Managing the Change DeptSocio-Spatial Intervention ford. BENVGBU1| Deptford Development Brief | Akil.Cristina.Emilia.Salma.Shannon BENVGBU1| Deptford 7 A6 Fig. 1 Deptford Anchor © Inspired by: &Raw 8 A6 Managing Table of Contents Part 1 – Preface Executive Summary x List of Figures xx Introduction 01 Methodology 02 Part 2 – Analysis History + Urban Analysis 04 Critical Analysis – Potentialities + Weaknesses 05 Part 3 – Proposal Vision 06 Design Principles + Guidelines 07 Part 4 – Convoy’s Wharf Master Plan Review Review 08 Part 5 – Intervention Strategies Policy Intervention 09 Spatial Intervention 10 Social Intervention 11 Part 6 – Epilogue Conclusions 12 References 13 9 A6 Executive Summary As London continues to expand and transform its eyes are on the East. Deptford, located on the South East bank of the Thames is an idoneus and attractive site for said transformation. As the imminence of redevelopment lures, with various private projects approved and ready for construction, it is opportune to root a vision in managing the moment of change. Following the initial Urban Analysis of the area, we start with a synthesis of six lenses of analysis: Infrastructure and mobility, public and open spaces, culture and economies, housing and dwelling, landmarks and urban fabric and leftovers and thresholds. Drawing from the holistic analysis a series of strengths, weaknesses, opportunities and threats of the area of study were determined. The next section provides principles and guidelines that aim to enhance the identified strengths and opportunities and minimise the weaknesses 10 Managing and threats. The guidelines act as a framework to three different types of intervention strategies: policy strategies, social strategies and spatial strategies. These strategies, taken individually or as a collective strategy, serve to manage the moment of change in Deptford. Finally our last section is a conclusion with further recommendations and considerations. We acknowledge the potential limitations of our study but offer it as open source to any and all community members of Deptford for further research and advocacy. 11 List of Figures Fig. 1 – Deptford anchor Fig. 15 – Farrells Master Plan: Eastern Fig. 2 – Deptford in context of UK Gateway Fig. 3 – Deptford in context of London Fig. 16 – New flows of pedestrian traffic Fig. 4 – Six lenses of analysis at shop level Fig. 5 – Height comparison between Fig. 17 – Pop-up incremental and Convoy’s Wharf development and affordable business spaces Deptford Fig .18 – Dry Dock illustrative process Fig. 6 – Comparison of proposed urban Fig. 19 – Location of dry dock grain Fig. 20 – Mapping proposed interven- Fig. 7 – Proposed bicycle stations tions Fig. 8 – Lines of visibility for proposed riverboat station Fig. 9 – Interweaving urban structures Fig. 10 – Current Convoy’s Wharf site Fig. 11 – Stages of Convoy’s Wharf development process Fig. 12 – Currently fenced green areas Fig. 13 – Green development of the district Fig. 14 – Reference of park regener- ation Fig. 15 – Farrells Master Plan: Eastern 12 Elongated Managing the Change 13 “Here then is Deptford, from whose pebbly beach Sailed forth the giant armaments to scour the seas, To find new worlds, and for the old To tremble at the greatness of her name. Great in her sea-born sons, but greater still In all that made her mercifully just. Here Marlow lived and died, sack-loving, silver tongued. And doubt it not that Shakespeare came here too, With rare Ben Jonson, to carouse and play On Deptford Strond, hard by the Water-gate, The English game of bowls. Then, over all,John Evelyn’s hon- or’d name, In sweet companionship with Sam- uel Pepy’s Sheds such a lustre, that, while England lasts, ‘Gainst any name on earth” 14 fo 15 PART.01 Preface 16 Introduction Deptford Overview + Re-Cap eptford is in a moment of transition, The Managing the Moment of Change but as our phase one analysis has design strategy builds on the strengths of Dshown this is not a moment of ex- the current Convoy’s Wharf master devel- ception. Rather, this transitional nature, opment plan and aims to leverage spac- characterised by cycles of demographic es of opportunity and connection within displacement and replacement, has been that framework but seeks to go beyond a definitive part of Deptford’s long history. the boundaries of the development site The question therefore is not how to stop proper. This strategy gives new life to the this change from happening, rather how neighbourhood, but does so in a holistic can we mitigate and negotiate the po- way by blending the site of the new wharf tentially detrimental effects of this current into its surrounding landscape moment of transition? The development of Convoy’s Wharf and the nature of its relationship with the im- mediate area presents a critical oppor- tunity to shape this moment of transition that subsumes the entirety of Deptford. As a pivotal development in the area, Convoy’s Wharf is at serious risk of de- camping from the surrounding urban fabric, becoming a bastion of visual and socio-political exclusion whilst also pre- figuring greater demographic displace- ment and further isolating existing com- munities. To avoid this, the area must be integrated into the neighbourhood at large and must account for the needs and aspirations of all residents, most notably current residents who are under threat of being priced out of the community. 17 United Kingdom London Deptford Fig. 2 Deptford in the context of the U.K 18 rd. Fig. 3 Deptford in the context of London 19 PART.02 History + Urban Analysis 20 MANAGING THE MOMENT OF CHANGE Phase 1 Phase 2 Urban Analysis Urban Analysis Recalibration Proposal MOBILITY 6 LENSES S.W.O.T. INTERVENTION RESEARCH Principles Guidelines Strategies HOUSING & PRIMARY DATA DWELLING Site Visit G1 1 Documentation HISTORICAL CONTEXT STUDY G2 Online Reseach URBAN FABRIC & Historic MAp Analysis LANDMARKS STEP 1 SECONDARY DATA 4 8 0 5 Charles Booth Maps 5 & 1 ) The Secret History of our Streets: Deptford Highstreet 3 " 1 3 SPATIAL OPEN & & , 0 & PUBLIC SPACES / / 3 " 2 G1 + SIMULATION ( & 5 5 5 4 6 4 SOCIAL ) 4 / G2 + 4 & * LEFTOVERS & 4 5 POLICY TRESHOLDS * VISION & 3 APPROACHES TO MOBILITY: Mobility within 4 Mobility in and out Infrastructure as displacement STEP 2 CULTURES & 3 G1 ECONOMIES G2 DEPTFORD: HISTORIES + POLITICS INFRASTRUCTURES & OF DISPLACEMENT MOBILITY If transformation is inevitable, how can it be inclusive? S106 Agreement RESULTS Farrels Architects Convoy’s Wharf Masterplan MP for Lewisham Interview 21 MANAGING THE MOMENT OF CHANGE Phase 1 Phase 2 Urban Analysis Urban Analysis Recalibration Proposal MOBILITY 6 LENSES S.W.O.T. INTERVENTION RESEARCH Principles Guidelines Strategies HOUSING & PRIMARY DATA DWELLING Site Visit G1 1 Documentation HISTORICAL CONTEXT STUDY G2 Online Reseach URBAN FABRIC & Historic MAp Analysis LANDMARKS STEP 1 SECONDARY DATA 4 8 0 5 Charles Booth Maps 5 & 1 ) The Secret History of our Streets: Deptford Highstreet 3 " 1 3 SPATIAL OPEN & & , 0 & PUBLIC SPACES / / 3 " 2 G1 + SIMULATION ( & 5 5 5 4 6 4 SOCIAL ) 4 / G2 + 4 & * LEFTOVERS & 4 5 POLICY TRESHOLDS * VISION & 3 APPROACHES TO MOBILITY: Mobility within 4 Mobility in and out Infrastructure as displacement STEP 2 CULTURES & 3 G1 ECONOMIES G2 DEPTFORD: HISTORIES + POLITICS INFRASTRUCTURES & OF DISPLACEMENT MOBILITY If transformation is inevitable, how can it be inclusive? S106 Agreement RESULTS Farrels Architects Convoy’s Wharf Masterplan MP for Lewisham Interview 22 Deptford Analysis in Six Lenses This report takes into account six particular lenses of analysis used to critically examine Deptford and develop a well-rounded understanding of the current situation. They are: Housing and Dwelling, Urban Fabric and Landmarks, Open and Public Spaces, Thresholds and Leftovers, Cultures and Economies, and Infrastructure and Mobility. Through studying all six lenses comprehensively we have been able to develop an inclusive strategy that add substance to our overarching theme of urban analysis; the history and politics of displacement. As our phase one research highlighted, Deptford has experienced rapid changes over its long history. The period of the 1960’s/70’s saw the testing and building of large modernist housing projects which drastically changed the characteristic of the area. The more recent construction of important infrastructural projects, such as the nearby DLR and Overground rail, have acted as catalysts for the move of an entirely new demographic of resident into South-east London. Now, the current development and building of high-end mixed use developments are once again putting a massive amount of pressure on the neighbourhood and threaten to displace the current population. 02.Urban 01 Fabri .H c an ou d L sin .Open and Pub an g 03 lic S dm a pac a nd es ks D es w r Spac e ove l eft lin d L g an old h es es mi hr no .T co 4 E 0 nd a s ty re ili u b lt o u M C . d n 5 a 0 e r u t c u r t s a r f n I . 6 0 Fig. 4 Six Lenses of Analysis 23 01.Housing and Dwelling at large. Since the 1960’s Deptford had been characterised by 04.Thresholds and Leftover the existence of social affordable housing units. Now, the present arrival of high-end mixed use developments are Spaces threatening that identity. Threshold and leftover spaces in Deptford are not The rich social diversity of income, education, ethnicity just physical manifestations of unused space or an and religion which also characterise the area are at risk abandoned threshold between two entities. They are of being squeezed out as new real estate developments, spaces which have been diluted in terms of experiences, introduce a large homogeneous population. The time and memory of the users and therefore can be challenge of the development of 3,500 new housing greatly influenced by the perception of the user at a units will be to stave off this homogeneity.