PUDDING MILL INTRODUCTORY FLIP-BOOK Summer 2016 Pudding Mill Square
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INTRODUCTION The Legacy Corporation is revisiting the Pudding Mill masterplan in response to the changing context of adjoining developments, including the Cultural and Education District. Pudding Mill The Legacy Corporation wants to create a vibrant Local Centre at the heart of Pudding Mill, as supported by the Local Plan, which maximises residential capacity and employment opportunities, as well as meeting key priorities around local economic benefit, equality and inclusion, sustainability and community engagement. London Aquatics Centre London Stadium 4
BACKGROUND - LEGACY COMMUNITIES SCHEME The Legacy Communities Scheme (LCS) planning application, which was approved in September 2012, proposed a range of employment and residential uses at Pudding Mill, as well as other supporting social infrastructure and open space. In total the scheme allowed for around 1,300 homes, plus a range of employment floorspace, retail units and community facilities. Illustrative Masterplan Produced for LCS (2012) 5
BRIEF AND VISION FOR PUDDING MILL The Pudding Mill masterplan aims to create a new residential neighbourhood with a vibrant Local Centre, providing a range of housing typologies to meet local need, as well as flexible employment floorspace, retail units and community facilities; all tied together through a high quality public realm. The new development will seek to improve pedestrian and cycle connections through the site and maximise on the opportunities presented by its proximity to the Pudding Mill Lane DLR station and Stratford High Street, as well as Queen Elizabeth Olympic Park. The neighbourhood will include: New homes, including sheltered accommodation Flexible employment space Retail units Social infrastructure Play space Leisure space 6
Illustrative Visualisation: City Mill River 7
WHO S INVOLVED LONDON LEGACY DEVELOPMENT CORPORATION (LLDC) Landowner & Developer ALLIES & MORRISON Masterplanners BRADLEY-HOLE SCHOENAICH LANDSCAPE ARCHITECTS (BHSLA) Landscape Architect AECOM Planning Agent & Environmental Consultant FLUID Community Consultation 8
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WHAT IS A MASTERPLAN A masterplan usually consists of a series of two dimensional plans and three dimensional images and text describing how an area will be developed. The outline planning application will set out the vision for the site as well as details of access, scale, character, use and urban design; it provides a foundation from which future Reserved Matters Applications can be prepared. The outline planning application will seek to deliver the following for Pudding Mill: EMPLOYMENT Approximately 36,000 sqm of flexible employment space that can either be used by a single tenant or by tenants, either taking entire floors or subdivided sections. RESIDENTIAL Approximately 1,500 residential homes of which 40 will be assisted living homes. RETAIL AND LEISURE FACILITIES Approximately 2,500 sqm of retail space and leisure facilities COMMUNITY FACILITIES Up to 13,142 sqm of community facilities OPEN SPACE Approximately 16,000 sqm of open space to compliment the wider provision within Queen Elizabeth Olympic Park. The masterplan will also include play space and cater for all ages. 10
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SITE CONTEXT Pudding Mill sits between Queen Elizabeth Olympic Park to the North and Stratford High Street to the South. Both of which are undergoing a rapid period of change. In Links folder do again to change name Pudding Mill is bounded on two sides by the Waterworks River to the northeast and Bow Back River to the southeast. To the southwest it is contained by Cooks Road, and adjoins existing allotments and the Great Eastern Railway corridor to the northeast. The City Mill River also runs through Pudding Mill, crossing beneath the Great Eastern Railway corridor at its junction with the Greenway. 12
SURROUNDING CONTEXT The surrounding context of Pudding Mill, which is subject to rapid change, is defined largely by the Park to the north, Warton Road and the Carpenters Estate to the east, and Stratford High Street plus the associated development at Strand East to the south. CONNECTIONS The Greenway, a strategic pedestrian and cycle route, bisects Pudding Mill and provides an important link between Stratford and Hackney, as well as routes into the Park. A network of waterways known as the Bow Back Rivers intersects with the Great Eastern Railway viaduct, Greenway (Northern Outfall Sewer) and High Street Stratford. There is the potential to expand and improve these links, particularly the Greenway, as the near-by UCL East site and Stratford Waterfront are developed. CHARACTER The site itself was formerly industrial land and is characterised by various site compounds, as well as the Bow Electricity Substation and associated utilities infrastructure that criss-cross the site. Pudding Mill DLR station is located at the junction of Marshgate Lane and Barbers Road and acts as a new gateway to the site. An allotment roughly 1 hectare in size, is located south of the railway viaduct. A cluster of residential buildings occupy a triangular piece of land between the City Mill River and Greenway, whilst a number of high rise residential towers are located to the south of the Bow Back River along Stratford High Street. Bow Back River Waterworks River 13
WIDER MAJOR DEVELOPMENTS WICK 9 1 10 11 12 14 13 STRATFORD NEW TOWN 1 2 EAST WICK Summary: Up to 870 new homes, new primary school and two new nurseries Status: Zonal masterplan approved December 2015, Phase 1 detailed design in planning process Developer: London Legacy Development Corporation, East Wick and Sweetwater Projects Ltd SWEETWATER Summary: Up to 650 new homes including apartments and family homes. A new primary school, two new nurseries, community space, a library and health centre Status: Zonal masterplan to be submitted for planning approval in summer 2016 Developer: London Legacy Development Corporation, East Wick and Sweetwater Projects Ltd 6 BOBBY MOORE ACADEMY Summary: A sports specialist secondary school and primary school with a 6th form across two sites. Status: Planning applications granted Proposed operator: David Ross Education Trust 7 PUDDING MILL Summary: A residential neighbourhood that will deliver up to 1,300 homes, employment floorspace, retail units, community facilities, and a wide range of public open spaces. Status: Outline planning permission granted with amendments currently being considered by LLDC Developer: London Legacy Development Corporation 12 13 CHOBHAM ACADEMY Summary: A new school for 3-18 year olds that opened in September 2014. In addition to 100 children in the nursery, when the Academy is at full capacity it will have 600 students in the primary school, a further 900 students in the secondary school and a Sixth Form for 420. Status: Now open Developer: A Lend Lease Harris Partnership CHOBHAM FARM Summary: A new family neighbourhood delivering around 1000 homes (of which over 40% are family homes), home zone streets, new public space, commercial space and community facilities. Status: Under construction Developer: LCR and East Thames Group BOW EAST Pudding Mill Site Boundary LLDC Boundary LB Hackney Boundary LB Newham Boundary LB Tower Hamlets Boundary Health Centre Education / Training Workspace Cultural / Exhibition Business Hotel / Student Housing Community Facilities Retail / Leisure Sport 3 6 2 5 6 4 19 BROMLEY- BY-BOW 7 14 15 7 20 18 16 8 N 17 3 4 5 HACKNEY WICK CENTRAL Summary: Creation of a new neighbourhood centre focused around Hackney Wick Station. The new station which includes an underpass through the existing embankment will create a new north south pedestrian link. The neighbourhood centre development will consist of workspace clusters with a diverse range of spaces, retail, local amenities, and the introduction of between 800-850 new homes. Status: Planning permission granted for the new station. Outline application for the Hackney Wick Neighbourhood Centre to be submitted April 2016 Developer: London Legacy Development Corporation STRATFORD WATERFRONT Summary: A new campus for UAL s London College of Fashion, along with major new spaces for the Victoria and Albert Museum and Sadler s Wells. Status: Cultural and Education District outline planning applications due to be submitted late 2016 Developer: London Legacy Development Corporation with site partners THE STADIUM Summary: From 2016 the Stadium will become the home of West Ham United, before then it will host a number of international events including the Rugby World Cup in 2015. A new community track will be open alongside the Stadium and will be home to the Newham and Essex Beagles Athletic Club. The Stadium will also become the new national centre for athletics from 2016. Status: Fully open from summer 2016 Developer: E20 Stadium LLP 8 9 10 11 RICK ROBERTS WAY Summary: Provision of approx. 500 new homes as part of a mixed-use masterplan. Status: Outline planning permission granted, with secondary school relocated within PDZ3 (see no. 6) and further amendments under consideration Developer: London Legacy Development Corporation and Newham HERE EAST Summary: Transforming the former Olympic Press and Broadcast Centre an innovation centre set to provide over 1.2 million square feet of space for creative entrepreneurs and creating up to 7,500 jobs on site and in the local community. Key tenants include BT Sport, Hackney Community College, Loughborough University and Infinity SDC. Status: BT Sport already broadcast on site, fully operational by 2018 Developer: icity, a joint venture between Delancey and Infinity SDC CHOBHAM MANOR Summary: The first of the five new neighbourhoods from 2015. Including 828 new homes, 75% designed for families and 1/3 affordable homes. Shops, cafes, bars and other facilities will support a vibrant community. Status: Sales underway, first residents occupied their homes in late 2015 Developer: Chobham Manor LLP EAST VILLAGE Summary: 2,818 new homes, a new school (Chobham Academy - see point 12), a new health centre, cafés, bars, restaurants, shops and 27 acres of public space. Further developments for an additional 2,000 homes are currently in the planning process. Status: Now open Developer: Get Living London and Triathlon Homes 14 15 16 17 18 THE INTERNATIONAL QUARTER Summary: 4 million sq ft of new workplace - TFL and the FCA confirmed as tenants. A 4 star hotel, shops, restaurants, childcare and community facilities. Up to 25,000 jobs created. Status: Construction started in 2014, first office occupation in 2017 Developer: Lend Lease and LCR GLASSHOUSE GARDENS Summary: The residential development that forms part of The International Quarter - 330 new homes looking out over the iconic buildings of the south of the Park as part of The International Quarter. Status: Final completion estimated for 2017 Developer: Lend Lease and LCR CHERRY PARK Summary: Approx 1,200 new homes alongside community facilities, restaurants, cafes and a servicing facility for Marks and Spencer. Status: Hybrid planning application submitted Developer: Stratford City Developments Ltd ANGEL LANE Summary: Unite student accommodation for 750 students, new hotel, a major apartment tower and offices. Status: Opened September 2015 Developer: Unite Group Plc STRAND EAST Summary: 1,200 homes, office spaces for a range of businesses including digital and creatives, a riverside park and a range of retail and community uses. Status: Planning permission granted Developer: Vastint UK Surrounding Area Plan showing some of the major developments in the area. (Dots do not indicate locations of facilities) 14
19 COOKS ROAD Summary: Up to 543 residential units, approx. 58,000 sq ft of commercial floorspace and open spaces and landscaping Status: The application for the southern block has been approved. Developer: BellwayPartnership 20 MARSHGATE Summary: 8 new buildings containing approx. 45,000 sq ft of business floorspace, 254 new homes and open space Status: Planning permission granted Developer: Workspace 15
OPPORTUNITIES CHARACTER AREAS The natural division of the site allows for the creation of two distinct, yet interconnected neighbourhoods: a vibrant urban neighbourhood at Pudding Mill defined by the Local Centre and a more domestic and relaxed neighbourhood at Bridgewater.. TRANSPORT CONNECTIONS The Pudding Mill DLR Station, reopened in 2014, provides direct access to Stratford Station in just 2 minutes, which acts as an interchange for various onward connections across London. Pudding Mill Bridgwater 16
CONNECTIVITY At present Pudding Mill is somewhat isolated, being bounded by various barriers to pedestrian or vehicular movement. The masterplan will explore opportunities to promote new or improved connections to the Park and Stratford High Street, as well as Warton Road. The masterplan will consider the hierarchy of these connections and how they should be linked to new internal routes across Pudding Mill. WATERWAYS Pudding Mill benefits from a variety of waterside with rivers surrounding it on three sides. The masterplan will provide appropriate responses to this special setting by taking into account strategic views and pedestrian movement patterns, as well as townscape considerations. 17
CONSTRAINTS RAILWAY VIADUCT The Great Eastern Railway/Crossrail/DLR viaduct bounds Pudding Mill to the north. Whilst the station itself will offer a degree of active frontage, the viaduct west of the station is comprised of a blank concrete wall. To the east of the station, the Marshgate Lane underpass separates vehicular and pedestrian routes by way of a significant drop in level. UNDERGROUND UTILITIES A number of underground constraints such as Power Lines Underground (PLUG), HV cables and their easements as well as utilities within existing roads impact the development of the site. 18
BOW ELECTRICITY SUBSTATION, Bow Electricity Substation and the new headhouses for the underground power lines are situated in the centre of Pudding Mill, on either side of Pudding Mill Lane. These enclosures form part of London s strategic infrastructure network and have specific operational constraints that need to be respected. They therefore require careful integration into the layout of the neighbourhood to avoid stretches of uninhabited frontage alongside poor quality public space. 19
PUDDING MILL KEY ASPIRATIONS The masterplan seeks to deliver the following: A new residential neighbourhood that provides a range of housing to meet local need A new Local Centre providing flexible employment floorspace, retail units and community facilities A high-quality environment comprising a variety of building uses and typologies A place that will engage with its immediate context in terms of form and character Taller buildings that are located to signify key locations or relationships within the masterplan, such as the arrival at Pudding Mill DLR or proximity with Stratford High Street A wide range of public open spaces, including play provision for all ages Improved pedestrian and cycle connectivity within the site, as well as new links to the Park and Stratford High Street 20
Illustrative Visualisation: City Mill Passage 21
EMERGING ILLUSTRATIVE MASTERPLAN Overview of Key Components A VIBRANT LOCAL CENTRE Create a vibrant Local Centre at the heart of Pudding Mill Provide flexible employment floorspace, retail units and various community facilities Create a new pedestrian East-West Street that will improve connections across the site to adjoining developments A DIVERSE RESIDENTIAL NEIGHBOURHOOD A network of close, intimate streets and shared spaces connecting a series of distinct public spaces with larger more formal blocks dissected by mews streets and passages. A diversity of typologies, from mews houses, to stacked maisonette, to mansion blocks to residential towers. At Bridgewater, a series of stacked maisonettes front the Greenway and the waters edge, whilst apartment blocks create an informal relationship to the allotments. Locate taller buildings to signify key locations or relationships within the masterplan, such as the arrival at Pudding Mill DLR or proximity with Stratford High Street PUBLIC OPEN SPACES AND PLAY AREAS Provide a series of public squares and play spaces within the masterplan that will create an enjoyable place to live and work 22
Existing New 12 1 Allotments WARTON ROAD 2 Bridgewater Square and connection to Greenway 1 3 Stratford High Street 4 Station Square WATERWORKS RIVER 9 5 Pudding Mill Square 6 East - West Street 2 3 7 Residential blocks 9 8 Mews 11 4 13 CITY MILL RIVER 9 Towpath 10 Bow Back Square 5 STRATFORD HIGH STREET 11 Railway 12 UCL East 13 City Mill Yard The Greenway 7 EAST - WEST STREET 6 8 PUDDING MILL LANE 9 BOW BACK RIVER Local Centre Improved Connectivity 10 Pudding Mill Lane Station 23
A VIBRANT LOCAL CENTRE KEY FEATURES Creation of a new square adjacent to Pudding Mill DLR comprising soft and hard landscaping elements will be a significant point of arrival linking the heart of the new development to the DLR station and the wider area Creation of new employment spaces around Pudding Mill Lane DLR Station will add vibrancy and vitality within the Local Centre and support Marshgate Lane as a new local high street Some community facilities will also be located in the Local Centre around neighbourhood open spaces and the East-West Street Frontages will have active ground floor uses to help encourage movement towards Marshgate Lane Retail and leisure uses will be located principally around the station 24
WARTON ROAD WATERWORKS RIVER BRIDGEWATER GREEN CITY MILL RIVER PUDDING MILL SQUARE PUDDING MILL LANE MARSHGATE LANE SQUARE STRATFORD HIGH STREET BOW BACK RIVER BOW BACK SQUARE Ground Floor Use Plan 25
ILLUSTRATIVE VISUALISATIONS Pudding Mill Square Marshgate Lane Yard 26
PRECEDENT IMAGES 1. Workspace 2. Local Retail 3. High Density Residential 4. Community Facilities 27
A DIVERSE RESIDENTIAL NEIGHBOURHOOD KEY FEATURES 2 UCL EAST To support a diverse residential neighbourhood the masterplan is comprised of a network of close, intimate streets and shared spaces connecting a series of distinct public spaces with larger more formal blocks dissected by mews streets and passages. 3 CITY MILL RIVER ALLOTMENTS GREENWAY 4 WATERWORKS RIVER WARTON ROAD Bridgewater One of the key aspects of the landscape strategy is to ensure integration between the new neighbourhood and its adjacent key routes and sites through shared public open spaces or neighbourhood places Pudding Mill 4 1 BOW BACK RIVER STRATFORD HIGH STREET Dual Aspect Residential Block Single Aspect Residential Block Stacked Maisonettes Mews Sheltered Housing Townhouses Taller Buildings Pudding Mill Lane Station Residential Typologies Plan 28
A diversity of typologies, from mews houses, to stacked maisonette, to mansion blocks to residential towers. 1 Mews House 2 Terraced House 3 Perimeter Block 4 Hybrid Block 29
In order to create a successful urban neighbourhood with a sense of intimacy and intensity, a 6-storey datum has been established across the site. Key moments have then been reinforced by taller context sensitive elements, which provide landmarks to improve legibility within the site. Building Heights 30
43 27 20 Pudding Mill Site Stratford High Street 27 20 UCL East Warton Road Heights (in storeys) 23 Scale and Massing 31
PRECEDENT IMAGES 1. Mews 2. Terraces 3. Perimeter Block 4. Hybrid Block 32
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PUBLIC OPEN SPACE AND PLAY AREAS KEY FEATURES Each public space within the masterplan responds directly to its immediate context and is connected through a variety of streets and shared spaces Pudding Mill Square has an urban character in response to its location within the Local Centre. Marshgate Yard is informal, working and robust due to its enclosure by employment and housing. Bow Back Green is more relaxed, green and playful, articulating a widening in the river and benefiting from its southerly orientation. Bridgwater Green is more domestic in scale, providing a moment of rest along the Greenway. Play space provision will offer a range of leisure and recreation opportunities for users of all ages. Pudding Mill Square Pudding Mill Lane Station BARBER ROAD P P P P P P CITY MILL RIVER Public Open Spaces and Play Areas Allotments BOW BACK RIVER P P P P Greenway WATERWORKS RIVER Marshgate yard STRATFORD HIGH STREET Marshgate Lane Square Bridgewater Green Bow Back Green P Indicative Local Play 34
Bow Back Green Visualisation - Board 6 Illustrative Visualisation: Bow Back Green 35
Illustrative Visualisation: Marshgate Lane Square 36
PRECEDENT IMAGES 1. River Bank Planting 2. Play space 3. Public Squares 4. Landscaped Areas 37
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SUMMER 2016 FIND OUT MORE To ask any questions or to let us know you would like to recieve future updates, please contact the Pudding Mill team at Fluid on: 020 7729 0770 puddingmill@fluidoffice.com Fluid 148 Curtain Road London EC2A 3AT You can also keep up to date on the web by visiting: Queen Elizabeth Olympic Park website http://queenelizabetholympicpark.co.uk/the-park/homes-and-living/pudding-mill 39