CITY IN THE EAST CITY IN THE EAST 200,000 homes 280,000 jobs Enfield

600,000 Londoners Barnet

Harrow Haringey Waltham Redbridge Forest Havering Brent Barking & Whilst the didn’t lack for land, much of Camden Islington it was heavily contaminated and demand for development Newham for both housing and commercial was rather thin at that Tower Hamlets time. City East was in part a polemical piece and so wasn’t Hillingdon Ealing founded in the statutory planning system it was looking to K&C challenge. Which meant it couldn’t influence development. H&F It was also in its own way like the borough plans a world of Hounslow its own, rather than a part of the wider city. Bexley Boris Johnson Mayor of Wandsworth Richmond upon Ten years later London’s growth is driving a renewed Thames interest in the east, and the potential exists to plan for it as part of the city rather than apart from the city. This Kingston Merton In mid-2000 Richard Rogers, who lead the Mayor’s plan is necessary to efficiently manage the allocation of upon Architecture and Urbanism Unit, felt that what was needed Thames commercial, industrial, retail and housing land across the Bromley in the Thames Gateway was a big idea, to capture the wider east of London and to consider relationships beyond Croydon imagination, something that seemed to be absent from Sutton the GLA boundary into Thurrock and Dartford. Importantly, the debate about its future. This resulted in City East, a we have the opportunity to achieve a better fit between plan for the Royal Docks that radically changed its land transport plans and spatial plans and to use the GLA’s and use. Gone was the Victorian Tate and Lyle syrup and borough’s land holdings to speed up delivery. canning factory, the meat rendering plant and City Airport (to allow greater building heights). The Royals was re- 0 5 10 km Until recently London could rely on existing infrastructure imagined as a city in its own right. A plan that at the time provision but as the population increases this is no was not a million miles from the plans that developers like County of London boundary (1943) longer the case. Experience with the Abercrombie’s 1943 County of overlaid Ballymore, who had purchased extensive riverside sites had City in the East - development areas Development Infrastructure Funding Study (DIFs), and City in the East - Opportunity Areas commissioned for themselves. on the 2015 Authority coverage area subsequently at White City and Old Oak show the benefit of providing spatial plans with a firm foundation in viability There was a reasonable frustration about the slowness and costed programmes for transport, social and utilities of the statutory planning system, by both AUU and infrastructure. But this isn’t just about numbers. The GLA is working with The timing to plan as an integrated part of the wider city developers, to actively plan for change rather than just its partners to deliver a suite of Opportunity Area Planning couldn’t be better. The majority of borough plan core describing and protecting the present status quo. The My Infrastructure Plan and its associated Board has Frameworks that form a credible spatial plan. They will strategies are about to be reviewed, the London Plan Thames Gateway never lacked for visions and masterplans provided the locus and means to get the buy in and provide the narrative for the delivery of London’s largest review will commence post May 2016 and TfL’s plans are of all shapes and sizes, but it always seemed to lack any involvement of utility providers at a senior level in the plan remaining contiguous development opportunity within its progressing at pace. There is developer interest, there are coherent idea about its purpose within the wider city. making and plan delivery process. current boundaries - The City in the East. significant public land holdings being brought forward for As a consequence the plans didn’t really gel together. delivery and there is strong local and strategic leadership Understandable given that in 2005 the planning of London My Housing SPG identifies that with the agreement of This scale of development isn’t going to be delivered to deliver the long heralded City in the East. and planners in London were still trying to get used to the Boroughs a fixed percentage of affordable homes overnight. To avoid adding further monuments in the the idea of planning the city as a whole rather than as 32 can be set in the Opportunity Areas and Housing Zones Thames Gateway master plan graveyard, these frameworks The Abercrombie County of London Plan stopped at the separate boroughs. based on the viability of development. This will provide will be sufficiently robust and flexible to withstand the Lee River, beyond which was and . Part of our greater certainty for the delivery of all types and tenures of test of time whilst providing sufficient discipline to create work is to try to overturn the historic perception of the The consequences of trying to resolve land allocation, housing. desirable places in which to live and work. east being seen as apart from London, rather than as a and particularly housing and industrial allocation within part of London. It is time to reclaim the City in the East individual borough boundary red lines were significant. That the scale of potential change has increased for London! Newham, Tower Hamlets, Greenwich and Barking and dramatically can be seen on the plan overleaf. The East Dagenham are not far apart geographically, but the way London Opportunity areas in 2004 were estimated to their local plans articulated their futures, they may as have a minimum capacity for 52,000 homes. In 2015 that well have been different worlds. In turn the London Plan has increased to over 200,000 (as a minimum). As work whilst providing a written description of what the Thames progresses on the frameworks, and more detailed physical Gateway might be, didn’t provide any spatial guidance as planning is carried out, more development capacity is to what this might look like on a plan. usually found. CITY IN THE EAST NUMBERS Towards Chelmsford, Colchester, Ipswich, Great Yarmouth CITY IN THE EAST WIDER SOUTH EAST

LB WALTHAM J28 LB ENFIELD FOREST A12 M11 Towards Stansted and LB REDBRIDGE S O U T H E S S E X LB HARINGEY Cambridge ROMFORD METROPOLITAN G R E A T E R L O N D O N Towards Basildon, TOWN CENTRE A127 Southend-on-Sea Gospel Oak to A12 Barking Line ILFORD J29 Upper Lee Valley A406 METROPOLITAN Area: 3,900 ha TOWN CENTRE STRATFORD Ilford LB BARKING LB HACKNEY METROPOLITAN Area: 85 ha LB HAVERING TOWN CENTRE & DAGENHAM M25 Thames Enterprise LB NEWHAM Riverside London Riverside BARKING Area: 3,000 ha Park Stratford Tunnel 400 homes International MAJOR 2,000 jobs TOWN Dagenham Proposed THE Royal Docks A13 Dock Station LB TOWER Lower Lee Valley and CENTRE Station () CITY (incl. Stratford) Waterfront Potential Area: 1,400 ha new station HAMLETS Area: 1,100 ha Barking Rainham Riverside Village City Roding link A13 DP WORLD Airport to Royal Docks Extension to Belvedere/Rainham Abbey Wood River Crossing LONDON GATEWAY New Capacity: 3.5 million TEU Canada Water river crossing A2016 Junction J30 Area: 46 ha improvement LAKESIDE REGIONAL , CANARY WHARF Crossrail High Speed 1 Abbey J31 Borough MAJOR TOWN CENTRE and Bankside Wood TOWN CENTRE Homes: 3,000 Area: 155 ha Lower Retail, leisure, recreation Pur eet Urban Thames Charlton Riverside Thamesmead and Bexley Riverside Regeneration Hub Crossing Area: 259 ha Area: 176 ha Area: 77 ha Area: 1,347 ha Abbey Wood upto 2,600 dwellings Option A Area: 811 ha TV & lm studios, commercial, London Creek/ and retail Paramount Greenwich Riverside Dartford Crossing Lower Entertainment Area: 165 ha Thames LB BEXLEY Resort A2 J1 PORT OF Crossing Option C LB SOUTHWARK TILBURY RB GREENWICH Ebbs eet International A205 South Circular Road LB LEWISHAM J2 EBBSFLEET GARDEN CITY Homes: 15,000 A20

N O R T H K E N T Opportunity Areas J3 GLA Green Belt M20 RELATIONSHIP TO M25 0 1 2 3 4 5 kms Green Belt W I D E R S O U T H - E A S T Towards Canterbury and Dover Towards Maidstone, Ashford and Folkestone CITY IN THE EAST LANDUSE LAND USE PLAN FOR CITY IN THE EAST

Brimsdown London needs to accommodate a growing population within its boundaries and so needs to make the most of its land assets. Underused industrial land has in the past been seen as providing the main reservoir for additional housing

Ponders End / Brimsdown capacity. The choice has often been seen as a binary one of

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i d Enfield t the need to service the wider population, particularly n a a d i with the growth of on line retailing is driving demand for l h t o r s distribution and logistics operations, and the growth of o n n o waste recycling and the closed loop economy, whilst at the c e h d t n same time London continues to the home of successful and a o t n s growing manufacturing businesses. o e ti s a u c l lo ia e r The land use plan simply looks to consolidate and intensify R st u d larger industrial facilities in locations where they have in access to the city and the M25. And where they can Hale operate on a 24 hour basis without creating problems for residential neighbours. Waltham Forest Redbridge Haringey The LSIP, the land the GLA have recently sold to Segro and the soon to be redeveloped Barking Power Station provide Havering land on to which to relocate and grow new industries.

In the new residential centres that are being created within Thameside West, Beckton and London Riverside, the potential exists to accommodate new places of work that Barking and Dagenham can coexist with residential uses and add life and vibrancy Hackney of heavy ind to these new communities. tion ustri lida al u so nd ses on IP a site c LS s. The relocation of industrial uses to areas with good access Newham nd to Olympic Park a st to the strategic road networks further out to the east and n ea io e t h north, and re-development of derelict and underused a t c o lo t e brownfield land provide substantial opportunities to R optimise both land use and land values in the east. LSIP Opportunity Area Planning Frameworks, produced jointly Tower Hamlets by the local councils, the GLA and TfL, seek to capitalise Beam Reach on these opportunities by setting out the future direction of travel - they set out future land use and development Beckton Riverside estimates, public realm, transport and environment Greenwich Peninsula strategies, as well as delivery and funding mechanisms. City in the East, collectively represents these opportunity Thameside West Thurrock areas as well as opportunities in outside their Canada Water boundaries.

Southwark

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Lewisham Bexley Dartford 0 1 2 3 4 5 kms CITY IN THE EAST INFRASTRUCTURE DEVELOPMENT INFRASTRUCTURE FUNDING

The working with the local authorities is undertaking Development Infrastructure Funding Studies (DIFS) for Opportunity Areas (OA’s) within “City in the East”. Similar studies have been carried out for other OA’s including UPPER LEE VALLEY Vauxhall, Nine Elms and (VNEB) and White City.

A DIFS study was completed in August The infrastructure assessed is that deemed to be ‘strategic’. 2015, which has identified the need The extent of strategic infrastructure to be considered would be for new primary schools and secondary agreed with all parties, including landowners, developers and Enfield schools and GP provision in Tottenham utility providers. It is essential that land owners and developers Hale and Meridian Water. Thames Water are a core part of this discussion. Waltham are planning to upgrade the Deephams Sewage Works, and the Edmonton Eco The overall objective of the DIFS is to: Forest Park is planned to become a centre for a • Assess, identify and quantify the critical enabling strategic District Heat and Power Network. infrastructure i.e. social, public realm and transport necessary to deliver the growth the OAPF envisages. This includes Additional DIFS work has been assessing the delivery and investment plans of land owners, commissioned to look at gas, electricity agencies and infrastructure providers, including utilities. • Provide an overall costing of the infrastructure requirements Haringey and telecoms utilities provision in the Upper Lee Valley to support new so that the figure is known. population growth. This should report in LONDON RIVERSIDE • Undertake a viability assessment of the level of development early 2016. proposed and within that, the level of affordable housing that can be viably delivered when taking into account DIFS has been commissioned by the GLA infrastructure, S106 and CIL costs. drawing on existing work carried out • In the event of a ‘funding gap’ after monies generated by by Barking and Dagenham Council and Section 106 contributions and CIL have been taken into Havering Council as part of their CIL’s. account, recommend what alternative funding mechanisms This piece of work should be reporting in might be available to bridge the gap. early 2016 on the combined infrastructure • Provide a commentary on the prioritisation of projects and Redbridge needs and priorities for the London where money would be most beneficially spent. Riverside Opportunity Area. Typically, a DIF study examines the following areas: Hackney Barking and Dagenham • Development viability including the effect of affordable Newham housing levels on viability Havering • Transport • Public realm improvements • Education • Healthcare • Emergency services Tower Hamlets • Community centres; libraries /archives and youth provision • Arts and cultural centres • Public open space, sport and play space • Employment and training • Utilities

These studies are informed by and complement the evidence base for the potential review of the boroughs’ and the Mayor’s ROYAL DOCKS AND BECKTON RIVERSIDE Community Infrastructure Levies. They can also for a basis for Southwark setting a fixed rate of affordable housing within Opportunity Areas. An effective DIFS ask should ensure that Land Value is DIFS has been commissionedGreenwich by the GLA and should be reporting by late 2015. An additional report on utilities is to captured for the wider public benefit, because it clearly signals to be commissioned. The will compliment the work underway for landowners what the public sector ask would be of a developer. the London Riverside Opportunity Area. Lewisham Bexley 0 1 2 3 4 5 kms UPPER LEE VALLEY CITY IN THE EAST PLACES 20,100 homes and 15,000 jobs 1. A10 / A1010 corridor 1 1a. Park 4,500 homes and 4,000 jobs 1b. High Road West masterplan 2 1,600 homes and 700 jobs 2. Ponders End masterplan Enfield 1,100 homes and 700 jobs Crossrail-land 3. Meridian Water masterplan 5,000 homes and 3,000 jobs 4. Tottenham Hale District Centre framework 5,000 homes and 4,000 jobs Waltham Forest 5. Blackhorse Lane masterplan 2,500 homes and 1,000 jobs

M r e te 3 ridian Wa OLYMPIC LEGACY Meridian Water 32,000 homes and 50,000 jobs 6. Northern Olympic Fringe 1b 1a 3,000 homes and 110,000 sq. m. commercial 7. Olympic Park Tottenham 5 H e 2,000 homes and 50,000 sq. m. commercial ale Villag 4 8. Hackney Wick and Fish Island 6,000 homes and 160,000 sq. m. commercial Haringey Blackhorse Road and Romford Metropolitan 9. Stratford Northern Olympic Fringe Redbridge Town centre 12,000 homes and 700,000 sq. m. commercial Havering 10. Southern Olympic Fringe 9,000 homes and 300,000 sq. m. commercial ble aina Ind ntre & C st us Ce u u tr lt g Rive S i ROYAL DOCKS n u kin rs e w ra r id n s o a e o l B P Hackney T d 6 Q 15,000 homes and 40,000 jobs a

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h e ” 23. Crayford “ la N u Abbey Wood, Plumstead 1,000 homes and 500 jobs e s 25 Strategic links w Penin and Thamesmead 24. Slade Green On nt Development Areas 2,000 homes and 1,000 jobs tario Poi New 25. Erith 24 Housing Zones Southwark 2,500 homes and 1,000 jobs 26. Belvedere R f 11,000 homes and 5,000 jobs oy ar B al Wh a st G rr Ea Bexley 27. Thamesmead / Abbey Wood r la ier rk e u Pa 0 1 2 3 4 5 kms en ns 5,000 homes and 1,000 jobs wich Peni Greenwich Lewisham 23 CITY IN THE EAST 3D MODELLING

Building a digital model of City in the East

The GLA digital 3D model for City in the East covers large parts of the Thames Gateway. This model coverage will be gradually increased and the model updated in partnership with public and private sector stakeholders, with the objective to eventually cover all of London. It will provide a platform to inform spatial design and planning as well as consultation processes as a an interactive live 3D model. Developers of individual sites will be expected to provide 3D models of their schemes in an agreed format which will be used to populate the GLA’s model as schemes come forward. Developers will also be expected to contribute to the cost of locating their schemes within the GLA’s wider model. Assistant Director - Planning Stewart Murray [email protected] 020 7983 4271

Senior Manager Colin Wilson [email protected] 020 7983 4783

Applications Manager Justin Carr [email protected] CITY 020 7983 4895 OAPF Manager Darren Richards [email protected] 0207 983 4287

Well! These are tales of mystery! IN And many a darkly woven lie With men will easy credence gain; Wile truth, calm truth, may speak in vain, For eloquence, whose honey’d sway Our mortal wits obey, Can honour give to actions ill, And faith to deeds incredible; And bitter blame, and praises high, Fall truest from posterity.

Translations of Pindar: The First Olympic Ode. THE 470 BC

Greater London Authority The Queens Walk London SE1 2AA 020 7983 4000 EAST www.london.gov.uk/cityintheeast