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Greenwich Peninsula Development Framework April 2002 CONTENTS 1.0 Introduction 2.0 The Development Framework 3.0 The Purpose 4.0 Location 5.0 Policy Context 6.0 The Region and the Thames Gateway Area 7.0 The Framework Area 8.0 Current Position in the Framework Area 9.0 The Concept 10.0 Objectives for Future Development 11.0 Key Issues 12.0 Transportation 13.0 Design 14.0 Economy 15.0 Social and Education 16.0 Affordable Housing 17.0 Environment 18.0 Integration of Port Operations/Safeguarded Wharves 19.0 Interim Uses 20.0 The Five Character Areas 21.0 Conclusion APPENDIX ONE: REVIEW OF EXISTING POLICIES APPENDIX TWO: CHARACTERISTICS OF SUSTAINABLE DEVELOPMENT Greenwich Peninsula Development Framework 2002 INTRODUCTION 1.0 Introduction 1.1 This document is the product of combining two documents released for consultation in March 2001 entitled; Greenwich Peninsula Planning Statement East Greenwich Riverside Draft Development Framework 1.2 Following consultation with local people, local businesses and statutory agencies this new document has been prepared as Supplementary Planning Guidance to the London Borough of Greenwich Unitary Development Plan 1994. This Framework will be embodied in the emerging revised version of the UDP and be consistent with the policies contained therein. 1.3 Its purpose is to set the context for the future development of the entire Framework Area. The area covered is shown on map 1 (after page 8). 1.4 The Framework Area includes one of the most important development sites in the UK (EP Masterplan Area –Map 1). Already featuring the Millennium Dome, the North Greenwich Transport Interchange and the Millennium Village (under construction), it will also include up to 150 acres of land (including some of the Northern Riverside site – Map 1) for further development. The likely scale of development will mean that Greenwich Peninsula will have a major impact at Borough, sub- regional, regional and national level. It will play a hugely significant role in the redevelopment and regeneration of the Thames Gateway Area and help to consolidate London’s role as a world city. 2.0 The Development Framework 2.1 This Development Framework sets out the parameters for the future development of the Framework Area. It is in itself a vision statement and sets out the long-term plans for the area in a manner that seeks to manage the process of change over the next fifteen to twenty years. It seeks to integrate new and emerging proposals with the existing communities, employers and regeneration programmes. 2.2 This Framework sets out a concept, the strategic objectives and the Council’s intent to manage change in the Framework area. It highlights the context for this change and seeks to address the 1 Greenwich Peninsula Development Framework 2002 way in which area and site-specific policies can be integrated to provide synergy between existing communities, new developments and regeneration programmes. 2.3 The concept and the vision for the Framework Area are developed in sections 9.0 and 10.0 respectively. 3.0 The Purpose 3.1 The purpose of the Development Framework is to; 1. Highlight the Strategic Intent for the area. 2. Promote Investor Confidence by giving clear guidance. 3. Allow Flexibility for changes over time. 4. Promote Environmental Sustainability. 5. Address Community needs. 6. Guide Future Development. 7. Address issues relating to the quality of life. 4.0 Location 4.1 The area under consideration for the Development Framework extends from Park Row in Greenwich Town Centre in the West, the North Kent Railway Line in the South, Horn Lane and New Horn Lane in the East and is bounded by the River Thames in the North. The full extent of the area is set out on Map 1. This area includes most of Greenwich Peninsula and a large residential community in East Greenwich. 5.0 Policy Context 5.1 In the context of existing policy, the Development Framework will sit with the Unitary Development Plan (UDP) as adopted but will need to have regard and be consistent with the Review of the UDP that was placed on First Deposit on the 25th February 2002. This in turn will fit within the context of the Mayor’s strategies on spatial development – “The London Plan” - economic development and transport. 6.0 The Region and the Thames Gateway Area The South East region is the most densely populated, highly congested, economically active, development pressured region within the Country. These regional factors are all exemplified in the Capital. London remains the focus of the region although competition from the rest of the South East as a potential 2 Greenwich Peninsula Development Framework 2002 location for services and industries is increasing particularly as a result of substantial infrastructure investment. 6.1 Regional Planning Guidance for the South East (RPG9) was published by the Secretary of State for the Environment, Transport and the Regions in March 2001. The focus of RPG9 is on enabling urban renaissance, promoting regeneration and renewal, concentrating development in urban areas, promoting a prosperous and multi-purpose countryside and promoting wider choices in travel options, thereby reducing reliance on the private car. RPG9 also provides the wider spatial framework for Thames Gateway, which is a regional and national priority for regeneration. 6.2 The Thames Gateway Planning Framework (RPG9a - 1995) is supplementary guidance to RPG9 and identifies Thames Gateway as a major potential focus for growth and development. Within London, Thames Gateway encompasses an area on either side of the River Thames extending eastward from Deptford and the Royal Docks but also extending up the Lea Valley to Stratford. Objectives for the Gateway include: a. Improving economic performance within Europe. b. Maximising opportunities for new economic activity, created by improved transport connections to Europe. c. To reinforce and strengthen existing economic and community strengths. d. Encouraging sustainable patterns of development, making full use of the infrastructure, vacant and under used sites. e. Safeguarding and enhancing environmental assets. 7.0 The Framework Area. Since the English Partnerships Masterplan including the Millennium Exhibition was approved in May 1998, the Framework Area has come under renewed scrutiny. The Urban Task Force Report of 1999, and the subsequent Urban White Paper of 2000 both focused upon the importance of maximising development on brownfield sites. Subsequent Central Government Planning Policy has added further weight to this approach. Furthermore, the Mayor's initial proposals for the Spatial Development Strategy, "Towards a London Plan" proposes support for higher density development in areas with the appropriate transport infrastructure. Notwithstanding this emerging policy context, London is already seeing a number of planning applications or 3 Greenwich Peninsula Development Framework 2002 proposals for major developments based around transport interchanges such as at Paddington Basin, the Elephant and Castle and London Bridge. 7.1 Greenwich Council and the Greenwich Development Agency together with their public sector partners in the Department of Transport, Local Government and the Regions, Government Office for London, Greater London Authority, London Development Agency, Transport for London and English Partnerships are committed to working together. The Partners will bring forward the implementation of the physical renewal and regeneration of the Framework Area building on recent developments, infrastructure improvements and the profile established by the Millennium celebrations. The Partners will work together to carry forward the regeneration strategies for the Borough and the wider Thames Gateway area. 7.2 The Public Sector partners will have a clear role and function that will best utilise their inherent strengths. They have come together to form the Greenwich Peninsula Partnership, which will act as a forum for the public sector partners to meet. It is envisaged that the Partnership will use its influence to: • Act as an interface between key Framework Area stakeholders such as the community, local businesses, landowners, developers, investors, and outside agencies, providing a point of reference in respect of Framework Area issues. • Enable decisions and progress in times of political change. • Lobby appropriate bodies and organisations. • Broker relationships with and between appropriate bodies and organisations. • Offer a flexibility of approach, tailor making solutions and proposals to meet local circumstances. • Help integrate the Framework Area at all levels both socially and physically. • Respond to strategic issues. 8.0 Current position in the Framework Area 8.1 It is clear that the whole of the Greenwich Waterfront is continuing to benefit from the regeneration initiatives established and implemented over the last decade. The Framework Area offers a major opportunity to continue this process 4 Greenwich Peninsula Development Framework 2002 8.2 The availability of under-utilised and vacant brownfield land in the Waterfront will assist in meeting the aims of sustainable urban renaissance. There are key instigators of change for the Framework Area; • Infrastructure new & improved; ! Major improvements in accessibility resulting from the Jubilee Line and Docklands Light Railway Extensions; ! The routing of CrossRail to serve the Greenwich Peninsula and beyond; ! Proposed Blackwall-Silvertown Crossing; ! Waterfront Transit. • English Partnerships continued re-development of the Greenwich Peninsula, around the North Greenwich Transport Interchange and the future use of the Dome. • Continued development of the Millennium Village; • Improvements to Greenwich Town Centre as a centre for tourism, higher education and commerce; • A growing perception of Greenwich as an attractive place to live; • Investment and growth of key local businesses; • Increased development of Thames Gateway, Canary Wharf, the Isle of Dogs and the Royal Docks. 8.3 The Framework Area is subject to the development momentum that has helped to shape the majority of the surrounding area and the recent history of inner London riverside. Much is new and innovative, but there are also lessons to be learnt from those that have gone before, not least from the Isle of Dogs. These include the importance of: 1) Retaining the statutory role of the local Council with regard to development; 2) providing high quality transportation infrastructure to the development from the outset; 3) properly integrating and considering the needs of the existing local community in the development. 5 Greenwich Peninsula Development Framework 2002 8.4 The interest regarding the future use of the Dome confirms and enhances the case for major new development focused around the North Greenwich Transport Interchange on the Peninsula. Its proximity to Canary Wharf and the City of London, the size of available sites, and the superior accessibility offered by the JLE makes this area one of the most significant regeneration areas in London. 8.5 Although development trends have seen the decline of traditional industries along the inner London waterfront, Greenwich marks the beginning of industry in Thames Gateway. Industrial activity remains and is changing to meet new demands. Major investment in sites, people and research and development is presenting a picture of relative stability for employment in the industrial area on the West side of the Peninsula. The Framework supports the retention of industry. 8.6 The redevelopment of key sites along the riverfront and within the Framework Area presents major opportunities to strengthen the community provision within Greenwich. 8.7 The well defined residential community of the East Greenwich area has borne witness to recent changes yet remains stable. Pressures in this area are likely to result in; • Increasing pressures on the affordability of the housing stock for local people; • Changing demands for community services, amenities, particularly in relation to healthcare, open space, leisure, recreation, and retail provision. 8.8 The Framework Area contains some of London’s highest profile development opportunities and development pressure is strong enough to support ambitious future plans. 8.9 The Council will require the retention of the Dome. It is a unique icon building, extraordinary in scale and innovation. It is the largest single covered space in the world. The Council seeks a use of great distinction. It will insist on the highest quality and land use at the leading edge of development. The Council will require continuing public access to the Dome, riverside walk and related areas around the Dome. The Council will also require the retention of the Greenwich Pavilion, although it would consider proposals for relocating it on a suitable alternative site on the Peninsula . 6 Greenwich Peninsula Development Framework 2002 8.10 It is not considered that it is necessary to designate the area around the Dome as a Conservation Area at this stage. 7 Greenwich Peninsula Development Framework 2002 9.0 The Concept 9.1 The purpose of the Framework is to set the parameters for the future development of the Framework Area. It builds on its distinctive qualities of diversity, character and unique river environment to project an outstanding place to live, work and visit. It seeks to create a new urban quarter that responds to, and is integrated with, the surrounding area while at the same time being a response to the current planning agenda (see 7.0). The concept is to create and develop: • A framework to manage changes over time for the whole Framework Area. • A climate for the growth of vital cultural identity as distinct from a sanitised area of unrelated and isolated new development. • A mix of uses and amenities that support the growing community in the area. • An appropriate development density to sustain local shops, employment, leisure, education, recreation, meeting spaces, places of worship, and other community services. • Robust and adaptable public spaces to meet the needs of future generations. • A range of services within easy walking distance • High levels of public transport accessibility. • Integration of housing type and tenure to provide for the full range of households and incomes and not simply higher income levels. • Strong urban design frameworks, which can produce a clear sense of place and create maximum opportunities for social interaction. • A high level of community involvement in the planning and development process and in the ongoing management of community amenities. • Significant benefits secured from regeneration programmes. • Enhanced local purchasing, local labour and spend in the Borough. 9.2 The Framework Area can be divided into five notional character zones; 9.3 English Partnerships Masterplan (including the Dome) (Shown in purple on Map 1) 300 acres of brownfield land, mainly owned by English Partnerships. It has been subject to major redevelopment 8 Greenwich Peninsula Development Framework 2002 including the Dome, the North Greenwich Transport Interchange, the Millennium Village, a new foodstore, two non-food retail superstores, a Post Office depot, an hotel, a multiplex cinema, two new parks, a new yacht club and the Riverside Walk and Cycleway. Future use of the Dome has yet to be determined. There remain substantial development opportunities on the land to the South of the Dome. 9.4 Northern Riverside (including the Victoria Deep Water Terminal) (Shown in yellow on Map 1) Dominated by the aggregates industry this area from Drawdock Road to Victoria Deep Water Terminal is increasingly influenced by the proximity to North Greenwich Station and the Dome. Aside from Victoria Deep Water Terminal, it contains one other safeguarded wharf at Blackwall (Delta) Wharf. 9.5 Industrial Zone (Shown in grey on Map 1) Major industrial uses including Hays Chemicals, Amylum and Alcatel predominate in this area. 9.6 Riverside Sites (Shown in red on Map 1) These comprise Lovell's, Granite and Piper's Wharves and sites adjacent to the northern end of Banning Street. Of the wharves, Lovell's and Granite are safeguarded, although their current uses are not river related. 9.7 Southern Neighbourhoods (Shown in light red on Map 1) Predominately residential character with some employment adjacent to the river. This area is the location for the majority of the established community facilities. 9.8 Notwithstanding the existence of these five character zones, the Council will expect a consistent and coherent approach to development across the Framework Area. It will provide a context for issues specific to one or other of the zones that require an individual approach. 9 Greenwich Peninsula Development Framework 2002 10 Greenwich Peninsula Development Framework 2002 11 Greenwich Peninsula Development Framework 2002 10.0 Objectives for Future Development - The Vision 10.1 In bringing forward the next stage of regeneration it is important to ensure that the resources and management infrastructure are in place to help manage the process of change in order to secure from the new developments the maximum benefits, both physical and social, to the people of Greenwich and the wider Thames Gateway Area. 10.2 In developing a fully integrated mixed community that reflects the make up of society, regard will be given to generating the support services that are to be incorporated into developments – education, health, leisure, community and other facilities that all sections of the population access to. 10.3 Utilising the proximity of the North Greenwich Transport Interchange, it should be possible to create mixed-use area based on sustainable principles. Such development will be expected to accord with regeneration and sustainable development objectives. These are: - • Comprehensive approach to the development of the Framework Area. • Integrated approach to masterplanning and development • An identity that will reflect that of the existing communities but which will evolve over time as successive phases of development occur. • A special quality and character that is unique to Greenwich. • An appropriate level of density • Mix of uses to create and sustain vibrancy for Greenwich residents, workers and visitors alike. • Generate new employment • Provide the training and skills development required by the new employment. • Innovation in design, planning, construction and operation. • A high quality built environment and public realm. • Environmental sustainability to make use of latest technology to preserve resources and minimise the impact on the natural environment, during both construction and operation of new development. • Enhanced access to the riverside and enhancement of the footpath and cycleway. • Successful integration with neighbouring areas making a positive contribution to the redevelopment of Greenwich and the Thames Gateway Area. 12 Greenwich Peninsula Development Framework 2002 10.4 The redevelopment of Framework Area represents the next major staging post in the regeneration of the Thames Gateway and will need to be integrated physically and socially, with the surrounding communities and businesses. 10.5 Above all, the opportunity exists to create a specific and identifiable urban structure to give the Framework Area a special quality and character that builds on the existing neighbourhoods qualities of diversity, character and the unique river environment. 10.6 It is vital to continue the innovative, high quality work begun with the development of the Jubilee Line Extension at North Greenwich, the Millennium Dome, the Millennium Village, Sainsbury's and the high quality Public Open Space. The goal is to create a prestigious urban district much sought after as a place to live, meet, work, enjoy and to visit that provides for all sections of society. 10.7 The type of development that will be sought will be a high quality, mixed use that complements the eventual long-term use of the Dome and responds to the needs of the people of Greenwich. The scale and type of development will need to be assessed against the current and potential transportation networks serving the area and the community infrastructure required to support a new urban district. The Council will require appropriate contributions towards the provision of extra transportation services and community infrastructure that may be required by new development. 10.8 The future of the Millennium Dome is the key to the future of the Framework Area and until a decision is taken by Central Government on this issue a degree of uncertainty will surround the whole project. Nevertheless, it is clear that whatever the outcome of the deliberations on the Dome, a mixed-use future is likely to be proposed for the Framework Area. 10.9 The Framework Area requires a complementary development to its surroundings. Drawing on successful urban development from Europe and around the World will give vision to the development of the Framework Area. This will not be at the expense of the local context. Greenwich has a unique and distinctive character. Development of the Framework Area should draw inspiration from successful contemporary developments in other major cities that are recognised as being careful responses to their surrounding context. 13 Greenwich Peninsula Development Framework 2002 10.10 The Framework Area will need to build on the successes of these centres and tailor solutions to be unique to Greenwich, innovative and high quality. 10.11 Development in the Framework Area should; • Create a mix of uses. • Be of high quality architecture and urban design. • Complement the Dome as the visual icon for regeneration, • Not benefit only the privileged few, • Provide excellent ground level environment minimising the adverse effect of the micro-climate, • Promote public access to buildings on the ground floors at least. • Improve the permeability of the area. • Have regard to public transport accessibility. • Provide housing that is not simply a dormitory to the functions of Canary Wharf. • Provide family accommodation with liveable spaces. • Provide education facilities commensurate with the established need of the area. • Provide affordable and sub market housing that is fully integrated with the private dwellings. • Generate significant levels of employment. • Provide jobs and homes that local people want to and can access. • Provides all the necessary services and amenities for a self- sustaining community. • Preserve or enhance the character and appearance of the conservation areas or the setting of the listed buildings. 10.12 There should be no presumption that the Council will agree to the development of tall buildings. Modern towers will require robust analysis if they are to be acceptable to the Council and will have to be part of a truly mixed community. The Council’s priority is to create a diverse and liveable community. 10.13 The Council is seeking to create a quarter of Greenwich, a quarter where people of a full range of age groups, ethnicity and ability live, work and play together - in short a community. There is a need to establish an urban environment that all people will live in, a genuine mixed urban development encouraging a diverse multi-national population. 10.14 The Council will be seeking to maximise the benefits to the community from the redevelopment of the Framework Area. The 14 Greenwich Peninsula Development Framework 2002 Council will be making extensive and comprehensive use of Section 106 legal agreements in order to secure these benefits. 15 Greenwich Peninsula Development Framework 2002 11.0 Key Issues The creation of an urban district will require careful consideration of the following key issues by developers in the Framework Area. 12.0 Transportation 12.1 The North Greenwich Transport Interchange on the Peninsula and the DLR at Greenwich Town Centre have changed travel patterns within Greenwich. It is an essential form of movement for travel to work and services for a large proportion of the Greenwich population. They have also made Greenwich far more accessible from elsewhere. 12.2 However, major areas of public transport deficiency remain. They are: • The limited cross river services; • Links between the North and the South of the Borough and; • Links to and from Thamesmead. 12.3 Furthermore, there are serious concerns that at the morning and evening peak hour the Jubilee Line is at, or near its current capacity to carry passengers. Given the scale of development that is taking place or that is proposed, close to or at other JLE stations particularly at Canary Wharf on the Isle of Dogs, it is clear that further major improvements to the public transport infrastructure serving East London will be required in order to serve these new developments and their surrounding areas. 12.4 Local accessibility to public transport facilities and services (and the range of destinations served) remains poor in some parts of the Area. North-south public transport movements in the Borough are particularly problematical, mainly due to lack of provision and road congestion. Following a Council request, London Buses is considering new bus routes between the North Greenwich Transport Interchange and Eltham, via Kidbrooke. Pedestrian access across the Framework Area is difficult in places. 12.5 The key roads within the area are subject to very high traffic flows. In addition, parts of the highway network are being used by unsuitable traffic, heavy lorries through residential streets for example. This is resulting in a deterioration of the environment, amenity, and severance and safety problems for residents and non-motorised road users. The Council, TFL and EP are currently undertaking a study into the capacity of the roads on and surrounding Greenwich Peninsula. The results of this study will play 16 Greenwich Peninsula Development Framework 2002 a key role in determining the final form and scale of development on Greenwich Peninsula. 12.6 Access for commercial vehicles to the strategic road network from industrial areas is currently problematical. Solutions to these access problems will need to be sought possibly through the design and construction of the proposed Blackwall-Silvertown Crossing and through discussions with Transport for London at the strategic level and key businesses locally. 12.7 High traffic levels are resulting in delays to bus services, which impacts on their reliability and consequent attractiveness to the public as an alternative to private car. Limited provision of bus priority measures and bus lanes also restricts the attractiveness and efficiency of public transport. Junction and other highway improvements will need to be targeted at supporting buses. 12.8 The Council will support and pursue means of supplementing public transport provision in the Framework Area and the wider Thames Gateway Area. These will include securing appropriate contributions from developers through Section 106 Agreements. 12.9 Such improvements will include: • Increase the capacity of the JLE by increasing the frequency of and length of the trains. • Improve the overland rail services to and in the Borough including a new rail crossing of the Thames at Woolwich. • The provision of the Greenwich Waterfront Transit System from Greenwich Town Centre via East Greenwich to the Dome and then onwards to Woolwich, Thamesmead and Abbey Wood. • Provision of high quality, fast links between the South of the Borough and the North Greenwich Transport Interchange • Increase in the routes and frequency of buses throughout the Borough • Integration and co-ordination of all modes of public transport at transport interchanges • The provision of CrossRail to serve the Greenwich Peninsula and beyond • Increased passenger use of the river, specifically the re-use of the QEII Pier for passenger services Parking Standards 12.10 In areas of high public transport accessibility, the level of parking permitted will be substantially lower than as set out in the 17 Greenwich Peninsula Development Framework 2002 Council's Interim Local Implementation Plan (to be included in the draft revised UDP). Reduced parking standards will play a major part in reducing private transport use in the Framework Area. The other key component of this strategy is to promote improvements in public transport, cycling and pedestrian facilities. Developers will be expected to contribute towards such improvements. River Crossings 12.11 In dealing with major applications regard will need to be given to the proposals for a Blackwall-Silvertown Crossing linking the Peninsula with Silvertown. The opening of the Jubilee Line Extension has enhanced cross-river transport but the river nevertheless remains a barrier to movement and distorts travel patterns. The Mayor’s Office is currently considering proposals for three further crossings, one of which is the Blackwall-Silvertown Crossing. This will be a road bridge or tunnel between North Greenwich and Silvertown. A bridge would create a high degree of severance across the Peninsula, whereas a tunnel would not. Should the crossing proceed the Council will require a tunnel as opposed to a bridge. 12.12 Currently the Mayor’s Transport Strategy lists the Blackwall- Silvertown Crossing as the third priority behind the DLR/heavy rail crossing at Woolwich and the Thames Gateway Bridge at Thamesmead. However, the scale of new development in the Framework Area may ensure that the Blackwall-Silvertown Crossing is brought forward. The Council may seek developer contributions towards this project where appropriate, through Section 106 Agreements. 13.0 Design 13.1 The design, style and quality of development in the Framework Area will be crucial to its success. It will need to respond to the wider context of the River Thames, the Isle of Dogs, the World Heritage Site and its architectural showcase buildings, the Royal Arsenal, and the Royal Docks, whilst developing a style that is unique to Greenwich 13.2 More locally, it will need to address the showcase buildings and developments on the Peninsula such as the Dome and the Millennium Village. 18 Greenwich Peninsula Development Framework 2002 13.3 The Framework Area offers a wealth of history, traditions and culture and its redevelopment must respect and interpret these values in a contemporary manner. 13.4 Inspiration should be sought from the many examples of successful urban waterfronts, for example in Seattle, San Francisco, Baltimore and Boston in the USA, as well as the Victoria and Alfred Waterfront in South Africa, Darling Harbour in Sydney and Barcelona and Bilbao in Europe. All these schemes have developed a holistic approach through partnership working. 13.5 The Council will seek to promote design of the highest standard that is unique to Greenwich. It will expect new development to: • Promote urban design principles from the outset. Secure excellent and appropriate urban design and architecture for all new developments. • Restore and reuse redundant buildings and structures and make imaginative use of derelict or under utilised sites. • Promote design that respects the historic developments of the area. • Preserve or enhance the character and appearance of the conservation areas. • Make improvements where necessary, to existing sites, buildings, spaces and streets. • Ensure that quality materials and construction techniques are used in all new developments. • Create a sense of identity for the area to reflect the maritime heritage of the area; • Encourage development to face the River in order to achieve an interesting riverside character, while avoiding any built encroachment into the River; • Ensure the height and appearance of new developments are in scale and keeping with the general character of the surrounding area and similar land uses; • Encourage the incorporation of open spaces and public areas within development schemes and enhance the quality of green spaces; • Retain and enhance listed buildings in the area and ensure appropriate development around them; • Recognise the importance of the area as a gateway into Greenwich Town Centre and the Maritime Greenwich World Heritage site; • Improve the streetscape environment particularly the main routes through the Framework Area including the A102, Woolwich Road, Trafalgar Road, Blackwall Lane and the Riverside Walk; 19 Greenwich Peninsula Development Framework 2002 • Preserve and provide views of and across the River. Environmentally Sustainable Development Standards 13.6 The Council will require the sustainability targets set for the Greenwich Millennium Village to be exceeded in all future development (all uses, not just housing) in the Framework Area. These shall include major reductions when compared with conventional building methods in the following: • Primary energy consumption (including heat loss) • Embodied energy • Water consumption • Project duration • Construction waste • Private car usage • Operational waste 13.7 In terms of innovation the Council will expect new development to include the following: • Efficient construction systems (standardisation, off site manufacture) • Active and passive solar gain • Flexible buildings • Combined Heat and Power • Greywater Recycling • Use of sustainable materials • Information Technology Infrastructure and Provision • Sustainable Transport Strategy • Management Trust (maintain and manage the delivery of sustainable initiatives). 13.8 The Building Research Establishment provides quantifiable benchmarks for achieving high standards of environmental sustainability in all types of development. These and other recognised assessment methods will be used to inform the delivery of the required levels of environmental sustainability in new developments within the Framework Area. 14.0 Economy 14.1 Development within the Framework Area will provide major opportunities to create new employment as well as protecting and expanding existing businesses. 20 Greenwich Peninsula Development Framework 2002 14.2 A sustainable community implies a mix of uses and therefore, employment and commercial opportunities close to where people live. The location of the Framework Area within the wider London context, its public transport links current and proposed, and the amount of developable land available means that the commercial and employment opportunities are significant, both in terms of their scale and variety. 14.3 The Council will seek to attract major new employment uses in industries that demonstrate potential for long term, sustainable growth. Industry and employment in the London Borough of Greenwich suffered a major decline in the late 1980's and early 1990's and the jobs and businesses lost have not been replaced. The Framework Area provides the opportunity to more than replace those losses. 14.4 Within the context of attracting long term, sustainable industries, a variety of job opportunities will be sought that will suit all sectors of the community and their differing lifestyle needs (i.e. jobs at all levels, full time, part time, flexible hours etc). 14.5 The Council will seek to: • Generate economic stability to sustain urban regeneration in the long-term including phasing of development and investment, • Enhance economic activity through supporting existing business, encouraging growth and attracting suitable new employers. • Promote major new employment uses at key locations such as the Dome and the proposed Central Business District adjacent to the North Greenwich Transport Interchange. • Seek to increase the range, amount and types of employment opportunities. • Ensure training provision matches those employment opportunities. • Be especially aware of the training needs of young people. • Link employment to improved skills and training. • Promote opportunities for residents to share the benefits of regeneration and take advantage of new job opportunities. • Create a diverse range of employment opportunities and training provision to enable local people to access local jobs at a wide range of levels, • Generate an optimum level of services to sustain the new economy, 21 Greenwich Peninsula Development Framework 2002 • Promote Information Communication Technology, research and development alongside business and financial services. Promote tourism, including business tourism, and heritage. • Promote the use of the river for commercial, transport and leisure purposes. • Generate an economy that is sustained both during the day and in the evening seven days a week. 14.6 The Council will seek commitment to, and appropriate financial contributions towards Greenwich Local Labour and Business (GLLaB) from developers through Section 106 Agreements. GLLaB provides training for local people and businesses in order to enable them to compete for work during the construction and operation of new developments. It will also act as an interface with other similar schemes in adjoining boroughs to ensure that such opportunities arising from major developments, are available across the Thames Gateway Area. 15.0 Social and Education 15.1 In order for the redevelopment of the Framework Area to be a success it will have to succeed on a social level. The overarching social objective will to be to create somewhere that is inclusive and facilitates social interaction, both formal and informal, between people from all backgrounds. Therefore, development that promotes exclusivity or mono-culturalism will not be permitted. 15.2 New development in the Framework Area must be inclusive, permeable and fully accessible to all. It must provide housing and jobs for every section of society, as well as leisure, retail and community facilities that are of broad appeal. It must be “barrier free”, in that the design, management and operation of new development in both the private and public realm must be fully accessible to those with physical disabilities including the visually impaired. Prospective developers should contact the Council’s Access Officer at the beginning of the design process for details of how barrier free development will be achieved. 15.3 The design and provision of the public realm will be key in this respect and must provide high quality and safe spaces for recreation that facilitate informal social interaction. This does not only apply to the provision of major parks and open spaces, but also to smaller, local facilities right down to the level of the street. 15.4 Therefore, through the redevelopment and regeneration of the area, the Council will seek to: 22 Greenwich Peninsula Development Framework 2002 • Develop a mix of tenure, size and type of property to accommodate a balanced community; • Enhance community facilities and education provision for all sectors of the community including a new secondary school to serve the area; • Increase existing and provide new opportunities to participate in and access recreational activities/ facilities; • Increase the provision of, and access to, educational opportunities; • Increase access to, and provision of, health, social and welfare facilities; • Enhance and improve the provision of community facilities for local residents, organisations and faith groups; • Improve the safety of people living and working in the area, either through the use of equipment and/or design measures in new and existing buildings, estates and pedestrian routes; • Discuss with the community, the range of priorities that may be sought from developments within the area; • Promote the development of small workshops and associated housing and live / work properties that would enhance the diversity of the community. • Ensure that account is taken of the cultural diversity of the local community; • Promote design that facilitates social interaction; • Promote management company(s) to maintain common areas and help to develop social interaction and a sense of community across tenures. 16 Affordable Housing 16.1 One of the Council’s key policies is to ensure that there is sufficient land available in the Borough to allow for the completion of the estimated 14,700 new homes required to be built in the period up to 2016. It is also necessary to ensure the development of balanced and mixed communities to meet the needs of households with a range of dwellings by type, size and affordability. It is therefore the Council’s intention to ensure that an appropriate proportion of dwellings are provided up to 2016 for those on low and lower incomes. 16.2 The Council has commissioned a new Housing Needs Study and the results are expected by the summer of 2002. Based upon the report for the Mayor of London, ‘The Report of the Mayor’s Housing Commission 2000’ the initial proposals for the Spatial Development Strategy (London Plan), a target of 50% of new housing to be affordable including 35% for social renting and 15% 23 Greenwich Peninsula Development Framework 2002 for intermediate housing for people on moderate incomes, is to be set for London. However the more recent report ‘Affordable Housing in London’ (Three Dragons Research Project) commissioned by the Greater London Authority has concluded that for boroughs such as Greenwich a 35% target is more realistic. Sites like the Greenwich Peninsula are vital in making a significant contribution to this housing provision 16.3 The Council’s current target of 30% is very close to the Mayor’s target but there is a real prospect that this figure will be increased as a result of the Housing Needs Study. In this case the targets will be revised in the Second Deposit Edition of the Unitary Development Plan, later this year. 16.4 The Council will therefore, be seeking affordable housing as part of new development in the Framework Area. There is a clear need for affordable housing for rent, shared equity, key worker (for rent and shared equity) and for sub-market housing. Within this provision there will need to be affordable housing for people confined to a wheelchair and their families and special needs schemes that focus on: • support for people with learning disabilities; • mental health illness; • support for people with physical disabilities and; • improved elderly provision, both housing with care schemes and nursing homes. 17.0 Environment 17.1 The environment will be at the heart of redevelopment within the Framework Area. The goal is to create an area that is developed and managed according to environmentally sustainable principles. It should provide an environment of the highest quality to live in, work in and visit. However, there are several barriers to achieving this goal that must be overcome. 17.2 The developable land in the Framework Area has been subject to a variety of previous uses, some of which have been responsible for heavy contamination of the sites. The land in the EP Masterplan Area has undergone comprehensive remediation that has rendered it safe for re-use. Other sites in the Framework Area will have to be remediated to a level appropriate to their contamination and intended after use before they can be redeveloped. 24 Greenwich Peninsula Development Framework 2002 17.3 The A102 runs through the Framework Area from South to North before leading into the Blackwall Tunnel at the North of the Peninsula. It has a major impact on the environmental quality of the Framework Area. It creates a physical barrier to movement from east to west, particularly for pedestrians and cyclists and it attracts large volumes of traffic at peak times resulting in noise and congestion that spreads to the surrounding roads. Furthermore, the Peninsula suffers from poor air quality of which the single largest contributor is the traffic from the A102. Clearly the A102 presents a major challenge to providing a high quality environment in the Framework Area. Radical and imaginative proposals will be required to address this issue. 17.4 The development of the East side of the Peninsula has provided for excellent public access to the river. The riverside walk, the design of the ecological terracing, the Queen Elizabeth 11 Pier and the Greenwich Yacht Club have all contributed to promoting use of or enjoyment of the river as an amenity. Furthermore, the ecological terracing and the 'greening' of Ordnance Pier have helped to protect and enhance a variety of species of wildlife that are associated with the river. Although, access to the river in the rest of the Framework Area has improved in recent years, particularly with the completion of the riverside walk and cycleway between Greenwich Town Centre and the Dome, the environment is not of a quality equivalent to that found on the East side of the Peninsula. Therefore, significant improvements are required to the river environment that promote access to and enjoyment of the river and which protect and enhance its wildlife and ecology. 17.5 In order to improve the environment the following measures will need to be incorporated into subsequent proposals: • Recycling of land and buildings where possible, • Consideration of the river environment and the interface with the land. • Development to the highest standards of environmental sustainability. • Promotion of the highest standards of environmental sustainability in the operation of the development. • Creation of a high quality public realm throughout the district. • Where appropriate, improvement to the quality of the existing public realm, • Encouragement of appropriate landscape planting in developments and on approach routes. • Consideration of wildlife and its habitats when redeveloping sites. 25 Greenwich Peninsula Development Framework 2002 • Maximisation of the riverside as an attractive, safe and interesting place to be drawn to and along. • Preserved and enhanced River environment • Enhancement of the river environment by promoting the ecology and wildlife of the river. • Replacement, repair and enhancement of the river walls where required in consultation with the Environment Agency. • Generally, development, including the provision of the Thames Path should be undertaken landward of the existing flood defence and incorporated within a landscaped buffer zone of at least 16 metres between the built development and the river edge. • Use of natural colonisation, rather than planting, to enhance the existing riverside ecology; • Assessment in full to ensure that the impact of vehicle emissions would not worsen local air quality. • Industrial developments, which will result in emissions to air, assessed in full to ensure that the emissions will not cause a standard or guideline to be exceeded or an existing excess to be worsened. • Reduced emissions from road traffic from existing industries and businesses, through the adoption and implementation of green transport plans to further encourage the use of public transport, cycling and walking, by staff, customers and visitors. 17.6 The Environment Agency booklets ‘Partnership in Planning – Riverbank design guidance for the Tidal Thames’ and ‘Sustainable urban drainage systems – an introduction’, should be considered where appropriate, in the development of proposals for the Framework Area. Notifiable establishments and pipelines 17.7 Under the terms of the Planning (Hazardous Substances) Act 1990 and the Planning (Control of Major-Accident Hazards) Regulations 1999, the Framework Area contains three notifiable establishments (Royal Volpak (a chemical storage and distribution company, formally E & E Plc) Bugsby’s Way, SE10, Hays Chemicals, (chemical storage) Tunnel Avenue, SE10 and BG Transco gas holder, Blackwall Lane, SE10) and four notifiable pipelines. 17.8 The notifiable establishments and pipelines have consultation zones around them that are set by the Health and Safety Executive (HSE). Under DLTR Circular 04/2000, the Local Planning Authority is required to consult with the HSE on any planning application that falls within a consultation zone. 26 Greenwich Peninsula Development Framework 2002 17.9 Whilst notifiable establishments and pipelines are subject to stringent controls under existing health and safety legislation, it may be appropriate to control the kinds of development in their vicinity. The HSE will advise the Local Planning Authority as to the suitability of development proposals that fall within consultation zones. 17.10 Details of the location of the notifiable establishments and pipelines and their consultation zones are available from the Council’s Development Planning department. 18.0 Integration of port operations/Safeguarded Wharves 18.1 The redevelopment of the Framework Area presents the opportunity to promote uses of the river for commercial, transport and leisure purposes. The Council will seek to promote port operations appropriate to a 21stCentury City, which contribute to the sustainable development of the Port of London and Thames Gateway. 18.2 Within this context there is the important issue of the future of the safeguarded wharves in the Framework Area. A Balanced Approach 18.3 It is clear that low levels of employment associated with aggregate operations will be exceeded many times over by commercial redevelopment, bringing with it an expanded employment base meeting local needs. 18.4 The movement of goods by river reduces the number of lorries on the roads and so contributes to improvements in environmental quality. At a strategic and local policy level, it remains an objective to maintain and, if practicable, increase the amount of freight being handled by river and minimise the adverse impacts of the alternatives, particularly where this is road haulage. However, the capacity for river transport must also be seen in the light of the capacity of the local road network that serves these sites. 18.5 To enable a balanced approach to regeneration the following will need to be considered; • a realistic assessment of the commercial prospects for river freight; over the medium-term; 27 Greenwich Peninsula Development Framework 2002 • the ‘blighting’ effects of safeguarding, where wharves pass out of use and then remain vacant and derelict, this includes both the direct impacts on neighbours and any adverse impacts on regeneration; • the intentions and likely actions of landowners, particularly where high value alternative uses might be pursued; • the extent to which riverside sites can help meet the needs for other uses; • whether safeguarding will preclude desirable alternative use of the riverside; • current government guidance and emerging policy documents, notably the London Plan and London Borough of Greenwich UDP. Responsibility for safeguarding policy was transferred from the Secretary of State for Environment, Transport and the regions to the Mayor of London in June 2000. The Mayor’s approach clearly identifies wharves as a scarce resource that should only be released for redevelopment if they are not viable or capable of being viable for cargo handling use. Greenwich Council is assisting the Greater London Authority (GLA) in its review, on behalf of the Mayor for London, of the safeguarding of wharves in Greenwich in order to monitor their contribution to the movement of freight by river. 18.6 Victoria Deep Water Terminal is viewed as particularly important and should be retained for its deep-water accessibility. Where a wharf is no longer deemed viable or capable of being made viable for modern efficient port use, its re-use will be considered providing it can satisfy the Council, and the Mayor that it can be demonstrated that significant regeneration and sustainability aims can be met. Subject to the GLA review, the Mayor considers that the viability of a wharf is dependent upon : • The wharf’s size shape, orientation, navigation access, road access, rail access (where possible), planning history, environmental impact and surrounding land use context. • The geographical location of the wharf, in terms of proximity and connections to existing and potential market areas. • The existing and potential contribution that the wharf can make towards reducing road based freight movements. • Existing and potential relationships between the wharf and other cargo-handling sites or land uses. 28 Greenwich Peninsula Development Framework 2002 • The location and availability of capacity at comparable alternative wharves, having regard to current and projected wharf capacity and market demands. • In the case of non-operational sites the likely timescale within which a viable cargo-handling operation can be attracted to the site, having regard to the short term land use policy, and long term trade forecasts, and national and regional planning and transport policy. 18.7 The Mayor will carefully consider proposals made to redevelop a safeguarded wharf that is proven to be viable or capable of being made viable for cargo handling uses. The only exceptional circumstance where this would be acceptable would be in the case of a strategic proposal of essential benefit for London, which cannot be planned for or delivered on any other site in Greater London. 18.8 If a wharf is no longer viable, redevelopment proposals will be expected to incorporate other sustainable transport uses first, including water based passenger transport and leisure and recreation facilities , before non – river related uses that do not require a riverside location. 19.0 Interim Uses 19.1 Given the long-term nature of development in the Framework Area and the requirement for phasing, there are likely to be sites or parts of sites that will remain undeveloped for some time. In such cases the Council would support the establishment of suitable interim uses that would successfully bring a site back into an appropriate use. 29 Greenwich Peninsula Development Framework 2002 20.0 The Five Character Areas (see Map 1 - after page 8) EP Masterplan Area (including the Dome) 20.1 The development of this area is intrinsically linked to the future use of the Dome, which the Council considers must be retained, and the available and potential capacity of the public transport networks serving the Peninsula. The Central Business District (CBD) should be a mixed-use core around the North Greenwich Transport Interchange. It will primarily be of commercial character. While uses in this particular location uses will need to complement any subsequent use of the Dome, there may be potential for commercial leisure within the CBD. Proposals should offer a balanced mix of functions. Excessive specialisation should be avoided as tending to lead to high levels of activity during the day or certain weeks of the year but to lack of activity at other times. 20.2 English Partnerships is embarking on a process to revise the Masterplan for the East of Greenwich Peninsula to allow for more efficient use of the site and infrastructure. It has been joined in this process by the owners of a major site on the North West of the Peninsula adjoining the EP site with a view to producing a joint Masterplan for both land holdings including the Millennium Dome. The Council is seeking a coherent approach to the development of both sides of the Peninsula and the land adjacent to the North Greenwich Transport Interchange, including Blackwall (Delta) Wharf and Tunnel Avenue Trading Estate. Although Blackwall Wharf and the Tunnel Avenue Trading Estate fall within the Northern Riverside (as shown on Map 1), they are intrinsically linked to the northern part of the Peninsula and Central Business District and are important for their part in providing new employment opportunities. 20.3 In considering the future of the Peninsula the most significant change in terms of land uses from that originally identified in both the British Gas and the EP Masterplans, is likely to be in respect of the future use of the Dome and the balance of uses within the structure. Regardless of the nature of the use of the Dome the site will continue to be an attraction for visitors. The opportunity is now presented to create an exciting new part of Greenwich and Thames Gateway that will be vibrant and will successfully combine all the elements for a new urban district based on transport accessibility. The range of activities and the quality of the design and architecture of the area will also draw people to the Framework Area and with the North Greenwich Transport Interchange as the hub, the area is highly accessible, particularly 30 Greenwich Peninsula Development Framework 2002 by public transport. However, the capacity of the JLE to carry 24,000 passengers per hour is being tested by the new developments along the network, for example at Canary Wharf, London Bridge and Stratford. The capacity of the transportation networks including the capacity of the JLE will play a major role in determining the eventual form of the Framework Area development. The Council will support and pursue means of supplementing public transport provision in the Framework Area, including seeking developer contributions through Section 106 Agreements. 20.4 The intention is for the boundaries of the land uses arising from the existing Masterplan to be flexible to create a greater mix of uses. The aim is to create a complex urban zone with a variety of different but compatible uses. These will include leisure, retail, residential, education (including secondary school) and employment uses including offices and high technology. The Dome will be accessible to the public and will remain a place that people wish to visit. It is also likely that uses specifically aimed at visitors will be part of the eventual development of the whole area of the northern Peninsula. The vision for the Framework Area has focused on creating a new part of Greenwich that offers access to a range of uses and access to jobs. A wide range of services, including ancillary retail, leisure and community uses is vital. It will not be the dominant feature of the area, but housing including affordable housing, will be important to provide vitality in an area that will remain active for large parts of the day and night. Northern Riverside (including Victoria Deep Water Terminal) 20.5 Victoria Deep Water Terminal (VDWT) is adjacent to the A102 and has a deep water berth allowing the unloading of larger vessels at all states of the tide. This area should be developed to provide a highly efficient and modern facility capable of handling a range of cargoes. 20.6 Taking account of the Port of London Authority (PLA) criteria, a strong case can be made for a significant increase of the capacity at VDWT. It is an ideal location to serve a number of port uses, however, it is recognised that the current and medium- term demand is for aggregates. 20.7 In addition, there are few facilities for other river related uses and the Council would promote the re-use of river facilities including slipways. It is proposed that Bay Wharf is included as an area for river related uses such as a boatyard. 31 Greenwich Peninsula Development Framework 2002 20.9 Implementing this strategy will bring forward the regeneration and sustainability debate surrounding the safeguarded Blackwall (Delta) Wharf. This site lies close to North Greenwich Transport Interchange and as such will continue to experience great demand for a higher value use other than aggregate storage and processing. 20.10 Blackwall Wharf and Tunnel Avenue Trading Estate are likely to be integrated with the joint Masterplan produced by English Partnerships. As such these sites will be an important part of the area’s regeneration and should support new employment opportunities. Industrial Zone 20.11 The zone contains industries including manufacturing and primary processing such as aggregates and chemicals. These industries are well established, internationally recognised companies with much invested in the area. The Council will safeguard these important employment uses. 20.12 New uses, which would broaden the economic base of the area, will need to be sensitive to these historic uses. The success of existing users should be used as a catalyst for change and provision must be made for the expansion of their activities where appropriate. The Council will aim to: • Ensure that the redevelopment proposals do not stifle the provision for the expansion of existing land users. • Ensure that, where possible, river related uses are preserved on those sites best able to meet the needs of a modern efficient city port. • Take account of sensitive interfaces with neighbouring uses, particularly residential and to be aware of the impact of those proposed neighbouring uses on the industrial zone; • Seek to reduce, where possible, the impermeability of the industrial zone by promoting access to the riverside walk. • Promote a cleaner environment by encouraging high operating standards, by controlling hours of operation where necessary, by promoting sustainable transport options for raw materials and products and green travel 32 Greenwich Peninsula Development Framework 2002 plans for employees, and by continuing to control routes taken by HGVs to minimise impact on residential areas; • Seek to alleviate the problems associated with commuter traffic traversing the area. • Continue to work in partnership with business and others to promote an enhanced image of riverside industry. A key element of this will be encouraging the refurbishment or, in limited cases, removal of redundant structures and seeking opportunities to contribute to the sustained life of the Thames, its wildlife, ecology and its history. • Continue to work in partnership with business and others to enhance the environs around the industrial zone through the use of landscaping, lighting and public art, to soften the visual, noise and air pollution of these processes. 20.13 The majority of employment opportunities are to be found within Alcatel, Amylum and Hays Chemicals. These firms, whilst employing significant numbers of people, have found it difficult to recruit local people with the required skills levels and so could benefit from a co-ordinated approach to recruitment and training. 20.14 An economic strategy will be established to encourage the partnership between business, community and Council, focusing on the firms within the zone industrial area. This Strategy will include: • Continuing to encourage the promotion of local employment opportunities and local purchasing of goods and services. • Improving the economic base and skill levels of Greenwich residents through appropriate training schemes and educational partnerships. • Promoting the implementation of Green Plans to reduce to a minimum the impact of all industry and associated traffic movements on the local community and visitors. • Promoting the investment in new plant and machinery to meet higher environmental standards. • Encouraging firms to present a modern, clean and efficient face of industry in inner London. 33 Greenwich Peninsula Development Framework 2002 20.15 Within the industrial zone there are few opportunities for new large-scale commercial development. Working with the existing employers, it should be possible to build an economic strategy to support the growth of these industries, the creation of employment for local people and training to meet the future needs of these industries. Attracting new, complementary employment will also be an aspiration, as will links with the University of Greenwich and the northern Peninsula area including the Dome. 20.16 The central industrial zone of the area, including Alcatel, Amylum and Hays Chemicals, provides important employment opportunities for Greenwich. New development should; • Promote employment, especially B2/B8 uses; • Promote higher employment densities; • Provide new and enhanced access to the riverside walkway; • Wherever possible, make use of riverside wharves for transport of raw materials and/or products and people; • Promote better access routes to adjoining areas and uses; • Take account of sensitive interfaces with neighbouring uses by promoting appropriate uses and; • Promote green transport plans to reduce the dependency on the private car and road haulage. 20.17 The area from Bay Wharf to the southern boundary of Alcatel is to remain as part of the industrial zone, but greater emphasis will be put on the use of the river for the transhipment of raw materials and products, where practicable. Any industrial redevelopment will be require to consider how the river can be used as an alternative to road haulage and private car use. 20.18 Equally, there is a stronger case for the alternative use of wharves outside the Aggregate Zone, Bay Wharf and VDWT, to give a greater contribution to regeneration and the environment. 20.19 The development of the Blackwall-Silvertown Tunnel would further increase accessibility to the Peninsula. 34 Greenwich Peninsula Development Framework 2002 Riverside Sites 20.20 Riverside sites have been supporting limited numbers of employees and due to their designation as safeguarded wharves, are close to being no longer viable. As with community, leisure and retail use, employment within residential areas can be desirable. It provides activity frontages during the day, providing these are compatible with surrounding residential uses, parking standards and acceptable numbers of vehicle movements. However, any proposal to de-designate the safeguarded wharves will be subject to the criteria set out by the Mayor of London and listed in 18.5 to 18.8 above. 20.21 Of the riverside sites in this section only Pipers Wharf, used as a boatyard, is active for river uses but it is not safeguarded. Granite and Lovell’s Wharf are not being used for river related uses but are safeguarded. Various constraints mean that the other sites are either under-used or vacant and present a poor image of the area. This raises the potential for alternative development. 20.22 The wharves are safeguarded but are coming under increasing development pressure for housing, leisure, and hotels. Strategically this area is well placed for mixed-use employment led development, including an element of residential use, that extends the tourism and leisure offer of Greenwich Town Centre and the Old Royal Naval College. 20.23 The Council is seeking a coherent and comprehensive approach to the potential redevelopment of the riverside sites including; Lovell’s Wharf Granite Wharf Piper’s Wharf Sites adjacent to northern end of Banning Street. 20.24 Many of the issues highlighted in this document require a congruent approach and therefore these sites should be considered as a whole. 20.25 Currently both Lovell’s and Granite Wharves are safeguarded despite the redevelopment pressure. This issue is key to the future of these sites and landowners and developers will need to contribute to the debate on their future. Proximity to neighbourhoods, and residential street patterns, which severely restrict access, makes Lovell’s and Granite wharves less desirable for continued port operations than either VDWT or the Aggregates Zone. 35 Greenwich Peninsula Development Framework 2002 20.26 There is potential to create stronger ties with the functioning of the EP Masterplan area, Greenwich Town Centre and the Naval College sites. The scale and type of development will not only depend upon the safeguarding but also the proximity of existing public transport and future improvements, notably the Waterfront Transit. 20.27 Access to these sites is restrictive and any redevelopment would require greater access. Pedestrian and cycle linkages should be provided along an enhanced river frontage and from Christchurch Way to the riverside. Redevelopment schemes will require secure cycle parking. 20.28 The boatyard at Pipers Wharf is one of very few on the river and as such is a valuable resource. The Council will consider redevelopment of this site if a new alternative facility can be found within the Greenwich Waterfront. 20.29 There is a need for a buffer between the industry, particularly Alcatel, and any residential uses. The area south of Alcatel between Christchurch Way and the river should be predominantly a buffer zone and could include employment such as light industry, workshops, studio, small office space, open space or community uses. 20.30 The area of naturally sloping foreshore between Pipers Wharf and Enderby’s Wharf will be protected. The Council considers it appropriate that this area is explored for its potential to provide an ecological and education resource. The Council will seek links with the Environment Agency, Greenwich University and local schools for this purpose. An example of a successful scheme can be found within the Ecology Park at the Millennium Village. 20.31 Development will be expected to address the river in its form and function and provide activity and animation particularly if redevelopment of Granite and Lovell’s wharves become possible. 20.32 The Riverside sites should be assessed for their ability to contribute to the life and activity of the river and the riverscape. This should be reflected in the function and design of any buildings adjacent to the River. The Council will require an urban design assessment of the sites adjacent to the riverside. Southern Neighbourhood 36 Greenwich Peninsula Development Framework 2002 20.33 Trafalgar Road is at the heart of the southern district but currently does not provide the range and quality of shops and services needed to serve an integrated community. Increasing the residential density and employment in the area will help provide a sustaining population and will be an integral part of the options for new development. A new focus will be created around the junction of Blackwall Lane and Trafalgar Road by introducing new development opportunities at the Greenwich District Hospital (GDH) and Blackwall Lane. Provision of affordable housing within schemes will be required in these areas. Rationalising traffic will be a bigger challenge but an integrated set of measures will assist the area in giving priority to pedestrians, cyclists and public transport rather than through private traffic. 20.34 The area is characterised by narrow residential streets on both sides of Trafalgar Road. There are significant opportunity sites including the Greenwich District Hospital, Annandale and Maze Hill Schools, the area around Hoskins Street, and Blackwall Lane Regeneration area. 20.35 Additional traffic and environmental improvements along Trafalgar Road and Blackwall Lane, associated with the redevelopment potential of the GDH could provide a new focus for the centre of the southern neighbourhood. 20.36 Improve urban living in southern neighbourhood by: • Enhancing retail and leisure facilities by seeking a viable long- term role for the East Greenwich shopping district, studying its needs and potential. • Guiding investment in the area, • Enhancing community facilities, • Promoting an improved public realm along Trafalgar and Woolwich Roads, • Creating a new focus for East Greenwich at the junction of Trafalgar Road and Blackwall Lane and at the Forum@Greenwich. • Where possible controlling the adverse impacts of traffic both on the main roads and in residential streets and at junctions, • Promoting improved public transport, especially promoting higher priority for buses and waterfront transit, 37 Greenwich Peninsula Development Framework 2002 • Maximising the benefits of regeneration for this part of the Greenwich Waterfront. Supporting Greenwich Town Centre and West Greenwich 20.37 The ability to utilise and interpret the rich heritage of the area is demonstrated in the tourism package offered by the Town Centre and the developing arts and cultural presence in West Greenwich. Tourism services represent on-going opportunities for the southern area of East Greenwich closest to the Town Centre and World Heritage Site. The objectives are to: • Encourage a mix-use redevelopment package. • Encourage new technology based uses and activities into the area. • Ensure that development proposals complement the World Heritage Sites ability to attract visitors. 20.38 Clearly this residential area is part of a larger community and the retailing and commercial functions of Trafalgar Road serve a greater population than that covered by the study area. Future uses will need to serve a wide area. 20.39 The Greenwich Power Station is operational and used as a generator for the London Underground. The Council, in conjunction with the owners and operators, will seek the re-use of redundant parts of the building providing these uses do not compromise the effective functioning of the Power Station. 20.40 The Power Station coalbunker, the jetty and other structures no longer have an industrial purpose and contribute to the poor image of the area. Their renovation, or alternative use, could contribute to the visual amenity and historic interest of the area. 20.41 Although there are a number of existing linkages to the riverside, there is potential to make environmental improvements and create vibrancy along these routes. Open space along the rivers edge, access to the river and facilitates for tourist and residents alike should be proposed. Development of Key Sites 38 Greenwich Peninsula Development Framework 2002 20.42 There is a number of sites within the area where redevelopment will have a significant impact on the locality. In addition to the development requirements already set out, further guidance is offered. Greenwich District Hospital and Blackwall Lane 20.43 East Greenwich has seen a continuing shift from shops to retail services such as insurance and solicitors offices and food and drink outlets. It functions as a linear neighbourhood centre that is stable and meets those local needs. Further opportunities should be sought to improve the pedestrian environment, promote refurbishment of key buildings and maintain a stable mix of shops and other services for the local community including education provision. 20.44 The aim is to reinforce the urban centre of Trafalgar Road and Blackwall Lane through the redevelopment of the Greenwich District Hospital (GDH) site and Blackwall Lane and promote town centre strategy / management. 20.45 The GDH site is a major opportunity. The redevelopment of the site has the potential to reinforce community services, employment, and cohesion of the southern neighbourhoods. 20.46 The GDH site could accommodate a number of uses. 20.47 Priority will be given to the use of part of the site for community purposes. The whole site could be used for a single employer such as a large company. In terms of location the site is well placed to provide educational facilities as part of the community uses. 20.48 In the event of the site not being required primarily for community purposes a mixed-use scheme would be appropriate if it conforms to the policies in this document, providing that: • The Vanburgh Health Clinic is retained on site. • Activity appropriate to a town centre location is generated on the Woolwich Road frontage and the Vanburgh Hill frontage, in particular close to the intersection of the two roads. • The site is permeable to pedestrians and cyclists with motor vehicles kept to the perimeter of the site or in underground parking areas. 39 Greenwich Peninsula Development Framework 2002 • The public realm is made a focus of the scheme. The public realm should be enhanced along primary frontages. • Residential would be acceptable as part of a mixed use scheme which would include retailing along the Woolwich Road frontage. • The site should include employment generation uses (B1) beyond that generated from the retail units (A1) since it has been important as a source of employment in the local area. • Residential would be appropriate at the rear of the site adjacent to existing residential. Any housing would have to provide for families and be mixed tenure, including an element of key worker housing. • Leisure use (D2) would be acceptable as part of the mix. Blackwall Lane Regeneration Area 20.49 A mix use scheme including residential, retail and/or office/ workshop and community facilities would be acceptable. 40 Greenwich Peninsula Development Framework 2002 21.0 CONCLUSION 21.1 Greenwich is acknowledged to be a place with a unique history and character. The citizens of Greenwich have inherited a legacy of tradition, innovation and architectural quality unique in London. The expanse of the Framework Area with its extensive river frontage provides the opportunity to carry forward to future generations the distinctive qualities associated with Greenwich. 21.2 The vision is to create a 21st century development, which will be sustainable from the point of view of the environment and the type of uses necessary to support an animated urban quarter. It will display the latest design concepts and set the standard for new urban development. The Council aims to build upon Greenwich's unique architectural quality of international importance. In order to achieve this the future development will need to address and respond to the issues and concerns raised in this document. 21.3 This document sets a framework within which the redevelopment of the Framework Area can be brought forward. It sets out a series of prerequisites that will need to be fulfilled before future development can take place. However, given the timeframe in which the redevelopment of the Framework Area is likely to take place, and the speed of change of new technologies and the economy, it is likely that the requirements of the Council as set out in this document will evolve to reflect the process of change. Those seeking to use this document as a guide to future development in the Framework Area should bear this likelihood in mind. 41 Greenwich Peninsula Development Framework 2002 Appendix 1 REVIEW OF EXISTING POLICIES 1.0 Mayor and Assembly 1.1 In May 2000 the Mayor was elected and the Greater London Authority (GLA) was established. The Mayor will be preparing a number of strategic plans for London on issues such as economic development, transport, Biodiversity and land use. Borough's UDPs and Supplementary Planning Guidance (SPG) will have to be in general conformity with the Mayor’s Spatial Development Strategy known as the London Plan, that will replace RPG3. 1.2 The Mayor's vision, as set out in the London Plan, is to develop London as an exemplar sustainable world city. This must be based on three balanced and interlocking elements: • strong and diverse economic growth; • social inclusion to allow all Londoners to share in London's future success; and • fundamental improvements in environmental management and use of resources. 1.3 The London Plan states that London should accept the processes of economic growth, re-centralisation, and population increase and create an adequate infrastructure for the city to achieve sustainable development. This growth will help to pay for the many improvements in services and transport that London needs. In order to deal with these factors the London Plan includes six Challenges for London, which are set out below; Challenge 1: economic and demographic growth Challenge 2: creating a prosperous city Challenge 3: increasing the supply of housing Challenge 4: ensuring an accessible city Challenge 5: promoting a green city Challenge 6: creating a city for people 1.4 The London Plan will set a strategic development focus on East London and envisages the Greenwich Peninsula as a ‘development magnet’. Furthermore the London Plan emphasises the need to set a realistic and market sensitive framework for the development of the Framework Area, the ‘arc of opportunity’ in Newham and Canary Wharf. 42 Greenwich Peninsula Development Framework 2002 1.5 Phase 2 of the Channel Tunnel Rail Link, new road and rail links are major factors in attracting investment and development to Thames Gateway. These new highly accessible areas will focus activity in London towards the East. The London Plan recognises that Thames Gateway will provide much of the capacity for new jobs and new housing. 1.6 The Housing Commission proposes that a higher proportion of new houses should be designated as affordable housing. The target London-wide should be 50 per cent, comprising 35 per cent for social renting aimed at households on low incomes and 15 per cent for new intermediate housing aimed at households on moderate incomes. However, the more recent report ‘Affordable Housing in London’ (Three Dragons Research Project) commissioned by the Greater London Authority has concluded that for boroughs such as Greenwich a 35% target is more realistic. 1.7 The London Plan also seeks an holistic approach for policies for the river and London’s other navigable waterways by defining these as a special ‘Blue Ribbon’ network; 1.8 To enhance the use and value of the river and canals by increasing public access and safety, and encouraging the use of London’s waterways for leisure and transportation (of people and freight). To ensure that any new development contributes to the character of the river and canalside and achieves a high quality of urban design, especially improving public access to the riverside. To review the protection given to boatyards and application of the safeguarding process for wharves. Protecting wildlife and natural habitats To protect and enhance the significant wildlife habitats of the Thames and London’s other waterways and ensure that disturbance to wildlife is minimised with increasing use and public access. 2.0 Regional Guidance 2.1 Strategic Planning Guidance For The River Thames (RPG3B/9B - 1997) deals specifically with issues relating to the tidal Thames and establishes the Thames Policy Area between Hampton and 43 Greenwich Peninsula Development Framework 2002 Crayford Ness. It thus encompasses the whole of Greenwich's waterfront and requires high standards of design and development and that due consideration be given to heritage and views for all schemes fronting the River. The Guidance also seeks to safeguard a number of named wharves on the River, nine of which are located in the Borough. 2.2 RPG3b/9b Strategic Planning Guidance for the River Thames describes the River as ‘London's greatest but most under-utilised resource'. It states that developments within the Thames Policy Area should achieve high standards of design and positively contribute to their waterfront location, conserve and enhance Waterfront ecology and open spaces, and make best use of the potential of the Thames for transport and recreation. 2.3 Major proposals should be accompanied by a Design statement following the format set out in RPG3b/9b paragraph 3.24. 3.0 Implementation Strategies 3.1 The social, economic and environmental issues facing the Borough are addressed through a variety of strategies, plans and initiatives. The Greenwich Strategy will be the overarching plan for all these strategies, plans and initiatives which the Council and partners will contribute to at many levels, jointly and through individual services. 3.2 Strategies adopted or in preparation by the Council include: Unitary Development Plan; Air Quality Plan; Anti Poverty Strategy; Best Value Local Performance Plan; Best Value Service Improvement Corporate Strategy; Biodiversity Action Plan; Community Safety Strategy; Cultural Plan; Economic Development Plan; Education Development Plan; European Strategy; Healthy Greenwich; Housing Investment Programme/Housing Strategy; Interim Local Implementation Plan; Local Agenda 21; Social Inclusion & Justice; Sports Development Strategy; Taking Leisure Forward; Tourism Strategy; 44 Greenwich Peninsula Development Framework 2002 Voluntary Sector Strategy; and Women's Equality Agenda. 4.0 Waterfront Transit 4.1 Waterfront Transit is a public transport system characterised by high levels of route segregation and priority, guidance, clean fuel systems, quality vehicles and stops and level access/boarding with step free/gap free platform stops. The network will run west to east along the whole Waterfront from Greenwich serving North Greenwich Jubilee Line Station, Woolwich and Thamesmead to Abbey Wood. The system could be a tram or some form of guided bus or trolley bus and would incorporate the existing guided bus way from Horn Lane to North Greenwich Transport Interchange. 4.2 The scheme, which is one of four new Intermediate Mode schemes proposed in London, is included in the Mayor's Transport Strategy (2001). Consultation has been carried out on each of the intermediate mode proposals in 2001 with a view to completing planning, determining funding/financing, and starting the construction of a preferred scheme or schemes at the latest by 2004 with the aim of opening by the end of 2007. 5.0 EP Masterplan Area (including the Dome) 5.1 Background 5.2 By 1987 Gas production on the Peninsula had ceased and British Gas declared the site as being surplus to requirements. In September 1988 Greenwich Council published a planning brief for consultation proposing a mixed-use scheme for a site of 296 acres. By November 1988 British Gas had selected British Urban Developments as their partner from a competition of over 40 entries. The company formed was Port Greenwich Ltd a wholly owned subsidiary of British Gas. 5.3 The draft Waterfront Strategy and Planning Brief, prepared by the London Borough of Greenwich guided the planning of the development of the eastern side of the Peninsula. 5.4 Llewelyn-Davies Consultants submitted the Masterplan for 296 acres in October 1990 and subsequent revisions led to a further submission in 1991. 5.5 The Council and its partners in the Greenwich Waterfront Development Partnership, together with other agencies such as 45 Greenwich Peninsula Development Framework 2002 London First and London Planning Advisory Committee, successfully lobbied for the Millennium Exhibition to be held on the Greenwich Peninsula. This was based on the importance of the site’s development in the overall regeneration of the Waterfront, and as a key element in the Council’s integrated regeneration strategy. English Partnerships then gave consideration to the redevelopment of the remainder of the 296 acres and the disposition of uses as drawn by Richard Rogers Partnership was given approval in 1998. 5.6 The regeneration and development objectives as set out in 1998 are still applicable; • To promote long term and sustainable regeneration for this part of Greenwich; • To establish a high quality mixed use urban environment which will accommodate a range of household incomes, commercial and employment uses, and retail and leisure activities; • To establish a clear but flexible infrastructure and open space system for the Framework Area which will be capable of responding to market conditions over the expected development timescale; • To establish sustainable mixed use densities which are able to exploit the planned high quality public transport links to the Framework Area; • To co-ordinate the long term Masterplan and the configuration of its infrastructure and open spaces so as to maximise the legacy investment provided by the Millennium Exhibition. 5.7 Following the granting of outline planning permission to British Gas for the Port Greenwich development in 1996, relating to the mixed use development of 296 acres, EP submitted a disposition of uses in respect of the earlier outline consent. This related to the eastern side of the Peninsula and took account of the Millennium Exhibition and associated development. The main differences from the earlier submission related to an increased area of public open space and the deletion of the commercial leisure attraction, which was effectively replaced by the Millennium Exhibition. 5.8 The EP Masterplan proposed the following land uses and floorspace allocations; • Residential accommodation totalling 2,900 units; 46 Greenwich Peninsula Development Framework 2002 • New school, health centre, 14,500 sq.m. of local convenience shops, and additional local community facilities; • A total of 55 acres of public open space; • A mixed use core of activity around the Jubilee Station referred to as a Central Business District (CBD); • Commercial leisure and entertainment on some 16 hectares of land; • Employment uses; • Food and non-food retail; • A medium-sized hotel. 6.0 Achievements 6.1 Clearly many of these elements have and are being achieved; • Development of major infrastructure to serve future regeneration. The Jubilee Line Extension (JLE), transit route, transport interchange, new riverside walk, new pier, new roads, new footbridge and new pedestrian and cycle routes. • Development of Open Space, 55 acres of new parkland and new riverside walk. • Residential development Greenwich Millennium Village received its first residents at the end of 2000. In total there will be 1377 units. • New Holiday Inn Express hotel with 162 beds. • Development of significant elements of food and non-food retailing. The Sainsbury’s store and associated non-food retailing comprise 16,250sq.m. • New school and health centre as part of the Millennium Village. • Multiplex cinema with 14 screens. • Development of a new yacht club with associated facilities. • Relocation of an industrial estate to a new site in the locality. 7.0 Unitary Development Plan 47 Greenwich Peninsula Development Framework 2002 7.1 The Unitary Development Plan (UDP) was adopted in November 1994 and is the key land use document for the Borough. The eastern Greenwich Peninsula is designated as a mixed-use site in accordance with the planning brief and the resolution to grant planning permission in October 1992. 7.2 The UDP is currently under review and the First Deposit Draft was published in February 2002. Once adopted, it will become the statutory development plan for the whole of the Borough setting out policies for the period to 2011. The role of the UDP is to set out clearly the land use implications for Greenwich. Government guidance is that UDP’s should not contain policies for matters other than land use and should not duplicate provisions in other legislation. 8.0 Greenwich Integrated Regeneration Strategy 8.1 The Council’s vision for Greenwich is set out in the Integrated Regeneration Strategy. The vision is for: a) a transformed, sustainable environment of special quality; b) a diverse and balanced population; c) a major international destination for tourists; d) prosperous commercial and industrial communities; e) an area of unique accessibility; f) a clear local identity and a strong sense of civic and local pride; g) a safe and secure community; h) a full range of quality housing; and i) strong and committed partnerships for regeneration. 9.0 Greenwich Waterfront Strategy 9.1 The Greenwich Waterfront Strategy stimulated debate and involvement, encouraging a shared vision for the future and helped establish new forms of partnership. The strategy relates to the riverside from Deptford to Thamesmead. It identifies key areas along the riverside and Greenwich Peninsula is the largest site. 48 Greenwich Peninsula Development Framework 2002 APPENDIX TWO Characteristics of Sustainable Development 1.0 Definition 1.1 Development of low environmental impact, which positively contributes to the areas ability to sustain its social, environmental and economic structure. 2.0 Site Layout 2.1 New development will be expected to make full use of the site’s characteristics; Existing vegetation, Micro-climate, Orientation, Existing buildings and structures, Site context. 3.0 Transport and Movement 3.1 Layout and visual impact to give priority to pedestrians, cyclists and public transport ahead of private vehicles. 3.2 Achieve a high degree of permeability throughout the area that allows easy accessibility to local facilities, including schools, local shops, community centres, recreation facilities etc. 3.3 Road design to keep speeds to a minimum in residential areas. Designed for a speed limit of 20mph, particularly at pedestrian and cycle crossings. 3.4 For pedestrian routes, the avoidance of steep gradients, the provision of convenient crossings, the provision of seating and clear sign-posting and lighting. 3.5 Direct, safe routes for cyclists and the provision of prominent secure cycle parking. 4.0 Landscaping 4.1 Existing areas of ecological value and natural features should form the key elements of landscape structure. Green spaces to be carefully integrated with development and the interface between the two also carefully managed. An ecological 49 Greenwich Peninsula Development Framework 2002 approach to the protection of natural resources and management of green spaces should be adopted. 4.2 Landscape features and open spaces associated with the development should be considered as an integral part of the design process. 4.3 Clear distinction between the hierarchy of public and private spaces. 4.4 Landscaping areas designed where possible and appropriate to enable infiltration of surface water from the development. 4.5 Landscaping should be used in such a way as to minimise opportunities for crime. 4.6 Species appropriate to the riverside location. 4.7 Developers will be expected to make provision for the long-term maintenance of site landscaping, buildings and public areas. 5.0 Maximising Solar Gain 5.1 Layout designed to maximise both passive and active solar gain whilst avoiding summer overheating. Careful consideration to building orientation and layout. 5.2 Consideration to be given to the use of renewable energy sources. 5.3 Consideration given to the impact of trees, buildings, walls and fences on over-shadowing and on crime prevention. 6.0 Minimising Heat Loss 6.1 Layout to achieve a sheltered micro-climate. 7.0 Biodiversity 7.1 Where possible the opportunity should be taken to enhance the wildlife and habitat resources of the River and its environs. 8.0 Building and Infrastructure Design 8.1 Buildings to be flexibly designed such that they are adaptable for future uses or the requirements of other occupiers to maximise 50 Greenwich Peninsula Development Framework 2002 the longevity of the building. Provision for home working to be incorporated. 8.2 Use of the river for the transportation of raw materials in construction and operation where possible. 8.3 New buildings to contain a significant proportion of renewable materials and recycled materials. 8.4 Energy efficient design and management specifications to be adapted to control heating, lighting and ventilation in particular and reduce heat loss. 8.5 Grey water recycling systems to be utilised where appropriate to reduce water consumption. Water efficient plumbing should also be favoured. 8.6 Buildings to be designed to take account of the needs of those with reduced mobility, sensory impairment, parents and babies or toddlers. 9.0 Energy Efficiency 9.1 High level of specification in relation to energy efficiency in buildings must be achieved. 10.0 Waste management 10.1 At all times during construction, waste materials, water and energy should be kept to a minimum. Developers will be expected to enter into Construction Charters. 11.0 Designing Out Crime 11.1 Layout to be designed to ensure that walkways, parking areas, public spaces are overlooked / supervised. 11.2 Designs to take account of potential crime and eradicate where possible. For further information regarding the content of this document please refer to: Steve Merryfield Development Planning Manager 51 Greenwich Peninsula Development Framework 2002 Directorate of Strategic Planning London Borough of Greenwich Peggy Middleton House 50, Woolwich New Road Woolwich London SE18 6HQ Tel: 0208 921 5217 Fax: 0208 921 5442 52
"Greenwich Peninsula Development Framework - Greenwich Council "