COMMUNITY PLANNING WEEKEND

Community Planning Weekend
A PR I L 2015
INTRODUCTION
Welcome to the Silvertown Way Community Planning Weekend. The aim of the Weekend is
to create a Vision for land at Silvertown Way and its relationships with neighbouring areas.
Canning Town and Custom House are undergoing a major transformation led by the London
Borough of Newham, with several major developments in the pipeline and with a big push
for regeneration of the town centre. In 2013, the Mayor of London announced that it would
be releasing 2.56 hectares of land south of Canning Town station and west of Silvertown Way
to enable the delivery of a high-quality residential-led development which benefits from
good access to public transport. The redevelopment provisionally includes more than 1000
homes, including affordable and private rented homes, and 8000 square metres of nonresidential floor space.
Linden Homes has appointed John Thompson & Partners (JTP), architects and
masterplanners, to work with the local community in developing a Vision for the site.
The Community Planning Weekend is an opportunity to share local knowledge and
contribute to planning the new neighbourhood through workshops, walkabouts and handson planning groups. This exhibition explains the background of the site.
Planning Context
• The redevelopment will be guided by National Planning Guidance (NPPF), the London Plan
and LBN Planning Documents (including the Core Strategy 2012, saved policies within the LBN
UDP 2001 and the Canning Town and Custom House SPD 2008).
• Affordable and Family housing will reflect planning policy requirements.
• The site is identified as a strategic site (‘Silvertown Way West’) within the Newham Core
Strategy for:
“Mixed use comprising residential, and business, with commercial units and higher density
residential facing the street within the town centre boundary, and business uses extending to
face units under arches in Peto Street North. Connectivity to the main town centre and the
rest of Canning Town needs to be addressed, together with amenity impacts of traffic. Indicative
residential typology - medium density, medium family.”
• The site is identified within the Canning Town and Custom House SPD as Area 8 (see map
below).
• The northern part of the site is within the Canning Town District Centre & 400m catchment.
• The site is within an Employment Hub.
• The site is within and Archaeological Priority Area.
• Silvertown Way is identified as a key movement corridor (Core Strategy Policy SP7).
• The site is within the Thames Policy Area.

1.
Rathbone Market and Barking Road
2.Land between A13 and Tant Avenue
3.
Keir Hardie School and Land to the East
4.Land adjacent to Ashburton Grove Woods
and Freemasons Road
5 & 18.Land to North of Coolfin Road
and Boreham Avenue
6 & 19. Custom House and East of Freemasons Road
7.Land between Silvertown Way and Rathbone St
8.
Silvertown Way West
9.Limmo Site
10a.
Wharfside Road
10b.Land between Bidder Street
and Stephenson St
11.East of Rathbone Street
12.
Silvertown Way East
20.
Manor Road Park




London Borough of Newham: Canning Town and Custom House SPD boundary and key areas map

Community Planning Weekend
A PR I L 2015
recent and planned development nearby
1
2
3
4
5
6
7
Site Boundary
1
London City Island: Ballymore
2
Royal Gateway: Galliard Homes
3
The Sphere: Hollybrook
4
Hallsville Quarter: Bouygues Development
5
Rathbone Market: English Cities Fund (Muse
5
4
Developments, the Homes and Communities
Agency and Legal & General)
6
St Luke’s Square: Galliard Homes
7
Tarling Road: Sanctuary Group
1
3
7
6
2
Community Planning Weekend
A PR I L 2015
Site Context
9
West Ham
8
7
Devons
Road
Star Lane
4
A12
A13
3
6
Langdon Park
5
Canning Town
Poplar
Canning Town
2
1
Custom House
Leamouth
All Saints
Prince Regent
Royal Victoria
East india
ExCel London
Emirates
Royal Docks
Blackwall
Poplar
Canary Wharf
Royal Victoria Dock
02 Arena
Canary
Wharf
North
Greenwich
West Silvertown
Pontoon Dock
11
10
South Quays
Emirates
Greenwich Peninsula
Site
Tube Station
1
Keir Hardie Recreation Ground
7
Hermit Road Recreation Ground
A Road
DLR Station
2
Bow Creek Ecology Park
8
Memorial Recreation Ground
DLR
Rail Station
3
Malmesbury Park
9
Three Mills Green
Jubilee Line
Towpath
4
Star Park
10
Lyle Park
District Line
FAT Walk (Proposed)
5
Ashburton Wood
11
Thames Barrier Park
6
Canning Town Recreation Ground
Metropolitan Line
Emirates Air Line
Community Planning Weekend
A PR I L 2015
Site Location
A13
4
1
n
ow
ert
Silv
y
Wa
h
rth
ort
et N
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nS
No
Crossing
eet
Str
Lower Lea
xto
o
Pet
2
Ca
2.56
hectares
3
1
Silvertown Way
3
Peto Street North
2
Victoria Dock Road
4
Canning Town Station
ad
Vict
Ro
k
c
o
D
oria
Community Planning Weekend
A PR I L 2015
SITE HISTORY
Pre-1800 The area now known as Canning Town was a
largely empty marshland, separated from London
by the River Lea, which could only be crossed by
ferry.
Silvertown Way clearance.
1933
1810
An iron bridge was built across the Lea at Bow
Creek, over which Barking Road provided a
connection to the east.
1840
The railway was constructed from Stratford to
a new station at Barking Road (Barking Station,
later renamed Canning Town Station) to provide
riverside access for the offloading of coal.
1847
Railway extended to North Woolwich and
passenger services introduced to serve a growing
number of housing developments built in the
area to house workers in the burgeoning docks
industry east of Bow Creek.
Mid 19th Century
Many residents would have been employed
by the Thames Iron Works and Shipbuilding
Company, located on the western side of the
railway, on a triangular site at the mouth of Bow
Creek, directly to the west of the Silvertown
Reach site. The firm employed thousands of
people, building ships for navies around the world.
HMS Warrior, built by the company in 1860, was
the world’s first iron-clad warship. The company
set up a football team for its employees, whose
crest was a pair of crossed riveting hammers. This
team would later become West Ham United FC,
whose club badge retains the crossed hammers
and who are known locally as “The Irons”.
Late 19th Century
The site featured a network of small streets,
accommodating mostly worker housing. Along
its western edge, Victoria Dock Road ran the
full length of the site up to Barking Road and
was home to a number of shops, public houses
and a music hall. Towards the southern end of
the site the White Gates level crossing provided
access across the railway line from Victoria Dock
Road to the Royal Victoria Dock and Silvertown
to the southeast. This crossing was extremely
busy and the area suffered from significant traffic
congestion.
1934 To alleviate congestion and provide better access
to Silvertown and North Woolwich, Silvertown
Way was constructed, incorporating Britain’s
first highway flyover and significantly altering
the urban fabric of Canning Town. Hundreds
of homes were demolished to make way for
the new road bringing to an end the previous
residential character of the site. Throughout the
rest of the 20th century, the site was redeveloped
for commercial and light industrial uses. Similar
uses were developed along the eastern side of
Silvertown Way.
1999
Major works are completed at Canning Town
Station creating a significant public transport
interchange, providing connection to the DLR
network, the Jubilee Line extension and a new
bus station.
2008 The Canning Town and Custom House SPD was
adopted by the London Borough of Newham
outlining a regeneration strategy for the area
with the Silvertown Reach site located as a key
development area.
1869
© Crown copyright and Landmark Information Group Limited 2015.
Landmark Historical Map
Landmark Histori
County: LONDON
County: ESSEX
1916-1919
1952-53
© Crown copyright and Landmark Information Group Limited 2015.
© Crown
copyright and Landmark Information Group Limited 2015.
Published Date(s):
1869
Published Date(s):
Originally plotted at: 1:2,500
Originally plotted a
13
18
5
et
C lea
Stre
13
18
Notes:
Notes:
Do not scale from this drawing.
Do not
from this
drawing.
Allscale
contractors
must
visit the site and be responsible for taking and checking 13
All contractors
must visit the site and be responsible for taking and checking 13
dimensions.
dimensions.
All construction information should be taken from figured dimensions only.
11
All construction
information
should
be takenspecifications
from figured dimensions
only. must
Any discrepancies
between
drawings,
and site conditions
be
11
Any discrepancies
specifications
and site conditions must
9be
brought to the between
attentiondrawings,
of the supervising
officer.
9
brought
to
the
attention
of
the
supervising
officer.
This drawing & the works depicted are the copyright of John Thompson7 & Partners.
This drawing & the works depicted are the copyright of John Thompson7 & Partners.
5
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Stre
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C lea
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Community Planning Weekend
1
11
1
11
3
16
5
Primary School
5 used for
This drawing is for
planning
purposes only. It is not intended to be
Primary School
3
This construction
drawing is forpurposes.
planning
purposes
only. It is notefforts
intended
to be to
used
for
Whilst all reasonable
are used
3 ensure drawings
construction
purposes.
Whilst
all
reasonable
efforts
are
used
to
ensure
1drawings
are accurate, John Thompson & Partners accept no liability for
any reliance placed
1
are accurate,
Thompson
& Partners
accept
no liabilityother
for any
placed
on, or useJohn
made
of, this plan
by anyone
for purposes
thanreliance
those stated
above.
on, or use made of, this plan by anyone for purposes other than those stated above.
13
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A PR I L 2015
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Noise from rail links
1
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D1
D1 08.04.15 First Issue
08.04.15 First Issue
JT/DS
JT/DS
Rev
Date
Description
Date
Description
Drawing Status
Drawing Status
Drawn / Chkd
Drawn / Chkd
Rev
Project
Status
Project
Status
Client
Client
Galliford
Try
Galliford
Try
JOHN
THOMPSON
PARTNERS
JOHN
THOMPSON
&&
PARTNERS
23-25 Great Sutton Street
23-25London
Great Sutton
EC1V Street
0DN
London
EC1V
0DN
T: +44
(0) 20
7017 1780
T: +44
17801781
F: (0)
+4420
(0)7017
20 7017
F: +44
20 7017 1781
W:(0)
www.jtp.co.uk
W: www.jtp.co.uk
Project
Project
Silvertown
Reach
Silvertown
Reach
Drawing Title
Drawing Title
Site
Location
Plan
Site
Location
Plan
1 : 1000
: 1000
Drawing No. S_01
Drawing No. S_01
Job Ref. 00933
Job Ref. 00933
Scale @A1
Scale @A1 1
Scale Bar
Scale Bar
0
0
Sheet Code
Sheet Code
10
10
20
Revision. D1
Revision. D1
20
30
30
40
40
50 m
50 m
00933_JTP_S_01_Site Location Plan_D1
00933_JTP_S_01_Site Location Plan_D1
13
18
5
et
C lea
Stre
13
18
Notes:
Notes:
Do not scale from this drawing.
Do not
from this
drawing.
Allscale
contractors
must
visit the site and be responsible for taking and checking 13
All contractors
must visit the site and be responsible for taking and checking 13
dimensions.
dimensions.
All construction information should be taken from figured dimensions only.
11
All construction
information
should
be takenspecifications
from figured dimensions
only. must
Any discrepancies
between
drawings,
and site conditions
be
11
Any discrepancies
specifications
and site conditions must
9be
brought to the between
attentiondrawings,
of the supervising
officer.
9
brought
to
the
attention
of
the
supervising
officer.
This drawing & the works depicted are the copyright of John Thompson7 & Partners.
This drawing & the works depicted are the copyright of John Thompson7 & Partners.
5
ni ng
Depo
t
Stre
et
C lea
7
ni ng
Depo
t
7
15
9
15
9
Community Planning Weekend
1
11
1
11
3
16
5
Primary School
5 used for
This drawing is for
planning
purposes only. It is not intended to be
Primary School
3
This construction
drawing is forpurposes.
planning
purposes
only. It is notefforts
intended
to be to
used
for
Whilst all reasonable
are used
3 ensure drawings
construction
purposes.
Whilst
all
reasonable
efforts
are
used
to
ensure
1drawings
are accurate, John Thompson & Partners accept no liability for
any reliance placed
1
are accurate,
Thompson
& Partners
accept
no liabilityother
for any
placed
on, or useJohn
made
of, this plan
by anyone
for purposes
thanreliance
those stated
above.
on, or use made of, this plan by anyone for purposes other than those stated above.
13
Ford Street
Ford Street
H
16
11
9
11
et
y Stre
et
y Stre
al
ls
H ville
al R
ls o
vi a
lle d
Ro
ad
7
9
5
7
3
5
3
Ro
ge
rs
Ro Road
ge
rs
Ro
ad
Shirle
A PR I L 2015
Shirle
19
24
19
24
ay
nW
tow
ay
ver
Sil
nW
tow
ver
Sil
25
30
25
30
3
13
Key
Retail
Retail
Court
Briary
18
18
20
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Ford Street
Ford Street
e And
The
Stag
atre
ool
Sch
e And
The
atre
ool
Sch
105
105
Oll
Hotel
Hotel
Park
Good road links
Hoy S
treet
Hoy S
treet
Park
Public transport hub
Ex
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t ree
eeel St
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l Sn
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ad
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OPPORTUNITIES
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Recreation Site
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et
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t
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e rg
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Connections below viaduct
Commercial
Commercial
Commercial
Commercial
Sun path
Park
Park
Road
Road
H
et
et tre
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t
S o
oy H
Hu
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in
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gd
in
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on
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St
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St
et
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et
Potential future pedestrian bridge link
Retail
y
Wa
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y
erto
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Potential gateway building location
32
32
Retail
4
lso
Ne n S
lso tre
n et
St
re
26
57
Retail
4
28
26
57
Retail
55
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Views across Bow Creek and Thames at elevated level
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S
D1
D1 08.04.15 First Issue
08.04.15 First Issue
JT/DS
JT/DS
Rev
Date
Description
Date
Description
Drawing Status
Drawing Status
Drawn / Chkd
Drawn / Chkd
Rev
Project
Status
Project
Status
Client
Client
Galliford
Try
Galliford
Try
JOHN
THOMPSON
PARTNERS
JOHN
THOMPSON
&&
PARTNERS
23-25 Great Sutton Street
23-25London
Great Sutton
EC1V Street
0DN
London
EC1V
0DN
T: +44
(0) 20
7017 1780
T: +44
17801781
F: (0)
+4420
(0)7017
20 7017
F: +44
20 7017 1781
W:(0)
www.jtp.co.uk
W: www.jtp.co.uk
Project
Project
Silvertown
Reach
Silvertown
Reach
Drawing Title
Drawing Title
Site
Location
Plan
Site
Location
Plan
1 : 1000
: 1000
Drawing No. S_01
Drawing No. S_01
Job Ref. 00933
Job Ref. 00933
Scale @A1
Scale @A1 1
Scale Bar
Scale Bar
0
0
Sheet Code
Sheet Code
10
10
20
Revision. D1
Revision. D1
20
30
30
40
40
50 m
50 m
00933_JTP_S_01_Site Location Plan_D1
00933_JTP_S_01_Site Location Plan_D1
Community Planning Weekend
A PR I L 2015
DENSITY AND MASSING
Density is a measure of how many homes there are in a particular area. It is typically
measured in Dwellings Per Hectare (DPH)
London-wide planning policy promotes high density development to seek to maximise
efficient use of land, with the highest densities located near urban centres and public
transport nodes.
The London Borough of Newham’s Supplementary Planning Document for Canning
and Custom House states that:
Area Town
= 2.56ha
“Increasing the housing densities in the area enables a significant contribution to be
velopable
footprint = 18,984m²
made to meet the housing targets for the London Borough of Newham and achieve
SchemeApprox. GEA = 129,700m²
the objective of mixed and balanced communities, without a net loss of social rented
housing.”
Due to its good transport links and proximity to the town centre, The site at
Silvertown Way has been identified as a high density development site, in the region of
400DPH.
7 storeys
7 storeys
Approximate densities of nearby developments:
Royal Gateway:
ion 1
London City Island:
,887m² GEA
380 DPH
360 DPH
Hallsville Quarter:
190 DPH
Rathbone Market:
415 DPH
11 storeys
13 storeys
11 storeys
13 storeys
The diagrams below show the approximate volume of development considered
suitable and viable for this site.
Each diagram provides the same total volume of development at a density of
approximately 400DPH. 11 storeys
Whilst diagrammatic, these demonstrate that the proposed development could take on
a number of different forms. They also show that high density development does not
necessarily mean high rise development.
ion 2
,075m² GEA
Option 1
11 storeys
13 storeys
12 storeys
12 storeys
12 storeys
12 storeys
12 storeys
13 storeys
12 storeys
ion 3
,850m² GEA
11 storeys
11 storeys
Option 2
11 storeys
11 storeys
11 storeys
11 storeys
11 storeys
11 storeys
ion 4
,850m² GEA
19 storeys
20 storeys
18 storeys
8 storeys
18 storeys
11 storeys
11 storeys
8 storeys
Option 3
11 storeys
11 storeys
11 storeys
8 storeys
18 storeys
8 storeys
8 storeys
20 storeys
ion 5
,865m² GEA
6 storeys
6 storeys
6 storeys
6 storeys
6 storeys
6 storeys
6 storeys
22 storeys
22 storeys
22 storeys
22 storeys
22 storeys
19 storeys
11 storeys
8 storeys
11 storeys
11 storeys
6 storeys
18 storeys
22 storeys
22 storeys
Community Planning Weekend
A PR I L 2015
The Team
Galliford Try is one of the leading construction and housebuilding businesses
in the UK operating at the forefront of industry best practice. We employ
over 4,700 people across more than 38 offices and we are an industry leader
in multi-disciplinary team working through our partnering approach that
concentrates on building long-term relationships. In addition we employed
over 400 graduates and apprentices across the Group including through our
supply chain.
In the financial year ending 30 June 2014 we completed 4,607 new homes. We
have also maintained a strong construction order book of £3 billion including a
number of recent major contract awards.
We have a track record of delivering high quality projects across the
country through the following divisions:
•
•
•
•
•
•
•
Housebuilding
Construction
Infrastructure
Affordable Housing and Regeneration
PPP Investments
Facilities Management
Partnerships
The group maintains considerable focus on mixed tenure and mixed use
regeneration projects with a number of major schemes currently on site. We
have also had considerable success in the Delivery Partner Panel where we
have been appointed as preferred developer on four schemes to date. Our
success is based on a collaborative culture that creates a unified commitment
towards the development of innovative solutions which ensure successful
project delivery and end-user satisfaction. We share our clients’ commitment
to producing exemplary developments, creating communities and public
spaces that prove an enduring success commercially and socially for all
stakeholders.
Linden Homes is Galliford Try’s award-winning housebuilding division and
is the fifth largest residential developer in the UK, specialising in high quality,
individually designed schemes across the country. The company was awarded
Housebuilder of the Year at the Ideal Home Show Blue Ribbon Awards 2014,
for the second consecutive year. Linden Homes was also named Sustainable
Housebuilder of the Year at the What House? Awards 2014.
Thames Valley Housing are a medium-sized housing association based in
Twickenham, South West London.
It’s vital that we work with the right partners; as a team we can build
affordable, sustainable housing, and help to grow the social fabric in local
communities.
We own, manage or take care of loans for over 14,500 homes in London,
Berkshire, Surrey, Hampshire, Oxfordshire, Buckinghamshire, Wiltshire and
Sussex. These include traditional rented housing, shared ownership, key
worker and student accommodation.
Winning the ‘What House’ 2012 Housing Association of the Year Gold award
recognised our hard work and achievements.
We bring that experience and expertise to all our projects, and we work with
our partners to grow and make a real difference.
We’re Fizzy!
We reinvent renting 5 ways
1. Fair prices (that won’t suddenly go up).
2. A straight-forward, polite, reliable landlord (Us!).
3. Sparkly new, quality accommodation.
4. A range of furniture/media packages to choose from (if you want them).
5. Well-connected locations.
Fizzy offers good-quality rented accommodation, in easy-commutable locations,
and a management service that makes life simple.
In March 2015 we were awarded with the gold Love Your Community quality
mark for our work in local communities.
Our homes’ tenures include social and affordable rent, shared ownership and
intermediate rent.
We believe renters deserve a better deal, by making renting straightforward,
easy and painless.
Fizzy is your Landlord, you deal with us directly as each block has its own
property manager. You can find out exactly where your money goes and find
out exactly where you stand at any time, online.
Fizzy is clear, simple and above-board, always - a landlord you can really trust.
Brilliant.
John Thompson & Partners is an international placemaking
practice of architects and urbanists with extensive experience of
delivering successful projects for both public and private sectors
throughout the UK, and internationally. We use participatory
techniques pioneered and honed over two decades to build
collaborative visions for our projects with the very people who
will go on to use them. Cartwright Pickard is an award-winning research-led architecture
practice founded in 1996 by Peter Cartwright and James Pickard.
We have a clear philosophy; to produce beautiful buildings that
use resources responsibly. We are interested in the way buildings
are constructed and how they perform in use. We have an
integrated approach to architecture, technology and construction
that delivers the best possible results for our clients, building
users and wider society.
NLP is one of the UK’s leading and longest established
independent town planning consultancies. It employs over 190
staff in 7 offices with substantial expertise in urban design,
conservation, development planning and economics.
Ardent Consulting Engineers was formed in 2005 to provide
transport, infrastructure planning/engineering and flood risk
management advice to our private and public sector clients.
We have particular expertise in residential developments,
on both Greenfield and Brownfield sites, together with
understanding the broader flood risk management issues.
The London Borough of Newham
The Mayor of London is working closely with the development
consortium to deliver new homes on the Silvertown Way site,
which is owned by the Greater London Authority. Long and Partners, a professional design management and
consultancy practice situated in the City of London close to
Liverpool Street and Bank Stations. We have a wide degree of
experience over a varied range of business sectors. Our selfmotivated staff provide a professional service offering a choice of
solutions compatible with today’s complex environmental issues.