Housing Zones OCTOBER 2015

Home , Manor House Gardens, Morden Park, Winstanley Estate

1 2 Foreword

Our wonderful city is changing at private sale; private rented and a rate not seen since Victorian affordable; and at all price levels. times. Already home to more people than at any time in its Under my Mayoralty, London’s history, London will have 11 getting huge amounts of new million citizens by 2050. It is affordable housing. I am on track growing at the equivalent of a to deliver 100,000 affordable new borough every three years, homes in my two terms, with or a Routemaster bus full of new 81,000 homes already built. residents every eight hours. This year will see the highest number of affordable new homes People are coming here in such in London since the early 1980s. numbers because London is an But more must be done. The economic powerhouse. London scale of the challenge requires is the engine that powers the UK new solutions, new financial economy, is one of only three models and new attitudes to truly global cities, and is a world getting development going. That centre for financial services, is why we are pioneering the insurance, law, culture, media, Housing Zones approach. Using technology and biotechnology. flexibility to do whatever it takes to turbo boost the building of new However, that economic vitality homes in London. does not mean we can rest on our laurels. For at least 30 years, under many different governments, London’s housing supply has not kept pace with its population growth. As a result, we must almost double the Boris Johnson current rate of housebuilding to Mayor of London at least 42,000 homes a year to meet the capital’s historic and future housing needs. There must be a massive increase in the supply of homes of all types:

3 Housing Zones – an introduction

Housing Zones are a fresh new Housing Zones are adaptable approach to housing in London. in terms of both funding and Unlike traditional funding planning. That means it is up programmes, they are area- to London boroughs and their focused and bespoke to suit each partners, to agree with the Mayor location to significantly expand just what each Zone needs. In the number of homes being built. addition to investment, Housing Through the Zones, London Zones will offer focused planning, boroughs and the private sector place-making and intensive can work to build the new homes engagement with a wide range London so desperately needs. of delivery partners important to making things happen, from The programme was launched utility companies to Network Rail by the Mayor of London and the and Transport for London. Chancellor of the Exchequer, George Osborne, in June 2014. We have had an enthusiastic The aim is to create twenty Zones response from London boroughs in London and build 50,000 new around the capital. By the initial homes by 2025. deadline of 30 September 2014, we had received 25 bids. Taken The Mayor has made £400 together, these significantly exceed million of funding available for both the available funding and our Housing Zones. The funding can target to build 50,000 new homes be used flexibly, from financing by 2025. infrastructure to supporting individual schemes. This will maximise the number of new homes built and address the unique challenges at each site. The focus is on recovery and recycling investment, rather than conventional grant.

4 5 Housing Zones – Progress to date

The GLA is making a long- provided to those that have not. term commitment to areas This has led to a great variety designated as Housing Zones, of proposals. There are high with the funding expected to be numbers of housing purpose- in place for ten years. Therefore, built for private rent as well as assessing the bids has been a shared ownership homes. There very thorough and demanding has also been an intelligent process, and it is important that mix of different types of homes, the Zones demonstrate they can including family homes and genuinely build more houses in homes designed for older people. the best possible way. This has included carefully examining Several proposals have made ways that for there to be a return ambitious requests in terms of on investment and attracting infrastructure. This includes additional investment, alongside bridges, highways improvements an acceptance of sharing risk and station upgrades. Many of and reward between partners. these are already tapping into planned transport improvements We are delighted that all 25 of that need small amounts of the bids have shown tremendous further funding to maximise ambition and determination. In the opportunity. almost all cases, they are also backed locally by high-level and All 25 Housing Zone bids were strong political and business on previously developed land. commitment. This enthusiasm, So it is not surprising that there combined with areas rich in are issues with contamination opportunity, and with space to and how this can be removed. In accommodate thousands of particular, several sites currently homes, gives the programme house decommissioned gas- firm foundations. holders, which must be moved before homes can be built. The Many of the proposals have Mayor’s funding will help this considered in detail how to build happen – and more. large numbers of homes quickly: appropriate challenge has

6 The 20 Zones that have been • 11 station upgrades, designated will create wonderful • 14 estate regeneration new places to live, offering ‘total schemes, regeneration’, providing new • 11 new or expanded schools, facilities as well as thousands of • 11 new bridges built over homes. For example, they include: water, rail and road to unlock development, • 6 new libraries, • 9 new health facilities, • 8 new civic facilities, • 6 major area of employment land re- designated for housing, • 2 new church, • 11 new park, • 1 ‘3G’ football pitch.

7 London’s Housing Zones

Tottenham Meridian Water 29% 40% 1,956 homes 3,650 homes

Wembley Blackhorse Lane and 38% 24% 2,380 homes Northern Olympic Park 2,477 homes

Alperton 34% Ilford Town Centre 3,213 homes 25% 2,189 homes Enfield

29% Heart of Harrow Barking Town Centre 5,294 homes Barnet 35% homes Harrow 2,295

Haringey Redbridge Havering Edgware Road Waltham 47% Hillingdon Forest 1,113 homes Rainham and Beam Park 27% Islington Hackney Camden Brent Barking and 3,457 homes Dagenham

Tower Newham Southall Hamlets 41% Ealing City 4,345 homes Westminster Abbey Wood and South Thamesmead 45% K&C 1,314 homes Greenwich Hounslow H&F Bexley Hounslow Town Centre 40% 3,478 homes Wandsworth Southwark Richmond Abbey Wood, Plumstead upon Thames Lewisham and Thamesmead 41% Lambeth 1,512 homes Clapham Junction to Merton 30% Battersea Riverside Kingston 5,356 homes upon Thames Poplar Riverside 27% Bromley 6,404 homes

Morden Town Centre Sutton 40% Croydon 1,070 homes 10% New Bermondsey 2,372 homes 24% Sutton One 1,672 homes

Lambeth 1,582 homes 55% Location Total no. of homes Central Activity Zone Proportion of Total Homes that will be affordable (%) Source: GLA, NLP analysis 8 Tottenham Meridian Water 29% 40% 1,956 homes 3,650 homes

Wembley Blackhorse Lane and 38% 24% 2,380 homes Northern Olympic Park 2,477 homes

Alperton 34% Ilford Town Centre 3,213 homes 25% 2,189 homes Enfield

29% Heart of Harrow Barking Town Centre 5,294 homes Barnet 35% homes Harrow 2,295

Haringey Redbridge Havering Edgware Road Waltham 47% Hillingdon Forest 1,113 homes Rainham and Beam Park 27% Islington Hackney Camden Brent Barking and 3,457 homes Dagenham

Morden Town Centre Sutton 40% Croydon 1,070 homes 10% New Bermondsey 2,372 homes 24% Sutton One 1,672 homes

Lambeth 1,582 homes 55% Location Total no. of homes Central Activity Zone Proportion of Total Homes that will be affordable (%) Source: GLA, NLP analysis 9 designations

The Mayor has designated 20 The GLA has allocated over £561 Housing Zones. They are: million of funding to these Zones, of which over £365 million would • Abbey Wood, Plumstead and be repaid. This will help: Thamesmead, • Abbey Wood and South • Attract more than £21.6 billion of Thamesmead, investment, • Alperton, • Create over 120,000 construction • Barking Town Centre, jobs and, • Blackhorse Lane and • Accelerate the building of over Northern Olympic Park 53,000 new homes, over 17,000 of which would be affordable. • Clapham Junction to Battersea Riverside, You can find out more about • Edgware Road, Housing Zones, and how they • Heart of Harrow, can help London get the new • Hounslow Town Centre, homes it needs, by reading about • Ilford Town Centre, the individual 20 Zones on the following pages. • Lambeth, • Meridian Water, • Morden Town Centre • New Bermondsey, • Poplar Riverside, • Rainham and Beam Park, • Southall, • Sutton One, • Tottenham, and • Wembley.

10 11 Housing Zones by Numbers

£21.6bn £561.8m Total value of investment Indicative GLA funding allocation and development

£329m 53,166 Amount of funding repaid Total number of homes

17,355 4,912 Total number of affordable Total number of affordable homes 2015-2025 homes 2015-18

Over 4300ha Over 120,000 Total Housing Zone area Total number of construction jobs

113 Total number of schemes

12 13 Abbey Wood, Plumstead and Thamesmead royal borough of greenwich

The Royal Borough of Greenwich The new Housing Zone will: in partnership with Peabody • unlock the huge potential Trust has identified Abbey Wood for over 1,500 new homes Plumstead and Thamesmead as a and thousands of jobs by Housing Zone with the ambition to transforming and reshaping provide 1,512 new homes, (44% existing uses and unlocking of which would affordable) and new development sites 3,024 jobs. The new Zone is also a unique opportunity to improve • create modern high quality public space, roads and footpaths public space in the area. This will help deliver • boost the regeneration of a high quality local environment, Thamesmead and Plumstead capitalising on the arrival of over the next 30 years Crossrail to Abbey Wood in 2018. • create a new urban boulevard to make a more viable centre With £340 million private sector investment, this large housing-led Transport links regeneration scheme will provide Abbey Wood Station (Crossrail much needed affordable and in 2018). well-built homes. As well as new homes in the next decade, the Developer scheme Peabody will help capitalise on hamesmead’s potential, providing another 10- Planning status 14,000 new homes for London Most of the sites have outline or over the next 30 years. detailed planning.

14 15 Key statistics

£367.75m £27.775m Total value of investment Indicative GLA funding allocation and development

1,512 663 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: Harrow Manor Way will be A new park and community uses changed to a tree lined boulevard as part of mixed use schemes. with cycleways, new pedestrian routes and a significant enhancement of the street scene, along with improved East / West links.

16 22.83ha 3,024 Total Housing Zone area Total number of construction jobs

1 Thamesmead

Number of Estate KEY: PHASE 1 Regeneration sites PHASE 2 PHASE 3

CROSSRAIL

Housing Zone bid proposed phasing Thamesmead Not to scale Town Centre

London Borough of Bexley Royal Borough of Greenwich

P1 P2

Abbey Wood

17 Plumstead Woolwich Arsenal

RB GREENWICH LB BEXLEY Abbey Wood and South Thamesmead london borough of bexley

Abbey Wood and South and community activities and Thamesmead form part of improved public transport the North Bexley Opportunity provision. Area. This 13.42 hectare area lies between Abbey Wood The new Housing Zone will: Station – the terminus of • help accelerate the Crossrail and Southmere – regeneration of Abbey Wood set within a 50 acre lake and and South Thamesmead parkland. It will benefit from considerable recent investments • create a new urban boulevard in a major new community and a more viable town centre centre, a parkland transformation • offer huge opportunities to and the establishment of the deliver over 1,300 new homes Thamesmead Innovation Centre. and thousands of jobs through unlocking existing cleared Around £320 million is being sites and creating new local invested in this large housing- commercial space led regeneration scheme in partnership with Peabody. It is hoped the Zone will be the first Transport links phase of wider growth which will Abbey Wood station (Crossrail host 10-14,000 new homes and in 2018). 6-8,000 new jobs over the next 30 years. The first ten years Developer will provide over 1,300 mixed Peabody tenure homes in Bexley, around 45 per cent of which would be Planning status affordable. Many of the sites have outline or detailed planning permission. There will be a new library and extra primary school places to support the area’s growth. The Zone will create a new high street, hosting a mix of shops, cafes, workspace, cultural

18 19 Key statistics

£346.8m £54.8m Total value of investment Indicative GLA funding allocation and development

1,314 591 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: Harrow Manor Way will be There will be a new library and changed to a tree lined additional primary school spaces boulevard with cycleways, to support the successful growth new pedestrian routes and a of Thamesmead. significant enhancement of the street scene, along with improved East / West links.

20 13.42ha 2,628 Total Housing Zone area Total number of construction jobs

1 Thamesmead

Number of Estate KEY: PHASE 1 Regeneration sites PHASE 2 PHASE 3

CROSSRAIL

Housing Zone bid proposed phasing Thamesmead Not to scale Town Centre

London Borough of Bexley Royal Borough of Greenwich

P1 P2

Abbey Wood

21 Plumstead Woolwich Arsenal

RB GREENWICH LB BEXLEY alperton London borough of brent

The housing zone will use £17.9m housing options for people to of grant and financial transactions choose to build new homes and improve • improve walking links between infrastructure in Alperton. Sites Alperton and Stonebridge Park have already been identified along Underground stations, and the north side of the Grand Union alongside the canal canal from Alperton Underground station to the North Circular Road near the Ace Café. The area Transport links benefits from an Area Action Plan Links include Alperton (Piccadilly that was adopted by Brent Council line) and Stonebridge Park in 2011. The initial investment will (Bakerloo line). Alperton is well go towards building 2,351 new served by bus routes, including homes (including 870 affordable) services to South Harrow, Ealing, by 2021. Park Royal, and Wembley. The North Circular Road (A406) runs The new Housing Zone will: by the south eastern part of the zone. • speed up and increase the number of new homes - by Developer freeing up industrial sites for Development partners are still to housing development be identified. • increase the amount of affordable housing that can be Planning status built on these sites The Alperton Area Action Plan • create the right economic provides the planning framework conditions for the private ector to for this housing zone. invest in housing development • lead to a more balanced community with a range of

22 23 Key statistics

circa £900m £17.9m Total value of investment Indicative GLA funding allocation and development

3,213 1,086

Total number of homes Total number of Alperton Housing Zone Red Line Boundary affordable homes

Transport improvements: Community infrastructure: None directly funded by Housing A new footpath will be built Zone investment. However local between Atlip Road and bus services will be improved in Woodside End. This will improve partnership with TfL. pedestrian links to Alperton station. There is also a five year Employment and Enterprise Project.

03 March 2015 1:5000 43.743ha 6,426 Total Housing Zone area Total number of construction jobs

Alperton Housing Zone Red Line Boundary

03 March 2015 1:5000 Barking Town Centre london borough of barking and dagenham

This 97 hectare Housing Zone Transport links is a central part of the ambition Barking is well served by London to realise Barking’s full cultural Underground, Overground and and economic potential. It will National Rail services. Further host over 2,000 new homes improvements to Barking station and 4,000 new jobs, alongside are underway and new bus improved local public spaces routes are also being added. and new culture and leisure facilities. Barking town centre Developer is just 15 minutes from central The London Borough of Barking London by train. and Dagenham will work with several developers, including The new Housing Zone will: Swan Housing and Bouygues. It also plans to partner with other • create the first purpose-built developers to build new housing private rented sector housing in the zone. scheme in Barking Town Centre with 100 apartments Planning status • support major estate Full planning consent is in place regeneration for four of the sites in the zone, • boost Barking’s award-winning and the council is working to get reputation in housing and public consent for the others. space design • build new community and leisure facilities for local people

26 27 Key statistics

£375m £42.317m Total value of investment Indicative GLA funding allocation and development

2,295 795 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: Improvements to Barking Station, Delivery of a Care City, a public realm improvements. UK centre of excellence for integrated community health care. Two primary schools and a secondary school are also planned for the area.

28 97ha 4,590 Total Housing Zone area Total number of construction jobs

1 Gascoigne Estate Number of Estate Regeneration sites

29 Blackhorse Lane and Northern Olympic Park london borough of waltham forest

The Waltham Forest Housing The new Housing Zone will: Zone will enable the housing- • Unlock and accelerate housing led regeneration of the schemes in area in line with the Blackhorse Lane and Northern Area Action Plans. Olympic Fringe areas. The aim • Improve Blackhorse Lane is to create two new villages station and its surroundings connected by the Lea Valley Regional Park, where housing • Improve public realm in the is unlocked and accelerated Sutherland Road area through targeted interventions • Investigate ways to create by the GLA. a mixed-use industrial and residential area in the Northern Phase 1 of the Housing Zone Olympic Fringe focuses upon the Blackhorse Road station hub and Sutherland Transport links: Road areas. Phase 2 of the Improvements to Blackhorse Housing Zone is the Northern Road station will complement TfL Olympic Fringe area. funded works to be undertaken to the junction between Blackhorse The existing assets of the Lane and Forest Road. The Blackhorse Lane area include reopening of Lea Bridge Road excellent transport accessibility station will provide the catalyst to central London via the for the regeneration of the Victoria Line and options to the Northern Olympic Fringe area. east on the Barking to Gospel Oak Overground, proximity to Developer: Lea Valley Park, and a strong East Thames Group has been industrial heritage. The Northern chosen by LB Waltham Forest Olympic Fringe area is set to for the redevelopment of benefit from the reopening of 71/81 Sutherland Road. Other Lea Bridge station. development partners will be procured during the course of the Housing Zone’s implementation.

30 31 Key statistics

circa £1.8bn £41.985m Total value of investment Indicative GLA funding allocation and development

2,477 596 Total number of homes Total number of affordable homes

Planning status: Sites in the Blackhorse Road The Area Action Plan for station hub area already with Blackhorse Road and the planning permission will be emerging Area Action Plan for the accelerated through the Housing Northern Olympic Fringe, provide Zone interventions. the planning framework for the Housing Zone.

32 949.7ha 4,954 Total Housing Zone area Total number of construction jobs

Transport improvements: Community infrastructure: Works to improve Blackhorse Public realm enhancements Lane station including internal on Sutherland Road in line layout and cycling facilities with masterplan.

33 Clapham Junction to Battersea Riverside london borough of wandsworth

This prime 57 acre Housing • host new amenities including a Zone has huge development and library, leisure and community transformational potential. With centre, public park, health excellent transport links to the facilities, alongside investment West End, City of London and in local schools Gatwick Airport, it will attract • offer a vastly improved network £1.4 billion of investment to of pedestrian and cycle routes deliver 5,000 new homes, new commercial space and 1,300 new jobs. The Zone will also provide Transport links facilities for the local community Clapham Junction is a major and a better environment. railway station and transport hub with fast connections to Plans for the wider area also central London and beyond. This include delivery of the Jubilee will increase dramatically with Bridge which will provide Crossrail 2 and the potential pedestrian and cycle links to improve connections to across the Thames, regeneration London’s main airports and of Clapham Junction Station particularly Gatwick. including station access provision for Crossrail 2. Planning status Masterplan developed for The new Housing Zone will: the ‘central zone’ area with procurement of a joint venture • regenerate and link up partner due to begin in the next nearby areas from Clapham three months. Junction town centre to the Thames riverside • involve estate regeneration which will act as a driver for further improvement and development in the area

34 35 Key statistics

£1.4bn £12.35m Total value of investment Indicative GLA funding allocation and development

5,356 1,596 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: Creation of a new network of safe New sports and leisure centre, and attractive pedestrian and new library, new community cycle routes would be created centre, new public parks, new 3G including active streets and artificial grass pitch, new health green open spaces. facilities, new station piazza, and Regeneration of Clapham investment in local schools. Junction station, a new Crossrail 2 entrance and review of bus network to improve linkages and maximise development potential in the Zone.

36 23ha 10,712 Total Housing Zone area Total number of construction jobs

2 Winstanley Estate and York Road Number of Estate Regeneration sites

37 edgware road london borough of westminster

Edgware Road Housing Zone is • encourage other development in the north of Westminster. It is sites to come forward in the a prime location next to the major surrounding area commercial centres of the West • improve local shops by creating End and Paddington. a new retail offer. It will also take care to preserve the The Mayor and Westminster City antiques quarter and Church Council will be working together Street market to invest more than £150m to significantly increase the number of homes being built in the zone. Transport links This will be done by increasing Edgware Road Housing Zone has housing densities on existing excellent transport links. The sites and readying other sites for area is serviced by the Bakerloo, development. Circle, District and Hammersmith & City lines. Marylebone station The 150 acre housing zone is is a ten minute walk away and in an area that already benefits Paddington with its forthcoming from being near to important Crossrail interchange just 15 employment centres and public minutes away on foot. spaces. It will develop a high- quality mixed neighbourhood with Developer new homes, new commercial Westminster City Council, space and better public services. CityWest Homes and others.

The new Housing Zone will: Planning status Many of the sites already • increase the number of new have planning status and will homes. Over 1,113 additional complete within the next two homes will be built in the years. Progress is being made to next decade secure planning consent for the • make the most of the council’s remaining major sites. land for development. It will also help other public sector partners to do the same

38 39 Key statistics

circa £1.1bn £25.5m Total value of investment Indicative GLA funding allocation and development

1,113 537 Total number of homes Total number of affordable homes

40 61ha 3,400 Total Housing Zone area Total number of construction jobs

1 Church Street Number of Estate Regeneration sites

Corporate GIS Team Regent's Park Edgware Road Housing Zone

Edgeware Road Housing Zone Ward Boundaries

Bryanston Church and Dorset Street Square

Little Venice

Scale: 1:3,527 µ 0 25 50 100 Metres Map produced by Corporate GIS Team Date: September 2014 Ref: 849 Hyde © Crown copyright and database rights Ordnance Survey Park LA100019597, 2014. Not to be reproduced without permission of Ordnance Survey. Heart of Harrow London borough of harrow

Both Harrow and Wealdstone • make the most of the council’s town centres sit within the land for development, and help Heart of Harrow Housing Zone. other public sector partners to The Zone also includes the do the same Station Road corridor linking • accelerate delivery of the the two centres, and most of the council’s 600 home private previously developed opportunity rented sector programme sites in the borough. • give local housing associations funds to help them build The Mayor and Harrow Council more homes have together produced the Heart • renegotiate existing planning of Harrow Area Action Plan. consents so that more homes With £31.3 million investment, are built on important sites home building will be increased across the area with targeted work at major sites. The council will also work Transport links with developers to revise planning There are direct links to central consents to reflect the plan’s London. From Harrow & ambitions. Wealdstone station, it takes 11 minutes to London Euston via The Heart of Harrow area and London Midland Mainline. There the wider borough will benefit are also regular Bakerloo and from better public facilities. This Overground services. London includes two primary schools, Marylebone can be reached in 17 nursery provision, junction minutes from Harrow-on-the-Hill improvements, two new town through Chiltern Railways. It also centre squares, better green has the Metropolitan line. Harrow spaces, expanded retail and & Wealdstone would also be served evening economy provision and by the proposed Crossrail extension a new library and civic centre. to Hertfordshire, linking Harrow directly to Old Oak Common and The new Housing Zone will: the West Coast Main Line. • increase the number of new homes, so that more than 5,000 are built over the next ten years

42 43 Key statistics

circa £1.75bn £31.4m Total value of investment Indicative GLA funding allocation and development

5,294 1,545 Total number of homes Total number of affordable homes

Developer Planning status Harrow Council, Origin Housing, The Heart of Harrow plan offers The Hyde Group, Land Securities a current planning framework for and others. the newly designated opportunity area. Many of the sites already have planning consent, with progress being made on the rest.

44 177ha 10,588 Total Housing Zone area Total number of construction jobs

Opportunity Area Boundary ±

Transport improvements: Junction and public realm improvements.

Community infrastructure: Two new primary schools, two new public squares in the town centre, new Civic Centre with flexible democratic & community space, new central public library. 0 500 1,000 Meters 45

This 466 hectare Housing • redevelop the Hounslow Town Zone is part of Hounslow’s School site for a new school ambitious regeneration and 200 new homes programme, designed to boost • speed up development of job and business growth, and to Nantley House for 68 accelerate high quality house- new homes building for residents. The • recycle up to 60 per cent borough has excellent transport of initial investment into links with Heathrow Airport just future phases ten minutes away and central • accelerate the build of 268 London 40 minutes by train homes delivered in 2015-18 or Tube. • provide 280 extra affordable homes These plans include three new residential sites with 1,018 new Transport links homes. Of these, 407 will be It is 40 minutes by train from affordable. The Zone will also Waterloo and 40 minutes on host the relocated council civic the Piccadilly line from Oxford offices, a flexible community Circus. Heathrow Airport is ten space and a new primary school. minutes away.

By investing £18.5 million there Planning status will be 3,478 new homes built Planning briefs for the Bath in the Zone by 2025. That is an Road and civic centre sites, both increase of 1,125 on the local designated for development in plan and includes 1,383 homes the local plan, will be adopted for affordable rent and First late February. The brief for the Steps low cost home ownership Hounslow Town School site is and will create an estimated in scheduled for adoption in 6,956 construction jobs. June 2015.

The new Housing Zone will:

• create at least 750 new homes on the former civic centre site

46 47 Key statistics

£1.25bn £18.5m Total value of investment Indicative GLA funding allocation and development

3,478 1,391 Total number of homes Total number of affordable homes

Opportunity ransport improvements: Hounslow Council has shortlisted Public realm improvements four potential partners from the including footpath and cycle Mayor’s London Development way improvements connected to Panel to redevelop the existing development sites. civic centre and build the new civic centre at Bath Road.

48 466ha 6,956 Total Housing Zone area Total number of construction jobs

Community infrastructure: also enable the reprovision of a The Zone will assist the provision new, expanded and fit for purpose of a new Civic Centre through primary school on the School Road unlocking the Lampton Road site site with a community space. for housing, the new Civic Centre will also provide a multi-purpose community space. The Zone will

49 ilford town centre london borough of redbridge

This housing zone will boost Transport links Redbridge Council’s ambitions to Ilford town centre benefits from increase the number of new homes TfL rail services. There are also being built in the area. It will many bus routes linking the capitalise on the arrival of Crossrail area to central London in the and address existing barriers to west and Essex in the east. The investment to make Ilford a place Liverpool Street to Shenfield of choice for developers. The zone line will eventually form part of will ensure that over 2,000 much Crossrail. This will provide fast needed new homes are built. It and frequent links to the City, could also create over 4,000 new West End and Heathrow. jobs and 150 apprenticeships in the construction sector. Developer Redbridge Council will work with The new Housing Zone will: private sector partners, including Durkan Estates, Sainsbury’s • encourage new housing and Development Securities on development housing development in the zone. • regenerate the Ilford Hill and High Road Character Areas Planning status • provide over 500 new affordable Full planning consent is in homes for local people place for three of the key sites • help release council-owned in the zone already. Redbridge assets with room for over 500 Council will determine a planning new homes application for a further site by • improve public space, calm the end of summer 2015. traffic and address local congestion • prepare for the arrival of Crossrail by making Ilford Station more accessible from both north and south of the railway

50 51 Key statistics

£537m £54.768m Total value of investment Indicative GLA funding allocation and development

2,189 553 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: Improvements to Ilford Station, The borough will increase the highway and public realm number of primary and secondary improvements. school spaces by investing over £17.6m.

52 55ha 4,378 Total Housing Zone area Total number of construction jobs

53 LAMBETH london borough of LAMBETH

Around £600m will be invested to Transport links build over 1,500 badly needed new Central core sites are well homes, plus new and improved connected to Brixton town centre community facilities. The housing with London Underground and zone has two areas. The northern National Rail services to London core which has four sites - Knight’s Victoria and Chatham mainline Walk, Hemans Estate, South stations. Both the northern and Lambeth and Westbury Estate. The central core areas are well served central core made up of three sites by buses. - Fitch Court, Brixton Central and Your New Town Hall. Of the 1,582 Developer new homes that will be built on Lambeth Council these sites, at least 40 per cent will be let at affordable rent. Planning status Masterplans and detailed planning The new Housing Zone will: applications for the first phases are being developed for each estate in • build over 1,500 new homes in 2015 and 2016. Lambeth • invest in and rebuild several estates. This will improve homes for people who live there as well as provide new homes • offer a good mix of housing. This includes 40 per cent affordable homes and private rent • make public spaces better. It will also provide new, improved community facilities • raise the standards of housing. In particular, by making homes more efficient levels.

54 55 Key statistics

£600m £10m Total value of investment Indicative GLA funding allocation and development

1,582 864 Total number of homes Total number of affordable homes

56 approx. 12ha 3,164 Total Housing Zone area Total number of construction jobs

57 meridian water london borough of enfield

The vision for Meridian Water in LB Enfield to provide transport LB Enfield is for a new London and energy infrastructure. destination; home to a vibrant and sustainable community. The There will also be new social 85 hectare, £1.5bn investment and community infrastructure opportunity will create a new to support the area’s growth, neighbourhood of up to 8,000 including schools and new local new homes and 3,000 new jobs. centre. Meridian Water is identified as a growth area within the Mayor’s The new Housing Zone will: Upper Lea Valley Opportunity • Contribute to the cost of Area Planning Framework, Meridian Water station, Enfield’s Local Plan and the improving accessibility in forthcoming Central Leeside Area readiness for 4 trains an hour Action Plan. The Meridian Water from 2018 Masterplan (adopted July 2013) • Assist with the remediation provides a framework for change of former industrial land in for the area. preparation for development • Contribute towards the The Housing Zone will support construction of Meridian the first phases of development, Boulevard - a new spine road promoting up to 3,650 new across the area to serve new homes and 3,000 new jobs by homes and businesses 2026 on under-utilised land. Housing Zone funding works • Speed up the delivery of the together with funding from the Lee Valley Heat Network Local Enterprise Partnership’s Transport links Growing Places Fund and A new Meridian Water station will London Growth Fund, as well be fully operational and the STAR as the Mayor’s London Energy rail scheme will provide 4 trains Efficiency Fund, in addition an hour from 2018. A new road to funding from Transport for (Meridian Boulevard) will run London, the Department of east-west through the area. Transport, Network Rail, the European Investment Bank and

58 59 Key statistics

£1.5bn £24.985m Total value of investment Indicative GLA funding allocation and development

3,650 1,460 Total number of homes Total number of affordable homes

Developer Planning status OJEU procurement process is Masterplan adopted as Strategic underway. Planning Guidance. The forthcoming Area Action Plan will provide specific planning policy and guidance for the area. A design code has also been commissioned for Meridian Water. Key sites do not yet have planning permission.

60 85ha 7,300 Total Housing Zone area Total number of construction jobs

Transport improvements: Community infrastructure: New Meridian Water station and New schools and health increase in train service to 4 provision, as well as a new trains per hour. The new local centre. Meridian Boulevard will run across the area.

61 MORDEN TOWN CENTRE london borough of MERTON

Merton Council wants to including Tube, Tram and National regenerate Morden town centre. Rail services, working with TfL The new housing zone will open • speed up talks TfL and London up Morden for development. It Buses on redesigning road will create an attractive and lively layouts town centre. A place that makes • provide more choice of new the most of all that Morden has homes, particularly flats to offer. This includes increasing room for development and making better use of available land. There’ll Transport links be new flats, commercial and retail Morden Underground station opportunities. The zone will also (Northern line) sits at the centre benefit from Morden’s excellent of the housing zone. The area public transport links. also has many local bus services. Morden town centre is also served Partners are investing around by Thameslink (Morden South) £60m in regeneration. Overall, the and Tramlink (Morden Road). scheme is valued at £300m. Over Wimbledon town centre is a 20 the next eight years, it will create minute walk and there are easy 1,070 new homes and over 400 new Underground connections to jobs. Tooting, Balham and central London.

The new Housing Zone will: Developer To be confirmed. Led by London • improve the quantity and quality Borough of Merton in partnership of shops, homes and leisure with TfL. facilities • create an attractive, new public Planning status space at the heart of Morden. This The sites are part of the vision for will link to the cherished National Morden in Merton’s Core Strategy, Trust Morden Hall Park with specific development sites • link the town centre to allocated in Merton’s Local Plan surrounding areas 2014. More detail on Morden tation • improve connections between can be found in the planning brief Morden’s public transport links – 2014.

62 63 Key statistics

£300m £42m Total value of investment Indicative GLA funding allocation and development

1,070 428 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: Realign bus routes away from the A new Morden leisure centre and station area and to open up public swimming pool in Morden Park. space. This includes repaving and This £11m amenity is funded by new cycling facilities. Merton Council and will open in 2018.

64 5.5ha 2,140 Total Housing Zone area Total number of construction jobs

65 New Bermondsey LONDON BOROUGH OF LEWISHAM

New Bermondsey is in the The new Housing Zone will: Lewisham, Catford and New • fund, on a recoverable basis, Cross Opportunity Area, and sits transport improvements next to the planned Old Kent to accelerate delivery, including Road Opportunity Area. This a new London Overground 30 acre site is just 1.5 miles station south of London Bridge and can be reached by train in just • speed up building of the first four minutes. 532 homes, in the first two phases by at least two years With a combined investment • accelerate the entire of £1 billion, New Bermondsey development, completing will become a thriving new construction within 8 years neighbourhood with 2,400 new homes and over 2,000 new jobs. Transport links The development will include The Zone will provide a London’s largest indoor sports new station on the London centre, Energize, a church and Overground at New Bermondsey community centre, space for and improve bus transport. It creative and media start-ups and only takes four minutes to reach an integrated health centre. London Bridge from South Bermondsey station. This scheme will hugely benefit the 40,000 people already living Developer within a 15 minute walk of the Renewal site and the 6,000 new residents. Planning status The site, formerly known as Surrey Canal, received outline planning consent in March 2012.

66 67 Key statistics

circa £1bn £20m Total value of investment Indicative GLA funding allocation and development

2,372 237 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: A new station on the London The Zone includes London’s Overground at New Bermondsey largest indoor sports centre for and two new bus routes. community use, Energize, along with a Church and community centre, a creative and digital media incubation centre and an integrated health centre.

68 12ha 4,744 Total Housing Zone area Total number of construction jobs

69 poplar riverside london borough of tower hamlets

Poplar is in Tower Hamlets, one The new Housing Zone will: of the most culturally vibrant • focus on ten key sites in the area and diverse areas of London. It is very densely populated, with • help create 3,000 new jobs, two 250,000 people living in just new primary schools, a local eight square miles. The heart park and other facilities need of the East End, Tower Hamlets to sustain a new residential is the fastest growing London community borough. It takes up just 1.3 • help connect the area to per cent of London’s area, but the rest of Tower Hamlets will provide ten per cent of the and beyond by working with city’s future housing. Since Transport for London to 2008, around 6,000 affordable address the problems caused homes have been built in Tower by the A12. On the east side Hamlets. The housing zone has of the zone, the council is potential for over 6,400 new working with London Legacy homes by 2025, over 1,750 of Development Corporation and which will be affordable. Newham Council to create the River Lea Park. This will The housing zone sits within provide a continuous green the London Plan Lower Lea walking and cycling route from Valley Opportunity Area. Poplar the Thames through to Queen Riverside is also near major Elizabeth Olympic Park employment centres Canary • start discussions with the Wharf, the City and Central Mayor to look at preparing a London. The transport hub joint Opportunity Area. This will of Stratford, Queen Elizabeth ensure the huge longer term Olympic Park and the Isle of growth opportunities in the Dogs Opportunity area are north part of the Isle of Dogs also nearby. Work in the area extend into the housing zone has already started with the area regeneration of the Aberfeldy • ensure important landowners estate and new residential work together to deal with issues schemes at Tweed House and of contamination and fragmented Sunflower Mill. ownership

70 71 Key statistics

circa £2.5bn £51.95m Total value of investment Indicative GLA funding allocation and development

6,404 1,758 Total number of homes Total number of affordable homes

Developer Planning status There are mixed development Planning applications are opportunities across the zone. progressing on the Aberfeldy, Chrisp Street and Gillender site schemes while a master plan is being prepared for Ailsa Street.

72 47ha 12,808 Total Housing Zone area Total number of construction jobs

3 Aberfeldy, Chrisp Estate and Oban Rpad Number of Estate Regeneration sites

Transport improvements: Four new footbridges over the River Lea, improvements to a further bridge and better connections over the A12 and A13.

73 RAINHAM AND BEAM PARK lONDON BOROUGH OF HAVERING

Rainham and Beam Park in • turn the A1306 into a LB Havering are two important beautiful boulevard, with a 2km parts of the London Riverside linear park opportunity area. This stretches • help the council find land to for 12 kilometres, from the Royal bring forward development Docks to Rainham Marshes. • deliver a new mainline rail Housing zone investment will station at Beam Park open up this formerly industrial • develop a comprehensive area land for development. The aim planning framework and master is to create a new high quality plan garden suburb that is sustainable and well connected. Transport links A new rail station will be built on This area has already shown the Essex Thameside mainline its potential with a raft of recent at Beam Park. It will be open by projects. These include the 2019. Ahead of this, the A1306 Centre for Engineering and will be transformed and existing Manufacturing Excellence bus routes extended. (CEME), Orchard Village, Rainham Village and the Developer Rainham Marshes. Now, the new Persimmon and Circle with others housing zone will open up the (TBC). area’s huge potential to provide the new homes London so Planning status urgently needs. Two of the larger sites have planning permission, the others The new Housing Zone will: are pending. The A1306 planning framework will reinforce the • open up new sites to council’s desires for high quality significantly boost and speed residential developments. up the supply of new homes in the next five years

74 75 Key statistics

£763m £30.56m Total value of investment Indicative GLA funding allocation and development

3,457 941 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: New Beam Park station, Two primary schools, a secondary improved A1306 with cycle lanes, school, health centre, leisure extended bus routes. provision and new open space

76 513ha 6,914 Total Housing Zone area Total number of construction jobs

77 Southall london borough of ealing

The 530 hectares of the Southall The new Housing Zone will: opportunity area and Housing • improve the station arrival point Zone will benefit from being on for Crossrail the new Crossrail route. This will slash journey times to central • provide an extra 4,345 homes, London from 45 minutes to 1,785 affordable, across the less than 20 minutes. This will zone by 2025 make Southall one of the best • allow for infrastructure connected areas in west London. improvements to help connect sites across Southall With £20.125million of • improve and speed up investment, Southall will become regeneration of Havelock Estate a flourishing new neighbourhood. It has potential for 6,000 new Transport links homes and 3,000 new jobs over New Crossrail station will have the next 20 years. Some 4,345 of trains to central London in under these homes will be provided on 20 minutes. sites within the Housing Zone. Of these, 1,785 will be affordable. Developer Ealing Council has chosen These exciting plans include Catalyst Housing Group better public space around the as development partner to station, road improvements, a regenerate Havelock Estate. new civic square, a new green Future development partners corridor, two new pedestrian and for the gateway site have yet to cycle bridges. There will also be procured. be 3,000-5,000 m2 new retail and 2,250 m2 new/upgraded Planning status community space. Supplementary planning guidance for Southall Gateway will be adopted in June 2015. Havelock Estate has outline planning permission with detailed permission approved per phase.

78 79 Key statistics

circa £1.75bn £20.125m Total value of investment Indicative GLA funding allocation and development

4,345 1,785 Total number of homes Total number of affordable homes

Transport improvements: eventually a community centre. 2 bridges, road widening. Improvements to the entrance of Southall Manor House Gardens Community infrastructure: will result in a new town square A new public space and new along The Green (all part funded gardens at the front of the by GLA MRF). Refurbishment of Gurdwara building. Western the Manor House, redevelopment Road corner improvements of the Dominion Centre and to the public space that will provision of a new community feature seating, new trees, a centre at Havelock Central temporary community garden and Canalside Hub.

80 530ha 8,690 Total Housing Zone area Total number of construction jobs

1 Havelock Estate Number of Estate Regeneration sites

81 sutton one london borough of sutton

The housing zone includes • bring together important Sutton town centre and development sites to make sure Hackbridge. Both areas have more new homes been identified as having are built potential for ongoing investment and new housing. Eight sites Transport links have been identified by Sutton. Sutton and Hackbridge are well These have potential for 1,672 served by National Rail services. new homes to be built by Both offer frequent rail services March 2024. By becoming a to central London stations. housing zone, Sutton Council There are also several local can continue to improve both bus services. Hackbridge and the town centre. The new housing zone will Developer also support local ambitions The new housing development around improving the health and company will allow Sutton wellbeing of residents. It will Council to access more funding also help create stronger, more and minimise any risks. The sustainable communities. council aims to work with several developers in the zone. The new Housing Zone will: Planning status • bring forward council owned Full planning consent is already sites for housing development in place for the four priority • offer a range of housing to suit sites in the zone. The council is the needs of different groups. working to get consent for the This includes town centre living remaining four sites. for single people and couples and family homes in Hackbridge • ensure there is investment in new housing. Sutton is setting up a development company specifically for this purpose

82 83 Key statistics

circa £460m £175,000 Total value of investment Indicative GLA funding allocation and development

1,672 402 Total number of homes Total number of affordable homes

Transport improvements: The town centre’s growth is based on the potential improvements to transport links. These include investment around the train station and the Tramlink extension. Hackbridge is also seeing inward investment with improvements to transport links, including around the station area and to the public realm.

84 390ha 3,344 Total Housing Zone area Total number of construction jobs

Community infrastructure: A £3.5m investment in the proposed decentralised energy network in Hackbridge.

85 Tottenham london borough of haringey

Tottenham, in Haringey, north The new Housing Zone will: London, is one of the capital’s big • offer opportunities to build growth opportunities. almost 2,000 new homes around and on top of Tottenham Set next to the stunning Lee Hale station Valley Regional Park – London’s biggest open space – it boasts • redevelop Tottenham Hale fantastic transport links to central station London, Stratford, Cambridge • open up Lee Valley Regional and Stansted Airport. Park with two new bridges • make Tottenham easier to Ambitious regeneration plans travel around supported by a Housing Zone • give new opportunities for mean Tottenham’s future is retail, commercial and bright, with up to 25,000 new community space residents, 10,000 new homes and 5,000 new jobs by 2025, and a new town centre at Transport links Tottenham Hale with a mix of Stratford (11 minutes) Kings new commercial, retail and Cross (12 minutes), Oxford leisure space. Circus (16 minutes), and Stansted (35 minutes). An impressive ‘Green Link’ will open up Tottenham’s open Developer spaces, with new bridges and Mixed development opportunities public squares. are available across the zone.

With a revamped Tube, bus and Planning status rail station at Tottenham Hale, Area Action Plan under plans for three Crossrail consultation. 2 stations and overground rail upgrades, it will have the infrastructure it needs to support growth.

86 87 Key statistics

circa £2bn £44.115m Total value of investment Indicative GLA funding allocation and development

1,956 560 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: Two bridges, redevelopment A primary and secondary of station, new station access Harris Federation Academy, a improvements. health centre and associated community facilities.

88 560ha 3,912 Total Housing Zone area Total number of construction jobs

Number of Estate Regeneration sites: None yet but Northumberland Park and Love Lane estates are potential future investment areas

89 Wembley london borough of brent

The Wembley housing zone will route from central Wembley to use £8 million of grant for five the stadium phases of development along • improve Wembley High Road the east of Wembley High Road with market sale housing along and towards Wembley Stadium. the route. This in turn will These will run consecutively with attract investment and improve grant funding recycled into the local retail, leisure, jobs and next phase. The initial investment training opportunities will go towards building an extra 651 new homes (including 215 affordable) by 2021. Transport links Transport links include Wembley The new Housing Zone will: Central (Bakerloo line, London Overground, National Rail), • speed up and increase the Wembley Park (Jubilee and number of new homes - by Metropolitan lines), and Neasden freeing up commercial sites for (Jubilee line), and Wembley housing development Stadium rail station. The North • increase the amount of Circular Road (A406) crosses the affordable housing that can be far eastern part of the zone. built on these sites • create the right economic Developer conditions for the private A joint venture development sector to invest in housing partner will be sought through the development London Development Panel. • lead to a more balanced community with a range of Planning status housing options for people to Wembley Area Action Plan choose provides the planning framework • link up the regenerated area for this housing zone. around Wembley Park and Wembley Stadium to Wembley High Road and Wembley Hill Road with a better walking

90 91 Key statistics

circa £900m £8m Total value of investment Indicative GLA funding allocation and development

2,380 894 Total number of homes Total number of affordable homes

Transport improvements: Community infrastructure: None directly funded by None directly funded by Housing Housing Zone investment but Zone investment but £1.3m from improvement works to four main a combination of high street junctions along Wembley High fund and new homes bonus Road will be made in conjunction top slice will be spent over the with TfL. next two years on shop front improvements and creating high street workspace in currently vacant premises in Wembley town centre.

92 238.3ha 4,760 Total Housing Zone area Total number of construction jobs

93 94