THE MASTERPLAN PROPOSAL "The Masterplan Is Not a Building, and It Does Not Prescribe the Design of Buildings

77 THE MASTERPLAN PROPOSAL "The Masterplan is not a building, and it does not prescribe the design of buildings. Instead 7.1 OVERVIEW it defines a physical matrix into which individual buildings are to be inserted, the quality of the spaces they define, and the richness of the activities they are intended to support."

2 New City College Marriot

Aspen Way Gardens

West India Quay DLR NQ.A1 Aspen Way Footbridge

NQ.A4

6 Poplar Station DLR Aspen Way NQ.B1 3 North Quay Way NQ.A5 4

NQ.D1/2 Crossrail Place 5 SPACES

NQ.D4 1 Quay Square 2 The Delta 3 Poplar Plaza 1 Canada Upper Bank Street pathway 4 Quayside Square Billingsgate 5 Dock Square 6 Garden Square

3D illustration of North Quay masterplan (section cut horizonatally through at first floor level)

132 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

The North Quay Masterplan aims to create a to leave room for other teams of designers to The following chapters describe how the high-quality urban environment where people respond to each Development Plot individually, elements of the Masterplan work together to will choose to live, work and visit, and which and in response to the rest of the development achieve the fundamental design principles is able to accommodate future growth and as it stands at that particular time. which underpin the project framework and change within a sustainable development demonstrates one way this framework could All of the decisions described in the previous framework. be built out through the description of the chapters have gone towards the evolution of the Indicative Scheme. Central to the Masterplan is its well-considered Indicative Scheme, which has in turn informed and generous public realm strategy which will the Parameter Plans, Development Specification Where to start? The first thought is to repair underpin the transformation of a largely vacant and Design Guidelines. The Masterplan what’s broken, the second is to maintain what’s site into a fully functioning part of London. provides the parameters for a high-density, good and the third is to observe the guiding This transformation will not only transform the employment led mixed-use urban development. principles and contribute with the new. Site but also the surrounding area. Specifically, the adjacent South Poplar neighbourhood will, for the first time in decades, become much better connected and integrated with the economic and cultural and social infrastructure of Canary Wharf. Neighbours will be able to share in, and contribute to, the benefits brought by the ongoing investment in the area. The Masterplan is embodied in the Parameter Plans (NQ.PA.03.A) which enshrine the fundamental principles required to guide development, while preserving an appropriate degree of flexibility for the design of individual buildings and the balance of uses they will house. Similarly, the Design Guidelines (NQ.PA.04) provide information about how to work within the framework of the Masterplan, but are intentionally not overly prescriptive in order Indicative view along the Quayside towards West India Quay

NORTH QUAY Design and Access Statement July 2020 133 Where to start? The first thought is to repair what’s broken, the second is to maintain 7.2 LAYOUT what’s good and the third is to observe the guiding principles and contribute with the new.

This chapter describes the strategic decisions that were taken in order to reach the physical framework for the Masterplan. It shows how the layout of the Masterplan evolved from the early resolution of a site wide framework, to the detailed definition of Development Zones and the eventual indicative design of the Development Plots within each zone. Pedestrian legibility and simple way finding are at the heart of the Masterplan layout with the clear objective of creating safe and accessible environments where the fear of crime does not undermine quality of life and community cohesion.

View from West India Quay - repairing broken connections with the existing

134 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

7.2.1 MASTERPLAN 'LAYOUT' CONTROLLED 7.2.2 MAKING CONNECTIONS - REPAIRING THROUGH PARAMETER PLANS WHAT IS BROKEN

The Parameter Plans come together to form Having assessed movement patterns to and 2 the development controls which influence the around the site, we propose a new network Masterplan. To do this, they work alongside of routes that will connect West India Quay 3 the Development Specification and the Design with Billingsgate west-east and South Poplar North Quay Way Guidelines. through to Canary Wharf north-south. A new 6 1 5 street through the centre of the site will provide The controls in the Parameter Plans are 4 access for servicing and drop off and connect concerned largely with the design headings to the existing road network. These road of 'Layout', 'Scale' and 'Use', where the connections are made at Upper Bank Street to Development Specification is concerned with the east and Hertsmere Road to the west. The 'Amount' and the Design Guidelines with east-west footpath along Aspen Way will be all aspect of design including 'Scale' and New public spaces - a fundamental part of the new route network strengthened with a new cycle route. 'Appearance'. 1 Quay Square 3 Poplar Plaza 5 Dock Square The route layout is intentionally orthogonal, The highlighted design development described 2 The Delta 4 Quayside 6 Garden Square allowing for a series of regular Development previously in this document, led to the final Zones and public spaces to emerge in between layout of the Indicative Scheme. This indicative the Aspen Way and the Quayside. layout design is fed back into the Masterplan control documents in the form of the Parameter The central street is located such that there Plans. are suitable sized areas for Development Zones both to the north, lining Aspen Way It is through these Parameter Plans that the and to the south lining the Quayside, either street layout, public spaces and Zone locations side of the road. The Parameter Plan entitled are laid out and controlled. They work together ‘NQMP-PP-006 Access and Circulation Routes’ to secure the creation of a legible urban grain. formalises the general arrangement of the route network between, around the edges, and in some cases through, Development Zones. The different routes are described in section 2 of the Design Guidelines.

A new network of routes

NORTH QUAY Design and Access Statement July 2020 135 7.2.3 NEW PUBLIC SPACES - Parameters, everything else follows from this. Dock Square and Garden Square are the CONTRIBUTING TO THE EXISTING This high density importance on public space greenest spaces in the Masterplan, located has driven the decision to split the allocation either side of Quay Square and provide The Site is surrounded by a series of very of public realm across the site rather than important calm, quieter spaces to serve different edge conditions. These include a providing one large open space in in the centre new inhabitants as well as contributing to busy road to the north, a dock to the south, of the Site. the amenity provision for the surrounding community. an elevated railway to the west and a key This spreading of amenity brings value access road to Canary Wharf estate to the throughout the Masterplan and ensures The Delta is an area of open space located east. Beyond these are the open spaces of West everyone has access to open space close to under the existing elevated DLR tracks India Quay, Canary Wharf and South Poplar. their front door. It also ensures that there are at the western end of the site. It provides These areas already exist but interconnection different public spaces on offer to be enjoyed connectivity between the edge of Aspen Way between them is currently limited and by visitors and occupiers across the Site and and Hertsmere Road and will form part of a key incongruous. that these spaces benefit from surveillance and east-west cycle and pedestrian route. active building frontage. Exposing and enriching the dock side at North The landscape design of these open spaces Quay is a key priority of the Masterplan and The Quayside provides south facing water-side within the Indicative Scheme is explained in individual building plots have been laid out to amenity that maximises exposure to the sun more detail in Chapters 8 of this document. achieve this opening up of the water's edge. all year round. The space is located along the In addition to the waterfront or Quayside, we south of the Site, adjacent to Canary Wharf and propose five further new public spaces within Crossrail Place. the Masterplan; these are Quay Square, Dock Quay Square and Poplar Plaza constitute the Square, Poplar Plaza, Garden Square and The heart of the Masterplan, they are intended to Delta. be places which are full of activity, attracting The Masterplan contains plots of high-density new and existing local residents as well as workspace and live/stay buildings and it is this people working in the area. These spaces are high density that enhances the importance of located in the centre of the plan connecting the public realm between buildings. Canary Wharf with Aspen Way Footbridge, making them as accessible and active as Public space is at the heart of the Masterplan possible. formation. The creation and protection of these spaces is the priority within the Specified

Green spaces and water amenity in the Masterplan

136 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

Landscaping - contributing to the existing DLR undercroft - The Delta

NORTH QUAY Design and Access Statement July 2020 137 Quay Square - main public square

138 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

7.2.4 THE MASTERPLAN FRAMEWORK CASTOR LANE

The description of the layout so far has been LIMEHOUSE LINK TUNNEL specified to the level of detail to which the POPLAR DLR STATION parameters constrain the Masterplan. Beyond this the eventual individual Development

Plots should be allowed to flexibly vary within ASPEN WAY PEDESTRIAN BRIDGE ASPEN WAY

ASPEN WAY the framework as individual architects are THE DELTA GARDEN

NQA1 FFL +4200 appointed to build out the Masterplan. FFL +4200

4.47 Loading NQB1 4.49 Bay 4.49 Security Hut 4.10 Exhaust 4.52 Cycle 4.13 4.10 Retail Shaft FFL +4600 HERTSMERE ROAD Retail Lifts 4.01

Vehicle 7 NQD1 4.0 Ramp to B2 Cycle FFL +4500 +2700 Lifts

4.19 To test and inform specified parameters, we Disabl. Retail FFL +4600 shuttle Refuse lift Store Retail MUGA 4.59 Disabl. 4.63 +3000 Residential shuttle 4.94 have prepared an Indicative Scheme which Amenities lift FFL +5000 +3700 Retail

+4200 POPLAR Retail PLAZA complies with all of the "rules" set out in these Cycle Lift .42 Office Lobby 5 Retail Retail Retail Retail Resi FFL +5500

0 .7 1 8 .8 0 Lobby Office control documents. Retail 5.68 Lobby 5.67

5.83

+6200 Security Hut

The structuring of the Masterplan, using a +5300 FFL +6200 FFL +6200 FFL +6200 NORTH QUAY WAY FFL +6100

series of routes and open spaces, result in the UPPER BANK MARRIOTT HOTEL WEST INDIA QUAY Cycle Cycle Retail Lift Lifts Resi FFL +7500 STREET DLR STATION Retail Lobby reception/entrance Cycle lift

FFL +5000 formation of 8 Development Zones labelled Cycle FFL +6200 Store S. apt. Retail Resi Lobby Lobby

Retail Office NQ.A-NQ.H. These Zones are controlled by Retail BOH Store Lobby GARDEN QUAY DOCK BILLINGSGATE MARKET SQUARE Retail SQUARE SQUARE BOH the Parameter Plan entitled ‘NQMP-PP-004 Retail Retail Retail Retail Retail

FFL +5800 NQA5 WEST INDIA QUAY Retail Development Zones Ground Level and above’. FFL +5400 Development Zones are not just building plots, NQA4 FFL +5800 FFL +5800 NQD3 FFL +5800 NQD4 FFL +5800 they also cover open spaces such as Quay

CLADDING CLADDING LIMIT CLADDING Square and the area under the DLR tracks. LIMIT LIMIT

CROSSRAIL PLACE

PROMEN ADE LEVEL PROMEN ADE LEVEL ST A I R ST A I R

PROMEN ADE LEVEL ST A I R

0 25.0 m 50.0 m

1:500 Indicative Ground Floor Plan REV DATE DESCRIPTION CKD

Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site P0 JULY 2020 PLANNING SUBMISSION LP Allies and Morrison LLP North Quay Masterplan before proceeding with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. The Architect must be notified of any discrepancy. Boundaries are indicative only and are to be verified by others. 85 Southwark Street INDICATIVE SCHEME GROUND FLOOR LEVEL Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or London SE1 OHX computer systems. Allies & Morrison LLP is not responsible for nor shall be liable for the consequences of any use telephone 020 7921 0100 GENERAL ARRANGEMENT made of the drawings or models other than that for which they were produced by Allies & Morrison LLP for the facsimile 020 7921 0101 Client. All Intellectual Property Rights reserved email [email protected] 19141-00-07-100 P0

SCALE 1 : 500 @A1 1 : 1000 @A3 Revision FOR INFORMATION NORTH QUAY Design and Access Statement July 2020 139 CASTOR LANE

LIMEHOUSE LINK TUNNEL POPLAR DLR STATION

71 70

7273

74 68

6775

6676

ASPEN WAY PEDESTRIAN BRIDGE ASPEN WAY

HERTSMERE ROAD

GAS NQ.A NQ.B NQ.C NQ.D

8CN UPPER BANK 8.22 MARRIOTT HOTEL WEST INDIA QUAY STREET DLR STATION

7CN 8.76

6CN 9.13

5CN 9.66 NQ.G NQ.E NQ.H BILLINGSGATE MARKET

WEST INDIA QUAY

NQ.F 7.2.5 LIMITS OF DEVIATION In addition to the allowable deviation in

the Parameter Plans, the Design Guidelines CROSSRAIL PLACE

The Masterplan is a framework to create a stipulate minimum distances between L P L P

LP LP LP surrogate context for future development and buildings, for example, two residential NQMP-PP-004 - Development Zones Ground Level and Above

CASTOR LANE

buildings must be a minimum of 18m apart REV DATE DESCRIPTION CKD N P0 JULY 2020 PLANNING SUBMISSION LP Allies and Morrison LLP North Quay Masterplan not a fixed graphic pattern. There is flexibility KEY NOTES: 85 Southwark Street PARAMETER PLAN 0 25.0 m 50.0 m Planning Application Boundary Development Zone Boundary London SE1 OHX 1:500 @ A1 telephone 020 7921 0100 DEVELOPMENT ZONES - GROUND LEVEL AND ABOVE 1:500 Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site before proceeding Development Zone Reference facsimile 020 7921 0101 with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. A P0 0 50.0 mLIMEHOUSE LINK TUNNEL100.0 m The Architect must be notified of any discrepancy. Boundaries are indicative only and are to be verified by others. email [email protected] NQMP-PP-004 1:1000 @ A3 Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or computer systems. Allies & Morrison LLP is not responsible for nor shall be liable for the consequences of any use made of the drawings or models other than 1:1000 POPLAR DLR STATION within the layout, where routes, spaces and from each other. that for which they were produced by Allies & Morrison LLP for the Client. All Intellectual Property Rights reserved STATUS: FOR APPROVAL SCALE 1 : 500 @A1 1 : 1000 @A3 Revision

71 70

7273

74 68

6775

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building boundaries are not completely fixed 65

The Parameter Plans indicate the desired ASPEN WAY PEDESTRIAN BRIDGE ASPEN WAY but can be subject to levels of deviation. location for every route in the Masterplan

HERTSMERE ROAD In reference to the Parameter Plans provided in and the Design Guidelines set key minimum

dimensions, and only those that are critical GAS Chapter 6, each Development Zone boundary is NQ.A NQ.B NQ.C NQ.D marked on the Parameter Plan entitled ‘NQMP- to safeguard the fundamental relationships

8CN UPPER BANK 8.22 MARRIOTT HOTEL WEST INDIA QUAY STREET DLR STATION

7CN 8.76

6CN that exist between Development Zones in the 9.13

5CN PP-004 Development Zones Ground Level and 9.66 creation of a good quality public realm. NQ.G NQ.E NQ.H BILLINGSGATE MARKET above’. This represents a maximum extent WEST INDIA QUAY

NQ.F allowing inward deviation for the building The limits of deviation on the routes avoid edges from this boundary. an over prescriptive framework and instead CROSSRAIL PLACE encourage creativity. They allow the

When read alongside the Parameter Plan L P L P entitled ‘NQMP-PP-009 Development Plots Masterplan to accommodate the reality of NQMP-PP-006 - Access andLP LP CirculationLP Routes the present and, with a deviation in building CASTOR LANE REV DATE DESCRIPTION CKD KEY P0 JULY 2020 PLANNING SUBMISSION LP Allies and Morrison LLP North Quay Masterplan Maximum Heights, Widths and Lengths’ this N Planning Application Boundary Vehicular and Cycle Access / Egress Cycle / Pedestrian Routes NOTES: Development Zones Vehicle and Cycle Route Cycle / Pedestrian Access / Egress This plan does not preclude other routes coming forward. 85 Southwark Street PARAMETER PLAN 0 25.0 m 50.0 m (refer to NQMP-PP-004) London SE1 OHX 1:500 @ A1 Servicing / Emergency Vehicles Route Pedestrian Routes telephone 020 7921 0100 ACCESS AND CIRCULATION ROUTES 1:500 Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site before proceeding Pedestrian Route to Connect to Aspen Way facsimile 020 7921 0101 with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. A Development Zone Reference Potential pedestrian connection if NQ.A1/NQ.A4 Potential pedestrian connection if NQ.D4 comes P0 0 50.0 mLIMEHOUSE LINK TUNNEL100.0 m The Architect must be notified of any discrepancy. Boundaries are indicative only and are to be verified by others. Pedestrian Bridge email [email protected] NQMP-PP-006 footprint, on all sides in some cases, cater for a 1:1000 @ A3 Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or computer systems. Allies & Limit Of Deviation come forward for Residential Use forward for Residential Use (refer to NQMP-PP-009) Morrison LLP is not responsible for nor shall be liable for the consequences of any use made of the drawings or models other than 1:1000 POPLAR DLR STATION establishes the maximum developable envelope that for which they were produced by Allies & Morrison LLP for the Client. All Intellectual Property Rights reserved (refer to NQMP-PP-009) STATUS: FOR APPROVAL SCALE 1 : 500 @A1 1 : 1000 @A3 Revision

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7273 variety of building sizes as and when they are 69

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for the Masterplan. 6775

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64 required. ASPEN WAY PEDESTRIAN BRIDGE ASPEN WAY NQ.H2 Parameter Plan ‘NQMP-PP-006 Access and 25m Max AOD Circulation routes’ establishes limits of The Parameter Plans and Design Guidelines HERTSMERE ROAD NQ.A1 NQ.A2 NQ.B1 NQ.C1 NQ.D1 NQ.D2 determine that routes and views are set out in 150m Max AOD 25m Max AOD 180m Max AOD 25m Max AOD 190m Max AOD 150m Max AOD deviation for the positioning of routes between GAS a linear fashion. Each of these plots front onto a building structures and therefore allows NQ.A3 150m Max AOD

8CN UPPER BANK 8.22 MARRIOTT HOTEL WEST INDIA QUAY STREET DLR STATION

7CN public space and as such the future buildings 8.76

6CN flexibility in the positioning of building edges 9.13

5CN NQ.G1 NQ.A4 NQ.A5 NQ.E1 NQ.D3 NQ.D4 9.66 NQ.H1 BILLINGSGATE MARKET 8m Max AOD 225m Max AOD 37m Max AOD 8m Max AOD 85m Max AOD 190m Max AOD and the size of adjacent plots, limited by the have a responsibility to the creation and 12m Max AOD WEST INDIA QUAY overall maximum parameter envelope. enclosure of that space or route. NQ.F1 8m Max AOD NQ.F225m Max AOD NQ.F3 8m Max AOD

CROSSRAIL PLACE

L P L P

LP LP LP NQMP-PP-009 - Development Plots Maximum Heights, Widths and Lengths

REV DATE DESCRIPTION CKD P0 JULY 2020 PLANNING SUBMISSION LP Allies and Morrison LLP North Quay Masterplan N NOTES: KEY 85 Southwark Street PARAMETER PLAN 0 25.0 m 50.0 m Refer to Design Guide 4.2.3 for Minimum Height London SE1 OHX 1:500 @ A1 Planning Application Boundary Development Plot Difference Restrictions. telephone 020 7921 0100 DEVELOPMENT PLOTS MAXIMUM HEIGHTS, WIDTHS & 1:500 Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site before proceeding facsimile 020 7921 0101 with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. Refer to Design Guide 4.4 for Maximum B1 Use Class LENGTHS P0 0 50.0 m 100.0 m The Architect must be notified of any discrepancy. Boundaries are indicative only and are to be verified by others. Development Plot Reference email [email protected] 1:1000 @ A1 Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or computer systems. Allies & A Height Restriction. Morrison LLP is not responsible for nor shall be liable for the consequences of any use made of the drawings or models other than 1:1000 NQMP-PP-009 that for which they were produced by Allies & Morrison LLP for the Client. All Intellectual Property Rights reserved STATUS: FOR APPROVAL Revision SCALE 1 : 500 @A1 1 : 1000 @A3 140 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

North Quay Way to Quay Square

NORTH QUAY Design and Access Statement July 2020 141 7.2.6 REGULAR ZONES MAKE GOOD PLOTS

Development Zone NQ.A is split into five Development Plots, NQ.A1 through to NQ.A5. These plots hold the edges of the Site on the west side, adjacent to West India Quay DLR station and The Delta. North Quay Way runs through NQ.A3, which may be built over by a building structure. NQ.A4 and NQ.A5 provide important frontage on to the Quayside. Development Zone NQ.B has a single Development Plot NQ.B1 which may be one or more buildings. This provides a key stretch of frontage on to North Quay Way and forms much of the north side of Quay Square. It has a further long frontage onto Aspen Way. Development Zone C has a single Development Plot NQ.C1. This is to provide the podium, open space, lifts and stairs that constitute Poplar Plaza and the upper level connection of Long stretches of active frontage along North Quay Way Aspen Way Footbridge into the Masterplan. It also provides space for an indoor Multi-Use Games Area (MUGA) in the Indicative Scheme located within the podium below Poplar Plaza, accessed from North Quay Way with space for a small retail outlet. Development Zone D is split into four Development Plots NQ.D1 through to NQ.D4 which are located on the east side of the Masterplan. North Quay Way runs through NQ.D4, which may be built over by a building structure. NQ.D3 and NQ.D4 provide important frontage onto the Quayside.

Active podium of open space on Poplar Plaza Quay Square - one of the main vibrant public squares

142 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

Quayside NORTH QUAY Design and Access Statement July 2020 143 Pedestrian route to North Quay from Poplar via Poplar Plaza

144 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

7.2.7 ACTIVE FRONTAGES For further information on the proximity of entrances to drop off, set down and arrival The ground floor use of the buildings around points to ensure access and inclusivity for a space can make a big difference to the way all visitors refer to the Access Statement in that space will be used. Active frontage can Appendix 2. be achieved by ensuring the ground floor use has a public rather than a private character. It is affected by the positioning of service access into buildings at ground floor and the transparency of the building facade as it fronts the space before it. An active frontage can bring vibrancy to a place but also provide passive surveillance to help make places safer to the public and as such should be considered in the context of both the day and night. Active frontage in the Indicative Scheme follows the locations set out in the Parameter Plan by lining the key urban spaces and routes.

7.2.8 ACCESS TO BUILDINGS Animated and active public realm

Access to all buildings in the Indicative Scheme is off a street or well-defined pedestrian route. The Design Guidelines make suggestions for the locations of major entrances in the Masterplan. The Indicative Scheme aims to keep main entrances lining main roads for ease of drop off, rather than pedestrianised spaces. Points of access also encourage people movement through different times of the day and night. By locating them with this in mind, the aim is to create a safe and animated public realm.

Well defined, safe and inclusive routes

NORTH QUAY Design and Access Statement July 2020 145 Because no new buildings have been designed in detail yet, we have established a set of 7.3 SCALE rules and guidelines which would guide issues of height and massing for future designs.

North Quay needs a density commensurate 7.3.1 MAXIMUM BUILDING ZONES AND These maximum building Zones and heights with its strategic importance which is at the PUBLIC REALM have evolved in response to a number of same time sustainable and an attractive place factors, namely: to work and live. Maximum footprints and the maximum heights • Sympathetic response to surrounding context In addition to overall density, an appropriate of buildings are defined within the Masterplan, • Belief that the Site is capable of sustaining size and scale for the public spaces are vital to however, there are no minimum heights high density workspace and live/stay space achieving a successful city. stipulated. which can be achieved by the use of tall North Quay provides a significant opportunity By defining the location and maximum extents buildings to create a new place with its own identity of each Development Zone footprint, the overall • Desire for a permeable urban grain at street whilst at the same time complementing urban composition and massing is assured level which allows easy wayfinding and views Canary Wharf and integrating further high-rise and the minimum extent of open space will out to spaces beyond development into the Isle of Dogs skyline. be defined as a requirement which guarantees space between buildings. This process of • Aspiration to create a mix of public spaces fixing maximum building Zones enshrines the between buildings of varied sizes from the larger open spaces of the public realm. London garden square through to an expansive Quayside

NQA4 - 65 Storeys 220.60 m • The ability to deliver a good mix of buildings sizes and typologies that have in-built

NQD4 - 53 Storeys flexibility. 182.20 m

NQB1 - 40 Storeys 168.25 m

NQB1 - 40 Storeys • Making the most of a well-connected Site with

NQD1 - 33 Storeys 140.60 m NQD1 - 33 Storeys appreciable dockside amenity.

NQA1 - 36 Storeys

124.60 m

MARRIOTT HOTEL

104.95 m

89.15 m

NQD3 - 17 Storeys 77.40 m

49.65 m B

NQA5 - 6 Storeys 35.20 m

MARRIOTT HOTEL POPLAR PLAZA

14.20 m 13.34 m A 10.15 m GARDEN QUAY DOCK

SQUARE SQUARE GARDEN 7.90 m 5.10 m 3.70 m 4.20 m 6.20 m 6.20 m 6.20 m 6.20 m 3.20 m 3.00 m 3.15 m 5.00 m 1.55 m 3.15 m 3.15 m 0.20 m THE DELTA ACCESS UPPER BANK STREET BILLINGSGATE MARKET 1.55 m ROAD -2.80 m 0.20 m 0.20 m WEST INDIA QUAY STATION UPPER BANK STREET BILLINGSGATE MARKET -4.65 m -2.80 m

-4.65 m -4.65 m

0 25.0 m 50.0 m

0 25.0 m 50.0 m 1:500

1:500

REV DATE DESCRIPTION CKD

Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site P0 JUNE 2020 PLANNING SUBMISSION LP Allies and Morrison LLP North Quay Masterplan REV DATE DESCRIPTION CKD Section A through the southern part of the Site beforeSection proceeding with works. Detailed site survey to be carried out to verify positionsB and level relationshipsthrough the northern part of the Site Section location plan P0 JULY 2020 PLANNING SUBMISSION LP Allies and Morrison LLP North Quay Masterplan with site features and ordnance survey. The Architect must be notified of any discrepancy. Boundaries are Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site 85 Southwark Street before proceeding with works. Detailed site survey to be carried out to verify positions and level relationships indicative only and are to be verified by others. INDICATIVE SCHEME LONG SECTION A A A' with site features and ordnance survey. The Architect must be notified of any discrepancy. Boundaries are Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or London SE1 OHX 85 Southwark Street indicative only and are to be verified by others. INDICATIVE SCHEME LONG SECTIONcomputer B systems. Allies & Morrison LLP is not responsible for nor shall be liable for the consequences of any use telephone 020 7921 0100 GENERAL ARRANGEMENT Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or London SE1 OHX made of the drawings or models other than that for which they were produced by Allies & Morrison LLP for the facsimile 020 7921 0101 Client. All Intellectual Property Rights reserved computer systems. Allies & Morrison LLP is not responsible for nor shall be liable for the consequences of any use telephone 020 7921 0100 GENERAL ARRANGEMENT email [email protected] P0 made of the drawings or models other than that for which they were produced by Allies & Morrison LLP for the 19141-00-07-300 B B' facsimile 020 7921 0101 Client. All Intellectual Property Rights reserved email [email protected] 19141-00-07-301 P0 SCALE 1 : 500 @A1 1 : 1000 @A3 Revision SCALE 1 : 500 @A1 1 : 1000 @A3 Revision FOR INFORMATION FOR INFORMATION 146 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

7.3.2 TALL BUILDINGS

In order to optimise the potential of the Site, tall buildings are the predominant urban form in the Masterplan. Current planning policy highlights North Quay as a suitable area for tall buildings and the adjacent Canary Wharf sets the precedent for tall buildings. The extant 2007 planning consent for North Quay also sets a precedent for tall buildings on the Site. London's skyline and that of Canary Wharf and it's local surroundings has changed dramatically since 2007 and policy on tall buildings can be found in the adopted LBTH Local Plan 2031 policy D.DH6. Canary Wharf is allocated as a Central Activity Zone, Tall Building Zone, Opportunity Area and emerging Metropolitan Centre. The building heights and density proposed for North Quay reflect these designations and planning policies relevant to the Site.

Existing buildings North Quay

Section location plan Tall buildings of North Quay within the Canary Wharf and Wood Wharf Estate

NORTH QUAY Design and Access Statement July 2020 147 How are the tall buildings laid out and A similar varied and articulated skyline is not determine which is the taller of the two why? proposed for North Quay through a mixture of buildings allowing flexibility. building heights including tall, medium tall and Within the Indicative Scheme, a tall building is The flight protection zone for London City lower rise. In combination with the Maximum shown within Development Plot NQ.D4 with a Airport places limitation on the height of Parameter heights, the Design Guidelines lower commercial building shown across plots building structures on the Site to a maximum also set out a series of clear principles on how NQ.D1 and NQ.D2. There are however other of 225 metres AOD on the west side, reducing taller buildings should relate to each other, possible scenarios that have been studied to approximately 190 metres AOD adjacent to their spacing, composition and adjacent height where this tall building could be relocated Upper Bank Street. relationships. to Plot NQ.D1 and a commercial building or Though similar restrictions apply over Canary Plots NQ.A1 and NQ.A4 have a guideline to buildings occupy plots NQ.D2 and NQ.D4. Wharf, a varied and articulated urban form is have a defined minimum height difference This flexibility across tall building plots NQ.A4, provided across the estate, established through between them (Design Guidelines 4.2.3a). NQ.D1 and NQ.D4 has intentionally been built the 1993 Canary Wharf masterplan by SOM. This is such that one of these plots is seen to into the Masterplan to allow for a degree of be taller and the other subservient, yet it does controlled future change and is supported in

+220.60m AOD +124.60m AOD +140.60m AOD +104.95m AOD +182.20m AOD +140.60m AOD +220.60.m AOD +124.60m AOD +225m AOD +150m AOD +180m AOD +190m AOD +150m AOD +168.25m AOD +182.20m AOD +104.60m AOD +168.25m AOD

+37m AOD +8m AOD +35.20m AOD +6.2m AOD +77.40m AOD +13.5m AOD +8m AOD +25m AOD +85m AOD +190m AOD +12m AOD Indicative Scheme - view from the south Indicative Scheme - view from the north Jelly mould - view from the south

148 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

the Design Guidelines. accordingly. All plots must have a minimum we cannot predict the constraints that will height difference to their adjacent plot, other be placed on each Development Plot, as such, The maximum parameters in the Masterplan than NQ.A1 and NQ.A4 if they are live/stay, each building could eventually be forced to sit establish a three-dimensional building as described earlier. Refer to to the Design anywhere within its jelly mould. envelope within which the detailed design of Guidelines for further clarification. buildings will be developed. The 'jelly mould' is As such, it is this moulded shape, along with a term used to describe the shape that would As a result of these constraints, the maximum the Indicative Scheme that has been taken as emerge from a mould made to the outer most, jelly mould represents a shape that could never the worst-case scenario for testing sunlight and maximum dimensions for every Development be built out in its full volume. daylight, views, overshadowing, townscape Zone on the Site. impact and all other issues that would be The construction phasing of the Masterplan affected by the scale of this development. The We have seen how adjacent Development cannot, and should not, be decided now. results of the assessment on the North Quay Zones within the Masterplan are related to Instead, each phase should come forward jelly mould can be found in the Environmental one another parametrically and if one Zone organically, in response to real need as it Statement submitted in support of this OPA. were built out to its maximum dimensions, emerges on the Site. As we do not know the neighbouring Zones would be constrained order the Development Zones will be built in,

+190m AOD +190m AOD +225m AOD +150m AOD +150m AOD +180m AOD

+25m AOD +25m AOD Jelly mould - view from the north Jelly mould with indicative massing - view from the south Jelly mould with indicative massing - view from the north

NORTH QUAY Design and Access Statement July 2020 149 7.4 USE

7.4.1 INDICATIVE USES within Plot NQ.D4 and offices within Plots NQ.B1, NQ.D1 and NQ.D3. Retail uses are The type of uses proposed in the Masterplan shown across the ground and upper ground respond to the Site’s strategic location adjacent levels of all Plots and also within Plot NQ.A5 at to the financial centre of Canary Wharf, with upper levels. its excellent transport links to the rest of The wide spectrum of uses applied for in the London, and to the growing demand to make OPA – including a range of office specifications, this part of the Isle of Dogs a fully-functioning, dwelling types and tenures, student housing, ‘liveable’ part of London. hotel rooms, serviced apartments, shops, It also looks to reflect the fact that this site is restaurants, cafes and community spaces seen as integral to the Central Activity Zone. represent a rich palette of future activity in an area which can respond effectively to inevitable Permitted Land Uses are set out in the changes in future demand. Development Specification with minimum and maximum floorspace figures where relevant. The Masterplan is structured with features A balance of residential and commercial uses In order to create an active and vibrant place, to provide flexibility in the way uses are Outline Planning Permission for a wider range distributed during the realisation of each Serviced Apts of other uses that fall outside of the Use Classes phase. These features are discussed in the Office Order is also sought in the Development following pages and applied through the NQA4 Specification. The locations where those Parameter Plans and Development Specification 65 storeys Retail NQB1 which will ultimately control the development. 40 storeys Permitted Land Uses may be placed on the Site Residential NQA1 are controlled by the Parameter Plans.. 36 storeys NQD1 33 storeys NQD4 The Indicative Scheme shows a balance of 53 storeys uses and floor areas that have been deemed commercially viable in the context of today. The Masterplan framework, however, should NQD3 ‘future-proof’ the area as it is built out over NQA5 17 storeys 6 storeys the next decade or more, anticipating market changes. At upper floor levels, the Indicative Scheme includes residential use within Plots NQ.A1 and NQ.A4, serviced apartments Indicative uses massing diagram

150 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

Poplar DLR

Aspen Way

NQA1 NQB1 NQD1

Upper Bank Billingsgate Street (simplified impression of a future development)

West India Marriot Quay DLR

NQA4 NQA5

NQD3 NQD4

Crossrail Serviced Apts Place Office

Retail

Residential

Indicative Uses - Ground Floor Plan

NORTH QUAY Design and Access Statement July 2020 151 North Quay Way - main east - west through the Site

152 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

Adaptability to avoid obsolescence Swing blocks for flexibility The mix of uses in the Indicative Scheme

The use of ‘predominant uses’, ‘swing blocks’ Development Zone NQ.A and plots NQ.D1 With the Quayside water setting to the and 'frontage' concepts allow flexibility for and D4, within the Masterplan act as ‘swing south and London city views to the west, the Masterplan to respond to its context as it blocks’ with ‘any permitted uses’. It means the sub-zone Plots NQ.A1 and NQ.A4 grows. It ensures that the Masterplan is not that (apart from any constraints imposed at within Development Zone NQ.A are shown restrictive, or closed to potential opportunities ground, mezzanine and first floor levels) the as residential use above mezzanine level in the future, whilst preserving an aspiration for block is not defined as being dominated by any in the Indicative Scheme. Plot NQ.A5 is a varied mix of character areas, necessary for one particular use. Instead it can be developed predominantly retail at all levels and acts as a a healthy piece of city. Thus helping to ensure to house any use or mix of uses from the list of key lower height building animating the public that the development does not stall due to permitted uses given in the Parameter Plans. realm. changing external economic conditions. This allows for creative growth and enables Development Zones NQ.B and NQ.D form unforeseen opportunities, across large blocks at most of the northern and the eastern side the heart of the scheme, without closing them Development Zones with 'Predominant of the Masterplan with predominant office down. Uses' uses allocated at upper floor levels. Sub-zone Plot NQ.D4 complements this with Serviced One of the ways the Masterplan will define a Defining uses for building frontages to Apartments use at upper levels and book set of specific urban characters while at the make active and safe places ending the eastern end of the Quayside. same time preserving flexibility for the future is The Indicative Scheme has substantially more through the concept of ‘predominant uses’. In addition to prescribing the predominant ground floor retail space than the minimum use of the upper floors of a Development Zone, In cities, blocks and individual buildings amount stipulated on the Development Parameter Plan NPMP-PP-010 also aims to frequently support more than one use. Specification. It is likely that the types of retail prescribe the ground floor, mezzanine and Encouraging a mix of uses in blocks and units will vary across the Masterplan and first floor ‘frontages’ in key locations. This is to buildings allows the right type of use to occupy include a mix of A-class uses alongside some ensure a healthy, focused, active frontage along the right type of space and can bring a greater leisure D-class uses. There is also provision for the important routes and open spaces within number of uses into proximity of one another. a MUGA/internal sports hall illustrated in the the scheme. The successful animation of these stepped volume under Poplar Plaza. In this type of Development Zone at least places relies on interactive and engaging 51% of the floorspace created within the Zone frontage from surrounding buildings. must be given over to the predominant use (or uses). The other 49% of the floorspace can be assigned to any of the other 'Permitted Uses' (found listed in the Development Specification).

NORTH QUAY Design and Access Statement July 2020 153 Basement Strategy • Large deliveries and collection supervised and deliveries managed to avoid congestion. Further information is available in • Cycle storage A shared basement approach has been adopted the Transport Assessment which supports this for the proposed Masterplan, accessed via • Car parking OPA. a shared ramp from under the Delta near • Waste storage and removal Hertsmere Road. The scale and extent of the Cycle Storage Indicative Scheme has been informed by the • Building and infrastructure plant operational requirements of the proposed • Estate management and storage facilities. Provision is made within the basement for buildings, the strategy for the management and secure cycle storage facilities. Storage facilities servicing of the Site and the desire to minimise • Retail storage/accommodation for commercial and residential buildings will the impact of these requirements on the public be within their demise (or directly adjacent) realm. • Car Parking with access and layouts determined at detailed The Indicative Scheme shared basement is design stage. For retail staff, storage has been typically 9m deep and is divided into 2 primary A limited number of car drop off spaces will identified in common basement areas as these levels with some limited additional mezzanine be provided at street level across the Site. facilities are shared between buildings. Where space for cycle storage. In some areas, the Accessible parking spaces will be provided possible cycle storage has been located on the B2 level is double height to accommodate the within the shared basement at B2 level. The B1 level and will use a combination of single space required for refuse vehicles to lift/operate shared vehicular ramp provides access from and double storey stacking systems. Access compactors. The Delta near Hertsmere Road. from street level is anticipated to be via secure ramped access routes, cycle lifts or stairs with The basement perimeter is defined by a gutter rails located within adjacent buildings. continuous piled wall which is required to limit Truck Access the ingress of ground water into the Site both during and after construction. A portion of Truck access will be provided within the the basement wall will be constructed behind basement however their movements will the Grade I listed dock wall (banana wall). No be limited to a specific loading and goods modifications are proposed to the banana wall. handling area. The loading area enables functions such as waste collection, plant The following functions are supported by the replacement and large deliveries to be managed shared basement: discreetly below ground thus maximising open space and amenity at street level as well as reducing visual clutter. The loading bay will be Accessible cycle storage facilities

154 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

(CASTOR LANE ABOVE) (WEST INDIA DOCK ROAD ABOVE)

(LIMEHOUSE LINK TUNNEL ABOVE) (POPLAR DLR STATION ABOVE) Basement Plant Accommodation

It is (WESTanticipated INDIA DOCK ROAD that ABOVE) a large proportion of the plant equipment required by both the commercial and live/stay buildings will be (ASPEN WAY PEDESTRIAN PEDESTRIAN WAY (ASPEN ABOVE) BRIDGE (ASPEN WAY ABOVE) accommodated within the basement. This strategy enables a greater proportion of the

building ground floors to be given over to active NQB1 uses and more roof areas to be given over to NQA1 NQB1 Loading Bay NQD1 Exhaust Shaft NQA1 Inc. Cold amenity(HERTSMERE space ROAD ABOVE) or green roofs. Wet Riser W. Water Cycle Lifts Tanks Storage FFL -2800 and NQA1 Ramp to B2 NQD1 NQD1 Pumps Inc. Hot Sprinker Level NQB1 Sprinkler.Tanks Wet Riser NQD1 Cold Lift Pit Lift Pit Lift Pit W. W. Tanks Sprinkler & Pumps & Pumps Water Storage Building specific plant in the Indicative and Tank & Pumps NQA1 & Pumps Lift Pit Lift Pit Lift Pit Lift Pit Basement Basement Lift Pit NQ03 Cycle Facilities Cycle Lifts Lift Pit Lift Pit Lift Pit Lift Pit Lift Pit Lift Pit AHU & AHU & FFL -2800 Scheme is located where possible immediately Smoke Smoke Low Carb. Lift Pit Lift Pit Lift Pit Lift Pit Vent Vent Conn.Room Lift Pit Lift Pit Lift Pit Lift Pit Inc. W. below the building footprint with infrastructure Lift Pit Lift Pit Lift Pit Lift Pit Lift Pit NQB1 Shuttle Lifts Loading Bay Wet Riser FFL -2800 Smoke Extract Fans NQD1 Cycle Facilities Lift Pit Lift Pit Lift Pit Lift Pit and Low Carb. plant serving the basement located within NQA1 Pumps Cold Conn.Room Low Carb. Basement Water Room AHU & Storage Smoke common areas. This will include air ventilation Tank Vent Shuttle Lifts plant for the car park, loading and plant areas. FFL -2800

Site Management Suite (UPPER BANK STREET Air intake and exhaust points serving this Disabled Sitewide ABOVE) Accessible PaCarrking Parking TruckLo aAccessding Storage Cycle Storage and Facilites plant will be integrated into the landscape or Bay Basement Low Low Inc. & NQA5 Carb. Inc. Low Carb. Room Carb. WS Sprinkler NQD3 NQD4 incorporated into the building facade designs. Conn. NQD3 W. Room Tank and Basement AHU & Smoke Vent Tenant Cold (MARRIOTT HOTEL ABOVE) Room Wet Riser Lift Pit Pumps NQD3 Storage Water & Pumps NQD4 NQA4 NQA4&A5 Sprinkler NQD4 Storage Lift Pit Tanks & Tenant Sprinker Tanks Inc. W. Wet Riser Smoke Lift Pit Lift Pit Lift Pit and Pumps Tanks Vent. Pumps Storage NQA4 NQD4 and Plantr. NQD4 NQA4 Lift Pit NQA5 Low Carb. Cold W. Pumps NQD3 Cold Wet Riser Conn. Refuse Storage Sprinker Cold W. Water Storage & Pumps Lift Pit Room Lift Pit Lift Pit Lift Pit Store Tank Lift Pit Lift Pit Tanks&Pumps Storage Lift Pit Lift Pit Secant Wall Zone

Banana Wall Exclusion Zone

NQA5 (WEST INDIA QUAY ABOVE) (WEST INDIA QUAY DLR STATION ABOVE) NQA4 NQD4 NQD3

(NORTH QUAY DOCK ABOVE)

(CROSSRAIL PLACE ABOVE)

Indicative Scheme Basement Plan

NORTH QUAY Design and Access Statement July 2020 155

0 25.0 m 50.0 m

1:500

REV DATE DESCRIPTION CKD

Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site P0 JULY 2020 PLANNING SUBMISSION LP Allies and Morrison LLP North Quay Masterplan before proceeding with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. The Architect must be notified of any discrepancy. Boundaries are indicative only and are to be verified by others. 85 Southwark Street INDICATIVE SCHEME BASEMENT 2 LEVEL Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or London SE1 OHX computer systems. Allies & Morrison LLP is not responsible for nor shall be liable for the consequences of any use telephone 020 7921 0100 GENERAL ARRANGEMENT made of the drawings or models other than that for which they were produced by Allies & Morrison LLP for the facsimile 020 7921 0101 Client. All Intellectual Property Rights reserved email [email protected] 19141-00-07-098 P0

SCALE 1 : 500 @A1 1 : 1000 @A3 Revision FOR INFORMATION We have described the mix of uses proposed for the Masterplan and how these could 7.5 AMOUNT change over time. There is a lot of in built flexibility but it is not endless...The Development Specification puts a cap on use allocation and the amount that can be built of each type of use to ensure balanced delivery.

Development Specification and the total amount in the Masterplan

This OPA seeks approval for a total maximum amount of floor area which can be constructed when the Masterplan is completed. The Development Specification has defined this maximum area as the total that is generated by measuring the Indicative Scheme. The total floorspace applied for is 355,000 sqm GIA. Whilst it gives an overall area, the Development Specification does not set an exact figure for any one type of use class. Instead, it defines a minimum and maximum range for each use within the Masterplan, for example, the minimum amount of business (B1) floor space is 150,000 sqm whilst the maximum is 240,000 sqm. If the maximum allowable amount of each use are added together, they equal more than the total amount of floor area applied for. As such the maximum amount of every use applied for will never be fully built out. We have already discussed the notion of the ‘predominant use’ of a Development Zone, where 51% of the floor area must be dedicated to the predominant use. This rule will allow 49% of the floor area to be dedicated to any permitted use or mix of uses.

Illustrative view looking west along North Quay Way

156 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

Permitted uses can only be allocated to the of each use will be provided whilst allowing Amount in the Indicative Scheme remaining 49% of floorspace to the extent for flexibility, ensuring that the floorspace that, when the Masterplan is complete, the allocation can be rebalanced as the Masterplan The Indicative Scheme demonstrates one way minimum amount of each use as listed in the proceeds, when inevitable, yet unforeseen, of building out the OPP. Development Specification must be included on opportunities arise. An ‘Equalisation As the maximum total floorspace applied for in the Site and the maximum amount of any one Statement' will be required with each Reserved the Development Specification is 355,000 sqm use must not be exceeded. Matters application to show how the uses will GIA, the Indicative Scheme is a Masterplan be rebalanced in the remaining Masterplan. The benefit of using this method is that it drawn with that amount of floorspace to gives confidence that an acceptable amount demonstrate clearly how that might look on the Site if fully built out to that maximum GIA. It also represents one way in which the flexible mix of Permitted Land Uses applied for in the Development Specification could be developed on the Site and in compliance with the Parameter Plans. The Masterplan proposes 7 buildings across the proposed Development Plots, with shared basement levels that above and below ground total the maximum of 355,000 sqm GIA. This total area is split, broadly speaking, into 56% office, 25% residential, 14% serviced apartments and 5% retail space. In this regard it demonstrates an employment led mixed use Masterplan appropriate to this location.

Visualisation of Indicative scheme

NORTH QUAY Design and Access Statement July 2020 157 What would it all look like? The bulk and massing have been defined but, architecturally, 7.6 APPEARANCE we don't yet know. The Masterplan does not (and should not) attempt to define or overly constrain future detailed designs.

The Masterplan for North Quay has been materials – thereby providing an enhancement Sustainable measures should be encouraged conceived as a group of buildings, delivered as to the local environment. At the same time the and made visible where appropriate and in ‘the work of many hands’; an inclusive process potential for problematic glare to the space or keeping with other concerns outlined above. that promotes the use of a number of architects a facing building would need to be taken into Ensuring ‘green’ issues are prominent can to create a degree of diversity and variety account. shape public consciousness and help create across the scheme. a more sustainable culture. It is generally Parameter Plan NQMP-PP-010 sets out the accepted that the use of responsibly sourced The Masterplan is consciously European in location of active frontage at lower levels, materials, incorporation of energy and water its philosophy, building on what is best about reducing the amount of service entrances on efficient measures, etc, are popular features for London, its streets, architecture and public certain frontages where an active, busy street prospective tenants, visitors and permanent squares and spaces. The material treatment is the goal. inhabitants. This can therefore be beneficial to of buildings across the Site should correspond In terms of the form and expression of the the viability of the development as buildings to the hierarchy of proposed streets, spaces buildings, the general philosophy is that a come forward for rent, short-term use or private and character areas. Therefore, facades along degree of individuality will be welcome as long sale. key public routes will be treated in a different as it fits within the defined parameters and manner, scale and detail to frontages to more adheres to the Design Guidelines. Consciously intimate garden squares. The architectural self-reverent, attention seeking excess would proposals should be contemporary in character, Materiality undermine the collective effort and should be using high quality materials and be clear in resisted. To integrate with the surrounding urban their resolution of base, middle and top. context, the masterplan and Design Guidelines Design must be coherent and all Particular consideration should be given to propose that future buildings draw upon the encompassing, such that services pipes, the perceived depth of façade, the casting local character and history of the area to cleaning equipment and other building of shadows and the investment of detail to suggest a range of materials appropriate to the paraphernalia should be concealed from view, ground level facades. The lower sections of all Proposed Development. As demonstrated in unless an important part of the expression of buildings define new places and streets in the the image, there is a common theme between the design concept. Masterplan and should take reference from the historic and proposed developments. dockside setting and its historic origins. The variety of building typologies, heights and The masterplan proposes a continuation of this uses across the Site will affect each location Buildings need to respect their particular theme, using high quality materials within differently and different architectural responses context and setting with materials and this range of colours to contribute to the will be required. Tall buildings will look over detailing carefully considered to ensure an sense of coherence, both within the Proposed lower buildings – the rooftop view will require appropriate response. For example if the Development and the wider area. an organised arrangement of plant, services adjacent public realm would benefit from overruns, terraces and the like. Green roofs reflected sunlight then this could be factored should be considered in the more visible into the light reflectance values of façade locations, brown roofs may be better in the less visible (i.e. taller) buildings.

158 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

Quay Square NORTH QUAY Design and Access Statement July 2020 159 7.7 THE ROUTE FROM POPLAR

It is a joint aspiration of LBTH, the GLA, TFL and DLR to improve the connectivity between Poplar High Street and Canary Wharf. The local Plan seeks to 'Overcome barriers to movement' ONE CANADA accross Aspen Way. SQUARE ASPEN WAY

7.7.1 ASPEN WAY FOOTBRIDGE - EXISTING CONDITION

NORTH QUAY The Aspen Way Footbridge was constructed to POPLAR HIGH STREET provide access to the Poplar DLR station. The 3 NEW CITY 4 bridge spans above Aspen Way and connects COLLEGE Canary Wharf and Poplar. The bridge can be 2 THE WORK accessed by a set of stairs and lift from either 1 HOUSE end of the bridge and from the DLR platforms. Poplar DLR station is an interchange station EAST INDIA DOCK ROAD for three of the six lines on the DLR (Stratford- Canary Wharf, Bank-Woolwich Arsenal and Tower Gateway-Beckton) making it one of the Route from Poplar High Street to One Canada Square busiest stations on the network in terms of services. 1. 2. 3. 4. Based on an analysis of pedestrian flow and through comparison to other locations in London (including the Millennium Bridge, Jubilee Bridge and Westminster Bridge) the width and alignment of the current bridge structure has been assessed to be fit for

View from Poplar High Street Through College Alleyway Poplar access to the bridge Bridge stair and lift

160 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

purpose to satisfy the anticipated pedestrian footfall which could be generated by the Proposed Development and other future developments in the vicinity. This is described further in the accompanying Transport Statement (NQ.PA.10). Whilst the bridge itself has ample capacity for future pedestrians, the legibility of the route from Poplar High Street to Canary Wharf and the ease of making the level change up and down from the bridge needs improvement. There is also a general lack of visibility to the bridge from Poplar High Street and an unclear pedestrian path connection to Canary Wharf due to its landing arrangement on the south side of Aspen Way and the inaccessibility of North Quay. The space around both sets of stairs and lifts generally lacks purpose and identity.

7.7.2 ASPEN WAY FOOTBRIDGE - OPPORTUNITIES

The Masterplan for North Quay provides the opportunity to significantly improve the pedestrian connection between South Poplar and Canary Wharf through reworking and improving the southern landing of the existing Aspen Way Footbridge. A generous 20-metre-wide arrival space into Existing Interior of Aspen Way Footbridge North Quay will allow pedestrians to make the

NORTH QUAY Design and Access Statement July 2020 161 1 Poplar Bridge - Opportunities Route enhancement:1 Poplar Bridge 1 lighting - Opportunities Route enhancement: 1 lighting

transition from the Aspen Way Footbridge to Over the following pages we describe a number the opportunities of joined up thinking that can the North Quay Square and onwards to Canary of possible scenarios on how to improve the be achieved by LBTH, working with adjoining Wharf. The level change will be managed northern footbridge connection, including landowners. through the use of new stairs, lifts and dwell options with and without redevelopment spaces, creating a tiered ‘Poplar Plaza’ that will of the New City College western building. make this connection a positive experience Though these are outside of the scope and land rather than a simple function. Poplar Plaza is ownership of this application, they demonstrate described in more detail in Chapter 8 of this document. 1 Poplar Bridge - Opportunities Outside the red line of the OPA, there is a further opportunity for LBTH to coordinate, Route enhancement: 2 pavement along with adjoining landowners to significantly enhance the whole route from Poplar High Street to the northern end of the Aspen Way Footbridge and make some cosmetic improvements to the bridge itself. Local Plan Site Allocation 4.1 includes New City College, the Workhouse site and the DLR depot and requires improvements to be made to the Aspen Way Footbridge and routes to

it. There is a wider opportunity to make the Lighting precedents Opportunity to enhanceOpportunity to enhance connection with Poplar High Street a more the experience thethrough experience through meaningful and legible pedestrian experience the bridge with small with particular emphasis on improving vertical the bridge with small circulation for those using wheelchairs, bikes interventions or buggies. The Applicant has been in liaison interventions with those adjacent landowners and their Architects to ensure that there is joined up thinking on potential improvements prior to their proposals coming forward. In conjunction with TfL and DLR, enhancements could also be made to the existing footbridge itself which might include thorough cleaning, redecoration, improved lighting and paving materials. Wall / Floor patterns precedents Opportunity to enhance 162 the experience through All diagrams are based on the Indicative Scheme and are for illustrative purposes only the bridge with small interventions THE MASTERPLAN PROPOSAL 7

Improve and extend end of tunnel so connects directly onto the Poplar Plaza terrace

Clean and Repair glazing

Interesting and improved lighting

Improved and colourful paintwork to existing beams

New or upgraded floor finish with fun and playful pattern

Aspen Way Footbridge Opportunities

NORTH QUAY Design and Access Statement July 2020 163 7.7.3 ASPEN WAY BRIDGE NORTH CONNECTION - OPTION 1

Though we understand that proposals for the redevelopment of New City College campus and Workhouse site are being developed, at the time of submitting this OPA, no application has been submitted and this option is based on the current arrangement of these sites and looks at the opportunity of improving the connection from Poplar High Street and a new and improved arrangement of level transfer up to the footbridge. This option identifies the importance of visual connection from Poplar High Street by placing a new escalator in the view from Poplar High Street. A new bridge house which encloses the existing lift and stairs could also provide a visual connection to the bridge access point. An enhanced route could create opportunity for pockets of landscaped areas which will improve the pedestrian experience. Key points:

• Existing stair /lift remain with new cladding/ bridge house

• New escalator connection with improved visual connection

Aspen Way Bridge Link - option 1

164 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

POPLAR HIGH STREET

6 New City College

The Work- house

Precedent Image: Bridge House Precedent Image: Public Realm

1 Green space 4 2 Existing lift & stair with new cladding (bridge house) 5 3 Extension to existing Aspen Way Bridge

Utilities 4 New Escalator - direct visual connection to and from Poplar High Street 3 Building 5 Circulation and hard landscaping 1 6 Improvement to be made to access route 2 CASTOR LANE

to DLR station

Aspen Way Northern Connection - option 1

NORTH QUAY Design and Access Statement July 2020 165 7.7.4 ASPEN WAY FOOTBRIDGE NORTH CONNECTION - OPTION 2

Option 2 offers the opportunity to significantly improve the visual connection between Poplar High Street and the Poplar footbridge. This is based on the western wing of New City College being taken down and a piece of land being made available for a wider approach to be constructed providing an axial route up to the Aspen Way Footbridge. This option could provide a series of steps and terraces that seamlessly connect Poplar High Street with the Aspen Way Footbridge. A ramp adjacent to the terraces connects Poplar High Street and Castor Lane, providing access to the DLR station. Key points:

• Existing stair /lift can remain • New landscaped ramp/stairs to Poplar High Street

• Bridge level deck extension • Generous and legible route

Aspen Way Footbridge - option 2

166 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

POPLAR HIGH STREET

New City College

4 The Green Wall in front of Utilties Building Work- house

Utilities Building Seating in the Public Realm View 1 - From Poplar High Street

1 1 Existing lift & stair remain CASTOR LANE 2 Extension to existing Aspen Way Footbridge to DLR 3 New ramp with terracing connecting to the bridge station 4 Ramp from Poplar High Street to Castor Lane and DLR

Aspen Way Footbridge - option 2 View key plan

NORTH QUAY Design and Access Statement July 2020 167 168 All diagrams are based on the Indicative Scheme and are for illustrative purposes only THE MASTERPLAN PROPOSAL 7

7.7.5 SUMMARY

Whilst outside the remit of this OPA, LBTH The proposals also look at improving the have an opportunity to coordinate adjoining experience for the users on the Aspen Way landowners and developments coming forwards Footbridge. Redecoration, paving and lighting to improve this vital north south route. This improvements will help to improve legibility would enable creation of a series of positive and the aesthetics. and active joined up spaces along the Poplar High Street to Canary Wharf and to make this a much improved and more legible connection on both sides of Aspen Way. North Quay will play a key role in making this connection successful. A seamless transition could be created by extending the proposed material palette of the Proposed Development to Poplar High Street. A new raised table across Poplar High Street could provide a demarcated crossing to slow down vehicle movement and encourage pedestrians. New paving and lighting could also help to further enhance the pedestrian experience and with the introduction of DLR display boards and roundels and a way-finding strategy, this could help guide pedestrians to the transport and through to local connections. There is also the opportunity to create a series of active spaces along the route with the introduction of soft landscaping, raised planters and benches, which will provide meeting points to dwell and socialise.

Illustration of The Delta

NORTH QUAY Design and Access Statement July 2020 169