MANAGING GROWTH Tower Hamlets Perspective. Sripriya Sudhakar Place Shaping Team Leader

Transcription

1 MANAGING GROWTH Tower Hamlets Perspective Sripriya Sudhakar Place Shaping Team Leader

2 Accommodating Growth in a Compact City INTENSIFICATION Numbers Steady increase in population / targets Places varies across boroughs and introduced the density matrix Types- Opportunity areas and areas for intensification London Plan 2004

3 Accommodating Growth - Borough 8 sq miles area (1.3%) Population 317,000 (4% population) a long history of maritime and trade activity, migration and change rich built heritage and history Unique sense of place and identify Internationally competitive financial district High levels of deprivation Ethnically diverse borough perspective

4 Where do we begin? Conservation Areas Listed Buildings Strategic/Local Views Open Space Water Space Industrial/Office Historic Parks/Gardens Conservation Area- 2.5 sq mi Public Open Space 1 sq mi Water space- 1 sq mi Employment Land/Industrial 1.5 sq mi Schools/ Institutions Retail

5 Where do we accommodate? Designated and undesignated heritage asset Local Plan 2010

6 How do we accommodate? Town Centres Opportunity area(s) Estate Regeneration Heritage-led Regeneration Extensions in conservation areas New Urban Site allocations

7 What does it look like? Type Transforming town centres - Canary Wharf Opportunity to transform office district to mixed use district Newfoundland Wharf Creating a neighbourhood in a predominantly office location and delivering mixed and balanced communities in high land value areas Landmark Pinnacle/City Pride

8 What does it look like? Type Opportunity Area - South Quay Millharbour Opportunity to create new high density neighbourhood Very high density and tall building on small sites increasing demands on existing infrastructure Dollar Bay Arrowhead Quay South Quay Plaza

9 Type Estate Regeneration What does it look like? Opportunity for transformation, improving housing stock, introducing new uses and tenure Working with existing community and facilitating relocation and rehousing Aberfeldy New Village New Union Wharf

10 Type Heritage led Regeneration What does it look like? Opportunity to house new uses and create a strong sense of place and link to the areas history Making efficient use of land without harm to the historic environment; securing public benefits Poplar Baths Queen Elizabeth Hospital

11 What does it look like? Type Extensions in Conservation Areas Opportunity for family home extensions to accommodate growing families Managing impact on historic environment; ensuring that it does not result in loss of family homes (with subdivision) Spacegroup Architects

12 What does it look like? Type New Urban Opportunity to develop brownfield land and make the most of resources available Challenge of unlocking sites constraints(former industrial use/adjacencies/impacts) Gun Wharf Gillendar Street Mint Street

13 What does it look like? Type Site Allocations Opportunity to create comprehensive mixed use neighbourhood Challenge of delivery (multiple applications reflecting a changing market) Goodman s Fields London City Island Leamouth Peninsula

14 Challenges Unaffordable housing buy/rent Integrating new development within establishment areas Alienation/sense of displacement Increasing disparity in income/opportunity Changing character of places Increasing demands on existing infrastructurephysical and social

15 High density residential development Unprecedented levels of growth in the opportunity area. The scope and form of this growth is unique in London

16 High density residential development

17 Changing policy landscape

18 High density development: Challenges Impact on existing communities (perceived and real) Impact on existing infrastructure Creating a sense of place Delivering social infrastructure alongside with housing Delivering associated amenity including communal amenity and child play space. Delivering mixed and balanced communities Securing and delivering public realm Quality of accommodation, particularly family homes Impact on environment Impact based assessment of density no impact high quality residential environment Increasing height of buildings and their impacts on amenity, heritage assets and townscape Multiple Land ownership and the challenge of coordinating development-

19 South Quay Master Plan Framework Strategic Environmental Assessment (SEA). Amounts of development assessed development hbr/ha hr/ha 3,000 hbr/ha - threshold for significant adverse effect density options of 1,100hr/ha and 3,000hr/ha were tested Design Options for development Towers in Space and Podiums/ Plinths/ Towers - two options tested at 1100hr/ha and 3000hr/ ha against the SEA Framework The Podiums/ Plinths/ Towers offered greater opportunities to deliver a more liveable place both within individual development plots and across the Masterplan area as a whole. Development sites

20 South Quay Master Plan Framework 1. Housing design 2. Connections & public realm 3. Public open spaces 4. Urban structure & frontages 5. Massing 6. Skyline 7. Waste management 8. Delivery and management (Delivery)

21 South Quay Master Plan Framework

22 South Quay Master Plan Framework 1. Housing design Housing density Development exceeding London Plan housing densities to demonstrate how it: mitigates its impacts delivers the principles of the Master plan. deliver exemplary design provide the required infrastructure Meridian Gate Millharbour Village Millharbour Village

23 South Quay Master Plan Framework 2. Connections & public realm Delivering a clear urban block pattern to support walking and cycling desire lines and define public, communal and private spaces well designed, legible, safe and inviting, active frontages 3. Public open spaces Deliver and manage on site high quality usable public open space that is coordinated with neighbouring sites South Quay Plaza Millharbour

24 South Quay Master Plan Framework 4. Urban structure & frontages 5. Massing deliver a range of housing types and tenure deliver communal amenity space as a mix of typologies deliver child play spaces as a mix of onsite usable play space typologies Arrowhead Quay

25 South Quay Master Plan Framework Integration of social infrastructure & primary schools be integrated with the podium and plinth elements provide play space for primary schools at ground level for younger children; play decks and MUGAs on podiums.

26 South Quay Master Plan Framework Millharbour

27 South Quay Master Plan Framework 6.Skyline Development located on the Maritime Greenwich Grand Axis should: define the Grand Axis step down in height and scale towards the Maritime Greenwich World Heritage Site provide visual layering

28 Planning Framework Local Plan / Neighborhood Plan Design negotiation - Pre-application and at Planning Application stage Master Plans/Area Action Plans/ OAPF(s) Guidance Conservation Area Appraisals Design Review Community Consultation Planning Permission/ refusals/ Appeals Environmental Statement and Heritage Impact Assessment S106/CIL Strong design and planning team