Lower Lea Framework

NEWHAMS ARC OF OPPORTUNITY
LowerLeaValley
Stratford to Thameside
PLANNING FRAMEWORK NOVEMBER 2002
foreword
Newham Council recognises that developing a high quality built natural environment will be a major factor in realising our vision to attract business investment and encourage people to remain or become Newham residents. This has been evident in the number of awards given to developments such as Stratford Bus Station and Jubilee Line Stations. It is essential to continue to build on this and sustain the momentum of regeneration; the Council has hence drawn upon the energies of professional designers to create a vision and framework for the transformation of the brownfield sites in the Stratford to Thameside area. The Arc of Opportunity International Design Competition attracted some of Europe's most famous Architectural and Urban Design practices to create a Vision and Framework for the future development of the area and to harness the potential of the lands and of adjacent communities. The competition was one of the largest of its kind in to be held in Europe and the first to promote Government's Urban Renaissance agenda as promoted through the Urban Task Force. MBM Arquitectes of Barcelona won the Competition with proposals for a high density City District, focused around the new transport interchanges. linked with adjacent communities and in a green waterfront setting, created by renewing and extending the natural but currently degraded environment of the Lea Valley and it's waterways. Following the Design Competition. the Council has worked very closely with the winning architects---MBM Arquitectes to draw up this Design Framework that will provide a context for the development of individual sites by clearly identifying the proposed infrastructure--including access, water and landscape. As a Council we are totally committed to quality in the environment through innovative approaches, clear planning, working with local people, achieving quality developments and addressing the poor environment. I hope you will join us in transforming the borough in the future.
Cllr. Conor McAuley Mayoral Advisor for Regeneration Cllr John Saunders
contents
Introduction London Borough of Newhams Vision Section 1 MBM Arquitectes Award Winning Vision Section 2 Supplementary Planning Guidance for the future development of Lower Lea Valley 1 2 3 Planning Objectives Transformation Development nodes Stratford West Ham Canning Town The Way Forward
Lower Lea Valley Stratford to Thameside Draft Planning Framework

Prepared for the Environment Department, London Borough of Newham, by: Urban Initiatives 35 Heddon St London W1B 4BP London Borough of Newham September 2000
Appendices Urban Design Strategy
Planning Framework for the Lower Lea Valley
introduction
Every place needs a vision of what it wants to be: how it should respond to change, compete with other places or preserve its unique and inherent qualities. This vision can be themes which derive from a places particular strengths and opportunities. The Lower Lea Valley represents such an opportunity. Its vision for positive change should be articulated in terms of its strategic and local importance to London as a place which brings together its natural and built form to add to the quality of the city as a place to live, work, recreate and enjoy.
Purpose of this Framework Plan The purpose of this document is to outline the Council's vision for the future regeneration of the Lower Lea Valley and its long term strategy for achieving this by: Identifying the key components for the areas regeneration, providing a basis for co-ordinating future public and private investment, establishing a planning framework for determining future development proposals, and identifying those elements of the vision that are considered capable of being implemented in the short to medium term The main themes of MBM Arquitectes winning vision for the Lower Lea Valley are outlined in Section 1 of this document. Section 2 of this document forms the Councils Urban Framework Plan for taking forward the vision for the future regeneration of the Lower Lea Valley area from Stratford in the north to the River Thames and Royal Docks in the south. It will be adopted as Supplementary Planning Guidance to the Councils Unitary Development Plan and will be used to guide development inthis area. To avoid any uncertainty the expected life of this Framework Plan is up to 2006, the same as the Unitary Development Plan. The proposed developments and infrastructure improvements identified in this first Framework Plan have been assessed in principle and are considered to be capable of implementation between now and 2006. The Council recognises that the timescale for achieving this vision for transforming the valley is longer then 2006, and there will be a need to review and update this Framework Plan on a regular basis in order to guide the later phases of this regeneration process.
Supplementary planning Guidance Following final approval and formal adoption by the Council on the 27th July 2001, the advice contained in this Guidance Note will be a material consideration in the assessment of applications for planning permission in the Lower Lea Valley Area. For further information and copies of this document please contact: Planning Policy and Research Group East Ham Town Hall, High Strteet South, East ham, E6 2RP. Telephone: 020 8430 2000 Ask for tessa Joseph ext. 22209 (for copies of this document), or Policy Group ext. 22179 (for information).
John Herman
Head of Development & Regeneration
Environment & Regeneration Department

November 2002
above: River Lea, west boundary of study area
The Context
The context of the Planning Framework lies within the London Borough of Newhams Arc of Opportunity, an area of the Lower Lea Valley extending from Stratford to Thameside. Comprising some 491 hectares, it runs along the western Boundary of the borough and is bounded by Tower Hamlets on the west; Temple Mills and the Lea Valley Regional Park to the north; the North London/Jubilee Line corridor with established residential development to the east; and, the River Thames to the south. The strategic context of the areagiven its well developed rail links, its pivotal location, and proximity to other areas of positive changeoffers the potential to create a major new urban intervention in East London.
The River Lea (also known as River Lee) is the principal tributary of the River Thames within Greater London. At Old Ford, it joins the Hertford Union Canal providing a connection to the nationwide 2000 mile canal network. In Strategic Guidance for London (RPG3) it is described as being of metropolitan importance. The 16-mile Lea Valley Corridor stretching from the rural edge of London and the M25 to the River Thames is described in Strategic Guidance for London Planning Authorities as one of Londons principal Regeneration Corridors. The lower stretch of the Lea Valley in addition connects the major regeneration nodes of Stratford and London Docklands and, along with them, forms the western focus of the Thames Gateway area, a principal Regeneration Corridor for London and the South-East. The area is also located in the middle of the East London Development Focus identified by the London Planning Advisory Committee (LPAC) in the mid 1990s.
North of Stratford the River Lea and the Lee Valley Regional Park provide a strategic environmental asset of great value to London and the South-East, with reservoirs, an extensive waterway network, open spaces, wildlife habitats and leisure facilities interspersed with built development. The Lower Lea Valley from Stratford south to the River Thames is more densely developed with a complex mix of residential communities, local town centres, and industry ranging from utilities, railway sidings, warehousing and distribution, to locally significant small employment areas. As with many other older industrial areas since the 1970s, the Lower Lea Valley and surrounding areas have suffered from industrial decline. Examples include the loss of 5,000 jobs on the Stratford Rail Lands and 10,000 jobs in the Royal Docks. Such a loss of employment has had a profound impact on the local community both economically and socially. The Lower Lea Valleys industrial history and subsequent decline has also left the area with an environmental legacy of contaminated and isolated sites, many of which are traversed by major power lines or present other development challenges. At the same time however, the lower section of the River Lea, its associated watercourses and the River Valley have the potential to provide a unique setting for high quality sustainable development of strategic significance.
Tottenham Hale
Wanstead M11
BRITISH RAIL Dalston CTRL St. Pancras Inner North London CENTRAL LINE CROSSRAIL DISTRICT LINE Central London DOCKLANDS LIGHT RAILWAY Mile End Bow Church
Leyton Forest Gate
Ilford
Stratford
East Ham West Ham Canning Town
Mainland Europe Barking
Poplar Opportunity Area North Greenwich
A13 Royal Docks
JUBILEE LINE
Special Business Zone Isle of Dogs
Woolwich Arsenal
Inner South London
Deptford Greenwich Lewisham A2
top: The context of the planning framework area, showing its pivotal location at the crossroads of Londons strategic development corridors left: The East London Development Focus identified by London Planning Advisory Committee (LPAC) in the mid 1990s.
Manor Park
HIGH
FORD RD
ROM
STRE
Stratford
UPTON LANE
ST RE ET
ET N ORTH
06 A4
HIG H
West Ham
MAN OR R D
PLA IST OW RD
D GR KIN BAR
NEWHAM WAY
Canning Town
VICTORIA DOCK RD
N.Woolwich
The opportunity afforded by this area is also based on its excellent local and strategic transport links to both London and Europe, with the potential to capitalise on the proposed Stratford International Station on The Channel Tunnel Rail Link. This potential is further enhanced by the recent opening of the Jubilee Line Extension, which provides a transport back bone to the locality, and by the regeneration successes of the strategic nodes at both ends of the corridorStratford, London Docklands, and the Greenwich Peninsula.
SILVERTOWN WAY
top: Newhams Arc of Opportunity below: The planning area has well developed transport links to both London and Europe
North West & Midlands via West Coast Main Lines
Stansted Airport (proposed)
Stratford International Stratford
East Anglia
East & West Coast Main Lines
39min Luton Airport
Central
45min
Stansted Airport
3min
Docklands
Jubilee
Europe
5min
3hours
West Ham
Hampstead Heath
Bow Church
Kings Cross St Pancras
10min
Docklands
Bromley by Bow
Jubilee
Metropolitan
Southend
2min
District
Circle
East London 10min 8min

Liverpool Street Whitechapel
Circle
Metropolitan
1hour
Hammersmith &City Metropolitan
District
Paddington Station
Victoria Piccadilly
Northern
7min 6min
East London
5min
Bakerloo
District
Circle
Central Hammersmith &City
District
Hammersmith &City
Canning Town
Metropolitan
1 Hour Heathrow Airport
West End
10min
11min
Metropolitan
Docklands
Jubilee
The City
6min
London Bridge
4min
Canary Wharf
3min
Jubilee
Docklands
Hyde Park
Waterloo, Waterloo East & Waterloo International Northern
3min
Northern
2min
North Greenwich
London City Airport
Jubilee Bakerloo
Docklands
4min
Bakerloo Jubilee
Jubilee
5min
Canada Water
Docklands
8min
Jubilee
East London
Millennium Dome
3hours
Paris & Brussels
35min Gatwick Airport
4min
Cutty Sark
Docklands
Battersea Park
Maritime Greenwich New Cross Greenwich Park & New Cross Gate
London Borough of Newhams Vision
In June 1997, the London Borough of Newham launched its vision for the future development of the Borough. The aim of the vision is to set out in clear terms where the Council intends the Borough to be by the early part of the new Century. The vision is about rebuilding Newham and fostering a prosperous community in which people enjoy a better quality of life, safe and attractive neighbourhoods, good housing and local services. By the beginning of 1998, it was clear that if the Lower Lea Valley was to fulfil its full potential in repositioning both Newham and East London, a new approach to promoting its long term sustainable regeneration was required. Without this one of Londons major regeneration opportunities would remain unrealised.
The Stratford to Thameside International Design Competition It was within this context that the London Borough of Newham and English Partnerships launched the International Design Competition for the area extending along the Lea Valley from Stratford to Thameside. It was one of the largest of its kind to be held in Europe and one of the first to promote the governments new urban renaissance, sustainable development, inclusive communities, integrated transport and economic regeneration policy agendas. Some of Europes most famous Architectural and Urban Design practices were invited to take part in the competition, which was launched in April 1998. From an original list of 15, four teams were short-listed. They were Arup Associates, MBM Arquitectes from Barcelona, Pringle Richards and Sharratt and Patel Taylor. The teams were asked to prepare a comprehensive vision and framework for the regeneration of the Stratford to Thameside corridor. The final assessment for the competition took place in March 1999, and the selection panel chose MBM Arquitectes from Barcelona as the winners. The firm is best known for the pioneering work, carried out in close consultation with the Mayor of Barcelona for the 1992 Olympics, which saw the comprehensive regeneration of the city's run-down industrial areas. Large areas of contaminated land not unlike parts of East London were transformed into one of Barcelona's most successful residential, mixeduse neighbourhoods.
above:
By the year 2010 Newham will be a major business location and a place where people will choose to live and work.
An Ambitious and Radical Transformation MBM Arquitectes' vision for the Lower Lea Valley sets out an ambitious and radical transformation to dramatically change the physical, social and economic nature of the area through an holistic design-led approach to its regeneration. Newham Council shares this vision and the exciting approach it proposes for the regeneration of the Lower Lea Valley. The Council firmly believes that without this magnitude of change the area will continue to remain one of the most deprived and environmentally damaged parts of London. The Council is therefore, along with its regeneration partners, now seeking to take forward this winning vision and turn it into reality. The Council does not underestimate the size of this task. The transformation of the Lower Lea Valley is likely to take up to 15 to 20 years. It is therefore essential that at the outset of this transition the Council sets out a clear strategy for achieving it. The Council recognises that the timescale for achieving this vision for transforming the valley is longer than 2006, and there will be a need to review and update this Framework Plan on a regular basis in order to guide the later phases of this regeneration process.
Illustration of MBM Arquitectes vision
section 1
MBM Arquitectes Award-Winning Vision for the Transformation of the Lower Lea Valley
The Lea Valley is geologically distinctive within the Greater London context as it carves a swathe of low-lying alluvial ground from the M25 to the River Thames. This project offers a rare opportunity to restore a sense of the underlying natural order of the Lea Valley by forging a new series of water features through the urban fabric that would connect the entire River Lea corridor. The vision seeks to repair the landscape and make these natural systems legible and reveal the ecology of the valley. It is a question of the recovery of something lostthe valley and its waters that should stimulate the collective memory and forge a greater sense of identity of the adjoining communities. One of the primary objectives is to retain that industry compatible with these aims through a process of renovation and repair. The task before us is to create a new metropolitan area of urban, social and ecological quality of European significance, with neighbourhoods with distinctive but recognisable forms, linked to an urban itinerary that merges with the existing fabric.
far left: River Lea by High Street, Stratford right: Three-dimensional map of Lower Lea Valley corridor
MBMs Fundamental Ideas: The Five Cities
1. The Water City Water, which has always signified life, will bring precisely that to the Valley once the Bow Back rivers and canal waters are cleaned by eliminating uncontrolled industrial emissions. The aim is to renvigorate the existing water elements and integrate new wterways by encouraging vibrancy and activity from a range of uses. An extensive "wet square, with the urban vitality of the Binnen Alster Lake in Hamburg, will be situated North of the proposed Stratford Channel Tunnel Rail Link (CTRL) station box. A new water feature to the South of the Stratford C.T.R.L station adjacent to the A11 will highlight a "gateway" to the valley from the East. But the most important innovation will be the new canal system along the East side of the Lea Valley that will form part of a North-South corridor connecting the new Stratford town centre with the Thames giving a clear North-South identity to the Valley.
people can structure their social relationships with the neighbourhood. The principal function of the street is to connect. The loss of this connecting function in many areas has led to parts of our cities becoming illegible. A balance between competitive uses will be achieved with the design of the public space and traffic management. The 2km High Street between St Marys Bow and St Johns Stratford will be returned to the citizens as a major avenue linking both sides of the valley. Wide tree-lined pavements will upgrade this important historical link across the valley with occasional views over the rivers and canals.
4. The Casual City Urban activities are free to happen, almost by chance, sharing the same public space and often the same building, when the urban form has a clear architectural structure. The reality of concurrent, or alternative, activities avoid the zoning of segregated territories. The democratic city is casual without losing its structural form, allowing the undefined to inhabit the defined.
2. The Green City The Greenwood is a popular symbol of English liberty, so greening the Valley means letting in abreath of liberty. In creating a ribbon of parks, meadows fed by rivers, streams and canals, the objectives of the Lea Valley Park Authority and British Waterways will be pursued. Threaded into this Park will be new and old urban settlements creating a unique urban environment interlocked with the Park. Urban forestry will be introduced along the edges of the Lea Valley, dry to the East, wet to the West. To the East a topographical change will be introduced to form a 9m high embankment to protect the valley from the noise of trains and the East winds. To the West fingers of trees will be gradually introduced between the Blackwall Tunnel Approach and the River Lea. 5. The Process City The project plan is a design process that treats the planning of fragments of the city as an architectural project, in the same way that architects design buildings. In the case of urban design, this consists of designing that part of the city under consideration through the form of its public space: streets, squares, gardens, parks, situation of public buildings, and the placing of street furniture, and at the same time defining the vertical containers of that space with the position and heights of the adjoining facades. Complicity against a rigid master plan and in favour of a series of project-plans (to be carried out immediately) responds to the reality of the casual process of the repairing and reconstruction of the city. This demands complicity of both public and private interests in a citizen orientated strategic plan with creative political objectives within a clear architectural structure of the open space.
3. The Street City The street is the backbone of our urban society. It gives a recognisable form to public space where
top: Water network middle top: Autumn, The High Street middle bottom: The canal corridor below: Stratford, Wet square north of CTRL Station far right: MBM Arquitectes Mastreplan for the area
MBM Arquitectes Plan for transforming the area 9
section 2
Planning Framework for the Future Development of Lower Lea Valley
This Framework Plan in association with the Unitary Development Plan sets out the Councils statutory planning framework for guiding the future transformation of the Lower Lea Valley. It is based upon the exciting vision prepared by MBM Arquitectes. The Councils Vision The Council's overall vision for the Lower Lea Valley is:
The transformation of this section of the Lower Lea Valley into one of London's most sought after mixed commercial/residential districts that contributes to Londons status as a world city. This will be achieved through the attraction of high value new investment and the creation of a unique high quality environment for both business and residents, which is characterised by extensive areas of attractive open space/landscaping, active and aesthetic water elements, stunning architecture and vibrant and sustainable communities.
Newhams Vision
Objectives
Guiding principles
Form
Local context
UDP Policy and standards
Framework plan
far left: Detail, Three Mills
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part one
Planning Objectives
In order to achieve this transformation the Council has adopted the following objectives for the areas future regeneration/development:
1. The creation of a high quality environment which restores the sense of a natural river valley and changes the perception of the Lower Lea Valley. This will be achieved by:
Overcoming severance between existing sites in order to harness the development potential of individual sites, to unify the Lower Lea area into an outstanding element of Londons urban fabric and using the waterways to link communities and provide a sense of place to create a functioning city district that transforms the character of the whole area Maximising the development potential of each site and ensuring that they contribute to the areas overall transformation Creating an urban environment that is human in scale, relates to the street scene and it's waterway setting where appropriate and is able to evolve naturally over time The provision of community services to support the valleys transformation
3. The development of a strong and diversified mixed economy by:
The formation of new water features and enhancing the setting and quality of the existing water systems resulting in the creation of a vibrant, active waterway network Greening the valley to reclaim its natural landscape through; extending the variety and amount of open space and landscaping and creating a range of natural habitats, including new woodland areas, to restore and enhance the area's riverine setting Ensuring that the areas water features and areas of open space are accessible to the public Requiring the highest standards of urban design and architecture for all new built development Protecting the valleys important views and the setting of its principal buildings as well as creating attractive gateway areas that mark the main entry points into the valley Tackling existing sources of environmental damage that generate a negative perception of the area Creating a safe and secure environment
2. The creation of sustainable and vibrant communities within a new functioning and unified city district by:
Ensuring that existing and proposed new Underground and Docklands Light Railway stations are linked to both new developments and existing communities Facilitating the penetration by all modes of transport, both throughout the area and in terms of access to individual sites, in order to overcome existing barriers to movement and the isolation of individual sites Ensuring new developments are adequately served by bus services and an extensive network of safe pedestrian and cycle routes Discouraging the overall need for travel by private motor vehicles Utilising the waterways to provide sustainable modes of transport including passenger vessels, water taxis, cycle and walking routes, links to Thames passenger services and links to rail, bus, tube and DLR nodes.
Promoting mixed use developments to create vitality and diversity Encouraging development that supports the urban renaissance of the area, creates a positive confident image and provides opportunities for innovative forms of new commercial investment Enhancing the condition, quality and appearance of the valley's existing employment and residential areas in order that they can contribute to and benefit from this change Creating the opportunities for high value jobs for local people Promoting residential development that extends the range of housing choice in the Borough, in terms of quality, size and price
4. Maximising the area's excellent public transport system and creating a comprehensive transport system that fosters the regeneration of the Lower Lea Valley by:
Focusing development around the area' s priority development nodes that have the potential to create the critical mass necessary to attract and sustain local economies and communities Ensuring that new centres/developments merge with the adjoining communities in order to share the area's regeneration impact and benefits
Supporting the development of a major international transport interchange at Stratford
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part two
Transformation
This section briefly outlines the main components for achieving the Councils vision for transforming the valley. It is in the context of these area wide strategies that the development of individual sites will be pursued The Councils vision sets out a completely new role and function for the Lower Lea Valley which is based upon the areas total transformation by creating: An attractive natural setting throughout the valley by enhancing/maximising the existing water system and green spaces as a unifying theme and realising their potential for promoting business, tourism, transportation and recreation. A built environment of the highest standard and the removal of existing environmental eyesores. A new integrated urban form/structure that enables new mixed use sustainable communities and a functioning district. High value attractive development opportunities. Confidence in the area and the ability of the Council to deliver its vision. This will manifest itself in people wanting to live, work and invest in the area. For this vision to be successful, the development of every site in the valley will have to play a positive role in contributing towards it and towards the provision of the infrastructure and landscape proposals set out in this Framework Plan. This will take several forms: Direct provision of infrastructure and landscape features as part of development schemes. Conditions attached to planning permissions. Planning obligations concluded undersection 106 of the Town and Country Planning Act 1990 attached to planning permissions. Direct provision by bidding for UK Government Challenge funds and European Structural funds.
top: River Lea from Canning Town flyover to North
In practice, a combination of these may be applied on a site-by-site basis in negotiation with developers, landowners, and other applicants for planning permission. For further details on implementation, please refer to Part 4 of this Plan entitled The Way Forward.
Good design is delivered by creating the conditions within which it can flourish. By Design identifies the need to focus thought on the front end of the design process, placing more emphasis on showing how the vision can be implemented in a realistic and comprehensive way.
ISSUES
Components of Transformation The work by MBM Arquitectes provides a long term strategy for achieving this transformation. It is based on the following elements: promoting design quality landscape water access & movement land reclamation and infrastructure land use views, gateways, landmarks urban structure
1. Promoting design quality
A radical improvement in the design quality of new developments and public and private open spaces is an essential element of the transformation sought for the area.
AIM
PPG 1 states that good design should be theaim of all those involved in the development process and should be encouraged everywhere. The Council believes that good design is a key theme in achieving its vision for the Lower Lea Valley. This will be achieved by: The Council working with development partners to promote good design. Appendix 1sets out examples of good design and the procedures the Council will pursue in order to secure this. In line with PPG 1 and the UDP the Council will resist development that it considers to be of a poor design. The Council will require planning applications to be accompanied by a design statement to explain the design principles on which a development proposal is based. This will be required for all major, sensitive or complex sites, and will reflect how the developments layout, density, scale, landscape, setting and visual appearance meets with Newhams vision.
Good design is rarely brought about by prescribing physical solutions, or setting rigid design standards. Good practice favours approaches which emphasise the use of wellaccepted urban design principles based on the planning objectives outlined in Part 1. These principles are outlined in the DETRs latest publication By Design (May 2000), and should be used as the basis for effective dialogue with all parties involved in the planning and development process.
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2. Landscape
ISSUES
Establish a chain of high profile, high quality public open spaces by: - regenerating existing public open spaces - creating new civic squares and open spaces - establishing local public open spaces within development Establish a linked network of street tree planting by: - rebuilding Stratford High Street as a Civic Avenue - creating unity to the north - south distributor road though tree planting and appropriate choice of materials - establishing a framework of street tree planting on local streets to provide a green link with adjoining areas Establish a coherent framework of Green Corridors and links. Including: - creating a continuous green corridor along the River Lea - improving access to the Greenway - upgrading the Channelsea river corridor - creating a green access corridor between River Lea and Bow Creek Establish a maintenance and management strategy with clear guidance on: - achieving a quality landscape in the long term as it changes and develops - allocating clear lines of responsibility for the maintenance and management of the landscape (especially public realm areas) Establish the quality of existing landscape features by: - ensuring development proposals incorporate a nature conservation audit, identifying existing features worth maintaining and measuring the impact of new landscape features on them. All landscape proposals required by this framework plan should comply with the requirements of this section. Further guidance on this topic is provided in the Landscape & Ecology Strategy at Appendix 2.
The overriding aim in MBMs vision is to rectify a lack of spatial awareness of being in the valley of a tributary flowing into one of Europes major rivers. With few exceptions there is neither the intimacy of a water course passing through a heavily built-up "enclosing" townscape, nor the sense of openness of a river corridor flanked with green fields, woodland and settlements. Both of these characteristics need to be restored. Newham has one of the lowest percentage areas of woodland in London. Within the study area of 500 hectares there is less than 5 hectares of poor quality, unmanaged woodland. The extent and quality of existing formal open spaces is poor. The extent and quality of existing street planting is poor. Street landscapes are often barren and hostile. Many existing residential environments are poor, dominated by vehicles and vehicle surfaces with low levels, quality and maintenance of planted areas. Existing industrial/employment developments exhibit similar shortcomings, together with low standards of siting and design.
AIM
To emphasise the importance of the area as a place to live, work and relax, by creating a valuable environmental resource through greening the valley. This will be achieved by the Council working with planning applicants and other partners to: Establish a woodland landscape which would create a distinctive linear and substantial woodland corridor in the Lower Lea Valley by: - regenerating existing woodland areas - creating a new woodland spine - forming new independent woodland blocks - reintroducing wet woodland areas
top: Building front in Three Mills Island middle: A Willow Warbler below: Woodlands path
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STRATFORD INTERNATIONAL
9. River Corridor Landscape
STRATFORD
7. Street Tree Planting
11. Green Link Landscape 5. River Corridor + Woodland 6. Green Corridors + Links 4. Public Open Space
5. River Corridor + Woodland

WEST HAM
3. Dry woodland + Development
2. Minimum Edge Treatment
1. New Canal
Formal Public Open Space

Allotments Woodland Landscape Zone

CANNING TOWN
Nature Conservation Priority Area

River Corridor Landscape Zone
Major Street Planting Green Corridors and Links
Existing Waterway Proposed Water Feature

Public Space at Transport Node
Administrative Boundary Illustrative Section See Appendix
1000m
15
3. Water
ISSUES
1) Improve the appearance, function and impact of existing watercourses by: increasing water quality through better control of discharge to watercourses repairing existing river edge structures of visual and historic interest managing pockets of existing natural habitat along watercourses including removal of litter and debris creating pockets of new habitat within and alongside existing watercourses through establishment of new river edge terraces, floating islands (habitats may include reedbeds, sedge marsh, damp grassland, wet woodland) creating riverside walkways, cycleways, mooring points etc. to improve access and use of river frontage encourage waterborne transport
Water, already present in the Lower Lea valley, can provide a distinguishing and unifying characteristic for the district. The waterways need to be enhanced, revealed, and added to in order to achieve this. Ground water is available from CTRL,Stratford IPS Box, and chalk aquifersthis provides an opportunity for further waterfeatures. Further water features in the form of lakes and canals can extend the areas waterside character. The contrast between the more natural tidal river systems of the River Lea and associated waterways and the more formal, clean-water systems of new lakes and canals can be reflected in wet and dry, informal and formal landscaping and planting, and in adjacent development forms. Improved water corridors would offer the potential to reclaim space and habitat diversity for wildlife, which would contribute significantly to Londons Biodiversity Action Plan.
AIM
2) Create new watercourses to reinforce the riverine character of the valley and to create the focal point for high quality development by: - creating linked lengths of new canals, supplied by high quality water from local groundwater pumping suppliers (e.g.Stratford Box) - creating wetland margin habitat zones as part of new canal structures. Minimum effective width 20 metres to incorporate reedbed terraces, marginal habitats, wet woodland and general areas for public access and amenity - creating dramatic new water features such as lakes, water inlets and fountains to form attractive settings for developers 3) Restore Traditional/Natural Embankments to the River Lea by: - restoring natural profiles where space allows or as part of environmental mitigation strategies through removing existing vertical walls to river corridors and restoring graded profiles that reflect the natural floodplain
top: Canal and Park at Three Mills Island middle: Lock at Three Mills Island above: Detail of Lock
The Councils ambition is to make water courses more accessible, visible and to increase their ecological and landscape value. The waterways should have a wider role as active elements and be a focus for new functions in the area. Developers will have to take into account the relevant provisions of PPG 25 - Development and Flood Risk and consult with Thames Water on water treatment and disposal. In broad terms, the objective is to create a minimum of 20 hectares of new riverside landscapes and water features. This will be achieved by the Council working with planning applicants and other partners to:
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STRATFORD
WEST HAM
CANNING TOWN top: River Lea from Stratford High Street top middle: River Lea by Bromley Gas Work middle: Bow Locks above: The River from Canning Town Flyover
Existing Canal - non Tidal

Proposed Water System (indicative only)
Tidal River
River Banks
Area Boundary
1000m
17
4. Access & Movement

ISSUES
AIM
Major barriers to movement need to be overcome. These are east-west road and rail corridors and the northern outfall sewer, and north-south waterways and railways. These break the area up, making access difficult and detracting from the areas unity. Access from the area to the strategic road network needs improvement. The A11 in the north and A13 in the south are dualled with central reservations and flyovers, making access for certain roads left-in/left-out only. Access to the west is limited by the River Lea and a restricted crossing over the listed Twelvetrees Bridge. Access to the east is limited by the Jubilee Line/Silverlink Metro corridor. Pedestrian and cycle access both to and alongside the waterways needs improvement. The area would generally benefit from better cycle and pedestrian links in the interests of access and sustainability. Better physical links need to be provided between existing communities and new areas of opportunity to ensure that the benefits of regeneration can be accessed equitably, and to combat social exclusion. The area would benefit from further intermediate rail stations in the north-south Jubilee Line/Silverlink Metro corridor in addition to the main Stratford, West Ham and Canning Town interchanges. There is also a need for bus services connecting all these stations to the hinterland of the area. There is a general lack of bus services throughout the area. In the design and promotion of new road links care should be taken to avoid the creation of new through routes attractive to car-borne commuters. New residential and mixed-use developments should avoid the creation of car dominated environments, and consideration should be given to the creation of home zones.
The development of a multi-modal integrated transport network, that opens up the area, links it to adjoining communities and creates a functioning district, is considered critical to securing long-term sustainable development. This will be achieved by the Council working with planning applicants, other partners, and transport providers to: Introduce a new legibility to the movement systems of the Lower Lea Valley between Stratford and the Royal Docks, including the provision of a north-south distributor road. Facilitate penetration by all modes both throughout the area, and in terms of access to individual sites, to overcome the barriers presently formed by major east-west road and rail corridors and north-south waterways. Link existing and new communities to new development. Promote the availability and attractiveness of alternative travel modes throughout the valley, such as light rail, buses, cycling, walking, use of towpaths and the waterways as a means of transport. Seek design measures to reduce the attractiveness of roads to through traffic in key areas. Promote high density development within close proximity to existing and proposed public transport nodes. This will be done through the application of density guidelines within high accessibility zones. These zones are related to walking distance from stations and along major bus corridors. It should be noted that all routes outlined are indicative only. Further studies and consultation are needed to pinpoint exact routes.
top: Typical new DLR station middle: Stratford Bus Station above: Cycle route
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Existing Station
STRATFORD
800m 600m
STRATFORD
Existing Bus Route Proposed Bus Route
New Station Rail Track
300m
300m
300m
BOW RD BOW CHURCH

WEST HAM WEST HAM
500m BROMLEY BY BOW 300m 700m
DEVONS RD 300m
800m 600m
CANNING TOWN
CANNING TOWN
1000m
DLR City Airport Proposed Extension
Rail routes with proposed stations
Existing and proposed bus routes
STRATFORD
STRATFORD
Existing Cycle Route Proposed Cycle Route
Existing Pedestrian Route Proposed Pedestrian Routes
WEST HAM
WEST HAM
CANNING TOWN
CANNING TOWN
Existing and proposed cycle network
Existing and proposed pedestrian routes
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5. Land Reclamation and Infrastructure

ISSUES
6. Land Use and Density

ISSUES
Many parts of the Lower Lea Valley are marked by low grade industrial areas, derelict/contaminated land, and poorly designed and maintained buildings which combine to create a negative perception ofthe area. Overhead powerlines of varying capacities pass through the area and are visually unattractive as well as a restriction on development. Underground gas pipelines and gas infrastructure represent possible restraints to new development.
Much of the area is characterised by single non-residential uses. This gives rise to are asbeing unpopulated for significant periods of time, a range of community safety issues, uninspiring urban landscapes and potentially higher levels of traffic generation. As mentioned in 4. Access and Movement high density development will be encouraged within close proximity of transport nodes. Live-work is identified as an acceptable use in a number of development sites in this Framework Plan. For clarification live-work accommodation will normally be treated as a residential use on these sites, with UDP affordable housing policies applying, unless itis demonstrated to the satisfaction of the local planning authority to be a predominantly employment-generating use.
AIM
AIM
To improve the areas image and attractiveness to new investment by successfully tackling existing eyesores.This will be achieved by: Working with the National Grid and London Electricity to assess the possibility of undergrounding power lines, a potential route is outlined on the plan Working with British Gas to reroute underground pipelines and the removal of nonlisted gas holders to maximise the areas regeneration opportunities. Working with landowners, developers and other partners to reclaim areas of contaminated land. Working with the Environment Agency to improve the water quality and condition of the water courses throughout the valley. Working with landowners and developers to ensure that all sites are properly maintained.
The introduction of more mixed-use development in order to encourage diversity, community life and vitality to the area as well as creating greater sustainability. This will be achieved by the Council: Seeking mixed-use development as a fundamental means to achieving the renaissance of the area, particularly around the areas designated priority development nodes. Promoting appropriate development through the use of Area Action Plans and Planning Briefs. Seeking higher densities of development and lower car parking requirements in areas with good public transport accessibility (see Development Sites map) subject to high standards of design and an ability to relate positivley to waterway and landscape setting.
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R IV E R
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C HA NNE LS E ER A R IV
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TE RS RD
OR KS RI VE R
1.2
WE ST
MA RS HG AT E L AN E
1.3
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BU RF OR
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BR ID GE RD
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T HR IL L EE M Y S WA R IV E R
RO
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SW AY
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AB
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2 A 10
2.4
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B OW C HUR C H
2.3
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WS
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N OR T HE R PRO N AP AC H
WE S T HAM
2.6
MANOR R D
2.7
EE E TR E LV NT TW E S C E CR S
2.8
C ODY R D
S TA
S TE P HE N S ON
R LA NE
R IV
2.7
Development S ite - S ee Part Three
ER LE A
ST
3.1
BO W CR
B arking R oad
3.2
EE K
NE W HAM
Proposed Homogeneous Density Area
E xisting R oute
C ANNING TOWN
Proposed R oute (indic ative only)

3.3
Proposed DLR S tation
3.4
Development S ites and Higher Density Zone
1000m
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7. Views, Gateways and Landmarks

ISSUES
8. Urban structure ISSUES
Potentially attractive views of waterways, open spaces and landmarks throughout the area are frequently obscured by infrastructure and buildings. Similarly key gateways to the area often fail to signal the arrival in a distinctive waterside area of London.
AIM
The Lower Lea Valley is fragmented by major East/West transport corridors and lacks a strong focus or unifying character. North/ South links are very weak and large parts of the Valley have previously been developed without regard to their adjoining areas.
AIM
The Councils intention is to create a series of strategic views throughout the corridor to highlight the geography of the river valley and to enhance the setting of existing attractive buildings and landscapes.
The introduction of a new urban structure which shapes the areas future development and creates a unified functioning district is critical to the Valleys transformation. This will be achieved by the Council: Adopting the concept of Priority Development Nodes as the overriding structure for guiding development in Lower Lea Valley (see Policy S4A of the UDP). A priority development node is a location, which is highly accessible and has the opportunity by focusing development around it, to create a critical mass necessary to transform the area and create new local economies and communities. The Council believes public and private investment should initially be concentrated around such nodes in order to maximise their regeneration benefits and create a more sustainable pattern of development. Development nodes will play a vital role in improving Newhams image and identity as a major business and residential location within the Lower Lea Valley.
This will be achieved by: Establishing street level views across Stratford High Street. Establishing a broad view from Bow Bridge along the rivers edge across to Three Mills. Preserving and opening up existing views from Stratford High Street along Rick Roberts Way to existing and proposed watercourses. Establishing a panoramic view from the Greenway at Abbey Mills. Preserving the setting of the existing Listed buildings at Three Mills and Mill Meads. Protecting and enhancing the main gateways, views and landmarks as shown in the map opposite.
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S TR ATFOR D INTE R NATIONAL
S TR ATFOR D
WE S T HAM
New Public Space at Transport Node

C ANNING TOWN
Existing Street Frontage

dal
m
New Street Frontage (indicative only)
Views Proposed Route Existing Route Landmark/Node
1000m
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part three
Development Nodes
Within the Framework area the Council has identified three development nodes based around major public transport interchanges and corridors through the Valley. These are: 1. Stratford 2. West Ham 3. Canning Town The proposed north/south road, public transport improvements, greater use of the waterways and the series of development nodes (sometimes described as astring of pearls) will form the underlying structure f or the areas regeneration. This nodal approach will also play an important role in linking the new areas with the existing communities on the eastern side of the valley. For each of the development nodes of Stratford, West Ham and Canning Town, the Council has identified site specific opportunities in order to achieve its regeneration objectives and vision for the Lower Lea Valley. These are set within the context of the Councils UDP and the broad strategies for transforming the areaas indicated in the previous section. They seek to supplement the policies in the UDP by providing more detailed guidance on the future development of the major sites in the Lower Lea Valley area.
STRATFORD
WEST HAM
CANNING TOWN
1000m
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STRATFORD
Focus of the Node
The development of the Channel Tunnel Rail link by 2007 will transform Stratford into a major international gateway and be the major catalyst for development on the Rail Lands. The Councils aspiration for Stratford is to develop a synergy between the core sites on the Rail Lands, the existing town centre and the surrounding development opportunities to create a focal point for the regeneration of East London by: Maximising the development opportunity provided by the new International Passenger Station on the Rail Lands. Crucial to this will be development links to join the Rail Lands , with the existing Stratford Town Centre and its hinterland. Re-developing major gateway sites and upgrading the main corridors leading in to Stratford in advance of the comprehensive redevelopment of the Rail Lands Enhancing and expanding the role of Stratford as a major mixed-use town centre, of metropolitan importance especially through the promotion of major retail, cultural and leisure uses. Creating high quality residential accommodation that extends the range of housing choice in the area Enhancing the appearance and revitalising the economy of traditional employment areas
m ha ob Ch rm Fa
1.1
Stratford Rail Lands
1.4
1.5 Angel Lane
STRATFORD
1.2
Carpenters
1.3
on
Marshgate Area
Th
or
nt
1.9
Warton Road
Burford Road
Fi el ds
1.6
1.8
Warton Road Island Site
Ric kR ob
1.7
Blaker Road
ert
sW
ay
Sugar House Lane
Mill Meads RTZ
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MAJOR INFRASTRUCTURAL PROPOSALS
Movement and Access a) Road Proposals
c)
Pedestrian and Cycling Proposals
Landscape and Water Features The formation of a freshwater lake north of Stratford Rail Lands Continuation of the open nature of the upper section of the Lea Valley into the Rail Lands, the northern boundary of Carpenters Road and Thornton Fields through extensive woodland planting. The creation of new public open spaces as part of establishing a green chain of landmark landscape spaces between Temple Mills and the River Thames that each have a distinctive character and function. Proposals include: Around the lake north of the Stratford IPS. Thornton Fields Island woodland/open space. Opening up of the waterways from the main thoroughfares by creating new open spaces adjoining rivers and canals. Enhancing Stratford High Street into an attractive, landscaped boulevard and improving street tree planting along Carpenters Road south.
Creation of a new principal road access over the railway line into the Stratford Rail Lands as part of a comprehensive redevelopment of the Carpenters Road area by realigning Carpenters Road closer to the railway line, and raising its level to facilitate the crossing. Realignment of Warton Road north of the Liverpool Street Great Eastern railway line to follow the line of the Waterworks River to a junction with Carpenters Road at the northern tip of the site, leaving a 25 metre strip between the river and the road for riverside development. Upgrading Warton Road south of the Liverpool Street line to create a key gateway access into the Rail Lands. A new east-west distributor road linking the Carpenters site north of the Liverpool Street line across the Waterworks River to Thornton Fields. b) Public Transport/Rail Proposals
New pedestrian/cycle links between the Rail Lands Stations and developments, riverside open spaces and the Stratford Shopping Centre as part of any development. A new improved north to south pedestrian/cycle link to follow the River Lea from Bow Flyover to the Lower Lea Crossing. A new pedestrian/cycle link between the proposed Carpenters Road development and Stratford (under the railway). A new pedestrian/cycle link between Bridgewater Road and Blaker Road across the Greenway.
Promote the successful completion of the Channel Tunnel Rail Link (CTRL). Explore the scope for a high capacity transport interchange between the town centre and the Regional and International Passenger Stations. Consider the possibility of linking the proposed International Passenger Station to the Regional Station via a new Docklands Light Railway (DLR) route. Support the absorption of the North London Line between Stratford and North Woolwich into the DLR. Promote the reopening of a rail service from Stratford to Stansted Airport along the existing Lea Valley Line.
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LAND USE PROPOSALS
b) Carpenters Road (1.2) UDP: forms part of MOZ1 where the Council's seeking a primarily employment generating mixed use development. Proposed land uses: This site forms a key gateway into the Rail Lands and requires development of the highest quality to reflect this. The Council is seeking a mixed-use employment led scheme in accordance with the UDP designation, which include B1, B2 and supporting residential uses set within high quality landscaping. The close proximity to the Waterworks River provides an ideal opportunity to create residential units fronting onto it. Any residential development should include a mix of unit sizes and provide an element of affordable housing in accordance with the Councils UDP policies. Inappropriate Land uses: The Council will resist low quality development not in keeping with this mixed use designation. Due to the proximity to residential properties and the objective to create a high quality environment, B8 and waste transfer and management facilities are considered inappropriate.
c) Thornton Fields (1.3) UDP: Forms part of MOZ1 where the Council's seeking a primarily employment generating mixed use development including a significant element of residential. The continued use of this site for railway operations is likely. However, redevelopment may be possible on some parts in the future. Proposed Land uses: Within the context of the mixed use designation for MOZ1 as a whole, residential/open space are considered appropriate uses for this particular site. The Council is therefore seeking: a) high-density residential development set within a high quality landscape, and b) the creation of a major area of public open space to reinforce the open/green nature of the Lea Valley. The open space should take the form of a new woodland area. The residential development should be located at the southern end of the site with an access created from Carpenters Road/Warton Road. In the long term (i.e.. post 2006) the Council will investigate the feasibility of linking this development with the adjoining Marshgate Lane area. The residential development should include a mix of unit types and provide an element of affordable housing, in accordance with the Councils UDP policies.
The main development sites in this node are: Stratford Rail Lands (core site) Carpenters Road, Thornton Fields, Chobham Farm, Angel Lane, Burford Road, Blaker Road, Island site (Warton Road), Warton Road and Stratford High Street. General infrastructure and footprints of buildings shown are for indicative purposes only. a) Stratford Rail Lands (1.1) UDP: Designated as a Major Opportunity Zone in the UDP (i.e.. MOZ1), where a primarily employment generating mixed use development is sought. A major retail development, B1, B2 commercial leisure and residential are identified as appropriate uses. Proposed land uses: The development of the Rail Lands will be guided by a master plan to be prepared jointly by London and Continental Railways, their development partners and the Council. This masterplan should take account of guidance in this framework plan in respect of the strategies for transforming the Lower Lea Valley, the main development principles for this site and the opportunities offered by adjoining sites. The main features/principles include: Creation of a lake to the north of the site. Continuing the open space/green character of the Lea Valley by extensive woodland/structural landscaping through out the site. Maximising views of the new lake and waterway network. Formation of pedestrian/cycle links Formation of an additional road access/gateway into the site from the Carpenters Road site. Integration of new development with the existing town centre through a strong development link to protect the centres future viability and vitality. Seeking the provision of a travelator or other high capacity people mover as a core element of the above development link.
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BR IDG ER D
D DR OR RF BU
Pedestrian /Cycle
New Road DLR New Station New Build
d)
Chobham Farm (1.4)
e)
Angel Lane (1.5)
f)
Burford Road (1.6)
UDP: Forms part of MOZ1. Detailed guidance on the future development of this site will be covered in the future master plan for the Rail Lands. Proposed Land uses: This is an important site given its proximity to the Rail Lands core site. The southern section is considered appropriate for town centre uses, such as leisure, retail, office and residential development, that are integrated with Stratford town centre. To the north of the site residential and B1 and B2 uses are considered appropriate. The area adjoining the north/south rail corridor, which runs along the sites western boundary, should be extensively landscaped to create a new open space.
UDP: Forms part of MOZ1. Detailed guidance on the future development of this site will be covered in the future master plan for the Rail Lands. Proposed Land uses: Given the sites prominent location a major landmark development is sought, such as a national or regional headquarters for a major organisation. A mixed-use approach to this development will be encouraged, for example incorporating retail at ground floor level with offices and residential above. Any proposal for this site should not compromise any future development link joining the Rail Lands to Stratford Town Centre.
UDP: Designated as a Mixed Use Proposal (M5) where the Council is seeking employment-generating uses (B1 and B2) linked to leisure uses/cultural industries and supported by live-work accommodation. Proposed land uses: This is a key development site on the edge of the town centre and the Council is promoting a high density mixed-use development consisting of B1, B2 and Live Work. Other appropriate uses which are acceptable as part of a wider development include B8 and leisure uses. It is important that this site is linked by pedestrian footpaths/cyclepaths to any new DLR station, the adjoining development site at Rick Roberts Way, and to the local green network.
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g)
Blaker Road (1.7)
h)
Island Site (Warton Road) (1.8)
i)
Warton Road (1.9)
UDP: Allocated for residential (h54). Proposed land uses: High quality residential development with the creation of open space adjacent to the City Mill River in order to open up views of the river. The Council considers this site is particularly suitable to a form of development of multistorey apartments. The Council will require a mix of units and affordable housing provision in accordance with current UDP policies (i.e. H13, H4, H5 and H5A). A new access, in the form of a footpath/cycleway, should be created to the Greenway and the adjoining development site at the Island Site (Warton Road).
UDP: Designated as a Principal Employment Area. Proposed land uses: High quality residential development with the creation of open space adjacent to the Pudding Mill River. As with Blaker Road the Council will require a mix of unit type, affordable housing provision and footpath/cycleway links to the Greenway. The Councils proposed land use for this site is contrary to the current UDP and any application for residential development will have to be processed as a formal departure.
UDP: Forms part of MOZ1 where the Council is promoting a primarily employmentgenerating development. Warton Road is identified as a major access point into the Rail Lands. Proposed Land uses: Like Carpenters this is key gateway site in to the Rail Lands. A major land mark building is required at the junction with the High Street to mark this important entrance point. The Council is promoting the enhancement/refurbishment of the existing residential uses on the north-east side of the road. To the south-west side of the road a more mixed-use high quality commercial emphasis (i.e. B1 offices) is proposed together with the formation of new areas of open space to open up views of the river. Particular consideration should be given to the creation of new residential links from the Island site to the existing communities to the north east.
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l)
Stratford High Street
m)
Marshgate Area
UDP: Sections of the High Street fall within a number of Major Opportunity Zones, including MOZ1 (Rail Lands), MOZ2 (Rick Roberts Way) and MOZ3 (Three Mills Island). The UDP recognises the importance of the High Street as a gateway into the Borough and the Rail Lands and promotes high quality mixed use developments. Proposed land uses: Only development of the highest architectural merit will be acceptable along this key access into Stratford. At the western end close to the Bow flyover the Council will be seeking to establish a major landscaped entrance and open spaces that will provide views across to Three Mills Island. Along the High Street itself, a mixture of uses including B1, local retail, A3, residential, live work, hotels and car sales will be encouraged. Inappropriate land uses: Development that undermines the vitality or viability of Stratford Town Centre will be resisted or proposals that would have a detrimental impact upon the environmental quality of this important thoroughfare/gateway.
UDP: Designated as a Principal Employment Area. Proposed Land Uses: The continuation of this area as a Principal Employment Area providing accommodation for the full range of employment-generating uses including B1, B2 and B8. In accordance with UDP policies EMP2A and EMP5A new development should contribute positively to the quality of the area and seek to strengthen the local economy. In particular the Council will require new development to provide extensive landscaping (please see Appendix 2 for further guidance).
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WEST HAM
Focus of the Node
o Th rn to n
To create a high quality mixed use centre focused on West Ham Station at the centre of the Lower Lea Valley, which links Stratford to Canning Town and continues the underlying principles of a high quality environment and stunning architecture. This will be achieved through: Guiding development towards the excellent public transport links centred on West Ham Station. Creating a new commercial centre immediately to the west of the station and developing a new western entrance to the station to serve this centre. Preserving the historic character of Three Mills and the extensive area of adjoining open space and its associated waterways, as an attractive gateway and promoting this area as a visitors/entertainment/tourism focus. Providing the opportunity for the expansion of the existing film/entertainment activities based in and around Three Mills, which in recent years has emerged as one of the areas major growth sectors. Improving existing pedestrian, cycle and vehicular links in order to maximise the areas excellent public transport connections via West Ham and Bromley-by-Bow stations. Upgrading the existing employment areas at Hunts Lane/Sugar House Lane and Cody Road. Integrating the new development with the established adjoining communities of West Ham.
Burford Road
Warton Road
Marshgate Area
Fi el ds
Warton Road Island Site Blaker Road
Ric
kR
ob
2.1
ert
sW
ay
2.2
Sugar House Lane
2.4
Mill Meads
2.5
RTZ
2.3
Three Mills Island London Underground
WEST HAM
2.6
Parcelforce Bromley Gas 2.7 Works
2.8
Cody Road
Bidder Street
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Movement and Access a) Road Proposals
b)
Rail Proposals
Landscape and Water Features i) New Water Features
The creation of a canal linking Stratford to the River Lea via Rick Roberts Way, Parcel Force and Stephenson Street. A new bund to be developed at the head of the Channelsea River to enable the construction of the new canal and spine road to the north of the RTZ site. Improvements to the appearance of the existing balancing dock at the British Gas site. ii) Create New Civic Squares
Rick Roberts Way to be extended under the Greenway and across the RTZ site and Parcelforce site as part of the north-south distributor road Realignment of Livingstone Road and its extension southwards as part of a comprehensive development of the Rick Roberts way development site. Crows Road link road connecting the new distributor road and the RTZ site over the Jubilee/ Silver Link Metro tracks to Manor Road north of West Ham Station Realignment of Stephenson Street crossing of the Jubilee/Silver Link Metro lines to link directly to the west (i.e. straight to new distributor road). Further extension over cross-roads and canal bridge to improve access to the Cody Road area, to Twelvetrees Crescent and to the north of this node. Extension of Twelvetrees Crescent eastwards to form junction with new spine road. The upgrading of Twelvetrees Crescent as an access point into this part of the Lower Lea Valley.
The creation of a new western entrance at West Ham station. Encourage the rebuilding of Bromley By Bow station with a new entrance to the east of the Blackwall Tunnel Approach in order to serve Three Mills. New DLR station at Cody Road.
c) Pedestrian/Cycling Proposals
New pedestrian/cycle link from Bromley-ByBow to the Greenway. New pedestrian/cycle link from Limehouse to Three Mills along the Lea Navigation.
The creation of a major civic space/square facing a new western entrance to West Ham station as a focus for this development node The establishment of a series of civic/landscaped spaces on the urban form/structure for new development to the south of West Ham station iii) Create New Open Spaces/Woodlands
Development of a chain of landmark landscaped open spaces and squares including sites at Three Mills and West Ham Station. Extensive woodland planting along the River Lea, around the Gas Holders and adjoining the rail corridor to the east.
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LAND USE PROPOSALS
b)
Sugar House Lane (2.2)
c)
Three Mills Island (2.3)
The main development sites/land use elements in this node are: Rick Roberts Way, Sugar House Lane, RTZ, Parcel Force and London Underground site, Three Mills Island, Mill Meads Cody Road and the former Bromley Gas Works. When footprints of buildings are shown they are for indicative purposes only. a) Rick Roberts Way (2.1)
UDP: Designated as a Major Opportunity Zone (i.e. MOZ2). Policy UR17 indicates that the Council is seeking a high quality mixed use development including possibly a hotel, a range of B1 and B2 uses and residential accommodation. Proposed land uses: This site acts as the main link between the Stratford and West Ham nodes. It is an important gateway access point into the Rail Lands and the southern section of the valley. Development of the highest quality is therefore sought at this location. The Council is promoting a mixed-use development consisting of B1 and B2 uses on the northern side of the road and possibly a hotel development and mixed use commercial uses fronting the High Street. To the south of the new aligned Rick Roberts Way the Council is seeking to create a new high quality urban environment centred around a new water feature and linked to the Greenway. This part of the site is considered appropriate for canal side housing and mixed use developments including B1, residential and live work.
UDP: Part of Major Opportunity Zone 3 (MOZ3). Policies UR20 and UR21 seek a mixed use employment generating development which creates new employment opportunities and supports the heritage/leisure/media focus at Three Mills Island. Along the A11 corridor high quality mixed development of predominately B1 (business) and services uses are sought. A Green Chain should be created adjacent to the Three Mills Wall River and Lea Navigation. Proposed land uses: There is a growing relationship between this site and the film/media industry based at Three Mills Island and new development should build upon this. Future proposals should be of a predominantly commercial nature incorporating B1, B2 and B8. Along the sites existing western boundary the Council is seeking to create an area of open space adjoining the river. Immediately adjoining this open space the Council will permit residential or live work accommodation where this facilitates the development of the open space/green chain.
UDP: Part of Major Opportunity Zone 3 (see above for details) Proposed Land Uses: The historic mills provide one of the most lasting images of the Borough and any development on the Island should seek to preserve and enhance this historic core. Over the last few years the Island has gained a world-wide reputation for its film and media work. It is intended to continue to build upon this theme with appropriate land uses including B1 studios, cafes and educational facilities linked to the Lower Lea Project.
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d)Mill Meads (2.4) UDP: Part of Major Opportunity Zone 3 (MOZ 3) Proposed land use: It is intended to retain this land as a strategic area of open space marking this important gateway into the Borough. The northern part of this area forms Thames Water's Pumping Station, a use which will remain for the forseeable future.
e)
RTZ (2.5)
f)
Parcel Force & London Underground Site (2.6)
UDP: Part of Major Opportunity Zone 4 (MOZ4). MOZ4 is identified as a Priority Development Node where the Council is seeking a mixed development incorporating a new local centre with local retail, business uses, B1 and B2 business uses and residential accommodation. Proposed Land uses: This is one of the first sites that people travelling through West Ham Station see and therefore it provides a lasting image of the Borough.The Council is promoting high quality mixed-use employment/residential/community development set in a landscaped environment. Development should include a quality link to a new West Ham district centre, which will incorporate a range of activities including retail, residential, live/work, leisure and B1.
UDP: Part of Major Opportunity Zone 4 (see above for details). Proposed Land Uses: This site, together with the adjoining RTZ site, provides one of the most significant opportunities within the Arc to make a major impact in reclaiming the valley and creating a focus of high quality mixed use development linked to a new West Ham district centre. The new canal and road linking Stratford to Canning Town will pass directly through this site. Therefore the Council is promoting canalside residential development that could be up to 3/4 storeys in height. Development in the north-eastern part of the site will also form part of the new district centre. Proposals for modern employment/studio facilities will be supported on and adjoining the nearby Cody Road and British Gas sites.
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Existing Road Structure
Pedestrian /Cycle
Proposed Road
g)
Cody Road Area
h)
Bromley Gas Works
UDP: Designated as a Principal Employment Area Proposed Land Uses: The continuation of this area as a Principal Employment Area providing accommodation for the full range of employment generating uses including B1, B2 and B8. In accordance with UDP policies EMP2A and EMP5A new development should contribute positively to the quality of the area and seek to strengthen the local economy. In particular the Council will require new development to contribute towards transforming the Lower Lea Valley, through the quality of new building and high levels of on-site landscaping. Along the western side of the proposed canal an open space/green chain will be created (see Appendix 2 for further guidance on the Valleys landscaping strategy).
UDP: Designated as Major Opportunity Zone 4A, Policy UR3B seeks a high quality mixed use employment-generating development including business uses (B1, B2, B8) with supporting services. Proposed Land Uses: A range of employment uses set within a high quality landscaped waterside environment. Improved public access to the river through the formation of a network of footpaths/cycleways through the site and along the River Lea. In the longer term, when the existing listed Gas Holders are declared surplus, the refurbishment/reuse of these structures for a variety of leisure/tourism related uses.
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CANNING TOWN
Focus of the Node
A separate Area Action Plan for Canning Town was published in February 2002 providing detailed advice on the opportunities in this area. Outlined below are the main principles for development. In this area the aim is the transformation of the local economy by creating an improved and expanded town centre and the redevelopment and strengthening of the surrounding traditional industrial areas by attracting new investment. The main elements of this transformation are: Expanding the town centre boundary and stimulating new retail/leisure/employment/residential development to increase the centres vitality, viability and over all attractiveness Improving the appearance and setting of Silvertown Way to create an attractive gateway in to the Royals and a setting for high quality mixed use development Altering the local highway network and pedestrian/cycle routes/links to reduce severance between existing sites and maximise the areas redevelopment opportunities Developing an extensive network of green links that connect sites in the north of the Valley with those in the south Developing stunning landmark buildings and an urban environment visible from the A13 marking this as an important route through the Lea Valley Strengthening and diversifying the areas traditional industrial area through high quality mixed use development in order to create new improved employment opportunities for local people
Cody Road
Canning Town Retail Park
3.1
Bidder Street
Barking Road
3.2
CANNING TOWN
3.3 3.4
Limmo
Silvertown Way and Tidal Basin
Thames Wharf
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Movement & Access a) Road Proposals
c)
Bus Proposals
Landscape and Water Features

i) Create New Civic Squares
Establish a major civic space which links the existing town centre to the new station, the retail development site and the southern sections of the Bidder Street area. ii) Create New Public Open Spaces As part of the chain of landmark landscape spaces, develop proposals to improve: - Canning Town Open Space - Limmo Nature Reserve Extensive woodland planting adjacent to the rail and DLR corridors. iii) Silvertown Way Boulevard Rebuild as a civic avenue linking the interchange to the Royals, by planting a double row of single species, semi-mature, street trees as part of a total review of pedestrian and vehicular circulation.
Realignment of Manor Road at its southern end to follow the line of the Jubilee/SLM rail corridor and reduce severance in Canning Towns central area and facilitate the assembly of a viable comprehensive town centre redevelopment site. The reduction in traffic flows along Barking Road between Ordnance Road and the Canning Town Roundabout. This should reduce severance in Canning Towns central area, improve pedestrian comfort and movement, and improve the attractiveness of the centre for regeneration for retail and mixed-use development. Re-configure the Canning Town Roundabout to improve access to the Bidder Street area and the Canning Town Retail Park site, and to provide for a more direct pedestrian link to the station.
Support the provision of a service from Canning Town Bus/Rail Station via Cody Road, Twelvetrees Crescent, Twelvetrees Bridge across the River Lea to Tower Hamlets. d) Pedestrian/Cycling Proposals
Enhance pedestrian links via the Canning Town Roundabout to the new interchange possibly through the new link identified above. Develop a link over the A13 from the Mayflower Centre to the retail core. Provide a new pedestrian/cycle link from the Limmo site to the Silvertown Way area. Extend pedestrian/cycle link from the Canning Town Interchange to the Limmo site through to the Thames Path and Docklands network. Create new links between the two development sites (MFI and Bidder Street South). As well as providing linkage between the two sites it will link the Bidder Street South site to the interchange. New pedestrian links to the proposed DLR stations in the vicinity of Manor Road/Star Road.
b)
Rail Proposals
Support the enhancement of the Canning Town Interchange by improving pedestrian links between the town centre and the station. Support the provision of a new DLR station in the vicinity of Manor Road/Star Lane to serve existing communities and new development opportunities in the adjoining areas.
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NE W MA N OR ROA D
SUPERMARKET
LAND USE PROPOSALS
b)
Canning Town Retail Park (3.2)
c)
The main sites in this node are: Bidder Street South, Canning Town Retail Park, Silvertown Way, Tidal Basin Area, and the Limmo. When footprints of buildings are shown they are for indicative purposes only. a) Bidder Street (3.1)
Silvertown Way and Tidal Basin Area(3.3)
UDP: Situated within the town centre and identified as a retail development opportunity. Part of the site is also identified as a greenspace. Proposed Land Uses: This area will play a key role in the re-orientation of the Canning Town retail centre. The Council is promoting a high quality retail store with other uses such as hotel and residential above. Any development of the site should also provide for a quality public space and/or replacement open space/landscaping. The development should create new links into the existing town centre, residential areas to the north and Bidder Street to the west. Inappropriate development: Single storey superstore or retail warehouse development with large areas of open car parking.
UDP: The northern part of these areas is identified as a Mixed Use Proposal (m13) whilst the southern part is a Principal Employment Area. Within m13 the Council is seeking mixed development including a hotel, B1 employment, residential and supporting retail element. Proposed Land uses: High density mixed use development. The northern sector of these two areas is considered appropriate for town centre uses such as retail, B1 employment, residential and hotels. The southern part is considered appropriate for B1,B2, B8 and other employment based activities. The aim of m13 is to create a critical mass of activity that will act as a quality gateway to the Royals, maximise the sites proximity to Canning Town station, and assist in overcoming the current fragmentation of Canning Town. Development on the southern section of these sites should lead to a significant enhancement in the quality of this employment area. Higher buildings will be encouraged in this area to frame the Silvertown flyover. Inappropriate uses: The Council will resist proposals which promote low quality uses such as waste transfer and management stations.
UDP: Designated as a Major Opportunity Zone (MOZ4B) where the Council is seeking a mixed use employment based development for the area as a whole (see UDP Policy UR13A). At the southern end of the site, which forms part of the town centre, a broad range of acceptable uses has been identified including; B1 and B2; cultural/community and retail/ancillary residential development that is integrated to the town centre. The site includes two protected wharves at Mayer Parry and Priors. Proposed land uses: Appropriate development, which supports the expanded town centre, including B1, B2, community/leisure/cultural uses, retail and high quality residential development. To the north of the site a more employment led approach including an element of B8 is sought. Development should have regard to the sites protected wharves. Inappropriate land use: Proposals for low quality development not in keeping with the mixed use designation and the objective to create a high quality environment. For example, waste transfer and management stations are considered to be inappropriate in this location together with retail warehousing and single storey superstores.
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d)
Limmo (3.4)
UDP: Forms part of Major Opportunity Zone 5 (MOZ5) where the Council is seeking a high quality, employment-based development Proposed Land uses: This site has a unique position in the Lower Lea Valley at the meeting point of Canning Town with the Royals and enjoys views across the river to the Dome. Any development of the site should reflect this uniqueness in terms of the quality of design. The emphasis should be on a range of uses including B1 and B2 set within a high quality landscape acting as part of the Boroughs recreational green chain network. The site may be affected in the shorter term by the requirement for a working area in connection with the proposed DLR extension to City Airport and North Woolwich. Proposals are coming forward on adjacent sites which may change the industrial character of the area in the medium term and in the light of these possible changes the local planning authority may consider proposals for a high quality mixed employment/residential development taking advantage of the sites proximity to Canning Town Station.
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part four The Way Forward
The development opportunities and infrastructural proposals identified in the Development Nodes section of this framework plan are considered to be capable of implementation within the period up to 2006. Phasing/Priority Demonstration Areas A detailed phasing plan for the implementation of this vision is considered inappropriate due to the scale and complex nature of this project and the need for a continued flexible approach. The important issue, however, is to ensure that each individual development is carefully coordinated in the context of this framework and contributes to the Valleys transformation in the most effective way. Applicants for planning permission will be required to address these issue in the design statements accompanying their submissions. The Council has nevertheless identified two demonstration areas where it is seeking early development. These are Rick Roberts Way (Union Street MOZ) and Canning Town. A detailed development/planning brief has been prepared for Rick Roberts Way and an action plan for Canning Town is in the process of being was published in February 2002. The Council is also aware that redevelopment options for a number of other key sites are currently being advanced. These include, Carpenters Road, Burford Road, Blaker Road, and the RTZ and Parcel Force sites at West Ham. It is not the Councils intention to delay the development of the sites. On the contrary, together with Rick Roberts Way, these sites represent an immediate opportunity to start the transformation process in this upper section of the valley. It is therefore important that the development of these sites is undertaken within the context of this framework plan.
The future preparation of the masterplan for guiding the development of the Stratford Rail Lands will also represent a further major stage in achieving the Councils vision for the Lower Lea Valley. The development of this masterplan will need to be set within the context of this framework plan. The Delivery Mechanisms The Council is currently seeking advice on the form of delivery vehicle required to promote and implement the major infrastructure improvements proposed in this framework. This new delivery vehicle will need to be equipped with the necessary authority within the existing legal and financial powers: To raise finance and secure investment from the public and private sector Equity sharing Acquire and dispose of land required to deliver the appropriate infrastructure with suitable compensation of existing owners To engage local, public and private stakeholders on the future development of the area The Council will work with this delivery vehicle to secure the transformation of the Lower Lea Valley through a variety of means including attracting match funding from the governments challenge funds and European structural funds. Contributions from individual developers on schemes in the area will be assigned to this delivery vehicle to implement the proposals.
Section 106/Planning Obligations All development proposals within the framework plan area will be expected to contribute to the Councils vision, both in terms of the quality of the individual scheme proposed and support for the wide infrastructural and environmental works needed for the areas transformation. Policy S2 of the UDP (June 2001)states that the Council will seek to secure community benefits in accordance with its community benefits objectives from new development. The Councils community benefit objectives include inter alia; environmental improvements, improvements to the public transport system and the public highway (including footpath/cycleways), creating sustainable connections with adjoining communities, the removal of derelict buildings and the provision of affordable housing. In the Lower Lea Valley area these objectives will be pursued in the context of the Councils stated vision outlined in this document. In accordance with Policy S2 and the Governments Circular 1/97 "Planning Obligations" the nature of the obligation sought from individual proposals will be related in scale and kind to the proposed development. The Council, however, expects the radical transformation promoted in this framework to significantly increase land values in the area. Where an identified infrastructural improvement affects a particular site the Council will initially investigate the option of implementing this as part of the redevelopment of the site, or alternatively make provision for its implementation at a later stage.
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appendices
Appendix 1 Urban Design Strategy
The Councils vision sets out to create high quality neighbourhoods with distinctive but recognisable forms, linked to an urban itinerary that merges with the existing fabric, in order to form a new metropolitan area of London-wide significance. The aim of this appendix is to set out the Councils main design objectives and to indicate what it considers to be acceptable standards of density, building heights and mix of uses. The intention is not to set out absolute rules but general guidelines that can be applied to specific sites. Quality of Design In line with PPG 1 the Council is seeking to promote high quality design throughout the Lower Lea Valley. All applications will be expected to: Promote high quality design including landscaping Contribute to rejuvenating the Valley Relate to adjacent buildings and space Promote integrated communities Promote economic, social and environmental sustainability Incorporate the principles of secure by design The Council will require all planning applications for new buildings/structures or alterations to existing buildings to be accompanied by a design statement indicating how the proposal addresses the above objectives. The Council will resist proposals that are contrary to achieving the high quality regeneration of the Lower Lea Valley.
Design Advisory Panel The Council will establish a panel of architects to advise it on major development proposals in the framework area. Urban Grain Within an urban settlement such as the Lower Lea Valley the architecture of buildings must have a vocation to be part of the City to which it belongs.Therefore each proposal must redefine itself according to its geographical location and by establishing its own neighbourhood character and place. By concentrating key developments around the priority development nodes and along the new distributor roads and watercourses, this will allow for more effective movement and access along the valley, as well as opening up sites to development. This in turn will help to establish the urban grain of individual blocks and of the valley as a whole. In some locations, primarily within industrial areas and large development blocks a coarse urban grain may be appropriate, in others especially along watercourses a softer, more detailed, grain should be considered. Landscaping All development should be consistent with the guidelines set out in appendix 2.
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Density & Mixed Use Mixed Use One of the key tenets of the Councils Regeneration Strategy is to promote high quality mixed use developments. Such proposals will provide the foundation for safe, vibrant and sustainable economic activity. An appropriate mix of land uses ensures that an area is not wholly dependent upon any one use to sustain it. Furthermore mixed-use developments bring vibrancy to areas and by promoting usage over longer periods of the day can add to the natural surveillance and thus safety of locations. Whilst the main ambition is to promote mixed use development the Council recognises that some areas, such as Marshgate Lane and the Cody Road area, will remain primarily in industrial/warehousing use for the foreseeable future. In these locations the emphasis should be on introducing new ancillary uses, such as cafes and shops, to meet a local need. In other locations, such as around West Ham and Canning Town stations, the Council will promote new vibrant centres including retail, leisure, office and residential developments.
Density There are no specific guidelines for industrial or commercial uses, but proposals that result in over development and cramming will be resisted. With regard to residential development the Council considers a density of 175-250 habitable rooms per hectare (HRPH) as an appropriate guide for the Borough as a whole. In accordance with Policy H16 of the UDP (June 2001), however, higher densities may be permitted where proposals can demonstrate an exceptionally high quality of design and the location enjoys a high level of public transport accessibility, such as sites adjacent to West Ham and Canning Town Stations, and Stratford Town Centre. Other suitable locations may be Major Opportunity Zones, waterside locations, or on major thoroughfares. In such locations, densities up to 400 HRPH may be considered appropriate. Development should however be designed to respect residential amenity and provide an overall acceptable environment in all cases.
7.5 - 12m
12 - 18m
15 - 24m
18 - 30m
top: Square between buildings relate to heights above: Mixed uses within a building (top) and on a street (below)
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Architectural Design All development should be of the highest architectural merit continuing the standards set by the award winning Stratford Regional Rail Station, Stratford Bus Station and the Depot for the Jubilee Line Extension. In order to achieve this the following factors should be given careful consideration. Conservation There are many buildings and areas of historic and architectural merit in the valley. In particular at Abbey Mills, Three Mills Island and Bromley by Bow Gas Works. Any proposals in the immediate vicinity or on adjacent sites should respect the height, massing and scale of these listed buildings/structures or the special character and setting of the conservation area at Three Mills. Any development that compromises the integrity of these buildings and this conservation area will be resisted. Entrances and Corners Entrances In all buildings special care is required for the edge, where the building meets the ground, turns a corner or meets the sky. In particular, entrances are one of the most important aspects of any development, therefore they should reflect the scale of development whilst adding to the street scene. Entrances should be based at the ground floor, and in mixed use developments each use should have a separate access to the building, in order to avoid the conflict between the public and private space. Corners Strong corners can provide a sense of place to public spaces and can add considerably to the overall impact of buildings. Advantage should be taken of such opportunities. Car Parking Large amounts of surface level parking can often detract from high quality developments and should be avoided. Car parking provision should be in accordance with the Councils approved standards as outlined in Appendix 2 of the Transport Chapter of the UDP (June 2--2). Proposals should be designed to make access to public transport as easy as possible. If parking areas are required then consideration should be given to the provision of underground
parking. In all new commercial developments parking and service facilities should be located at the rear of the site/building. In residential areas free standing garage courts will not be encouraged, as they can lead to problems of community safety. Roofs The creation of roof gardens particularly in high density residential areas will be encouraged, as roofs can be used for informal outdoor seating and leisure pursuits. Such development should, however, not compromise the privacy of adjoining occupiers. Particular attention should also be given to the provision of green roofs in commercial areas (Please see the landscape strategy outlined in Appendix 2 for further details). Materials The use of high quality materials can significantly enhance a development as well as increasing the life span of buildings. The use of inappropriate and substandard materials will be resisted. Secure by design and access for disabled people All development should be fully accessible by disabled people and promote the principles of secure by design in order to reduce the risk of crime and improve community safety. Sustainable Development Development that minimises the impact of transport, energy use, materials and waste on the borough will be encouraged. Issues such as solar gain, water conservation and recycling, use of construction materials from renewable resources, should be considered at the start of the development process.
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SCALE AND MASSING Scale and massing are fundamental to the success of any development. All development should seek to provide a mix of uses, and encourage active frontages providing vibrancy and natural surveillance. However it is important that buildings do not dominate public spaces or the human scale. In general, development should be between three to five storeys (retaining a sense of human scale). However the Council will consider higher development in some locations, in particular at landmark sites, adjacent to the Greenway and Silvertown Way, Stratford and Canning Town centres and along main roads. Main Roads Radial routes act as the arteries to areas, and development along them must establish a high quality vibrant image. Within the Lower Lea Valley the main radial routes are Stratford High Street, Barking Road and Silvertown Way. Along these routes tall buildings may be acceptable as long as they are of a high quality and promote a mixture of uses. There are no specific guidelines on distances between buildings on radial routes but development should not cause overshadowing or compromise privacy. Development Adjacent to Watercourses All proposals adjacent to watercourses should seek to maximise the benefits of such soughtafter locations. As far as possible development should open up onto the waterways, if this is not possible then buildings should be designed so that there is appropriate activity looking onto the waterway. Developments must be appropriate to their waterside setting following an assessment of the character of the waterway. Provision of waterway facilities which enhance the use of waterways will be encouraged Developments that propose blank fascias, service areas or car parking adjacent to waterways will be resisted. The provision of active frontages, as well as having the impact of making areas vibrant, also adds natural surveillance to make places safer. Development that compromises public facades, quality development or fails to support the provision of full public access along watercourses will be resisted.
Landmark Signal Buildings High quality landmark buildings and structures can create a lasting image of a place. They can also signal directions towards an ultimate destination. It is not necessarily the case that only tall buildings can be landmarks as a building or structure of exceptional architectural merit can have a similar impact. Within the Lower Lea Valley the Council considers the following locations as appropriate for landmark buildings/structures. Stratford Rail lands Angel Lane Rick Roberts Way Warton Road (Entrance to the Rail lands) West Ham Station Silvertown Way In all cases development should seek to add vibrancy to a location and not compromise privacy.
top: The setting of landmark buildings middle: Riverside development bottom: Canal side development
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Adaptability Simple, robust building forms, not tightly designed to a very particular use allow for the greatest variety of possible future uses to be accommodated. Floor-to-ceiling heights and building depths should be considered in the light of the need for flexibility to allow later conversion of a building to other uses Adaptable ground floors on corners in busy streets can accommodate different uses, such as shops and community facilities Choosing building materials and methods with the ability to facilitate change is an important factor promoting adaptability Well-designed housing is adaptable to the changing needs of its occupants
Flexible layout and design of development can accommodate potential future uses and changing needs for access.
The layout of the infrastructure serving development (including water supply, sewerage, drainage, gas, electricity, cable, telephone, roads, footpaths, cycleways and car parks) should take account of possible future expansion The location of means of escape can facilitate a buildings later conversion to other uses The location of a building on its site should be considered in the light of possible future needs for expansion
Development should create places capable of being used for a range of activities at different times of the day Flexible design can allow for different types of access at different times of the day, week and year, to accommodate different uses and varying levels of pedestrian activity The flexible design of public spaces can allow for their full use including events, festivals and markets Relating developments to the public realm in ways that encourage flexible use of buildings and space can be achieved through the imaginative use of elements such as terraces, balconies and forecourts
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Appendix 2 Landscape & Ecology Strategy
The underlying objective behind this framework is to change the perception of the Lower Lea Valley by restoring a sense of the original river valley. Central to this aim is the massive extension and improvement of green space within the corridor as a context for the new built development.
The main elements of the Councils landscape and ecology strategy are outlined in the Transformation section of the document. The purpose of this appendix is to clarify these elements in more detail for future developers and other interested parties. The landscape and ecology strategy proposes a framework of clearly defined landscape types that will be distributed through the area. These landscape types will have clearly defined functions and characteristics that collectively improve the natural ecology of the area and the quality and character of public spaces. A comprehensive landscape and ecology strategy for the regeneration of the Lower Lea Valley is illustrated on the plan on this page.This strategy takes into account the proposals for development and infrastructure whilst establishing a framework of landscape and habitat types that will recover and reinforce the character of the valley. The main components of the Councils landscape and ecology strategy for the Lower Lea Valley are: 1. River Corridor Landscape 2. Woodland Landscape 3. Public Open Space and Nature Conservation Sites 4. Street Tree Planting
1000m
STRATFORD
7. Street Tree Planting
11. Green Link Landscape 5. River Corridor + Woodland 6. Green Corridors + Links 4. Public Open Space

WEST HAM
3. Dry woodland + Development
1. New Canal

CANNING TOWN
5. Home Zones 6. Existing Industrial Development Areas
Lower Lea Framework Plan: Landscape and Ecology
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1. RIVER CORRIDOR OBJECTIVES
To make the River Lea watercourses more accessible, visible and usable To increase ecological and landscape value through restoration and extension of river edge habitats To create new water bodies; to improve water quality; to extend and improve waterside footpaths and cycle ways. To promote the use of the waterway for recreation, tourism, transport and navigation
DESCRIPTION OF PROPOSALS
Create riverside walkways, cycle ways, mooring points etc. to improve access and use of river frontage. Minimum 4m width for new walkways/cycle ways.
1.2 New Watercourses
Create linked lengths of new canals, supplied by high quality water from local groundwater pumping suppliers (e.g. Stratford IPS Box) Create wetland margin habitat zones as part of new canal structures. Minimum effective width 20 metres to incorporate reed bed terraces, marginal habitats, wet woodland and general areas for public access and amenity Create new expansive wetlands within development zones as either focus for new built development or as part of surface water management strategy. Minimum effective area of new wetlands 0.2 hectares.
1.3 River Lea Embankment Restoration
There are many ways these objectives can be achieved within the Lower Lea Valley depending on the specific circumstances of each site. The proposals below outline the most typical situations and identify a range of opportunities for improvements. Together, these varied interventions will create a rich mosaic of river landscape improvements, raising the profile of the River Lea, both in the locality and as a key part of the geography of London.
1.1 Improvements to Watercourses
Restore natural profiles where space allows as part of environmental mitigation strategies, remove existing vertical walls to river corridors and restore graded profiles that reflect natural floodplain characteristics. FOOTNOTE: All of the above proposals will require consultation with statutory and non statutory bodies with interests in the River Lea systems including: Environment Agency British Waterways Port of London Authority Lee Valley Regional Park Authority Lower Lea Project Greater London Authority
Increase water quality through better control of discharge to watercourses. Repair existing river edge structures of visual and historic interest. Support enhanced river management to clear existing natural habitats of litter and debris. Create new habitats within existing watercourses through establishment of river edge terraces and floating islands (including reed beds, sedge marsh, damp grassland, wet woodland). Minimum effective size 100m2. Create new riverside habitats alongside existing watercourses (including reed beds, damp grassland, willow and alder scrub or wet woodland). 20m minimum effective width of new habitat zone.
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2.0
WOODLANDS
The Council recognises the potential for woodland to raise the perception of greenness in the area and for creating a valuable environmental resource. If properly planned, designed and managed, urban woodland has many benefits including provision of shelter, reducing dust, absorbing CO2 and releasing oxygen, providing habitat for birds and insects and as a potential resource for timber. Trees are potent visual features and woodland generates an immediate impression of open space and nature. Woodland will be particularly effective in combination with earthworks, in defining the eastern edge of the reclaimed Lower Lea Valley and in screening and buffering the impacts of railways and associated developments from new residential and commercial regeneration. OBJECTIVE To create a distinctive linear and substantial woodland corridor between Stratford and Thameside that defines the eastern limit of the new Lower Lea Valley and which is linked to additional woodland clumps and corridors to be established within new and existing development areas. DESCRIPTION OF PROPOSALS 2.1 Regeneration of Existing Woodland
Establish management plans for all areas of existing woodland Carry out all necessary maintenance to ensure that existing woodlands retain a healthy diversity of ages and species in trees and shrubs Promote the extension of existing woodland
Section 3-3: Woodland landscape Dry woodland integrated with development
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2.2
New Woodland Spine
Create a new linear belt of woodland extending from Temple Mills down to the Limmo Peninsula that acts as a buffer to adjacent rail lines and industries and which defines an eastern edge of the reclaimed Lower Lea Valley. Woodland can be established where possible on earth embankments using excavated material from new developments. There is also potential for woodland to extend above underground car parks and other ancillary structures. The proposed woodland spine occupies a corridor approximately 4.5km long by 100m wide. Within this zone the intention is to develop a minimum of 15 hectares of new woodland, i.e. 30% of the corridor. The woodland can either take the form of a minimum 30 metre wide strip or a distribution of woodland within the development to a minimum coverage of 30% of this defined zone. The woodland for this strip will be based on a native species mix of Oak, Ash, Hazel and Hawthorn with associated under storey planting 2.3 New Woodland Blocks
Section 1-1: River corridor + water feature landscape New canal
Establish a pattern of independent woodland blocks within existing and proposed development areas to enrich the overall sense of landscape regeneration Woodland blocks to be a minimum of 500m2 and based on the native species mix of Oak, Ash, Hazel and Hawthorn. Total combined area 5 ha 2.4 Wet Woodland (see River Corridor Landscapes section)
Create a network of wet woodland areas along river corridor framework based on a core species mix of Alder, Willow and Poplar. Proposed extent of wet woodland within regeneration area is 10 ha
Section 2-2: River corridor landscape Minimum edge treatment
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3.0
PUBLIC OPEN SPACE AND NATURE CONSERVATION SITES
3.2
Create New Civic Squares
The extent and quality of existing formal facilities for play, recreation and amenity within the area is poor, reflecting the previous dominance of industrial development over residential. The new vision for increased numbers of people living and working in the area demands a significant increase in the extent and improvement of the quality of Public Open Space provision. OBJECTIVES To establish a chain of high profile, high quality Public Open Spaces along the Lower Lea Valley that reflects the best standards of design, the needs of the local communities, and the opportunities of each site. These Landmark landscapes will be developed with a range of emphasis depending on their context and use, e.g. futuristic play, art and culture, sensory play, education, major events, etc. Where necessary, Public Open Space provision shall conform to the National Playing Field Association Standards and individual spaces will be designed to attain the minimum baseline standards for Local Area Play Spaces (LAP), Local Equipped Area Play (LEAP) and Neighbourhood Equipped Area Play (NEAP) DESCRIPTION OF PROPOSALS 3.1 Regeneration of Existing Public Open Spaces
Establish major civic spaces at key public/ pedestrian nodes including West Ham station /Parcel Force site and Canning Town centre Establish high quality local squares within new residential and retail developments as part of the overall public realm network
3.3
Create New Public Open Spaces
Create a linked network of new public open spaces along the whole length of the Lower Lea Valley to establish a hierarchy of public space provision ranging from local parks through to public seating areas.
Assess quality and level of provision of existing open space facilities and potential for improvement. Extend assessment to existing Public Open Spaces adjacent to the area.
Section 4-4: Ideas for formal public open space - indicative section.
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Proposals include: Stratford Rail Lands Amenity Lake Thornton Fields Island Open Space Mill Meads Open Space West Ham Station Square Limmo Nature Reserve Canning Town Public Square Lower Lea Green Chain Stratford Rail Lands Open Space and Public Squares
3.4
Establish local Public Open Spaces within Development
Section 10-10: River corridor landscape Mill Meads flood alleviation and Habitat creation scheme
Ensure all proposals for residential development are accompanied by adequate provision of Public Open Space with particular emphasis on play facilities for all ages. 3.4 Nature Reserves/Ecology Gardens
Developers may also be requested to provide specific areas of nature conservation value, as follows: Local Nature Reserve 0.25-4ha Potential for rich diversity of species if reserve carefully managed for habitat restoration and disturbance minimised. District Nature Reserve 2.5-4ha At 4 hectares a fairly self sufficient ecosystem can be established that will require minimal maintenance and which will, in time, provide an important metropolitan biodiversity. River Edge Habitat Zone. Various opportunities from floating reed beds within open water through to 20m wide wetland scrub and damp grassland riverside habitat zones.
Section 11-11: Green link landscape Channelsea river corridor
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4.0
STREET PLANTING
4.3
Local Streets & Links
Within the existing area there are few street trees that provide any impact or value to the urban form. The proposal is to establish a major programme of street tree planting that will significantly alter the character and attractiveness of the local highway network. This will complement the broader strategy for woodland planting and bring a sense of green space to the heart of new development while restoring visual cohesion to major road corridors. The planting of street trees will need to take account of utilities constraints such as the route of sewers etc. OBJECTIVE To establish a linked network of street tree planting that extends from the major east west road arteries, along the whole north south length of local distributor roads and into the network of existing and proposed development zones. To establish at least 8km of street tree planting within the next 10-15 years. DESCRIPTION OF PROPOSALS 4.1 Stratford High Street
Establish a framework of street tree planting in existing and proposed local streets throughout the regeneration area Create green links between the main regeneration zone and existing adjacent areas through street planting along linking roads, cycle ways and footpaths
Major street tree planting
Rebuild Stratford High Street as a civic avenue extending from the Bow Flyover to Stratford Plant a double row of single species, semimature, street trees along the whole route as part of a total review of pedestrian and vehicular circulation. 4.2 North South Distributor Road
Create unity to the proposed north south distributor road through street tree planting and organisation of pavements and materials Plant a single row of single species semimature street trees for the whole length of the north south corridor
Section 7-7: Major Street tree planting Stratford High Street
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5.0
HOME ZONES
Existing residential development is often surrounded by industry and is dominated by roads and parking areas. The proposal is to establish a more pedestrian friendly environment in areas close to existing and proposed residential development by placing the emphasis on design for pedestrians and cyclists rather than for vehicles. These Home Zones may include new planting, shared surface access routes, traffic calming, improved lighting, local play facilities and various other features to suit each circumstance.
6.0
EXISTING INDUSTRIAL DEVELOPMENT AREAS
Extensive parts of the Stratford to Thameside area (currently used for employment uses) are unlikely to change in the duration of this Planning Framework. Opportunities will arise however to better integrate these sites into the major redevelopment areas through conditions for site specific environmental improvements. OBJECTIVES To significantly increase the extent and quality of green space within the existing industrial development areas to link into the plans for the whole Lower Lea Valley. It is proposed to apply a stricter set of requirements for landscaping when granting planning consent for new development in these areas.
Section 6-6: Woodland landscape Dry woodland integrated with development
Section 9-9: River corridor landscape Thornton Fields + Carpenters Road
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DESCRIPTION OF PROPOSALS 6.1 New industrial units
Proposals for any new industrial units within the area will be required to allow for a 0.4 plot surface area or its equivalent in low maintenance habitat/green space. Options include: Green roofs Green walls and or trellis Tree and shrub planting belts Earth bunds with extensive vegetation.
6.2
New industrial sites
New sites will be required to make specific proposals for extensive planting on site boundaries. Access roads to and from the site should also make adequate provision for pedestrian and cycle access linked to the green corridors and routes identified above. 6.3 Changes within existing industrial development sites
Improvements to the boundaries and frontages of existing sites will be promoted including increasing the extent of tree and
Section 5-5: River corridor + woodland landscape Wet woodland habitat creation and flood alleviation NB The London Borough of Tower Hamlets is a separate local planning authority and reference to land within that borough is purely for illustrative context.
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NEWHAMS ARC OF OPPORTUNITY

Lower Lea Valley Stratford to Thameside Draft Planning Framework

Appendices Urban Design Strategy

Planning Framework for the Lower Lea Valley

Environment & Regeneration Department

above: River Lea, west boundary of study area

Planning Framework for the Lower Lea Valley

Leyton Forest Gate

East Ham West Ham Canning Town

Mainland Europe Barking

Poplar Opportunity Area North Greenwich

A13 Royal Docks

Special Business Zone Isle of Dogs

Inner South London

Deptford Greenwich Lewisham A2

Planning Framework for the Lower Lea Valley

North West & Midlands via West Coast Main Lines

Stansted Airport (proposed)

Stratford International Stratford

East & West Coast Main Lines

39min Luton Airport

Kings Cross St Pancras

East London 10min 8min

Hammersmith &City Metropolitan

Central Hammersmith &City

1 Hour Heathrow Airport

Waterloo, Waterloo East & Waterloo International Northern

London City Airport

35min Gatwick Airport

Planning Framework for the Lower Lea Valley

London Borough of Newhams Vision

Planning Framework for the Lower Lea Valley

Illustration of MBM Arquitectes vision

Planning Framework for the Lower Lea Valley

Planning Framework for the Lower Lea Valley

MBMs Fundamental Ideas: The Five Cities

Planning Framework for the Lower Lea Valley

MBM Arquitectes Plan for transforming the area 9

Planning Framework for the Lower Lea Valley

UDP Policy and standards

far left: Detail, Three Mills

Planning Framework for the Lower Lea Valley

Supporting the development of a major international transport interchange at Stratford

Planning Framework for the Lower Lea Valley

Planning Framework for the Lower Lea Valley

Planning Framework for the Lower Lea Valley

9. River Corridor Landscape

7. Street Tree Planting

5. River Corridor + Woodland

3. Dry woodland + Development

2. Minimum Edge Treatment

Formal Public Open Space

2. Minimum Edge Treatment

Nature Conservation Priority Area

Major Street Planting Green Corridors and Links

5. River Corridor + Woodland

Existing Waterway Proposed Water Feature

Administrative Boundary Illustrative Section See Appendix

2. Minimum Edge Treatment

Planning Framework for the Lower Lea Valley

Planning Framework for the Lower Lea Valley

Existing Canal - non Tidal

Planning Framework for the Lower Lea Valley

4. Access & Movement