incorporation of key conclusions of • Incorporation into Bromley by Bow (Including noise/air quality, flood environmental testing SPD as Appendix Document risk, daylight/sunlight, energy, socio economic) • 3rd Presentation to Quality Review • Development of public realm design Panel manual • Further discussions with Historic England • 2nd Planning Committee Briefing • 2nd Presentation to Quality Review • Incorporation of TFL junction design Panel • Development of viability modelling and delivery strategy • Development of public realm strategy
Bromley by Bow South | Landowner Masterplan 89 SCHEME EVOLUTION AND ENVIRONMENTAL TESTING
Environmental Testing
The environmental impact of the development was tested at a key stage in the masterplanning process. This testing highlighted key conclusions which informed refinements and alterations to the proposed masterplan. Key topics included:
• Daylight & Sunlight • Noise • Wind/Microclimate • Air Quality • Energy
• Transport VSC daylight analysis of masterplan • Socio-Economic • Flood Risk • Heritage The conclusions of this testing exercise have informed a series of guidance principles that are included as a separate appendix to the Bromley by Bow South SPD.
Wind Tunnel Analysis of Masterplan
Stakeholder Engagement
The Masterplan has been developed over a period of 12 months through regular meetings with the local planning authority and other stakeholders. These have included:
• LLDC’s Planning Policy and Decisions Team (PPDT) • The LLDC Quality Review Panel (3 presentations) • The LLDC’s planning committee (2 briefing sessions) • Historic England • London Borough of Tower Hamlets • The Environment Agency • Transport for London These discussions have informed the development of the masterplan at key stages of the design process.
90 Draft for Planning Decisions Committee Comment - July 2016 Quality Review Panel
The masterplan has been presented to the Quality Review Panel on three occasions throughout the design development process. Key Conclusions of these presentations are set out below:
1st Presentation - November 2015 Presentation of masterplan principles and vision
• Support for the ambition of the masterplan and the collaborative approach to place making • Support for the key spatial principles including the focus of the centre, connectivity moves and land use distribution • Further information requested regarding residential design
2nd Presentation - February 2016 Presentation of developed scheme for Environmental Testing
• Support for public realm vision and principles • Support for spatial layout • Concerns regarding distribution of height and massing
3rd Presentation - May 2016 Presentation of updated masterplan
• Support for refined height and massing strategy • Support for overarching masterplan vision • Request that the physical envelope of the illustrative masterplan is firmly embedded within the Bromley by Bow SPD
Bromley by Bow South | Landowner Masterplan 91 8.0 PHASING AND DELIVERY
A phasing strategy has been developed to allow the balanced delivery of benefits whilst responding to practical and physical phasing considerations. These considerations include:
• Allowing continuity of trade for the existing food store
• Establishing suitable triggers for the delivery of the new school
• Responding to physical constraints for the delivery and phasing of junction improvement works
• Minimising temporary highways and infrastructure works
The diagrams opposite show how the illustrative masterplan can be delivered across three development phases. Within these three phases a number of sub-phases will be required to deliver enabling works and to allow the sequencing of demolition and highways works.
A separate phasing delivery strategy associated with the proposed masterplan has been prepared by Tibbalds. PHASE 1
Delivery of: • Southern development plots KEY • Southern underpass improvements • Temporary 1FE School 2FE Primary School • New urban square Temporary 1FE Primary School • New public uses at south east of site • Part of canal side park New food store • Initial junction works and connectivity Open Space improvements Junction Improvements
92 Draft for Planning Decisions Committee Comment - July 2016 PHASE 2 PHASE 3
Delivery of: Delivery of: • Northern development plots • Remaining Development Plots • Further Junction improvements • Two form entry primary school • New food store • Realignment of Three Mills Lane • Retail and Commercial uses around canal edge • Commercial and retail uses along Three Mills Lane • Canal side open space at north-east of site • Remainder of canal side park • Remaining junction improvements
Bromley by Bow South | Landowner Masterplan 93 Unit E03 The Biscuit Factory 100 Clements Road London, SE16 4DG
020 7566 6300 [email protected] www.karakusevic-carson.com
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Visit the Legacy Corporation website at http://queenelizabetholympicpark.co.uk
Or contact the Planning Policy and Decisions team on: Telephone 020 3288 1800 Email [email protected] In writing Planning Policy and Decisions Team, London Legacy Development Corporation, Level 10, 1 Stratford Place, Montfichet Road, London, E20 1EJ