Lower Lea Framework

8/13/2019 Lower Lea Framework

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LowerLeaValleyStratford to Thameside

P L AN N I N G F R AM EW O RKN OV EM BE R 2 00 2

N E W H A M S A R C O F O P P O R T U N I T Y


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Newham Council recognises that developing ahigh quality built natural environment will be amajor factor in realising our vision to attractbusiness investment and encourage people toremain or become Newham residents. Thishas been evident in the number of awardsgiven to developments such as Stratford BusStation and Jubilee Line Stations.

It is essential to continue to build on this andsustain the momentum of regeneration; theCouncil has hence drawn upon the energies ofprofessional designers to create a vision and

framework for the transformation of thebrownfield sites in the Stratford to Thamesidearea.

The Arc of Opportunity International DesignCompetition attracted some of Europe's mostfamous Architectural and Urban Designpractices to create a Vision and Framework forthe future development of the area and toharness the potential of the lands and ofadjacent communities. The competition wasone of the largest of its kind in to be held inEurope and the first to promote Government'sUrban Renaissance agenda as promotedthrough the Urban Task Force.

MBM Arquitectes of Barcelona won theCompetition with proposals for a high densityCity District, focused around the new transportinterchanges. linked with adjacentcommunities and in a green waterfront setting,created by renewing and extending the naturalbut currently degraded environment of the LeaValley and it's waterways.

Following the Design Competition. the Councilhas worked very closely with the winningarchitects---MBM Arquitectes to draw up thisDesign Framework that will provide a contextfor the development of individual sites byclearly identifying the proposed infrastructure---including access, water and landscape.

As a Council we are totally committed toquality in the environment through innovativeapproaches, clear planning, working with localpeople, achieving quality developments andaddressing the poor environment. I hope you

will join us in transforming the borough in thefuture.

Cllr. Conor McAuleyMayoral Advisor for Regeneration

Cllr John Saunders

foreword


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contents

Introduction

London Borough of Newhams Vision

Section 1

MBM Arquitectes Award WinningVision

Section 2

Supplementary PlanningGuidance for

the future development of Lower Lea Valley

1 Planning Objectives

2 Transformation

3 Development nodes

Stratford

West Ham

CanningTown

4 The Way Forward

Appendices

Urban Design Strategy

Lower Lea ValleyStratford to ThamesideDraft Planning Framework

Prepared for the Environment Department,

London Borough of Newham, by:

Urban Initiatives

35 Heddon St

London W1B 4BP

London Borough of Newham

September 2000


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PlanningFramework for the Lower Lea Valley

1

introduction

above: River Lea, west boundary

of study area

Supplementary planningGuidance

Followingfinal approval and formal adoption bythe Council on the 27th July 2001, the advicecontained in this Guidance Note will be amaterial consideration in the assessment ofapplications for planningpermission in theLower Lea Valley Area.

For further information and copies of thisdocument please contact:

PlanningPolicy and Research GroupEast Ham Town Hall,High Strteet South,East ham, E6 2RP.

Telephone: 020 8430 2000

Ask for tessa Joseph ext. 22209(for copies of this document), or

Policy Group ext. 22179(for information).

John HermanHead of Development & Regeneration

Environment& Regeneration Department

November 2002

Every place needs a vision of what it wants

to be: how it should respond to change,compete with other places or preserve itsunique and inherent qualities.

This vision can be themes which derivefrom a places particular strengths andopportunities.

The Lower Lea Valley represents such anopportunity. Its vision for positive changeshould be articulated in terms of itsstrategic and local importance to Londonas a place which brings together its naturaland built form to add to the quality of thecity as a place to live, work, recreate andenjoy.

Purpose of this Framework Plan

The purpose of this document is to outline theCouncil's vision for the future regeneration ofthe Lower Lea Valley and its longterm strategyfor achievingthis by:

Identifyingthe key components for the areasregeneration,

providinga basis for co-ordinatingfuturepublic and private investment,

establishinga planningframework for deter-miningfuture development proposals, and

identifyingthose elements of the vision thatare considered capable of beingimplementedin the short to medium term

The main themes of MBM Arquitectes winningvision for the Lower Lea Valley are outlined inSection 1 of this document.

Section 2 of this document forms the CouncilsUrban Framework Plan for takingforward thevision for the future regeneration of the LowerLea Valley area from Stratford in the north tothe River Thames and Royal Docks in the south.It will be adopted as Supplementary PlanningGuidance to the Councils Unitary DevelopmentPlan and will be used to guide developmentinthis area. To avoid any uncertainty theexpected life of this Framework Plan is up to

2006, the same as the Unitary DevelopmentPlan.

The proposed developments and infrastructureimprovements identified in this first FrameworkPlan have been assessed in principle and areconsidered to be capable of implementationbetween now and 2006.

The Council recognises that the timescale forachievingthis vision for transformingthe valleyis longer then 2006, and there will be a needto review and update this Framework Plan on aregular basis in order to guide the later phasesof this regeneration process.


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2


The context of the Planning Framework lies

within the London Borough of NewhamsArc of Opportunity, an area of the Lower

Lea Valley extending from Stratford to

Thameside. Comprising some 491

hectares, it runs along the western

Boundary of the borough and is bounded

by Tower Hamlets on the west; Temple

Mills and the Lea Valley Regional Park to

the north; the North London/Jubilee Line

corridor with established residential

development to the east; and, the River

Thames to the south.

The strategic context of the areagiven its

well developed rail links, its pivotal

location, and proximity to other areas ofpositive changeoffers the potential to

create a major new urban intervention in

East London.

top: The context of the planningframework

area, showingits pivotal location at the

crossroads of Londons strategic

development corridors

left: The East London Development Focus

identified by London PlanningAdvisory

Committee (LPAC) in the mid 1990s.

Stratford

WestHam

CanningTown

East Ham

MileEnd

BowChurch

CENTRAL LINECROSSRAIL

DISTRICT LINE

Poplar

CTRL St. Pancras

BRITISH RAIL Dalston

MainlandEurope

Inner NorthLondon

CentralLondon

Inner SouthLondon

JUBILEE LINE

NorthGreenwich

SpecialBusiness

Zone

Isle ofDogs

Leyton

WansteadTottenham Hale

Barking

DOCKLANDSLIGHT RAILWAY

ForestGate

Ilford

M11

A13

RoyalDocks

OpportunityArea

WoolwichArsenal

A2

Greenwich

Deptford

Lewisham

The Context

North of Stratford the River Lea and the Lee

Valley Regional Park provide a strategicenvironmental asset of great value to Londonand the South-East, with reservoirs, anextensive waterway network, open spaces,wildlife habitats and leisure facilitiesinterspersed with built development.

The Lower Lea Valley from Stratford south tothe River Thames is more densely developedwith a complex mix of residential communities,local town centres, and industry rangingfromutilities, railway sidings, warehousinganddistribution, to locally significant smallemployment areas. As with many other olderindustrial areas since the 1970s, the LowerLea Valley and surroundingareas have sufferedfrom industrial decline. Examples include theloss of 5,000 jobs on the Stratford Rail Landsand 10,000 jobs in the Royal Docks.

Such a loss of employment has had a profoundimpact on the local community botheconomically and socially. The Lower LeaValleys industrial history and subsequentdecline has also left the area with anenvironmental legacy of contaminated andisolated sites, many of which are traversed bymajor power lines or present otherdevelopment challenges.

At the same time however, the lower section ofthe River Lea, its associated watercourses andthe River Valley have the potential to provide a

unique settingfor high quality sustainabledevelopment of strategic significance.

The River Lea (also known as River Lee) is the

principal tributary of the River Thames withinGreater London. At Old Ford, it joins theHertford Union Canal providinga connection tothe nationwide 2000 mile canal network. InStrategic Guidance for London (RPG3) it isdescribed as beingof metropolitan importance.

The 16-mile Lea Valley Corridor stretchingfromthe rural edge of London and the M25 to theRiver Thames is described in StrategicGuidance for London PlanningAuthorities asone of Londons principal RegenerationCorridors. The lower stretch of the Lea Valley inaddition connects the major regeneration nodesof Stratford and London Docklands and, alongwith them, forms the western focus of theThames Gateway area, a principal RegenerationCorridor for London and the South-East. Thearea is also located in the middle of the EastLondon Development Focus identified by theLondon PlanningAdvisory Committee (LPAC) inthe mid 1990s.


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Planning Framework for the Lower Lea Valley

3

3min2min

5min

11min

8min

The City

New Cross& New Cross Gate

Northern

Bakerloo

London Bridge

GatwickAirport

35min

LutonAirport

39min

Northern

BakerlooJubilee

Jubilee

Jubilee

Circle

Central

Hammersmith &City

East & West CoastMain Lines

Northern

Circle

Hammersmith &City

Metropolitan

Victoria

Piccadilly

Kings CrossSt Pancras

West End

Canada Water

East London

Jubilee5min

6min

6min

4min

4min

North Greenwich

MillenniumDome

Hammersmith &City

StanstedAirport

45min

8min

Maritime Greenwich

Cutty Sark

Docklands

Docklands

Docklands

1 Hour

HeathrowAirport

Waterloo,Waterloo East

& WaterlooInternational

West Ham

Jubilee

Docklands

Jubilee

District

Docklands

7min

4min

3min

10min

2min

10min

East London

StanstedAirport

(proposed)

Bow Church

Liverpool Street

East London

Whitechapel

District

3hoursParis &Brussels

Metropolitan

Bromley by Bow

District

Metropolitan

Canning Town

Canary Wharf

Metropolitan

Jubilee

HampsteadHeath

Hyde Park

Battersea ParkGreenwich Park

10min

Stratford International

London City Airport

Docklands

Bakerloo

PaddingtonStation

Metropolitan

District

Circle

Southend

1hour

Europe

3hours

East Anglia

5min

3min

Central

Docklands

Jubilee

Stratford

North West & Midlandsvia West Coast

Main Lines

WestHam

Stratford

CanningTown

N.Woolwich

ManorPark

ROMFOR

DRD

BARKIN

GRD

NEWHAMWAY

VICTORIADOCKRD

SILVERTOWNWAY

A406

UPTON

LA

NE

HIGHSTREET

NORTH

PLAISTOWRDMANORRD

HIGH

STR

EET

The opportunity afforded by this area is also

based on its excellent local and strategictransport links to both London and Europe, with

the potential to capitalise on the proposed

Stratford International Station on The Channel

Tunnel Rail Link. This potential is further

enhanced by the recent opening of the Jubilee

Line Extension, which provides a transport back

bone to the locality, and by the regeneration

successes of the strategic nodes at both ends

of the corridorStratford, London Docklands,

and the Greenwich Peninsula.

top: Newhams Arc of Opportunity

below: The planning area has well

developed transport links to both

London and Europe


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In June 1997, the London Borough of

Newham launched its vision for the futuredevelopment of the Borough. The aim of

the vision is to set out in clear terms where

the Council intends the Borough to be by

the early part of the new Century. The

vision is about rebuilding Newham and

fostering a prosperous community in which

people enjoy a better quality of life, safe

and attractive neighbourhoods, good

housing and local services.

By the beginning of 1998, it was clear that

if the Lower Lea Valley was to fulfil its full

potential in repositioning both Newham and

East London, a new approach to promoting

its long term sustainable regeneration wasrequired. Without this one of Londons

major regeneration opportunities would

remain unrealised.

The Stratford to Thameside International

Design CompetitionIt was within this context that the London

Borough of Newham and English Partnerships

launched the International Design Competition

for the area extending along the Lea Valley from

Stratford to Thameside. It was one of the

largest of its kind to be held in Europe and one

of the first to promote the governments new

urban renaissance, sustainable development,

inclusive communities, integrated transport and

economic regeneration policy agendas.

Some of Europes most famous Architectural

and Urban Design practices were invited to take

part in the competition, which was launched in

April 1998. From an original list of 15, fourteams were short-listed. They were Arup

Associates, MBM Arquitectes from Barcelona,

Pringle Richards and Sharratt and Patel Taylor.

The teams were asked to prepare a

comprehensive vision and framework for the

regeneration of the Stratford to Thameside

corridor.

The final assessment for the competition took

place in March 1999, and the selection panel

chose MBM Arquitectes from Barcelona as the

winners.

The firm is best known for the pioneering work,

carried out in close consultation with the Mayorof Barcelona for the 1992 Olympics, which saw

the comprehensive regeneration of the city's

run-down industrial areas. Large areas of

contaminated land not unlike parts of East

London were transformed into one of

Barcelona's most successful residential, mixed-

use neighbourhoods.

London Borough of Newhams Vision

above:


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5

An Ambitious and Radical Transformation

MBM Arquitectes' vision for the Lower LeaValley sets out an ambitious and radical

transformation to dramatically change the

physical, social and economic nature of the

area through an holistic design-led approach to

its regeneration.

Newham Council shares this vision and the

exciting approach it proposes for the

regeneration of the Lower Lea Valley. The

Council firmly believes that without this

magnitude of change the area will continue to

remain one of the most deprived and

environmentally damaged parts of London. The

Council is therefore, along with its regeneration

partners, now seeking to take forward thiswinning vision and turn it into reality.

The Council does not underestimate the size of

this task. The transformation of the Lower Lea

Valley is likely to take up to 15 to 20 years. It is

therefore essential that at the outset of this

transition the Council sets out a clear strategy

for achieving it.

The Council recognises that the timescale for

achieving this vision for transforming the valley

is longer than 2006, and there will be a need

to review and update this Framework Plan on a

regular basis in order to guide the later phases

of this regeneration process.

By the year 2010 Newhamwill be a major business

location and a place wherepeople will choose to

live and work.

Illustration of MBM Arquitectes vision


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7

MBM ArquitectesAward-WinningVision for theTransformation of theLower Lea Valley

section 1

far left: River Lea by High Street, Stratford

right: Three-dimensional map of

Lower Lea Valley corridor

The Lea Valley isgeologically distinctive within

the Greater London context as it carves aswathe of low-lying alluvialground from the M25to the River Thames.

This project offers a rare opportunity to restorea sense of the underlying natural order of theLea Valley by forging a new series of waterfeatures through the urban fabric that wouldconnect the entire River Lea corridor. The visionseeks to repair the landscape and make thesenatural systems legible and reveal the ecologyof the valley.

It is a question of the recovery of somethinglostthe valley and its waters that shouldstimulate the collective memory and forge agreater sense of identity of the adjoiningcommunities.

One of the primary objectives is to retain thatindustry compatible with these aims through aprocess of renovation and repair.

The task before us is to create a newmetropolitan area of urban, social andecological quality of European significance, withneighbourhoods with distinctive butrecognisable forms, linked to an urban itinerarythat merges with the existing fabric.


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MBMs Fundamental Ideas: The Five Cities

top:Water network

middle top: Autumn, The High Street

middle bottom: The canal corridor

below: Stratford, Wet square north of CTRL Station

far right: MBM Arquitectes Mastreplan for the area

1. The Water City

Water, which has always signified life, will bringprecisely that to the Valley once the Bow Backrivers and canal waters are cleaned by eliminatinguncontrolled industrial emissions.

The aim is to renvigorate the existing waterelements and integrate new wterways byencouraging vibrancy and activity from a range ofuses.

An extensive "wet square, with the urban vitality ofthe Binnen Alster Lake in Hamburg, will be situatedNorth of the proposed Stratford Channel TunnelRail Link (CTRL) station box. A new water featureto the South of the Stratford C.T.R.L stationadjacent to the A11 will highlight a "gateway" tothe valley from the East.

But the most important innovation will be the newcanal system along the East side of the Lea Valleythat will form part of a North-South corridorconnecting the new Stratford town centre with theThamesgiving a clear North-South identity to theValley.

2. The Green City

The Greenwood is a popular symbol of Englishliberty, sogreening the Valley means letting inabreath of liberty. In creating a ribbon of parks,meadows fed by rivers, streams and canals, theobjectives of the Lea Valley Park Authority andBritish Waterways will be pursued.

Threaded into this Park will be new and old urbansettlements creating a unique urban environmentinterlocked with the Park. Urban forestry will beintroduced along the edges of the Lea Valley, dryto the East, wet to the West. To the East atopographical change will be introduced to form a9m high embankment to protect the valley fromthe noise of trains and the East winds. To the Westfingers of trees will begradually introducedbetween the Blackwall Tunnel Approach and theRiver Lea.

3. The Street City

The street is the backbone of our urban society. Itgives a recognisable form to public space where

people can structure their social relationships with

the neighbourhood.

The principal function of the street is to connect.The loss of this connecting function in many areashas led to parts of our cities becoming illegible. Abalance between competitive uses will be achievedwith the design of the public space and trafficmanagement.

The 2km High Street between St Marys Bow andSt Johns Stratford will be returned to the citizensas a major avenue linking both sides of the valley.Wide tree-lined pavements will upgrade thisimportant historical link across the valley withoccasional views over the rivers and canals.

4. The Casual City

Urban activities are free to happen, almost bychance, sharing the same public space and oftenthe same building, when the urban form has aclear architectural structure. The reality ofconcurrent, or alternative, activities avoid thezoning of segregated territories. The democraticcity is casual without losing its structural form,allowing the undefined to inhabit the defined.

5. The Process City

The project plan is a design process that treatsthe planning of fragments of the city as anarchitectural project, in the same way thatarchitects design buildings. In the case of urbandesign, this consists of designing that part of thecity under consideration through the form of itspublic space: streets, squares,gardens, parks,situation of public buildings, and the placing ofstreet furniture, and at the same time defining thevertical containers of that space with the positionand heights of the adjoining facades.

Complicity against a rigid master plan and infavour of a series of project-plans (to be carriedout immediately) responds to the reality of thecasual process of the repairing and reconstructionof the city. This demands complicity of both publicand private interests in a citizen orientated

strategic plan with creative political objectiveswithin a clear architectural structure of the openspace.


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9

MBM Arquitectes Plan for transforming the area


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This Framework Plan in association with the

Unitary Development Plan sets out the Councilsstatutory planningframework for guidingthe future

transformation of the Lower Lea Valley. It is based

upon the excitingvision prepared by MBM

Arquitectes.

The Councils Vision

The Council's overall vision for the Lower Lea

Valley is:

The transformation of this section of

the Lower Lea Valley into one of

London's most sought after mixed

commercial/residential districts thatcontributes to Londons status as a

world city. This will be achieved

through the attraction of high value

new investment and the creation of a

unique high quality environment for

both business and residents, which is

characterised by extensive areas of

attractive open space/landscaping,

active and aesthetic water elements,

stunning architecture and vibrant and

sustainable communities.

PlanningFrameworkfor the FutureDevelopment ofLower Lea Valley

section 2

Objectives

Localcontext

Form

far left: Detail, Three Mills

Guidingprinciples

UDP Policyand

standards

Frameworkplan

NewhamsVision


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part one

Planning Objectives

In order to achieve this transformation the

Council has adopted the following objectives forthe areas future regeneration/development:

1. The creation of a high quality environmentwhich restores the sense of a natural rivervalley and changes the perception of theLower Lea Valley. This will be achieved by:

The formation of new water features andenhancing the setting and quality of theexisting water systems resulting in thecreation of a vibrant, active waterwaynetwork

Greening the valley to reclaim its naturallandscape through; extending the variety andamount of open space and landscaping and

creating a range of natural habitats, includingnew woodland areas, to restore and enhancethe area's riverine setting

Ensuring that the areas water features andareas of open space are accessible to thepublic

Requiring the highest standards of urbandesign and architecture for all new builtdevelopment

Protecting the valleys important views andthe setting of its principal buildings as well ascreating attractivegateway areas that markthe main entry points into the valley

Tackling existing sources of environmentaldamage thatgenerate a negative perceptionof the area

Creating a safe and secure environment

2. The creation of sustainable and vibrantcommunities within a new functioning andunified city district by:

Focusing development around the area' spriority development nodes that have thepotential to create the critical massnecessary to attract and sustain localeconomies and communities

Ensuring that new centres/developmentsmerge with the adjoining communities inorder to share the area's regeneration impactand benefits

Overcoming severance between existing sites

in order to harness the development potentialof individual sites, to unify the Lower Lea areainto an outstanding element of Londons urbanfabric and using the waterways to linkcommunities and provide a sense of place tocreate a functioning city district thattransforms the character of the whole area

Maximising the development potential of eachsite and ensuring that they contribute to theareas overall transformation

Creating an urban environment that is humanin scale, relates to the street scene and it'swaterway setting where appropriate and isable to evolve naturally over time

The provision of community services tosupport the valleys transformation

3. The development of a strong and diversifiedmixed economy by:

Promoting mixed use developments to createvitality and diversity

Encouraging development that supports theurban renaissance of the area, creates apositive confident image and providesopportunities for innovative forms of newcommercial investment

Enhancing the condition, quality andappearance of the valley's existingemployment and residential areas in orderthat they can contribute to and benefit fromthis change

Creating the opportunities for high value jobsfor local people

Promoting residential development thatextends the range of housing choice in theBorough, in terms of quality, size and price

4. Maximising the area's excellent publictransport system and creating acomprehensive transport system that fostersthe regeneration of the Lower Lea Valley by:

Supporting the development of a majorinternational transport interchange atStratford

Ensuring that existing and proposed

new Underground and Docklands LightRailway stations are linked to both newdevelopments and existing communities

Facilitating the penetration by all modes oftransport, both throughout the area and interms of access to individual sites, in order toovercome existing barriers to movement andthe isolation of individual sites

Ensuring new developments are adequatelyserved by bus services and an extensivenetwork of safe pedestrian and cycle routes

Discouraging the overall need for travel byprivate motor vehicles

Uti lising the waterways to provide sustainablemodes of transport including passengervessels, water taxis, cycle and walkingroutes, links to Thames passenger servicesand links to rail, bus, tube and DLR nodes.


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part two

Transformation

top: River Lea from CanningTown

flyover to North

This section briefly outlines the maincomponents for achievingthe Councils vision

for transformingthe valley. It is in the context ofthese area wide strategies that the developmentof individual sites will be pursued

The Councils vision sets out a completely newrole and function for the Lower Lea Valley whichis based upon the areas total transformation bycreating:

An attractive natural settingthroughout thevalley by enhancing/maximisingthe existingwater system and green spaces as a unifyingtheme and realisingtheir potential forpromotingbusiness, tourism, transportationand recreation.

A built environment of the highest standardand the removal of existingenvironmentaleyesores.

A new integrated urban form/structure thatenables new mixed use sustainablecommunities and a functioningdistrict.

High value attractive developmentopportunities.

Confidence in the area and the ability of theCouncil to deliver its vision. This will manifestitself in people wantingto live, work andinvest in the area.

For this vision to be successful, the

development of every site in the valley willhave to play a positive role in contributingtowards it and towards the provision of theinfrastructure and landscape proposals setout in this Framework Plan. This will takeseveral forms:

Direct provision of infrastructure andlandscape features as part ofdevelopment schemes.

Conditions attached to planningpermissions.

Planning obligations concludedundersection 106 of the Town and

Country Planning Act1990attachedto planning permissions.

Direct provision by bidding for UKGovernment Challenge funds andEuropean Structural funds.

In practice, a combination of these may beapplied on a site-by-site basis in

negotiation with developers, landowners,and other applicants for planningpermission. For further details onimplementation, please refer to Part 4 ofthis Plan entitled The Way Forward.

Components of Transformation

The work by MBM Arquitectes provides a longterm strategy for achievingthis transformation.It is based on the followingelements:

promotingdesign quality

landscape

water

access & movement land reclamation and infrastructure

land use

views, gateways, landmarks

urban structure

1. Promoting design quality

Good design is rarely brought about by

prescribingphysical solutions, or settingrigiddesign standards. Good practice favoursapproaches which emphasise the use of well-accepted urban design principles based on theplanningobjectives outlined in Part 1. Theseprinciples are outlined in the DETRs latestpublication By Design (May 2000), and shouldbe used as the basis for effective dialogue withall parties involved in the planninganddevelopment process.

Good design is delivered by creatingtheconditions within which it can flourish. By

Design identifies the need to focus thought onthe front end of the design process, placingmore emphasis on showinghow the vision canbe implemented in a realistic and comprehensiveway.

ISSUES

A radical improvement in the design quality ofnew developments and public and privateopen spaces is an essential element of thetransformation sought for the area.

AIM

PPG 1 states that good design should be theaimof all those involved in the development

process and should be encouragedeverywhere. The Council believes that gooddesign is a key theme in achievingits visionfor the Lower Lea Valley.

This will be achieved by:

The Council workingwith developmentpartners to promote good design. Appendix1sets out examples of good design and theprocedures the Council will pursue in order tosecure this.

In line with PPG 1 and the UDP the Council willresist development that it considers to be ofa poor design.

The Council will require planningapplicationsto be accompanied by a design statement toexplain the design principles on which adevelopment proposal is based. This will berequired for all major, sensitive or complexsites, and will reflect how the developmentslayout, density, scale, landscape, settingandvisual appearance meets with Newhamsvision.


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top: Buildingfront in Three Mills Island

middle: A Willow Warbler

below: Woodlands path

2. Landscape

ISSUES

The overridingaim in MBMs vision is torectify a lack of spatial awareness of beinginthe valley of a tributary flowinginto one ofEuropes major rivers. With few exceptionsthere is neither the intimacy of a watercourse passingthrough a heavily built-up"enclosing" townscape, nor the sense ofopenness of a river corridor flanked withgreen fields, woodland and settlements. Bothof these characteristics need to be restored.

Newham has one of the lowest percentageareas of woodland in London. Within the studyarea of 500 hectares there is less than 5

hectares of poor quality, unmanagedwoodland.

The extent and quality of existingformal openspaces is poor.

The extent and quality of existingstreetplantingis poor. Street landscapes are oftenbarren and hostile.

Many existingresidential environments arepoor, dominated by vehicles and vehiclesurfaces with low levels, quality andmaintenance of planted areas.

Existingindustrial/employment developments

exhibit similar shortcomings, together withlow standards of sitingand design.

AIM

To emphasise the importance of the area as aplace to live, work and relax, by creatingavaluable environmental resource throughgreeningthe valley. This will be achieved by theCouncil workingwith planningapplicants andother partners to:

Establish a woodland landscape which wouldcreate a distinctive linear and substantialwoodland corridor in the Lower Lea Valley by:

- regeneratingexistingwoodland areas

- creatinga new woodland spine

- formingnew independent woodland blocks

- reintroducingwet woodland areas

Establish a chain of high profile, high qualitypublic open spaces by:

- regeneratingexistingpublic open spaces

- creatingnew civic squares and open spaces

- establishinglocal public open spaces withindevelopment

Establish a linked network of street treeplantingby:

- rebuildingStratford High Street as a CivicAvenue

- creatingunity to the north

- south distributor road though tree plantingand appropriate choice of materials

- establishinga framework of street treeplantingon local streets to provide a greenlink with adjoiningareas

Establish a coherent framework of GreenCorridors and links. Including:

- creatinga continuous green corridor alongthe River Lea

- improvingaccess to the Greenway

- upgradingthe Channelsea river corridor

- creatinga green access corridor betweenRiver Lea and Bow Creek

Establish a maintenance and managementstrategy with clear guidance on:

- achievinga quality landscape in the long

term as it changes and develops- allocatingclear lines of responsibility for the

maintenance and management of thelandscape (especially public realm areas)

Establish the quality of existing landscapefeatures by:

- ensuringdevelopment proposalsincorporate a nature conservation audit,identifyingexistingfeatures worthmaintainingand measuringthe impact ofnew landscape features on them.

All landscape proposals required by thisframework plan should comply with the

requirements of this section. Further guidanceon this topic is provided in the Landscape &Ecology Strategy at Appendix 2.


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15

STRATFORD

STRATFORD INTERNATIONAL

CANNING TOWN

WEST HAM

1. New Canal

2. MinimumEdgeTreatment



3. Dry woodland+ Development

4. PublicOpen Space

5. River Corridor+ Woodland

7. Street TreePlanting

9. RiverCorridorLandscape



11. Green LinkLandscape

10. RiverCorridorLandscape

1000m0

6. GreenCorridors + Links

Woodland Landscape Zone

Nature Conservation Priority Area

Major Street Planting

PublicSpaceat TransportNode

River Corridor Landscape Zone

Allotments

FormalPublicOpen Space

GreenCorridors and Links

Existing Waterway

Proposed Water Feature

Administrative Boundary

Illustrative SectionSee Appendix


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top: Canal and Park at Three Mills

Island

middle: Lock at Three Mills Island

above: Detail of Lock

3. Water

ISSUES

Water, already present in the Lower Leavalley, can provide a distinguishing andunifying characteristic for the district. Thewaterways need to be enhanced, revealed,and added to in order to achieve this.

Ground water is available from CTRL,StratfordIPS Box, and chalk aquifersthis provides anopportunity for further waterfeatures.

Further water features in the form of lakesand canals can extend the areas watersidecharacter.

The contrast between the more natural tidalriver systems of the River Lea and associatedwaterways and the more formal, clean-watersystems of new lakes and canals can bereflected in wet and dry, informal and formallandscaping and planting, and in adjacentdevelopment forms.

Improved water corridors would offer thepotential to reclaim space and habitatdiversity for wildlife, which would contributesignificantly to Londons Biodiversity ActionPlan.

AIM

The Councils ambition is to make water coursesmore accessible, visible and to increase theirecological and landscape value.

The waterways should have a wider role asactive elements and be a focus for new functionsin the area.

Developers will have to take into account therelevant provisions of PPG 25 - Development andFlood Risk and consult with Thames Water onwater treatment and disposal.

In broad terms, the objective is to create aminimum of 20 hectares of new riversidelandscapes and water features. This will be

achieved by the Council working with planningapplicants and other partners to:

1) Improve the appearance, function and impact

of existing watercourses by:- increasing water quality through better

control of discharge to watercourses

- repairing existing river edge structures ofvisual and historic interest

- managing pockets of existing naturalhabitat along watercourses includingremoval of litter and debris

- creating pockets of new habitat within andalongside existing watercourses throughestablishment of new river edge terraces,floating islands (habitats may include

- reedbeds, sedge marsh, dampgrassland,wet woodland)

- creating riverside walkways, cycleways,

mooring points etc. to improve access anduse of river frontage

- encourage waterborne transport

2) Create new watercourses to reinforce theriverine character of the valley and to createthe focal point for high quality developmentby:

- creating linked lengths of new canals,supplied by high quality water from localgroundwater pumping suppliers(e.g.Stratford Box)

- creating wetland margin habitat zones aspart of new canal structures. Minimumeffective width 20 metres to incorporate

reedbed terraces, marginal habitats, wetwoodland andgeneral areas for publicaccess and amenity

- creating dramatic new water features suchas lakes, water inlets and fountains to formattractive settings for developers

3) Restore Traditional/Natural Embankments tothe River Lea by:

- restoring natural profiles where spaceallows or as part of environmentalmitigation strategies through removingexisting vertical walls to river corridors andrestoring graded profiles that reflect thenatural floodplain


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1000m


CANNING TOWN

WEST HAM

STRATFORD


17

Proposed Water System (indicative only)

Tidal River

Area Boundary

Existing Canal - non Tidal

River Banks

top: River Lea from Stratford

High Street

top middle: River Lea by

Bromley Gas Work

middle: Bow Locks

above: The River from Canning

Town Flyover


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top: Typical new DLR station

middle: Stratford Bus Station

above: Cycle route

4. Access & Movement

ISSUES

Major barriers to movement need to beovercome. These are east-west road and railcorridors and the northern outfall sewer, andnorth-south waterways and railways. Thesebreak the area up, making access difficultand detracting from the areas unity.

Access from the area to the strategic roadnetwork needs improvement. The A11in thenorth and A13 in the south are dualled withcentral reservations and flyovers, makingaccess for certain roads left-in/left-out only.Access to the west is limited by the River Leaand a restricted crossing over the listed

Twelvetrees Bridge. Access to the east islimited by the Jubilee Line/Silverlink Metrocorridor.

Pedestrian and cycle access both to andalongside the waterways needs improvement.

The area would generally benefit from bettercycle and pedestrian links in the interests ofaccess and sustainability.

Better physical links need to be providedbetween existing communities and new areasof opportunity to ensure that the benefits ofregeneration can be accessed equitably, andto combat social exclusion.

The area would benefit from furtherintermediate rail stations in the north-southJubilee Line/Silverlink Metro corridor inaddition to the main Stratford, West Ham andCanning Town interchanges. There is also aneed for bus services connecting all thesestations to the hinterland of the area.

There is a general lack of bus servicesthroughout the area.

In the design and promotion of new road linkscare should be taken to avoid the creation ofnew through routes attractive to car-bornecommuters.

New residential and mixed-use developmentsshould avoid the creation of car dominatedenvironments, and consideration should begiven to the creation of home zones.

AIM

The development of a multi-modal integratedtransport network, that opens up the area, linksit to adjoining communities and creates afunctioning district, is considered critical tosecuring long-term sustainable development.

This will be achieved by the Council working withplanning applicants, other partners, andtransport providers to:

Introduce a new legibility to the movementsystems of the Lower Lea Valley betweenStratford and the Royal Docks, including theprovision of a north-south distributor road.

Facilitate penetration by all modes both

throughout the area, and in terms of accessto individual sites, to overcome the barrierspresently formed by major east-west roadand rail corridors and north-south waterways.

Link existing and new communities to newdevelopment.

Promote the availability and attractiveness ofalternative travel modes throughout thevalley, such as light rail, buses, cycling,walking, use of towpaths and the waterwaysas a means of transport.

Seek design measures to reduce theattractiveness of roads to through traffic in

key areas.

Promote high density development withinclose proximity to existing and proposedpublic transport nodes. This will be donethrough the application of density guidelineswithin high accessibility zones. These zonesare related to walking distance from stationsand along major bus corridors.

It should be noted that all routes outlined areindicative only. Further studies andconsultation are needed to pinpoint exactroutes.


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19


CANNING TOWN

WEST HAM

STRATFORD


1000m0


600m

700m

500m

300m

300m

300m

300m

300m

800m

BROMLEY BY BOW

BOW RD

BOW CHURCH

DEVONS RD

600m

800m

DLR City AirportProposed Extension

CANNING TOWN

WEST HAM

STRATFORD



CANNING TOWN

WEST HAM

STRATFORD

STRATFORD INTERNATIONAL STRATFORD INTERNATIONAL

CANNING TOWN

WEST HAM

STRATFORD


Rail routes with proposed stations

Existing and proposed cycle network Existing and proposed pedestrian routes

Existing and proposed bus routes

Existing Station

New Station Proposed Bus Route

Existing Bus Route

Existing Cycle Route

Proposed Cycle Route

Existing Pedestrian Route

Proposed Pedestrian Routes

Rail Track


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5. Land Reclamation and Infrastructure

ISSUES

Many parts of the Lower Lea Valley aremarked by low grade industrial areas,derelict/contaminated land, and poorlydesigned and maintained buildings whichcombine to create a negative perceptionofthe area.

Overhead powerlines of varying capacitiespass through the area and are visuallyunattractive as well as a restriction ondevelopment.

Underground gas pipelines and gasinfrastructure represent possible restraints

to new development.

AIM

To improve the areas image and attractivenessto new investment by successfully tacklingexisting eyesores.This will be achieved by:

Working with the National Grid and LondonElectricity to assess the possibility ofundergrounding power lines, a potentialroute is outlined on the plan

Working with British Gas to rerouteunderground pipelines and the removal ofnonlisted gas holders to maximise the

areas regeneration opportunities.

Working with landowners, developers andother partners to reclaim areas ofcontaminated land.

Working with the Environment Agency toimprove the water quality and condition ofthe water courses throughout the valley.

Working with landowners and developers toensure that all sites are properlymaintained.

6. Land Use and Density

ISSUES

Much of the area is characterised by singlenon-residential uses. This gives rise to areasbeing unpopulated for significant periodsof time, a range of community safetyissues, uninspiring urban landscapes andpotentially higher levels of traffic generation.

As mentioned in 4. Access and Movementhigh density development will beencouraged within close proximity oftransport nodes.

Live-work is identified as an acceptable usein a number of development sites in this

Framework Plan. For clarification live-workaccommodation will normally be treated asa residential use on these sites, with UDPaffordable housing policies applying, unlessitis demonstrated to the satisfaction of thelocal planning authority to be apredominantly employment-generating use.

AIM

The introduction of more mixed-usedevelopment in order to encourage diversity,community life and vitality to the area as wellas creating greater sustainability. This will beachieved by the Council:

Seeking mixed-use development as afundamental means to achieving therenaissance of the area, particularly aroundthe areas designated priority developmentnodes.

Promoting appropriate developmentthrough the use of Area Action Plans andPlanning Briefs.

Seeking higher densities of developmentand lower car parking requirements in areaswith good public transport accessibility (seeDevelopment Sites map) subject to highstandards of design and an ability to relatepositivley to waterway and landscape

setting.


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1 0 0 0 m0

STRATFORD

STRATFORDINTERNATIONAL

WEST HAM

CANNING TOWN

1 0 0 0 m0

1. 1 1. 4

1. 5

1 .3

1. 9

2. 1

1. 6

2 .2

2 .3

2. 4

2. 5

2 .6

2 .7

3. 1

3. 2

3. 3

3. 4

1. 2

Barking Road

2. 8

1. 7

1 .8

WARTO

NRD

.

CARPENTERSRD

RICKROBERTS

WAY

HIGH

ST

ABBEYLANE

BRIDGERD

MARSHGATELAN

E

A102NORTHERN

APPROACH

CHANNELSEARIVER

RIVERLEA

BOWCREE

K

STEPHENSONST

CODYRD

TWELVETREES

CRESCENT

CROWS

RD

WESTHAMLA

THREEMILLSWAYRIVER

BOW

BACK

RIVE

R

M

ANO

R

RD

CITYMILLRIVER

WATER

WORKSRIVER

BOW CHURCH

BLAKERRD

BURFORDRD

STAR LANE

NEWH

AM

ABBE

YRD

Existing R oute

Proposed Homogeneous Density Area

Proposed Route (indicative only)

Proposed DLR Station

Development Site - See Part Three2 . 7

Development Sites and Higher Density Zone


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7. Views, Gateways and Landmarks

ISSUES

Potentially attractive views of waterways,

open spaces and landmarks throughout the

area are frequently obscured by infrastructure

and buildings.

Similarly key gateways to the area often fail

to signal the arrival in a distinctive waterside

area of London.

AIM

The Councils intention is to create a series of

strategic views throughout the corridor to

highlight the geography of the river valley and

to enhance the setting of existing attractivebuildings and landscapes.

This will be achieved by:

Establishing street level views across

Stratford High Street.

Establishing a broad view from Bow Bridge

along the rivers edge across to Three Mills.

Preserving and opening up existing views

from Stratford High Street along Rick Roberts

Way to existing and proposed watercourses.

Establishing a panoramic view from the

Greenway at Abbey Mills.

Preserving the setting of the existing Listed

buildings at Three Mills and Mill Meads.

Protecting and enhancing the main gateways,

views and landmarks as shown in the map

opposite.

8. Urban structure

ISSUES

The Lower Lea Valley is fragmented by major

East/West transport corridors and lacks a

strong focus or unifying character. North/

South links are very weak and large parts of

the Valley have previously been developed

without regard to their adjoining areas.

AIM

The introduction of a new urban structure which

shapes the areas future development and

creates a unified functioning district is critical to

the Valleys transformation.

This will be achieved by the Council: Adopting the concept of Priority Development

Nodes as the overriding structure for guiding

development in Lower Lea Valley (see Policy

S4A of the UDP). A priority development node

is a location, which is highly accessible and

has the opportunity by focusing development

around it, to create a critical mass necessary

to transform the area and create new local

economies and communities. The Council

believes public and private investment should

initially be concentrated around such nodes in

order to maximise their regeneration benefits

and create a more sustainable pattern of

development. Development nodes will play a

vital role in improving Newhams image andidentity as a major business and residential

location within the Lower Lea Valley.


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23

al

1000m0

CANNING TOWN

WEST HAM

STRATFORD


New Public Space at Transport Node

New S treet Frontage (indicative only)

Existing Street Frontage

Views

Proposed Route

Existing Route

Landmark/Node


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part three

Development Nodes

1000m0


CANNING TOWN

WEST HAM

STRATFORD


Within the Framework area the Council hasidentified three development nodes basedaround major public transport interchanges andcorridors through the Valley. These are:

1. Stratford2. West Ham3. Canning Town

The proposed north/south road, publictransport improvements, greater use of thewaterways and the series of developmentnodes (sometimes described as astring ofpearls) will form the underlying structure f orthe areas regeneration. This nodal approachwill also play an important role in linking thenew areas with the existing communities on theeastern side of the valley.

For each of the development nodes ofStratford, West Ham and Canning Town, theCouncil has identified site specific opportunitiesin order to achieve its regeneration objectivesand vision for the Lower Lea Valley. These areset within the context of the Councils UDP andthe broad strategies for transforming theareaas indicated in the previous section.

They seek to supplement the policies in theUDP by providing more detailed guidance onthe future development of the major sites in theLower Lea Valley area.


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Chobham

Farm

Burford Road

Carpenters

Th

orntonFieldsWarton Road

Angel Lane

Marshgate Area

Sugar House Lane

RickRobertsWay

Mill Meads

RTZ

1.11.4

1.5

1.3

1.91.6

1.2

Stratford Rail Lands

STRATFORD


Blaker Road

1.7

Warton RoadIsland Site

1.8

The development of the Channel Tunnel Rail link

by 2007 will transform Stratford into a majorinternational gateway and be the major catalyst

for development on the Rail Lands.

The Councils aspiration for Stratford is to

develop a synergy between the core sites on

the Rail Lands, the existing town centre and the

surrounding development opportunities to

create a focal point for the regeneration of East

London by:

Maximising the development opportunity

provided by the new International Passenger

Station on the Rail Lands. Crucial to this will

be development links to join the Rail Lands ,

with the existing Stratford Town Centre andits hinterland.

Re-developing major gateway sites and

upgrading the main corridors leading in to

Stratford in advance of the comprehensive

redevelopment of the Rail Lands

Enhancing and expanding the role of Stratford

as a major mixed-use town centre, of

metropolitan importance especially through

the promotion of major retail, cultural and

leisure uses.

Creating high quality residential

accommodation that extends the range of

housing choice in the area

Enhancing the appearance and revitalising the

economy of traditional employment areas

STRATFORD

Focus of the Node


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c) Pedestrian and Cycling Proposals

New pedestrian/cycle links between the Rail

Lands Stations and developments, riverside

open spaces and the Stratford Shopping

Centre as part of any development.

A new improved north to south

pedestrian/cycle link to follow the River Lea

from Bow Flyover to the Lower Lea Crossing.

A new pedestrian/cycle link between the

proposed Carpenters Road development and

Stratford (under the railway).

A new pedestrian/cycle link between

Bridgewater Road and Blaker Road across

the Greenway.

MAJOR INFRASTRUCTURAL PROPOSALS

Landscape and Water Features

The formation of a freshwater lake north of

Stratford Rail Lands

Continuation of the open nature of the upper

section of the Lea Valley into the Rail Lands,

the northern boundary of Carpenters Road

and Thornton Fields through extensive

woodland planting.

The creation of new public open spaces as

part of establishing a green chain of

landmark landscape spaces between Temple

Mills and the River Thames that each have a

distinctive character and function. Proposals

include:

- Around the lake north of the Stratford IPS.

Thornton Fields Island woodland/open

space.

- Opening up of the waterways from the

main thoroughfares by creating new open

spaces adjoining rivers and canals.

- Enhancing Stratford High Street into an

attractive, landscaped boulevard and

improving street tree planting along

Carpenters Road south.

Movement and Access

a) Road Proposals

Creation of a new principal road access over

the railway line into the Stratford Rail Lands

as part of a comprehensive redevelopment of

the Carpenters Road area by realigning

Carpenters Road closer to the railway line,

and raising its level to facilitate the crossing.

Realignment of Warton Road north of the

Liverpool Street Great Eastern railway line to

follow the line of the Waterworks River to a

junction with Carpenters Road at the northern

tip of the site, leaving a 25 metre strip

between the river and the road for riverside

development. Upgrading Warton Road south of the

Liverpool Street line to create a key gateway

access into the Rail Lands.

A new east-west distributor road linking the

Carpenters site north of the Liverpool Street

line across the Waterworks River to Thornton

Fields.

b) Public Transport/Rail Proposals

Promote the successful completion of the

Channel Tunnel Rail Link (CTRL).

Explore the scope for a high capacity

transport interchange between the towncentre and the Regional and International

Passenger Stations.

Consider the possibility of linking the

proposed International Passenger Station to

the Regional Station via a new Docklands

Light Railway (DLR) route.

Support the absorption of the North London

Line between Stratford and North Woolwich

into the DLR.

Promote the reopening of a rail service from

Stratford to Stansted Airport along the

existing Lea Valley Line.


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LAND USE PROPOSALS

The main development sites in this node are:Stratford Rail Lands (core site) CarpentersRoad, Thornton Fields, Chobham Farm, AngelLane, Burford Road, Blaker Road, Island site(Warton Road), Warton Road and Stratford HighStreet.

General infrastructure and footprints ofbuildings shown are for indicative purposesonly.

a) Stratford Rail Lands (1.1)

UDP: Designated as a Major Opportunity Zonein the UDP (i.e.. MOZ1), where a primarilyemployment generating mixed use development

is sought. A major retail development, B1, B2commercial leisure and residential are identifiedas appropriate uses.

Proposed land uses: The development of theRail Lands will be guided by a master plan to beprepared jointly by London and ContinentalRailways, their development partners and theCouncil. This masterplan should take account ofguidance in this framework plan in respect ofthe strategies for transforming the Lower LeaValley, the main development principles for thissite and the opportunities offered by adjoiningsites.

The main features/principles include:

Creation of a lake to the north of the site.

Continuing the open space/green characterof the Lea Valley by extensivewoodland/structural landscaping through outthe site.

Maximising views of the new lake andwaterway network.

Formation of pedestrian/cycle links

Formation of an additional roadaccess/gateway into the site from theCarpenters Road site.

Integration of new development with theexisting town centre through a strongdevelopment link to protect the centres

future viability and vitality. Seeking the provision of a travelator or other

high capacity people mover as a coreelement of the above development link.

b) Carpenters Road (1.2)

UDP: forms part of MOZ1where theCouncil's seeking a primarily employmentgenerating mixed use development.

Proposed land uses: This site forms a keygateway into the Rail Lands and requiresdevelopment of the highest quality to reflectthis. The Council is seeking a mixed-useemployment led scheme in accordance withthe UDP designation, which include B1, B2and supporting residential uses set withinhigh quality landscaping. The close proximityto the Waterworks River provides an idealopportunity to create residential unitsfronting onto it. Any residential developmentshould include a mix of unit sizes and

provide an element of affordable housing inaccordance with the Councils UDP policies.

Inappropriate Land uses: The Council willresist low quality development not in keepingwith this mixed use designation. Due to theproximity to residential properties and theobjective to create a high qualityenvironment, B8 and waste transfer andmanagement facilities are consideredinappropriate.

c) Thornton Fields (1.3)

UDP: Forms part of MOZ1where theCouncil's seeking a primarily employmentgenerating mixed use development includinga significant element of residential.

The continued use of this site for railwayoperations is likely. However, redevelopmentmay be possible on some parts in the future.

Proposed Land uses: Within the context ofthe mixed use designation for MOZ1as awhole, residential/open space areconsidered appropriate uses for thisparticular site. The Council is thereforeseeking:

a) high-density residential development set

within a high quality landscape, andb) the creation of a major area of public

open space to reinforce the open/greennature of the Lea Valley. The open spaceshould take the form of a new woodlandarea.

The residential development should belocated at the southern end of the site withan access created from CarpentersRoad/Warton Road.

In the long term (i.e.. post 2006) the Councilwill investigate the feasibility of linking thisdevelopment with the adjoining MarshgateLane area.

The residential development should include a

mix of unit types and provide an element ofaffordable housing, in accordance with theCouncils UDP policies.


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d) Chobham Farm (1.4)

UDP: Forms part of MOZ1. Detailed guidance

on the future development of this site will be

covered in the future master plan for the Rail

Lands.

Proposed Land uses: This is an important site

given its proximity to the Rail Lands core site.

The southern section is considered

appropriate for town centre uses, such as

leisure, retail, office and residential

development, that are integrated with

Stratford town centre.

To the north of the site residential and B1 and

B2 uses are considered appropriate. The

area adjoining the north/south rail corridor,

which runs along the sites western boundary,

should be extensively landscaped to create a

new open space.

e) Angel Lane (1.5)

UDP: Forms part of MOZ1. Detailed guidance

on the future development of this site will be

covered in the future master plan for the Rail

Lands.

Proposed Land uses: Given the sites

prominent location a major landmark

development is sought, such as a national or

regional headquarters for a major

organisation. A mixed-use approach to this

development will be encouraged, for example

incorporating retail at ground floor level with

offices and residential above. Any proposal

for this site should not compromise any

future development link joining the Rail Lands

to Stratford Town Centre.

f) Burford Road (1.6)

UDP: Designated as a Mixed Use Proposal

(M5) where the Council is seeking

employment-generating uses (B1 and B2)

linked to leisure uses/cultural industries and

supported by live-work accommodation.

Proposed land uses: This is a key

development site on the edge of the town

centre and the Council is promoting a high

density mixed-use development consisting of

B1, B2 and Live Work. Other appropriate

uses which are acceptable as part of a wider

development include B8 and leisure uses.

It is important that this site is linked by

pedestrian footpaths/cyclepaths to any new

DLR station, the adjoining development site at

Rick Roberts Way, and to the local green

network.

BRIDGERD

BURFO

RDRD

DLR NewStation

New Build

Pedestrian/Cycle

New Road


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29

g) Blaker Road (1.7)

UDP: Allocated for residential (h54).

Proposed land uses: High quality residential

development with the creation of open space

adjacent to the City Mill River in order to open

up views of the river.

The Council considers this site is particularly

suitable to a form of development of multi-

storey apartments. The Council will require a

mix of units and affordable housing provision

in accordance with current UDP policies (i.e.

H13, H4, H5 and H5A). A new access, in the

form of a footpath/cycleway, should be

created to the Greenway and the adjoining

development site at the Island Site (Warton

Road).

h) Island Site (Warton Road) (1.8)

UDP: Designated as a Principal Employment

Area.

Proposed land uses: High quality residential

development with the creation of open space

adjacent to the Pudding Mill River.

As with Blaker Road the Council will require a

mix of unit type, affordable housing provision

and footpath/cycleway links to the Greenway.

The Councils proposed land use for this site

is contrary to the current UDP and any

application for residential development will

have to be processed as a formal departure.

i) Warton Road (1.9)

UDP: Forms part of MOZ1 where the Council

is promoting a primarily employment-

generating development. Warton Road is

identified as a major access point into the

Rail Lands.

Proposed Land uses: Like Carpenters this is

key gateway site in to the Rail Lands. A major

land mark building is required at the junction

with the High Street to mark this important

entrance point. The Council is promoting the

enhancement/refurbishment of the existing

residential uses on the north-east side of the

road. To the south-west side of the road a

more mixed-use high quality commercial

emphasis (i.e. B1 offices) is proposedtogether with the formation of new areas of

open space to open up views of the river.

Particular consideration should be given to

the creation of new residential links from the

Island site to the existing communities to the

north east.


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l) Stratford High Street

UDP: Sections of the High Street fall within a

number of Major Opportunity Zones, including

MOZ1 (Rail Lands), MOZ2 (Rick Roberts Way)

and MOZ3 (Three Mills Island). The UDP

recognises the importance of the High Street

as a gateway into the Borough and the Rail

Lands and promotes high quality mixed use

developments.

Proposed land uses: Only development of the

highest architectural merit will be acceptable

along this key access into Stratford. At the

western end close to the Bow flyover the

Council will be seeking to establish a major

landscaped entrance and open spaces that

will provide views across to Three MillsIsland. Along the High Street itself, a mixture

of uses including B1, local retail, A3,

residential, live work, hotels and car sales will

be encouraged.

Inappropriate land uses: Development that

undermines the vitality or viability of Stratford

Town Centre will be resisted or proposals that

would have a detrimental impact upon the

environmental quality of this important

thoroughfare/gateway.

m) Marshgate Area


Area.

Proposed Land Uses: The continuation of this

area as a Principal Employment Area

providing accommodation for the full range of

employment-generating uses including B1, B2

and B8. In accordance with UDP policies

EMP2A and EMP5A new development should

contribute positively to the quality of the area

and seek to strengthen the local economy. In

particular the Council will require new

development to provide extensive

landscaping (please see Appendix 2 for

further guidance).


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31

To create a high quality mixed use centre

focused on West Ham Station at the centre ofthe Lower Lea Valley, which links Stratford to

Canning Town and continues the underlying

principles of a high quality environment and

stunning architecture. This will be achieved

through:

Guiding development towards the excellent

public transport links centred on West Ham

Station.

Creating a new commercial centre

immediately to the west of the station and

developing a new western entrance to the

station to serve this centre.

Preserving the historic character of ThreeMills and the extensive area of adjoining open

space and its associated waterways, as an

attractive gateway and promoting this area as

a visitors/entertainment/tourism focus.

Providing the opportunity for the expansion of

the existing film/entertainment activities

based in and around Three Mills, which in

recent years has emerged as one of the

areas major growth sectors.

Improving existing pedestrian, cycle and

vehicular links in order to maximise the areas

excellent public transport connections via

West Ham and Bromley-by-Bow stations.

Upgrading the existing employment areas atHunts Lane/Sugar House Lane and Cody

Road.

Integrating the new development with the

established adjoining communities of West

Ham.

WEST HAM

Focus of the Node

Burford Road

ThorntonFields Warton Road

Marshgate Area

Sugar House Lane

RickRobertsWay

Mill Meads

ThreeMillsIsland

BromleyGas

Works

Parcelforce

LondonUnderground

Bidder Street

RTZ

2.1

2.2

2.3

2.4

2.5

2.6

2.7

2.8

WEST HAM

Cody Road

Blaker Road

Warton RoadIsland Site


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Movement and Access

a) Road Proposals

Rick Roberts Way to be extended under the

Greenway and across the RTZ site and

Parcelforce site as part of the north-south

distributor road

Realignment of Livingstone Road and its

extension southwards as part of a

comprehensive development of the Rick

Roberts way development site.

Crows Road link road connecting the new

distributor road and the RTZ site over the

Jubilee/ Silver Link Metro tracks to Manor

Road north of West Ham Station

Realignment of Stephenson Street crossing ofthe Jubilee/Silver Link Metro lines to link

directly to the west (i.e. straight to new

distributor road). Further extension over

cross-roads and canal bridge to improve

access to the Cody Road area, to

Twelvetrees Crescent and to the north of this

node.

Extension of Twelvetrees Crescent eastwards

to form junction with new spine road.

The upgrading of Twelvetrees Crescent as an

access point into this part of the Lower Lea

Valley.



i) New Water Features

The creation of a canal linking Stratford to

the River Lea via Rick Roberts Way, Parcel

Force and Stephenson Street.

A new bund to be developed at the head of

the Channelsea River to enable the

construction of the new canal and spine road

to the north of the RTZ site.

Improvements to the appearance of the

existing balancing dock at the British Gas

site.

ii) Create New Civic Squares

The creation of a major civic space/square

facing a new western entrance to West Ham

station as a focus for this development node

The establishment of a series of

civic/landscaped spaces on the urban

form/structure for new development to the

south of West Ham station

iii) Create New Open

Spaces/Woodlands

Development of a chain of landmarklandscaped open spaces and squares

including sites at Three Mills and West Ham

Station.

Extensive woodland planting along the River

Lea, around the Gas Holders and adjoining

the rail corridor to the east.

b) Rail Proposals

The creation of a new western entrance atWest Ham station.

Encourage the rebuilding of Bromley By Bow

station with a new entrance to the east of the

Blackwall Tunnel Approach in order to serve

Three Mills.

New DLR station at Cody Road.

c) Pedestrian/Cycling Proposals

New pedestrian/cycle link from Bromley-By-

Bow to the Greenway.

New pedestrian/cycle link from Limehouse to

Three Mills along the Lea Navigation.


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LAND USE PROPOSALS

The main development sites/land use elements

in this node are: Rick Roberts Way, Sugar

House Lane, RTZ, Parcel Force and London

Underground site, Three Mills Island, Mill Meads

Cody Road and the former Bromley Gas Works.

When footprints of buildings are shown they are

for indicative purposes only.

a) Rick Roberts Way (2.1)

UDP: Designated as a Major Opportunity

Zone (i.e. MOZ2). Policy UR17 indicates that

the Council is seeking a high quality mixed

use development including possibly a hotel, a

range of B1and B2 uses and residentialaccommodation.

Proposed land uses: This site acts as the

main link between the Stratford and West

Ham nodes. It is an important gateway

access point into the Rail Lands and the

southern section of the valley. Development

of the highest quality is therefore sought at

this location. The Council is promoting a

mixed-use development consisting of B1and

B2 uses on the northern side of the road and

possibly a hotel development and mixed use

commercial uses fronting the High Street. To

the south of the new aligned Rick Roberts

Way the Council is seeking to create a new

high quality urban environment centred

around a new water feature and linked to the

Greenway. This part of the site is considered

appropriate for canal side housing and mixed

use developments including B1, residential

and live work.

b) Sugar House Lane (2.2)

UDP: Part of Major Opportunity Zone 3

(MOZ3). Policies UR20 and UR21seek a

mixed use employment generating

development which creates new employment

opportunities and supports the

heritage/leisure/media focus at Three Mills

Island. Along the A11corridor high quality

mixed development of predominately B1

(business) and services uses are sought. A

Green Chain should be created adjacent to

the Three Mills Wall River and Lea Navigation.

Proposed land uses: There is a growing

relationship between this site and the

film/media industry based at Three Mills

Island and new development should buildupon this. Future proposals should be of a

predominantly commercial nature

incorporating B1, B2 and B8. Along the sites

existing western boundary the Council is

seeking to create an area of open space

adjoining the river. Immediately adjoining this

open space the Council will permit residential

or live work accommodation where this

facilitates the development of the open

space/green chain.

c) Three Mills Island (2.3)

UDP: Part of Major Opportunity Zone 3 (seeabove for details)

Proposed Land Uses: The historic mills

provide one of the most lasting images of the

Borough and any development on the Island

should seek to preserve and enhance this

historic core. Over the last few years the

Island has gained a world-wide reputation for

its film and media work. It is intended to

continue to build upon this theme with

appropriate land uses including B1studios,

cafes and educational facilities linked to the

Lower Lea Project.


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f) Parcel Force & London Underground

Site (2.6)

UDP: Part of Major Opportunity Zone 4 (see

above for details).

Proposed Land Uses: This site, together with

the adjoining RTZ site, provides one of the

most significant opportunities within the Arc

to make a major impact in reclaiming the

valley and creating a focus of high quality

mixed use development linked to a new West

Ham district centre. The new canal and road

linking Stratford to Canning Town will pass

directly through this site. Therefore the

Council is promoting canalside residential

development that could be up to 3/4 storeys

in height. Development in the north-easternpart of the site will also form part of the new

district centre. Proposals for modern

employment/studio facilities will be supported

on and adjoining the nearby Cody Road and

British Gas sites.

e) RTZ (2.5)

UDP: Part of Major Opportunity Zone 4

(MOZ4). MOZ4 is identified as a Priority

Development Node where the Council is

seeking a mixed development incorporating a

new local centre with local retail, business

uses, B1and B2 business uses and

residential accommodation.

Proposed Land uses: This is one of the first

sites that people travelling through West Ham

Station see and therefore it provides a lasting

image of the Borough.The Council is

promoting high quality mixed-use

employment/residential/community

development set in a landscaped

environment. Development should include a quality link to a

new West Ham district centre, which will

incorporate a range of activities including

retail, residential, live/work, leisure and B1.

d)Mill Meads (2.4)

UDP: Part of Major Opportunity Zone 3(MOZ 3)

Proposed land use: It is intended to retainthis land as a strategic area of open spacemarking this important gateway into theBorough. The northern part of this areaforms Thames Water's Pumping Station, ause which will remain for the forseeablefuture.


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g) Cody Road Area


Area

Proposed Land Uses: The continuation of this

area as a Principal Employment Area

providing accommodation for the full range of

employment generating uses including B1,

B2 and B8. In accordance with UDP policies

EMP2A and EMP5A new development should

contribute positively to the quality of the area

and seek to strengthen the local economy. In

particular the Council will require new

development to contribute towards

transforming the Lower Lea Valley, through

the quality of new building and high levels of

on-site landscaping. Along the western side ofthe proposed canal an open space/green

chain will be created (see Appendix 2 for

further guidance on the Valleys landscaping

strategy).

Pedestrian/Cycle

ProposedRoad

ExistingRoad

Structure

h) Bromley Gas Works

UDP: Designated as Major Opportunity Zone

4A, Policy UR3B seeks a high quality mixed

use employment-generating development

including business uses (B1, B2, B8) with

supporting services.

Proposed Land Uses: A range of employment

uses set within a high quality landscaped

waterside environment. Improved public

access to the river through the formation of a

network of footpaths/cycleways through the

site and along the River Lea. In the longer

term, when the existing listed Gas Holders

are declared surplus, the refurbishment/reuse

of these structures for a variety of

leisure/tourism related uses.


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CANNING TOWN

Focus of the Node

BidderStreet

SilvertownWayandTidal Basin

Limmo

Thames Wharf

Canning TownRetail Park

3.1

3.2

3.3

3.4

BarkingRoad

CANNINGTOWN

Cody Road

A separate Area Action Plan for Canning Town

was published in February 2002 providingdetailed advice on the opportunities in this area.Outlined below are the main principles fordevelopment.

In this area the aim is the transformation of thelocal economy by creating an improved andexpanded town centre and the redevelopmentand strengthening of the surrounding traditionalindustrial areas by attracting new investment.

The main elements of this transformation are:

Expanding the town centre boundary andstimulating newretail/leisure/employment/residentialdevelopment to increase the centres vitality,viability and over all attractiveness

Improving the appearance and setting ofSilvertown Way to create an attractivegate-way in to the Royals and a setting for highquality mixed use development

Altering the local highway network andpedestrian/cycle routes/links to reduceseverance between existing sites andmaximise the areas redevelopmentopportunities

Developing an extensive network ofgreenlinks that connect sites in the north of theValley with those in the south

Developing stunning landmark buildings andan urban environment visible from the A13marking this as an important route throughthe Lea Valley

Strengthening and diversifying the areastraditional industrial area through high qualitymixed use development in order to createnew improved employment opportunities forlocal people


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i) Create New Civic Squares

Establish a major civic space which links the

existing town centre to the new station, the

retail development site and the southern

sections of the Bidder Street area.

ii) Create New Public Open Spaces

As part of the chain of landmark landscape

spaces, develop proposals to improve:

- Canning Town Open Space

- Limmo Nature Reserve

Extensive woodland planting adjacent to the

rail and DLR corridors.

iii) Silvertown Way Boulevard

Rebuild as a civic avenue linking the

interchange to the Royals, by planting a

double row of single species, semi-mature,

street trees as part of a total review of

pedestrian and vehicular circulation.

Movement & Access

a) Road Proposals

Realignment of Manor Road at its southern

end to follow the line of the Jubilee/SLM rail

corridor and reduce severance in Canning

Towns central area and facilitate the

assembly of a viable comprehensive town

centre redevelopment site.

The reduction in traffic flows along Barking

Road between Ordnance Road and the

Canning Town Roundabout. This should

reduce severance in Canning Towns central

area, improve pedestrian comfort and

movement, and improve the attractiveness of

the centre for regeneration for retail and

mixed-use development.

Re-configure the Canning Town Roundabout to

improve access to the Bidder Street area and

the Canning Town Retail Park site, and to

provide for a more direct pedestrian link to

the station.

b) Rail Proposals

Support the enhancement of the Canning

Town Interchange by improving pedestrian

links between the town centre and the

station.

Support the provision of a new DLR station inthe vicinity of Manor Road/Star Lane to serve

existing communities and new development

opportunities in the adjoining areas.

c) Bus Proposals

Support the provision of a service fromCanning Town Bus/Rail Station via Cody

Road, Twelvetrees Crescent, Twelvetrees

Bridge across the River Lea to Tower

Hamlets.

d) Pedestrian/Cycling Proposals

Enhance pedestrian links via the Canning

Town Roundabout to the new interchange

possibly through the new link identified

above.

Develop a link over the A13 from the

Mayflower Centre to the retail core.

Provide a new pedestrian/cycle link from theLimmo site to the Silvertown Way area.

Extend pedestrian/cycle link from the

Canning Town Interchange to the Limmo site

through to the Thames Path and Docklands

network.

Create new links between the two

development sites (MFI and Bidder Street

South). As well as providing linkage between

the two sites it wi

Lower Lea Framework

Documents

Transcript of Lower Lea Framework