Stratford Metropolitan Masterplan (SMM) Development Framework PDF
Stratford Metropolitan Masterplan (SMM) Development Framework PDF
Stratford Metropolitan Masterplan (SMM) Development Framework PDF
Metropolitan
Masterplan
Development
Framework
February 2011
Foreword
Sir Robin Wales
5 Executive Summary
33 Section 2: Principles
34 Spatial Strategy
36 Places
42 Heights
46 Active and Connected
56 Stratford Spectrum
60 Community Infrastructure
64 Smart Stratford
3
LEYTONSTONE
Maryland
Stratford
International
Hackney Wick
Stratford
Stratford
High Street
West
Pudding Mill Ham
BOW Abbey
Road
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
Stratford, Canning Town and the Royal Docks together, form Newham’s
Arc of Opportunity, Europe’s largest regeneration project. The Arc of
Opportunity will drive forward regeneration in Newham, building on the
borough’s strengths – its regional, national and international transport
connections, its development potential, diversity, youth and ambition
and addressing the challenges that Newham faces – worklessness,
deprivation and a transient population.
This change offers the opportunity for Stratford to emerge as a new met-
ropolitan centre for London. It will lead the transformation of the Borough
and the sub-region, helping sustain London’s competitive future, support
the Eastward expansion of London’s centre, and drive up social and
economic chances for local residents. However there is a need for a
clear vision and framework for this change so that Newham can seize
hold of this opportunity and make the most of it.
5
Delivering for Delivering for
Newham London
The Stratford Metropolitan Masterplan’s fundamental If all the proposals for Stratford are taken together
objectives are to: (including the Olympic Park Legacy, Stratford City,
proposed development along the High Street and
»» Develop Stratford into London’s eastern gateway the masterplan proposals themselves), the level of
»» Secure the benefits of Stratford City and the Olympic Park positive change could be remarkable.
for local residents
»» Link together Stratford City, the Olympic Park in legacy, »» Over 46,000 new jobs across wider Stratford
the existing town centre and local communities to create including 1,800 new workplaces
an integrated and coherent Metropolitan Centre »» Over 20,000 new homes integrated into existing
»» Ensure the existing town centre shares the economic neighbourhoods where possible
growth of Stratford City and the Olympic site »» Creation of the new cultural and leisure hub for
»» Strengthen the Council’s powers to ensure high quality East London
development »» Full-spectrum education offer including 16
nurseries, 5 new primary schools, three new
This masterplan and the regeneration of Stratford will benefit secondary schools (Choham Academy, a
the whole of Newham, helping local people from all over the relocated Stratford School and a proposed new
borough to access economic opportunities and the new secondary school in the south of Stratford) and
homes that the masterplan will provide. expansion of the further and higher education
offer
The proposals set out in the Stratford masterplan reflect »» A new shopping destination for East London with
what our residents have told us are their priorities: a great convenience offer at Stratford Old Town
with a destination market, independent retail,
»» Making the borough safer, cleaner and greener food and drink and vibrant evening economy
»» Improving opportunities and enhancing people’s capacity »» A transformation in the connections across
to access jobs and homes; Stratford resulting in better access to increased
»» Creating active and connected communities which are rail capacity at Stratford’s rail stations, improved
stable. public transport times generally across Newham,
easier and safer routes to school and stations/
bus stops within a high quality environment
Overall Spatial Strategy
Parks
Stratford Spectrum
Stratford Maryland
International
Hackney Wick
Stratford
Pudding Mill
West
Ham
Abbey
Road
BOW
West Ham
Bow Station
Bow Church
Road
7
Our Aspirations
A
Stable & balanced
+
BLondon’s
+ C
Alternative &
communities Third City diverse economy
Stratford Metropolitan will counter Stratford Metropolitan Centre Stratford Metropolitan will
the churn of residents who live for a will be seen as London’s Future become an alternative, diverse
short time in the borough but then ‘Third City’ after the City and and innovative economy, a
move on. Stratford Metropolitan Westminster and will develop a place that builds on its local
represents an ideal process to London-scale offer for business, strengths and offers a ladder
build a more stable and balanced education and the arts. of opportunity to Newham
community where people can residents.
live and possibly work in the area
throughout their lifetimes.
In developing this plan, the following questions have always been in mind:
8
Principles
Stratford will be made up of a series Stratford will become an active and Stratford will provide great facilities
of great neighbourhoods and centres. connected place. for its communities.
»» Stratford Old Town and Westfield together will form »» Stratford will secure development that maximises »» New and improved facilities will be provided for the
the pulsing heart of Stratford, offering complemen- the benefits of its amazing strategic public growing population of Stratford that will enhance the
tary experiences: Westfield as a massive shopping transport infrastructure including proximity to social and economic opportunities for both existing
and entertainment district and Stratford Old Town London City Airport, two London Underground and new communities. Facilities will be located to
mixing everyday shopping needs with alternative lines, London Overground, Docklands Light provide excellent walking and cycling connections
and independent shopping, culture and night-life. Railway, Mainline Rail Services, and an Interna- and clustered so that facilities can become more
tional Rail Station on the High Speed 1 line from viable and support each other and improve health.
»» Around the fringe of the Old Town, a rich arc of Kings Cross to France via Kent.
retail, work, residential, educational and cultural »» Access to green space will be greatly improved,
uses will ‘mend’ the poor environment currently »» Given that many of the main roads are already with better links through to the Olympic Park and
caused by Great Eastern Road, railways, empty at or near vehicle capacity, and also the major new improved local green spaces provided in the
sites and service yards and build on the existing investment into public transport is still underway, great neighbourhoods.
excellent educational and cultural offer in Stratford. the plan has developed a number of strategies to
ensure that the planned level of growth can still be
»» Three great neighbourhoods at Carpenters, achieved. Stratford’s built form will be sensitive
Sugar House Lane / Pudding Mill and Chobham to context and of appropriate height.
Farm will bring together existing and new »» A series of new and improved links running
communities and provide the critical mass for high broadly parallel and perpendicular to the High »» New buildings will work with, rather than against,
quality new community facilities. Street and across the whole area will help to the grain of their context to create a more
overcome existing barriers and improve legibility coherent and humane piece of city.
and accessibility for pedestrians and cyclists and
Stratford will become an economic power significantly improve access to public transport. »» Tall buildings are appropriate for a metro-
house for east London and Newham politan town centre, but will only be allowed in
»» Some key engineering interventions will be appropriate locations that help create a coherent
»» The Stratford Masterplan will include a sustained undertaken to improve the environment and boost place and avoid many of the problems associated
strategy to increase the ambition for work and accessibility throughout the area, for example with super dense and high structures.
jobs for the area, so that Stratford becomes one two-way traffic around the town centre and a new
of London’s pre-eminent inward investment and link between Sugar House Lane and Pudding Mill
business growth projects. across the High Street Stratford will be smart.
»» This will include promoting Stratford nationally and »» Sustainable travel will be given top priority. This »» By connecting the place up and focusing
internationally as a place of learning and business; will mean making the most of Stratford’s public on managing the use of the car, the plan will
supporting the diversification from industrial and transport connections, promoting lower parking encourage lower impact forms of movement.
retail businesses to one that reflects broader provision in new development, carefully managing
London growth areas and integrating work op- parking across Newham to reduce short distance »» Development will where possible link in with
portunities into all new developments. commuting, promoting low carbon travel modes the new district heating network (built for the
such as cycling and walking and reducing the Olympics) or create its own low carbon energy.
»» Stratford will become a destination for visitors that need to travel wherever possible by delivering
will vie with London’s other first tier attractions – mixed development. Taken as a whole, this will »» New buildings and existing homes will have high
with the state of the art sporting facilities in the result in the behaviour change that is needed in levels of energy efficiency, and other appropriate
Olympic Park, the impressive ArcelorMittal Orbit order to deliver the growth. low carbon technologies.
observation tower, the excellent retail offer at
Stratford City, the expansive natural waterways »» We will create a softer city through a mix of parks,
and the cultural, quirky buzz of the town centre. squares, gardens and tree-lined green streets.
9
Chobham Farm
»» 1,200 new homes
»» New local park
»» Local retail
»» Improved walking and cycling connections
10
Areas of Focus
We have focused on four areas within
the Stratford and New Town ward
because of these areas’ strong potential
for change and existing developer
pressure. These are Stratford Old Town,
Greater Carpenters Neighbourhood,
Chobham Farm and Sugar House Lane.
Stratford Old
Town
Stratford Old Town is already a viable »» The Broadway will be enhanced as Stratford’s OUTPUTS & DELIVERY
historic and civic heart. It will be the focus of
local centre serving a local population, restaurants, cafés, the evening economy and cultural »» Over 7,400 jobs for a range of sectors
currently based on provision of low uses that will expand out from the Cultural Quarter; »» 800 – 1,200 new homes and 300 student homes
»» 100,000 – 150,000 m2 new and refurbished offices
cost goods. This framework will shape »» New links between Great Eastern Road and »» 25,000 – 30,000 m2 new retail, cafe and
its development as an attractive the Broadway, to create smaller scale blocks restaurant space including an urban food store
with active, fine-grain frontage at ground floor and independent and small scale shops
alternative to complement the Westfield with direct access to upper floor homes and »» 2,000 m2 new leisure centre and 3,000 – 4,000
centre, based on a more authentic workspace. These should be streets that are m2 of additional leisure and cultural space
open to the air rather than a sealed mall-like »» 35,000 m2 of education and community uses
feel reflective of Newham’s diverse environment. This will open up underused land including Rokeby School site and additional
population with the Broadway acting in the town centre for a rich mix of different uses; further/higher education uses
»» One or more hotels providing up to 300 beds
as the focus and civic hub in the area. »» Two way traffic along the Broadway, The Grove
In general the use of the Old Town will and Great Eastern Road will massively improve The council is the primary landowner in Stratford Old
the environment by reducing traffic speeds and Town Centre although most of the properties are
be considerably intensified as there are allowing pedestrians to cross more easilty; leased. The council will use this land holding as well
many areas of under-used land. This will as its planning function to help to steer the quality
»» A diverse town centre including an intense mix of and nature of new development in the town centre
become a key part of the Metropolitan shopping, leisure, workspace and apartments to to meet its vision. Rather than establishing a single
Centre with a diverse mix of shops, complement the ongoing low cost convenience delivery vehicle, the council will focus on an incre-
shopping offer. All this complemented by a mental and phased approach to development.
workplaces, homes, leisure, education, destination market that celebrates Newham and
cultural facilities and other uses within East London’s cultural diversity and propensity for Each Town Centre site poses its own set of chal-
creating new enterprises; lenges and requires a bespoke delivery strategy.
a fine historic setting. The Council will Financial appraisal work indicates that as the
work with other land owners, partners, »» The provision of a larger supermarket of a suitable economy and property market recovers, the spill-
scale for a town centre location (up to 5,000sqm over effect of the Olympics and Stratford City and
the community and other stakeholders gross floor area – with limited comparison goods), the improved public realm in the town centre will
to create a thriving Stratford Old Town to anchor the town’s retail provision and to cross- make development viable.
subsidise other development;
based on the following proposals: The council will apply a flexible approach to the
»» Great Eastern Road will become a two-way provision of uses to help the implementation of the
urban boulevard with much improved pedestrian development framework objectives whereby more
crossings, wider pavements, better lighting and viable uses (such as food store or student housing)
reduced clutter; will subsidise less viable uses (such as new connec-
tions or fine-grain shops).
»» A cultural and educational fringe to the old town,
building on the existing offer; The council will work with its local and regional
partners to help deliver strategic infrastructure such
»» An inspiring and innovative programme of as two-way working of Broadway, The Grove and
Meanwhile Use to make the most of under-used Great Eastern Road.
spaces and sow the seeds for future activity
The Carpenters Estate is in a critical »» A strong sense of community based around the OUTPUTS & DELIVERY
core of the existing residents.
location immediately adjacent to The Carpenters area has the potential to provide:
Stratford Regional Station and is a key »» High quality residential development that creates
a sense of permanence in a series of well-defined »» Up to 1,900 new and refurbished homes with
gateway to the Olympic Park from the urban blocks, subdivided in places to create a fine some student housing
east. The current state of repair and grain neighbourhood. »» From 20,000m2 new office or work space
»» 500-1,000m2 new shops
the extensive costs of refurbishment »» A ‘tenure blind’ mix of homes built to high sustain- »» 1,000 – 2,500m2 new community and health space
have prompted the council to demolish ability and design standards with a mix of types »» At least 1,000 new jobs
and sizes to ensure a genuinely mixed community.
Dennison Point, Lund Point, James The Carpenters regeneration will be led by the coun-
Riley Point and 28-74 and 80-86 Doran »» Higher residential densities to the north of the area cil in a phased manner over the next 15 – 20 years.
and along the High Street. It will deliver the project by creating manageable
Walk. Having assessed a range of development parcels attractive to different types of
options, the council has decided that »» Northern quadrant (closest to the station) developer, contractor, investment fund and Regis-
potentially providing significant proportion of tered Social Landlord at different times throughout
it will work with the local community, non-residential uses which could be flexible the redevelopment programme. The work completed
local and regional partners to redevelop employment space, education, student housing to date has shown that this approach will offer
and / or local shops and cafés. maximum flexibility to meet evolving market condi-
most of the Carpenters Estate over tions and community needs.
time creating a better neighbourhood, »» A continuous, safe walking and cycling route
linking Stratford and Pudding Mill stations, the The council will start the regeneration with the sites
integrating it with its surroundings and town centre, Carpenters Park and the main already committed for rehousing and demolition.
with better homes based around an community facilities in the area, including new It will control the release of sites to the developer
southern entrance to Stratford station and market in a series of phases. These may need to be
improved park. This will be done on a improvement to Jupp Road Bridge. flexible in order to adapt to the changing needs of
phased basis over time. The council the community and wider property market.
»» A redesigned Carpenters Road, upgraded Warton
will rehouse tenants, leaseholders and Road and an Olympic Link, running through the The council will work with the local community and
freeholders using a Resident’s Charter Carpenters area to the Olympic Park. other stakeholders to make sure that anyone af-
fected by the redevelopment doesn’t lose out and
as the basis for its work. The estate »» Improved play space and ecologically rich will seek to ensure that the community can stay to-
should become an integrated part of gardens at Carpenters Park. gether. The council will work in partnership to update
the existing Resident’s Charter where necessary.
a greater Carpenters neighbourhood,
based on the following principles: The council will work with other landowners such
as the Olympic Park Legacy Company / Mayoral
Development Corporation and Carpenters Com-
pany where this helps meet the principles set out in
this framework.
12
Chobham Farm
The release of formerly industrial »» Chobham Farm will provide a transition between OUTPUTS & DELIVERY
the high density homes at the Athlete’s Village and
land will facilitate development of a the lower rise homes at Stratford New Town. This Chobham Farm has the potential to provide:
great new family-focused residential means the provision of a significant proportion of
terraced homes and not over-developing the area. »» 1,200 new homes with significant family provision
neighbourhood to the north of Stratford »» Local shopping facilities
Metropolitan Town Centre. The council »» A ‘tenure blind’ mix of homes built to high sustain- »» A new local park that will serve Stratford New
ability and design standards with a mix of types Town as well provide amenity for residents,
will work with other landowners and and sizes, to include a significant proportion of workers and visitors to the town centre
stakeholders to create a development family sized units with three bedrooms or more.
The council will take a proactive role in working in
that will bind together the mainly »» Development will be in a series of coherent urban close partnership with the other significant landown-
residential northern zones of Stratford blocks perhaps subdivided to create a fine grain ers to create a joint venture delivery vehicle to bring
neighbourhood. forward the development. Taking joint leadership
City and the existing neighbourhoods to will entail working together to select a developer/
the east in South Leyton and Stratford »» A series of new and existing connections – contractor to help to bring forward the scheme and
Temple Mills Lane, Chobham Road and Alma also help the council acquire leaseholder interests on
New Town. Development in the area will Street will provide relatively direct links between its land.
be based on the following principles: Leytonstone Road and Alma Street West.
The size of the site, and the challenges associated
»» Angel Lane/Leyton Road will form the integrating with preparing the land and providing infrastructure
local high street, serving people from both sides all mean that this development is likely to be phased
of Chobham Farm. over 15 to 20 years. Development sites will have to
be timed and designed with a distinct mix to ensure
»» Dealing with the site’s challenging topography that other major nearby residential sales at Stratford
through careful design of building frontage City do not adversely affect sales.
and use of podium parking to ensure active,
overlooked streets. Manageable development parcels would be created,
that would be taken forward by a mix of developers,
»» Provision of a new local park in the south of registered social landlords, contractors or others. It is
Chobham Farm in order to serve existing and new possible that this project could commence construc-
residents as well as workers and visitors to the tion in under five years.
northern part of Stratford Town Centre.
High-level financial analysis of the masterplan
»» Enhancement and refurbishment to improve the scheme suggests that this development would de-
street frontage on Leyton Road. liver significant value to the landowners. The Council
will consider the use of any surplus arising from
»» Careful relocation of existing industrial uses to development west of Leyton Road to help cross-
minimise the potential loss of employment from fund any regeneration on the eastern side as well as
Newham. other projects across north western Newham.
13
Sugar House
Lane
Sugar House Lane is one of the few »» New direct connection with Pudding Mill Lane »» 30,000 sqm new commercial space including live/
area to the north via an at-grade junction with the work, managed workspace, general commercial
parts of Stratford that retains a fine High Street linking to Marshgate Lane. This route and office space to support a range of industries
industrial character with immediate should form the basis of a new bus route linking including creative businesses plus support for
Bromley-by-Bow to Stratford and the Olympic niche education institutions to support them.
waterside access. The plan seeks Park.
to create an exemplar regeneration »» A mix of new homes and workspace within the
»» New bridges to Bromley-by-Bow, Three Mills Conservation Area with a particular focus on
project juxtaposing high design new Island and Bisson Road/Fatwalk will help connect bringing back existing buildings into use where
homes, with low-carbon conversion local people to schools, health centres and shops possible. This could create 1,000 net jobs.
and promote healthier living.
of existing structures all in a wonderful The council could take a proactive role in working in
setting. The design and delivery of »» Opportunity to create a new housing offer for close partnership with the other significant landown-
East London through large town-houses along an ers to create a joint venture delivery vehicle to bring
Sugar House Lane will ensure that accessible water front as well as a true ‘live/work’ forward the development. It (or the LDA) will support
a diverse residential population will environment. any compulsory purchase orders that are required
be complemented by a thriving local »» New local shopping and community facilities The size of the site, and the challenges associated
business community. The place will including a local health centre at Sugar House with preparing the land and providing infrastructure
Lane and appropriate contributions towards a all mean that this development is likely to be phased
still be surrounded by water, but new primary school at Pudding Mill Lane. over 15 years. In the short term the Council will work
have excellent cycling and walking with its partners to ensure that underused buildings
»» The creation of a diverse economic base through are brought back into use through an active mean-
connections via a number of new small and medium-sized enteprise growth that while and selective refurbishment programme in the
bridges and connections. The will support the influx of new businesses into the Conservation Area.
borough as well as encourage indigenous ones
proposals build on the excellent work to grow and flourish. The proposals include active The Council will work in partnership to ensure that
undertaken by the London Thames support for employment growth, particularly in the Sugar House Lane area enables a wide range
creative industries, with the potential for a higher of delivery routes to promote the kind of richness,
Gateway Corporation in establishing education learning institution in the future. depth of character and diversity that this special
a Land Use and Design Brief for this place can embody. This should include exploration
»» Two new public squares joined by well-defined of plot-based delivery through self-procurement, lots
area. The plan is based on the following streets and buildings. for small community-led groups or local builders,
principles: blocks and phases for larger developers.
»» The opportunity to integrate cultural and artistic
programmes into the development during each High-level financial analysis of the masterplan
phase of change. scheme suggests that this development would
deliver value to the landowners. That needs to be
compared against the existing use value and the
Outputs & Delivery costs of securing vacant possession.
»» 1,000 new homes including a significant number The council will work with the London Thames
of family homes. Gateway Development Corporation to work towards
adopting the principles set out in the Land Use and
Design Brief.
14
Towards
implementation
Delivery lies at the heart of these proposals. We have carried Each of these projects has a significant council land
out extensive financial testing and liaison with stakeholders ownership, and is broadly deliverable, even taking into
and developers to ensure that our proposals are realistic and account the current economic climate and limited public
financially viable – details are set out in a high level delivery sector funding availability. The table below sets out the key
plan (which forms a separate volume) which will form the benefits that these four projects alone could acheive in the
basis of more detailed delivery planning in Phase 2 of the short to medium term (in the next 10 years).
masterplan.
Each of these projects could start on site shortly after the
We have identified over 50 projects that will help to make the 2012 Games and could deliver significant development within
Stratford Metropolitan Masterplan a reality. These include 5 years.
development projects, physical and community infrastructure
projects such as bridges, schools and health centres and Outside of public-sector land holdings, more innappropriate
socio economic projects to secure jobs and business op- development of the type and scale seen along Stratford High
portunities for local residents. The top four development Street in recent years could come forward. Part of making
projects, which have been selected for their potential to delivery happen in the right way will be ensuring that this
deliver significant economic and social benefits and to masterplan is a robust planning document. It will then have
address emerging development proposals, are described the ‘teeth’ to steer development across the area.
in the high level Delivery Plan that accompanies this report.
These projects are: In order to facilitate this, we have ensured that links are made
with key strategic documents such as the draft Olympic
»» Stratford Old Town – Southern Quadrant Legacy Supplementary Planning Guidance and London
»» Carpenters Regeneration Borough of Newham’s emerging Core Strategy. The Council
»» Chobham Farm intends to produce a supplementary planning document to
»» Sugar House Lane provide further planning policy support for the masterplan.
Sugar House Lane early phases £150m 475 800 15,060m2 4.9 ha
15
Conclusion
16
Section 1:
Introduction &
Aspirations
1 Chapter 1: Introduction
and Aspirations
17
Introduction &
Structure of the
Masterplan
The purpose of the Stratford Metropolitan Masterplan is to articulate Planning Policy Guidance Links
The propositions in this document are bold but deliverable. They have
been developed with a great deal of input from stakeholders in Stratford.
With regular mayoral and member briefings and monthly meetings with
the steering group, which represented all the key statutory bodies who
have a remit in Stratford, the masterplan has been guided throughout London Borough
of Newham Sustainable
Housing
by those who have a stake in the area. In addition to these meetings, Strategy Core Strategy Communities
Strategy
the evidence base and ideas were tested with stakeholders (such as
local community groups, landowners, developers, statutory bodies and
Newham officers) in over 50 one to one meetings and two large events
Economic
(with attendance of over 50 at each). Monthly meetings were held with Development
Property
Strategy
Strategy
the Carpenters Tenants’ Management Organisation Steering Group to
inform decisions regarding Carpenters in particular. The propositions
then went out to public consultation for a period of two months over
July and August 2010. Details of the ways in which these views have Stratford Sugar House
2012 Games
shaped our work are set out in the consultation report (see supporting Legacy Plan Metropolitan Lane Land Use
and Design
Masterplan
documents) and in the summary later in this chapter. Brief
The masterplan has also built on the large amount of work carried out
Northern
in the area in the past. The design team have reviewed all the relevant Olympic Fringe
Stratford
City
Masterplan Masterplan
masterplans - for example the Northern Olympic Fringe, Stratford Urban
Design Strategy, the work done by Urban Practitioners on Sugar House
Lane and the Carpenters Estate - and integrated ideas and information
from this body of work.
18 Chapter 1: Introduction
and Aspirations
How to use the
document
The masterplan is in three parts: This document is divided into four sections:
»» A development framework setting out the
Council’s ambitions for the future of Stratford »» Introduction and aspirations (the way the
in terms of physical, social and economic masterplan supports Council priorities)
development
»» A planning framework to guide and control »» Principles for the whole of Stratford and New
development in line with the masterplan. Town ward (spatial strategy, places, heights,
»» A delivery framework to enable the Council to take movement, economy,, community infrastructure,
forward development, infrastructure and socio- sustainability)
economic projects to help deliver the masterplan
objectives and maximise value from the Council’s »» Areas of transformation (Town Centre, Greater
substantial property portfolio in Stratford. Carpenters, Chobham and Sugar House Lane)
This document, produced at the end of Phase 1 of »» Towards implementation (summary of high
the masterplanning work,consists of the Phase 1 level delivery strategy and the first stages of the
development framework and the first stages of the planning framework)
planning framework (see chapter 4). Phase 1 of the
delivery framework (a high level delivery plan) forms a
separate and confidential report, but is summarised
in chapter 4 of this document. Plan Structure
»» Consultation Report
»» Carpenters Options Appraisal
»» Transport Report Phase 1 Output: Phase 1 output: Phase 1 output:
»» Community Infrastructure Assessment This document This document (section 4) High level delivery plan and
»» Housing Paper Input to LDF Core Strategy business case for early
»» Sustainability Appraisal and GLA Olympic Legacy projects (see separate
»» Equalities Impact Assessment Supplementary Planning delivery plan document)
»» Meanwhile Uses Report Guidance
»» Socio Economic Impacts Paper
»» Building Heights Paper
»» Evidence Base
Phase 2: Phase 2:
Possible development Phase 2: Detailed delivery plan and
briefs for key sites LDF Supplementary project execution plans for
Planning Document early projects
Chapter 1: Introduction 19
and Aspirations
Stratford in
Context
Stratford, Canning Town and the Royal Docks together, form and property requirements. The Government’s commitment
the Arc of Opportunity, Europe’s largest regeneration project. to the Olympics, combined with committed private sector
Stratford’s growth will drive forward the Lower Lea’s regen- investment in Stratford City, has created a counter-cyclical
eration, secure London’s eastward growth, and unlock the effect that will bring forward new housing and employment
next phase of the development of the Thames Gateway. space to coincide with the emergence from the recession
and will help Newham to acheive its strategic goal of
Stratford’s transformation will be unique in London terms, by convergence with the rest of London in terms of quality
virtue of the scale of development potential, the extent of op- of life, employment, education and wellbeing. Stratford’s
portunities for economic growth, the committed mega-scale ability to offer affordable space to meet all needs means its
investment in parkland and amenities, and Stratford’s economic growth will be driven by expansion in London’s
position on the transport network, with fast connections to strongest and most innovative sectors.
the rest of the Capital, to Europe and the wider UK. Stratford
will become a new centre for London, in itself the size of a
At the same time Stratford has a lot of existing strengths
small city. The regeneration challenge is to ensure that all
that will also help shape its future – a growing and diverse
the elements that make small cities great are put in place in
population, strong existing convenience retail offer, some
Stratford. fine buildings and a rich cultural life. It is the task of the
masterplan to find a way of blending together the opportuni-
A new economy will be created, with new and growing ties that the change represents in a way that enhances the
companies across a wide spectrum of sectors, company size best of Stratford’s DNA.
Stratford will be transformed by the construction of the Olympic Park and venues and Stratford City
20 Chapter 1: Introduction
and Aspirations
Stratford in East London
CITY OF LONDON
Convergence
Emergence
Chapter 1: Introduction 21
and Aspirations
Why a
Masterplan for
Stratford?
Stratford is currently undergoing enormous and unprecedented change, The Stratford Masterplan is a tool that enables Ne-
wham to seize hold of the opportunity that Stratford
triggered by the Olympics, Stratford International station, and the offers. Its fundamental objectives are to:
development of Stratford City to the north of the town centre.
»» Develop Stratford into London’s eastern gateway
This change offers the opportunity for Stratford to emerge as a new »» Secure the benefits of Stratford City and the
Olympic Park for local residents
metropolitan centre. It could lead the transformation of the Borough and
the sub-region, helping sustain London’s competitive future, support »» Link together Stratford City, the Olympic Park
in legacy, the existing town centre and local
the Eastward expansion of London’s centre, and drive up social and communities to create an integrated and coherent
economic chances for residents. However there is a need for a clear Metropolitan Centre
vision and framework for this change so that Newham Council can seize »» Ensure the existing town centre shares the
hold of this opportunity and make the most of it. economic growth of Stratford City and the
Olympic site
The masterplan focusses on the black boundary (opposite) giving (in »» Strengthen the Council’s powers to ensure high
quality development
section 3) detailed design guidance on Chobham and surrounding sites
(for example Maryland), the existing town centre and surrounding sites, The Stratford Masterplan seeks to join up the numer-
ous changes taking place in Stratford to ensure that
Stratford High Street as far as the Bow Flyover, the Carpenters Area and the whole is greater than the sum of the parts.
and Sugar House Lane and surrounds. The masterplan also sets out (in
section 2) a spatial strategy for the whole of the Stratford and New Town
ward in order to ensure that the approach on the key areas described
above links coherently with other proposed developments in the ward, for
example Stratford City and the Olympic Legacy Proposals.
22 Chapter 1: Introduction
and Aspirations
Area boundaries
LEYTONSTONE
Maryland
Stratford
International
Hackney Wick
Stratford
Stratford
High street
West
Pudding Mill Ham
BOW Abbey
Road
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
1 1 1 4
Stratford Metropolitan Masterplan
Area + + =
2012 Games and Legacy
Stratford City
Stratford Masterplan 2012 Games Legacy Stratford City Stratford Metropolitan
Important Buildings 8,000 homes 6,000 homes 6,000 homes 20,000 homes
11,500 jobs 3,500 jobs * 31,000 jobs 46,000 jobs
A
Stable & balanced
+
B
London’s
+
C
Alternative &
communities Third City diverse economy
24 Chapter 1: Introduction
and Aspirations
Linking in These three aspirations have drawn from Council priorities that are
clearly set out in other strategies and statements (see diagram below).
with Council The Stratford masterplan is a key opportunity to help to achieve
these priorities.
Priorities
A B C
Stratford Metropolitan will counter the churn Stratford Metropolitan Centre will be seen Stratford Metropolitan will become an
of new residents who start in the borough as London’s Future ‘Third City’ after the alternative, diverse and innovative economy,
and move on when their economic circum- City and Westminster and will develop a a place that builds on its local strengths and
stances improve. Stratford Metropolitan London-scale offer for business, education offers a ladder of opportunity to Newham
represents an ideal process to build a more and the arts. residents.
stable and balanced community where
people can live and possibly work in the
area throughout their lifetimes.
Newham’s
“A place where people choose to live, work and stay.”
Vision (Sustainable community Strategy)
5 host
borough Homes for all, enhancing High quality city within a Improving educational
strategic wellbeing, reducing crime world city region attainment & skills
regeneration
framework
Newham
Economic
Ensuring that local people Investing in the New A stronger business base
Development benefit from development Economy & more people into work
Strategy
Chapter 1: Introduction 25
and Aspirations
Aspiration
A
Stable & balanced
communities
Most of the new homes recently built The masterplan will provide improved access to high quality
in Stratford have been high rise flats community faciliites, which could look like this.
26 Chapter 1: Introduction
and Aspirations
Aspiration
BLondon’s
Third City
Why London’s
Third City?
Harnessing development: The scale of develop- Supporting London’s eastward expansion: Olympic uplift: The 2012 Games will give Stratford
ment in Stratford is immense. Over the past 10 Alongside the growth of Canary Wharf, Stratford the high profile and image change that it needs to
years 3,000 new homes (mainly flats) and around has the potential to drive London’s eastward expan- become London’s Third City. In addition the 2012
30,000m2 of commercial space has been built or is sion and to balance west London’s traditional strong Games can be used to promote sport and healthy
under construction in and around the High Street/ economic base. The masterplan must provide the leisure activities in Newham, helping to meet the
Broadway corridor. Over 3,000 homes are under right infrastructure and framework to support the priority of Healthy Newham (Sustainable Community
construction within zones 4 and 5 of the Stratford priority of the Newham Economic Strategy of invest- Strategy). The masterplan needs to support this by
City application as part of the Athlete’s Village. ing in the new economy. improving links and access to the Olympic Park and
The 2012 Games is delivering a major amount of by creating an improved environment to enhance the
new infrastructure and major sporting and support Making the most of connectivity: At present, image of Stratford.
venues. The Westfield development (in zone 1 of the Stratford combines affordability of office and retail
Stratford City application) will create approximately accommodation with exceptional strategic connec- Educational and cultural centre: The evidence
179,000 sqm retail and leisure space opening in 2011. tivity, highlighting its potential to be an economic hub base has highlighted a strong educational and
The Stratford City outline consent also provides for for East London. cultural offer in Stratford which could be developed
over 2000 more homes and around 257,000 sqm of (given the amount of space and connectivity) to
office (Stratford City zone 2). The Olympic Legacy Moving towards Metropolitan status: The Strat- become a key educational centre in London. The
Proposals also propose approximately 6,000 homes ford City development provides a large amount of masterplan should build on this potential and reflect
in the Stratford and New Town Ward. The masterplan high end retail providing the level required to achieve the special historical role of the Lea Valley as a place
needs to link in with and channel this development to metropolitan centre status. If all the proposed of innovation and technological advancement.
create a truly exceptional, high profile part of London, development is delivered it is likely to exceed the
living up to the Sustainable Community Strategy’s total of Croydon (already a metropolitan centre with
goal for an ambitious Newham. aspirations to become London’s Third City). This op-
portunity needs to be seized through the masterplan.
Chapter 1: Introduction 27
and Aspirations
Aspiration
C
Alternative and
diverse economy
Why an
Alternative
& Diverse
Economy?
Providing jobs: Joblessess is one of the fundamen- Building on local strengths: Given its energy and Creating a night time economy: One of the key
tal issues facing Stratford. Benefit claimants (out of the diversity of the population, it is critical that Strat- factors that is lacking in Stratford is a buzzing night
work benefits) represent 19.3% of the working age ford does not become a ‘clone town’. This ethnic time economy. 65% of respondents to the Town
population significantly above the regional (13.5%) diversity should be reflected in the economic diver- Centre user survey (Quatro, 2010) said that they did
and national figures (13.4%) and also somewhat sity of the centre. In addition, urban design analysis not use the old town in the evening. Through pro-
above the average for the 5 Host Boroughs (18%). highlights some key historic strengths of Stratford, in moting a mix of cafes, restaurants, bars and further
The masterplan needs to promote an economy that particular along the Broadway and in Sugar House cultural organisations (particularly in the town centre),
is diverse enough to accommodate a wide range Lane. The existing market and the alternative retail the masterplan can help to improve this.
of jobs and to weather the inevitable ups and downs offer that it provides is a popular and important part
of the economy. of Stratford. The masterplan needs to ensure that Improving skills and educational attainment:
these are enhanced in the light of new development As set out in the Newham Economic Development
A flourishing old town: Stakeholders have empha- coming forward. Strategy, over half of Newham residents have a very
sized the need to develop a strategy to ensure that low level of qualification. The importance of improv-
the existing town centre survives and flourishes in Improving local connectivity: Whilst at a strategic ing education and skills in Newham is stressed
the light of the fact that Westfield will be opening in level, connectivity in Stratford is excellent, at a local through the Sustainable Community Strategy and
2011. In retail terms there are a number of strengths level there are numerous barriers to movement and the 5 host borough’s regeneration framework as well
to build on in Stratford Old Town, for example low Public Transport Accessibility Level drops rapidly as the Newham Economic Development Strategy.
vacancies and high footfall. However, there are a moving away from the town centre. The masterplan The masterplan can contirbute to this goal through
range of issues to be addressed including poor can help to improve access to facilities, jobs and providing the right infrastructure and physical
quality of environment; significant leakage; limited transport for local people - a key aspiration for the environment for the existing schools and colleges
specialist and independent offer and a low appetite whole of Newham as set out in the Sustainable in Newham to flourish and by planning well for new
for retail development in the town centre. The Community Strategy (Active and Connected Ne- facilities where needed.
masterplan needs to promote an alternative offer to wham).
Westfield that builds on local strengths in order to
ensure that Stratford Old Town flourishes.
28 Chapter 1: Introduction
and Aspirations
Consultation
The masterplan team has tailored the approach to At this stage consultation was held with local agen- A nine week long programme of consultation
consultation according to the level of interest different cies through a Stakeholder Workshop and with the was held at this stage along with specific events
stakeholders have in the area and the most appropri- general public through a town centre survey. for stakeholders, businesses and young people.
ate way to reach them. Key groups identified are: Respondents were asked for their opinion on the
»» Councillors The Stakeholder Workshop was attended by 68 3 Aspirations and 7 ideas for change, relating to
»» Local agencies people who signed up to the 3 proposed aspirations particular areas of Stratford. There was generally
»» Regional agencies for Stratford and identified priorities for change. good support for the ideas, with the exception of the
»» General public Priorities identified included local employment, two options for Carpenters Estate. The lack of sup-
»» People particularly affected by the plan growing the cultural offer, education and training, port shown by Carpenters residents is partly due to
integrating existing and new communities, the need the fact that the level of information provided at this
Consultation has taken place at both stages of the for family housing and improved legibility and quality stage was not detailed enough for residents to fully
plan carried out to date: The Evidence Base and the of public realm. understand the implications for them. In response
Visions and Options. the masterplan team are meeting on a regular basis
361 people responded to the town centre survey. with the Tenants Management Organisation (TMO)
Further stakeholder and public consultation will take The survey revealed that the centre is well used by to ensure ongoing involvement with residents as the
place on the draft Supplementary Planning Docu- people from a wide area and it meets their daily masterplan develops and have undertaken further
ment for the Stratford Metropolitan Masterplan. needs. However, it also revealed that many people public consultation on the estate.
had a very negative perception of the town centre
in terms of attitude, safety and atmosphere and that Particularly strong support was shown for a new
there is a lack of things to do in the evenings. destination market, independent shops and im-
proved linkages, particularly cycling connections.
Chapter 1: Introduction 29
and Aspirations
Masterplan
Impacts
The masterplan brings together a wide range of existing and proposed plans
in such a way as to maximise their impact for the people of Stratford, Newham
and East London. The plan encapsulates the real and tangible opportunity for
positive change in Stratford if guided by a clear and comprehensive vision that is
shared by the main stakeholders. This could mean real change in the everyday
lives of the millions of people who live, work, shop, play, study and move through
Stratford every year. It could provide a better place to live, a safer street to move
along, a new opportunity for work or learning, a healthier and happier place
and community. Some of the key impacts that could arise from the masterplan
alongside other development and invetsment coming forward in the area are set
out below.
Access to Services »» The education sector will be strengthened at all »» business and financial services,
levels, and new higher education establishments »» retail,
With regard to access to services parts of Stratford will be attracted into the area, to provide high »» visitor economy (hotels, tourism & leisure),
and New Town ward are in the worst 10% nationally quality learning both academic and vocational. »» creative industries,
(Index of Multiple Deprivation). The masterplan and »» knowledge intensive sectors (education; high
other proposals in the area will meet the needs of technology and green industries),
new residents and help to combat poor access to »» construction.
services for existing residents, through provision of:
»» 16 new nurseries
»» Primary schools providing 11 forms of entry As Stratford’s enterprise structure changes, the mix
»» Three new secondary schools - Chobham of companies and sectors would become more like
Academy in Stratford City, a new building for the those associated with London’s Central Activity Zone
Stratford School on the former Rokeby School site and its city fringes.
and a new seven form of entry school in the south
of the ward
»» Expansion of the higher and further education offer
»» 23 new GPs and 21 new dentists
30 Chapter 1: Introduction
and Aspirations
Cultural and leisure opportunities »» The masterplan seeks to ensure that the existing »» Maximisation of densities around transport hubs
town centre captures a proportion of these visitors to create an efficient use of land and encourage
»» The Olympic Park will deliver world-class sports, by improving the environment, making more sustainable commuting.
leisure and visitor attractions as part of the visible the arts and cultural attractions, adding
Olympic legacy. The Stratford Masterplan will new attractions and by securing additional hotel »» Improvement of historically significant areas in the
integrate these with the regeneration of the existing provision. Broadway and Sugar House Lane to encourage
neighbourhoods through joint planning of services the retention and improvement of historic assets.
and improved connections.
Investment
»» Stratford City will deliver a range of commercial Movement
leisure opportunities such as a cinema, an arts »» The GDV for the buildings and public spaces in
and cultural centre, health and fitness facilities. Areas in Focus alone amounts to nearly 1.5 billion »» 30% increase in rail capacity through Stratford
pounds. Station with up to 17% increases in effective line
»» Stratford Old Town will offer a complementary capacity in the peaks
range of cultural facilities, building on the strong
existing cultural presence and new opportunities Safer, greener Newham »» Better cycling and walking routes across the area,
such as the potential for the Rex Cinema to be improving access from all parts of the ward to key
developed as music venue. Environmental improvements are essential to the facilities such as public transport hubs, the town
Stratford Metropolitan Masterplan and include the centre and the Olympic Park
»» A new fitness centre is proposed for Stratford Old following:
Town. Elsewhere, sports and fitness facilities will »» Better road-based public transport network and
be developed on a neighbourhood basis, where »» Improved public realm across the whole town public transport access arrangements leading
possible as part of mixed community and leisure centre and within the Carpenters area including to much improved Public Transport Accessibility
spaces or as part of the extended school offer. a new town centre public square and a covered Levels across the Stratford and New Town ward.
market square, plus a new public square at Sugar
House Lane (approximately 5400sqm). »» Combination of all improvements across the area
Visitor economy resulting in improved public transport travel times
»» One new park proposed at Chobham and an to Stratford from across Newham
»» The Olympics are providing a once in a lifetime improved park at Carpenters, in addition to the
opportunity to put Stratford on the map, with the regionally significant Olympic Park. »» New Royal Docks DLR services to Stratford and
stadium site, the legacy proposals and Westfield new Stratford High Street and Abbey Lane DLR
combining to form a ‘must-see’ visitor attraction »» Better overlooked streets and spaces, more stable Stations will improve public transport for south
for tourists and for day visitors. communities and improved access to jobs leading and west of Stratford and New Town ward and
to potential reduction in crime rates. access to Stratford from Canning Town, Beckton
»» Even if Westfield just secures the same level of and the Royals.
visitors as Westfield at Shepherd’s Bush in its first »» Strategy of low residential parking levels and
year, over 23 million visitors will arrive in Stratford. promotion of sustainable forms of travel to »» Crossrail services running through the north of the
These figures are likely to be surpassed. minimise the impact of development on climate borough are expected to reduce dependence on
change. Stratford for certain Newham travellers travelling
»» The business tourism economy has strong to central London, releasing additional capacity
prospects and this will drive hotel development »» Improved walking and cycling routes to encourage for those with destinations in Stratford.
and local spending. The extension of Eurostar movement by these modes and to enhance the
to Stratford and potential expansion of London quality of journeys.
City Airport will improve Stratford’s international
connections.
Chapter 1: Introduction 31
and Aspirations
Section 2:
Principles
2
Chapter 2:
Principles
33
Spatial
Strategy
This chapter sets out the details of a
series of overarching masterplanning Spatial strategy Land uses
principles for the Stratford and New
Town Ward. They give guidance on the The plan opposite shows the spatial strategy for In terms of land use, the Stratford Metropolitan
Stratford. Masterplan avoids defining any one area for any one
following: zone, but instead promotes the concept of mixing
Stratford and New Town ward will focus around the uses both vertically and horizontally and across
Stratford Metropolitan Town Centre, which combines scales, from that of the building, to that of the block
»» Spatial strategy and land uses the Old Town and the emerging Westfield develop- and district. Indeed the plan envisages gradual
»» Places ment, all facilitated by the transport hub at Stratford overlapping of uses, avoiding strong ‘edges’ to uses
regional station and bus station. wherever practical. The plan seeks development that
»» Heights doesn’t simply provide mixed use as (often empty)
»» Movement (Active and Connected) To the north and south a number of local centres commercial only ground floors – as important as
form hubs for a series of ‘great neighbourhoods’ at these are. Wherever possible, new development and
»» Economy (Stratford Spectrum) Sugar House Lane / Pudding Mill Lane, Carpenters spaces should be as flexible as possible to allow for
»» Community infrastructure and Chobham. Bustling local centres have also changes in use over time. This can be achieved by
formed at other key transport links in the area, adopting high quality design standards and layouts,
»» Sustainability (Smart Stratford) namely Pudding Mill and Maryland. through construction methods and flexible building
servicing.
With improved links running north south and east
west the area is far more legible and accessible than
before and new and existing communities are joined
up, providing the critical mass required for excellent
community infrastructure.
Great neighbourhoods
Parks
Stratford Spectrum
34 Chapter 2:
Principles
Spatial strategy
LEYTONSTONE
Stratford
Maryland
International
Hackney Wick
Stratford
Pudding Mill
West
Ham
Abbey
Road
BOW
West Ham
Bow Station
Church
Bow
Road
Chapter 2: 35
Principles
Places
One Centre,
shops and businesses. It would also help to improve the quality of the
environment within the town centre, making it a more attractive location
for new businesses, ranging from start ups to organisations seeking to
Westfield Shopping Centre will create Europe’s Stratford Old Town is already viable local centre
largest urban shopping centre in Stratford. This serving a local population, currently based on
Mall-based centre will provide mainstream mid provision of low cost goods. This framework will
range to premium shopping, with the emphasis on shape its development as an attractive alternative
comparison goods. The centre will also provide a to the Westfield centre, based on a more authentic
cinema complex, restaurants and hotels. Visitors to feel reflective of Newham’s diverse population, with
the centre will travel from across London and from the Broadway acting as the focus and civic hub in
East of England, bringing huge spending power. the area. In general the use of the Old Town will be
Whilst physical links between Westfield and the Old considerably intensified as there are many areas
Town have been determined prior to this develop- of under-used land, particularly in areas that were
ment framework, the proposed improvements to the redeveloped in the 1970s. A number of routes will
offer and environment of the Old Town (see below) feed into the town centre and the Broadway, The
will encourage visitors to venture beyond Westfield, Grove and Great Eastern Road would become two
further increasing the consumption of goods and way roads in order to improve the pedestrian envi-
services and adding to the local economy. ronment all around the town centre. The framework
promotes a greater mix of uses both vertically and
To the south west of the Westfield shopping centre, horizontally within developments, to ensure that the
Zone Two of Stratford City is likely to offer large floor Old Town is used throughout the day and to provide
plate spaces aimed at providing high quality grade a rich mix of different co-located activities including
A/B office space. Possible sectors include finance independent based retail, a destination market,
and professional services, back offices, and govern- leisure uses, a larger supermarket, high quality hotel
ment offices. This will play an important role in bring- provision, a range of different types of workspace
ing higher end office based businesses to Stratford. and a mix of apartments. Some of these apartments
could be for student accommodation and the op-
portunity should also be explored to convert recently
built high density apartments into student accom-
modation, should the demand be there. Additional
student accommodation in the area has the potential
to contirbute to the creation of a cultural and educa-
tional hub in Stratford (see below).
36 Chapter 2:
Principles
One Centre, Two hearts
LEYTONSTONE
N
Maryland
Stratford
International
Hackney Wick
Westfield
Stratford
City
Stratford Stratford
Old Town
Stratford
High Street
BOW Abbey
Road
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
100m 500m
The Broadway
Chapter 2: 37
Principles
Town Centre Fringe:
A Cultural &
Educational Hub
To support Stratford’s growth into a major new centre for London, we be- One of Stratford’s key strengths is its cultural and
lieve that the town centre could expand to incorporate not only Westfield educational offer. The development framework will
but also the ‘fringe’ between the existing centre and Westfield. In particu- strengthen this offer through the promotion of a
lar there is an opportunity to expand the town centre southwards, using cultural / educational, ‘fringe’ to the town centre,
under-utilised land and buildings, potentially crossing into the northern linking UEL to the east, the existing cultural assets in
part of the Carpenters area. the Old Town (Theatre Royal, Stratford Picturehouse,
the newly rebuilt Library and Stratford Circus), the
This would create jobs, homes and opportunities and bring more people Birkbeck proposals for a new joint building with UEL
into the town centre, supporting local shops and businesses. There would adjacent to Stratford Picturehouse, and the master-
be a particular emphasis on building on the existing educational and plan proposals for an education campus (as part of a
cultural offer of the town centre, to create a university town ambience. mixed use development) on the Angel Lane triangle
We will actively seek to encourage further / higher education in this fringe site to the north of the railway line. Romford Road
area. The expansion of the cultural and educational offer would mend the forms an important link for the cultural educational
‘fringe’ of the area and help to drive a more general strategy of intensifica- fringe and should form a pleasant route, with a high
tion along the north-west fringe of the Old Town and along Romford Road street environment between the University of East
and help to improve the quality of the environment on the edge of the London and the existing cultural facilities.
existing town centre.
Throughout the masterplanning process, stakehold-
ers have stressed the importance of an excellent
primary and secondary school offer to create neigh-
bourhoods where people choose to live and stay.
Two other educational / cultural axes of opportunity
are therefore supported through this masterplan (see
plan opposite) which would contribute to this aim.
LEYTONSTONE
N
Maryland
Stratford
International
3 4
Hackney Wick 5
10
13
12
11
Stratford
7 9
8 6
1
Stratford
High Street
Pudding Mill
West
1 Ham
BOW Abbey
Road
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
100m 500m
Education Cultural
Educational buildings
1 - Potential Secondary Educational Uses 8 - Rex
2 - Carpenters Primary School 9 - Discover Centre
Town Centre 3 - Potential Further Educational Uses 10 - Picturehouse
4 - UEL 11 - Theatre Royal
5 - Stratford Island University Centre 12 - Stratford Circus
6 - Rokeby School Site
Educational / Cultural Axes 7 - Building Crafts College
Important buildings
Chapter 2: 39
Principles
Great Most new homes built in Stratford recently have been one and two
bedroom flats. We want a more balanced mix of housing including high
quality family homes within easy reach of excellent schools, parks and
Neighbourhoods public transport. This idea proposes three great neighbourhoods which will
link up existing and new communities to form great new places to live in
Stratford. These great urban neighbourhoods will be the Chobham Family
Neighbourhood, the Sugar House Lane / Pudding Mill Quarter and the
Greater Carpenters neighbourhood. They will be characterized by a mix of
high quality homes, excellent connections, great schools and other local
facilities and access to wonderful parks, squares and gardens. They will
help to counter the ‘churn’ of residents in Stratford, creating aspirational
yet affordable places for residents to move to as their families grow.
Chobham Family Neighbourhood school. This would allow for the regeneration of the High Street - linking the neighbourhoods
existing neighbourhood, the improved integration of
This area will be largely residential – a great new the existing Carpenters estate into Stratford town The High Street is an integrating factor between the
family neighbourhood with lower density housing to centre and build sufficient catchment for improved Greater Carpenters and Sugar House / Pudding
the north moving to higher density housing closer community facilities in the area as well as allowing Mill Lane neighbourhoods and the town centre
to the station. It is ideally located for neighbourhood for the potential extension of mixed uses into the in Stratford. The character of the High Street has
facilities, adjacent to Chobham Academy and new area closest to the station. changed rapidly over the last ten years with a large
Polyclinic and to the north of the transport hub amount of new, high density development coming
formed by Stratford Town Centre. The Chobham The environment of the links into the Olympic Park forward, mainly in the shape of tall residential blocks.
family neighbourhood will form a critical link between will be improved and the development framework The development framework aims to turn this key
the proposed new Olympic Village to the west (which proposes new access from the north of the Carpen- route into an urban boulevard, recognizing the scale
while largely consisting of flatted developments, ters Estate into the station and improved links into and importance of the route into Stratford. The High
contains a large number of large, family apartments) the town centre via the Jupp Road Bridge. Street 2012 project is improving this key route includ-
and the existing neighbourhoods to the east at ing putting in new paving, benches and trees. The
South Leyton. A new urban park would also improve development framework aims to improve it further
quality of life and serve central Stratford. Sugar House Lane / Pudding Mill by:
A new centre with local shops and facilities is Together Pudding Mill and Sugar House Lane areas »» creating a pleasant environment, with lots of trees
proposed at the junction where Leyton Road meets have the critical mass to create a successful new and places for pedestrians to cross including a
Henniker Road and a spine for the neighbourhood neighbourhood for homes and businesses. The new new junction at Sugar House Lane.
will be formed along Leyton Road, linking in with Ma- quarter would be connected by links across the High
jor Road to the north east which will provide a high Street, with a new neighbourhood centre, which »» downgrading the High Street north of the Warton
street environment serving the local communities. would become viable in the light of the new wider Road junction to provide a better environment.
community. The vision for the area is that it would
To the east this area would also be served by include businesses and attractions, community »» limiting further tall buildings to locations where
Leytonstone Road, which forms a second high street facilities, restaurants and cafes in a superb historic they are needed to balance the street or create a
with local facilities. waterside setting. The area could become a hub for landmark. (See Building Heights section).
innovation and for experiemental businesses with
the potential for a higher order educational facility.
Greater Carpenters Neighbourhood. It would be linked to the Olympics Parklands and to
the Thames through improved footpaths along the
The Carpenters area is a critical location within the river Lea. To the south of the area, Three Mills Green
Stratford and New Town ward. It is located right next will provide a large, well-maintained area of green
to Stratford station, making it potentially one of the space for residents and workers alike.
best connected areas in London and it provides the
key links into the Olympic Stadium, Aquatics and The framework proposes a link between the Sugar
Orbit from the east (via Carpenters Road and Warton House Lane / Pudding Mill and the existing Bisson
Road). It is also adjacent to Stratford Old Town and Road neighbourhood via a proposed link over the
Westfield, providing the potential to access excellent Three Mills Wall River, providing access for existing
shopping and leisure facilities. residents into the new facilities and workspaces which
will form part of the Sugar House Lane / Pudding Mill
The vision for this area is to extend the neighbour- Quarter.
hood across into the aquatics area to the north and
Bridgewater Road site to the West (both identified in Further details of the masterplan’s approach to
the Olympic Legacy proposals) and also to the area housing in all these areas can be found in the housing
to northern part of Rick Roberts Way, which would supporting paper and in chapter 3: Areas in Focus.
accommodate homes and potentially a secondary
40 Chapter 2:
Principles
Great Neighbourhoods
LEYTONSTONE
N
Maryland
Stratford
International
Hackney Wick
Stratford
2
Stratford
High Street
BOW Abbey
Road
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
100m 500m
Important buildings
Chapter 2: 41
Principles
Heights
Stratford and New Town ward today comprises of a Benchmark heights Tall buildings
wide range of building height. However, only a de-
cade ago, Stratford and New Town ward was largely In summary, the height recommendation is for The height of tall buildings should relate to the rela-
characterised by two to three storey terraced devel- benchmark heights of: tive importance of their location in the wider context.
opments, a few estates with 3-4 storey apartment »» three storeys in existing residential areas This masterplan makes a distinction between local,
buildings and a number of 20 storey tower blocks. »» two to four storeys in the Chobham area district and metropolitan landmarks. Local landmarks
In Stratford town centre these were complemented »» four storeys along local high streets are buildings that are up to twice the context height
by the 15-storey Morgan House office building and »» four to five storeys in the town centre and help to locally emphasise an important point in
a few other 4-6 storey office blocks. The historic »» eight storeys in the town centre fringe and the the urban fabric. District landmarks are 2-3 times
height scape is strongly contrasted by more recent High Street the general height and mark centres and locations
development along the High Street, in Stratford City »» three to six storeys on Carpenters and in the of district-wide importance, and metropolitan land-
and the Olympic Village and a few other projects, Sugar House Lane / Pudding Mill area marks are buildings of 3-4 times the general height
which brought forward a substantially increased that mark places of metropolitan significance.
height, and also led to a number of high rise towers The height recommendations allow for an additional
of unprecedented height. setback storey and for a modifier of one or two In summary the strategy sets out that Local, District
storeys up or down (depending on the location) and Metropolitan landmarks are appropriate in the
The result is a very heterogeneous and fragmented which must be justified against the criteria set out in following locations:
picture in terms of building height. This masterplan the Building Heights supporting paper.
presents an opportunity to establish a more coordi- »» Stratford City (20 – 40 storeys)
nated approach to building height, which over time,
with new development coming forward, will over- The strategy also states that Local and District
come the current stark contrast in favour of a more Landmarks are appropriate in the following locations:
coherent and legible built environment, providing
character areas with consistent built form. »» Stratford Station Fringe (16 – 24 storeys)
The Building Heights supporting paper sets out in »» Olympic Park Gateways (12 – 18 storeys)
detail the principles of building height highlighted in
the plan opposite.The height guidance distinguishes »» Maryland Node (8 – 12 storeys)
between general (or benchmark) height and excep-
tional height (tall buildings) and gives guidance on »» Stratford High Street (16 – 24 storeys), however
these two elements separately. please see High Street in focus section and the
Building Heights supporting paper for further
details.
42 Chapter 2:
Principles
Building Heights
LEYTONSTONE
N
Maryland
Stratford
International
Hackney Wick
Stratford
Stratford
High Street
BOW Abbey
Road
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
8 Storeys
10 Storeys
Chapter 2: 43
Principles
Heights on the
High Street:
In Focus
Context Benchmark Height The following principles that form part of the Build-
ing Heights supporting paper should be taken into
An extremely large amount of development has As the Building Heights supporting paper sets out, account with all applications for tall buildings:
come forward in Stratford High Street over the the suggested benchmark height for the High Street
last ten years, some of which has been very tall is 8 storeys with an allowed setback of one storey »» Tall buildings should generally be the exception,
buildings. Consultation with stakeholders has and a modifier of plus or minus two storeys. rather than the norm, existing tall building with
emphasised the need for a more coherent approach their height do not automatically provide a
to height along this important route leading directly The rationale behind this is to promote a more con- precedent for this height in this location.
into the heart of Stratford and running parallell to the sistent approach to height, that results in a balanced »» Tall buildings should only be allowed in areas that
Olympic Park. and coherent environment along the High Street benefit from higher public transport accessibility
corridor, which is of sufficient scale to integrate and have sufficient provision of transport and
Currently the general heights along the High Street existing and future taller buildings. social infrastructure (or make allowance for
range from 2 to 11 storeys. This general height provision of these).
is interspersed with towers ranging from 20 - 40 A consistent line of eight-storey development on »» Tall buildings should provide clear socio-
storeys. either side will provide good enclosure to the cor- economic benefits (ie. conglomeration benefits or
ridor. This will transform its character from what contribution)
As the heights supporting paper sets out, there is a is currently a traffic dominated and relatively open »» Tall buildings should contribute to enhanced
clear need to provide a coherent enclosure to this environment into a great street that feels inherently legibility on a local and city scale
street and to mitigate and integrate points of excep- urban. Together with an improved public realm and »» Tall buildings should have no adverse impacts
tional height within an overall design approach to this tree planting this has the potential to become an onto conservation areas or important views.
street. attractive access route and welcoming gateway into »» There is a greater case for exceptional height
Stratford Metropolitan Centre. when buildings have a public or well known
function
»» Tall buildings that aim to provide a landmark
Tall Buildings function should be of exceptional and iconic
design.
In terms of tall buildings, the Building Heights
supporting paper defines the High Street as an
appropriate area for tall buildings of local or district Categorising the High Street as an area in which
landmark (not metropolitan) scale (16 - 24 storeys). local and district landmarks may be suitable does
not mean that these tall buildings would be suitable
The rationale for this is that the High Street is a stra- anywhere on the High Street. Further details of
tegic access route into and through Stratford Metro- more precise locations where tall buildings may be
politan Centre. Providing taller buildings along such a appropriate on the High Street are explored within
route can emphasise its importance in the network, the Building Heights supporting paper and will be
increase its distinctiveness, and help legibility by defined through further building heights work to
marking and emphasizing important intersections, support the Supplementary Planning Document.
decision points and other places of interest.
44 Chapter 2:
Principles
Existing and possible locations for tall buildings on High Street.
Artists impression of the High Street showing development with an 8-storey shoulder height with landmarks signalling key points
Chapter 2: 45
Principles
Active and
Connected
Context
Stratford Regional Station is already one Stratford and New Town ward is extremely well movement networks of the Legacy area are very
served, especially on the strategic level, by long definitely less permeable in the traditional sense.
the busiest transport hubs in the UK. established highways and railways networks and
The new international station provides bus services, each of which carries substantial The permeability problem is more pronounced in
volumes of traffic. Stratford City, Olympics, Legacy the extreme southwest of the study area, where
high speed rail access to Kings Cross, and Crossrail initiatives merely stand to expand and the existing bridges linking Three Mills to the Sugar
Kent and Europe, while DLR extensions improve on what is an extraordinarily accessible House Lane vicinity and Bromley by Bow are not
area. available for general traffic use and, as a result, not
and upgrades along with Crossrail as useful to the locality as they could be.
will improve connectivity even further. However, local access and connectivity varies con-
siderably across the study area, especially as one The extent to which compromised permeability and
Making the most of these unparalleled moves away from Stratford Town Centre and existing connectivity will affect future development poten-
strategic transport links is a key driver of bus and rail corridors. Major linear elements of rivers, tials is underscored by future year trip generation
canals, railway lines and major roads provide strong estimates and highway capacity analyses. Current
the masterplan. structuring elements for Stratford. While they are trip generation estimates suggest that the highway
often strategic movement routes, locally they act as traffic generation of the study area could be 2 or
significant barriers to movement. This has resulted 3 times current levels by 2028. More important,
in a very fragmented area, with disparate sub-areas because local trips form only a part of the traffic
that suffer from being isolated and disconnected. using the study area highway network, the volumes
Through physical and perceived barriers many of traffic using Stratford High Street and the Gyratory
sub-areas fail to realise benefits from their proximity could increase by at least 20% and possibly even
to stations, the town centre, the Olympic Park and 50% or 60% over current levels during the morning
other assets. Overall the area is unwelcoming and and afternoon peak hours. These increases, even
difficult to find your way around. at the lower ends, will place substantial pressures
on a highway network that is already close to or at
Although Legacy highways and bus service propos- capacity.
als promise to open up the old rail lands substan-
tially, simple comparison of the highways networks
for what may be termed the “new” and “old” areas of
Stratford is revealing (see plan opposite). While the
coarser grain of the Legacy area presents develop-
ment and local road configuration opportunities that
old Stratford no longer offers, the coarser grained
46 Chapter 2:
Principles
Plan showing block size and routes (including the Olympic Legacy proposals after 2012 showing how large impermeable urban blocks
exist across the ward – particularly in and around Stratford Old Town and South Stratford.
Maryland
Stratford
International
Hackney Wick
Stratford
Stratford
High Street
Pudding Mill
Abbey
Road
West Ham
Station
Bow
Bow Church
Road
Bromley-by-Bow
Chapter 2: 47
Principles
Movement Inspired by hosting the 2012 Olympic and Paralympic Games and by its excellent public
transport links, we want Stratford to become a place that promotes healthy lifestyles including
cycling and walking to shops, facilities and parks for health or pleasure. The High Street will be
Strategy improved to form an Urban Boulevard and the development framework promotes a series of
new walking and cycling paths to improve routes either parallel to the High Street or between
the Olympics and surrounding areas. Sporting opportunities will be promoted, by making it
easy to cycle and walk to the Olympic facilities, by building on improvements to the Greenway
and Lea Valley Path and by providing a wide range of local parks, squares and gardens with
excellent provision for interesting play spaces.
A detailed transport study has been undertaken Delivering behaviour change »» continued smarter travel information and publicity
to inform the development framework (supporting programmes to inform residents, workers and
paper, Transport report). The transport modelling Transport interventions are not exhausted by facility visitors of travel options (e.g. cycle training and
undertaken as part of the transport study clearly and infrastructure improvements, especially in an local maps) and, as a result, encourage more
shows that Newham can only realistically expect to area where the delivery of development aspirations sustainable travel generally and higher public
cope with forecasted increases in travel demand if a will be challenging if current trip making behaviour transport modal shifts particularly
fairly ambitious and sustainable movement strategy continues.
is officially adopted which secures: All of these are being considered as part of a coher-
Effective and sustainable transport planning in the ent and sustainable transport plan for Metropolitan
»» Consistently higher public transport use over time; modern age - especially for an area within a large Stratford. While planning policies and actions will
and conurbation like London and with a metropolitan focus on Stratford, exploiting its unique location
»» Increasingly judicious and efficient trip making scale future like Stratford - requires smarter travel and access options, certain matters will address
generally. initiatives aimed at effecting significant travel choice Newham as a whole (e.g. parking controls), thereby
and behaviour changes like: recognising the functional inter dependence of Strat-
Major upgrades to the highway network such as ford and Greater Newham. Given the low car owner-
widening schemes or new roads are not a solution »» reduced parking provision generally and car-free ship levels, and reasonably high public transport
given the lack of capacity in the wider network and development wherever possible (e.g. high PTAL and cycle use compared to Newham generally, the
aspirations to produce a more pleasant pedestrian locations) (see transport report for more details). masterplan recognises the potential for non-car trips
environment. and identifies measures that prioritise sustainable
»» encouragement of car clubs with new modes and choices. The masterplan also seeks to
The movement strategy for Stratford therefore development reduce the use of cars, particularly for short journeys
combines or during peak traffic periods.
»» workplace and residential travel plans
»» Interventions to promote behaviour change The local waterways running in a north south direc-
»» sensible land use arrangements minimising tion through the western portion of the study area
»» Minor changes to the road network to address trip-making generally and motorised travel present obvious opportunities for business, com-
key bottlenecks (see highway interventions) especially muter, freight and leisure purposes.
»» A variety of measures to make it easier for people »» active encouragement of development types and Highways interventions
to walk, cycle and access public transport (see arrangements that match local socio economic/
links section). demographic profiles on both the housing and Apart from highlighting the need for more sustain-
employment fronts able travel behaviour, future year highway capacity
These include proposals for a coherent network analyses clearly reveal a need to upgrade at least
of walking routes across the area, changes to »» improved road-based public transport network three the junctions in the Chobham Farm area –
road configurations to improve the pedestrian (e.g. wide-spread bus priority and real-time namely, the junctions of:
environment and introduce more crossing points information)
over major roads, a parking strategy and other »» Leyton and Crownfield Roads,
initiatives to affect the travel choices residents and »» new and improved pedestrian routes that are
visitors make. attractive, direct and safe, linking residents and »» Major and Chobham Roads, and
workers to public transport services and local
facilities including the Olympic Park »» Henrietta Street and Leyton Road.
»» legible cycle network combining on- and off-road Projected traffic demands are too great for existing
routes, secure parking and a cycle hub (for configurations, which already operate at capacity.
parking and cycle hire) close to Stratford Station Such junction upgrades should be coordinated and
perhaps even funded by Legacy and Chobham Farm
development proposals
48 Chapter 2:
Principles
Links
The framework defines two principal local routes Northern Parallel The southern parallel
referred to as the Northern and the Southern
Parallel, which provide direct north - south The Northern Parallel starts at Leyton Road and The Southern Parallel provides a strategic walking
walking and cycling (and local access) routes runs through the town centre and Carpenters Area and cycling connection between West Ham Lane to
parallel to the High Street away from heavy (via the Jupp Road bridge), onto Bridgewater Road, the east and Sugar House Lane to the west. In the
traffic. While parts, such as bridges across south west through Pudding Mill, before finally east it connects the community around the parks
waterways or overcoming the Green Way, will be providing a crossing over the River Lea and A12 on West Ham Lane with the new Stratford High
dedicated walking or cycling routes, the majority (this last part of the route is aspirational but the plan Street DLR Station on the High Street, the Greater
of these routes are envisaged to follow and share makes allowance for it at a later date). The Northern Carpenters Area and the employment area on Rick
local streets. The two parallels are essential to Parallel is a fundamental part of the masterplan Roberts Way. In the west it significantly enhances
overcome the fragmentation of the land parcels providing a convenient and safe walking and cycling integration of the Bisson Road neighbourhood.
of existing and proposed neighbourhoods on link between the centres of Bow and Stratford. Here it establishes a link across the Green Way
either side of the High Street. They will help to to the employment opportunities on Rick Roberts
better integrate them with each other and provide Way, and a link with the neighbouring Sugar House
convenient connections with the Metropolitan mixed residential / employment area, and further to
Centre, the stations, local green spaces and The masterplan will create improved cycling and walking routes Bromley-By-Bow station. Again, some parts of the
the Olympic Park. The existing strategic route Southern Parallel may not be delivered in the short
network, together with the evolving links of the term. However, development in the area needs to
Olympic Park and Stratford City Development, contribute to establishing this route and safeguard its
and the strategic new connections introduced by alignment.
this framework form the primary urban structure
of the wider Stratford Metropolitan area. This is The framework further identifies a number other stra-
a robust movement network that connects the tegic walking and cycling connections and ‘stitches’
centre, its neighbourhoods, employment areas - new links that join up existing streets and create
and open spaces with each other and surround- alternatives to existing routes to improve accessibility
ing districts. throughout the area. Key examples of these are:
Chapter 2: 49
Principles
Proposed Links
LEYTONSTONE
N
10
10
10
10
Maryland
Stratford
International
Hackney Wick
1
Stratford
2 3
Stratford
4
High
Street
5 8
4
12
6
1
West
Pudding Mill Ham
7
BOW Abbey
13 Road
9 11
11
14 West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
100m 500m
The Greenway
Stitches
Important buildings
50 Chapter 2:
Principles
To deliver this network of walking and cycling routes
the following new or improved pieces of infrastructure
are proposed. Feasibility studies for new infrastructure
proposed by the masterplan are included in the transport
report supporting document.
11 Links to West Ham • Improved links from the southern part of Stratford and New
X Optional
Town Ward to Westham
12 Bridgewater Road Bridge rebuild • Improved connections between the Carpenters and
X Desirable Bridgewater Road areas, enabling the development of the
greater Carpenters neighbourhood.
13 Barbers Road/Wrexham Road • Improved connections between Pudding Mill with Tower
Pedestrian and Cycling Bridge
X Desirable Hamlets to the west (completing the northern parallel – see
above)
14 Bromley by Bow to Sugar House Lane • Improved connections between Bromley by Bow and Sugar
X X Essential House Lane
Chapter 2: 51
Principles
LEYTONSTONE N
Maryland
Hackney
Wick Stratford
International
Stratford
Proposed
networks Pudding Mill
West
Ham
BOW Abbey
Road
52 Chapter 2:
Principles
Pedestrian and Cycle network
LEYTONSTONE N The proposed Olympic legacy walking and cycling
network opens up the Park area, providing much
needed new direct routes and recreational opportu-
nities. The proposed northern and southern parallels
provide continuous cycling and walking alternatives
away from the busy Stratford High Street.
Pudding Mill
West
Ham
BOW Abbey
Road
Maryland
Central Line
Hackney
Wick Stratford DLR
International
District and Hammersmith and City
Line
Crossrail
Stratford
Overground
Jubilee Line
Pudding Mill
West Bus routes
Ham
BOW Abbey
Road
Chapter 2: 53
Principles
Impacts of
movement
strategy
»» 30% increase in rail capacity through »» New Royal Docks DLR services to
Stratford Station with up to 17% Stratford and new Stratford High
increases in effective line capacity in Street and Abbey Lane DLR Stations
the peaks will improve public transport for
south and west of Stratford and New
»» Better cycling and walking routes Town ward and access to Stratford
across the area, improving access from Canning Town, Beckton and
from all parts of the ward to key the Royals Encouraging walking and cycling by providing high quality routes
facilities such as public transport
hubs, the town centre and the »» Crossrail services running through
Olympic Park the north of the borough are
expected to reduce dependence
»» Better road-based public transport on Stratford for certain Newham
network and public transport access travellers, releasing more capacity
arrangements leading to much
improved Public Transport Acces-
sibility Levels across the Stratford
and New Town ward, particularly
to the north, west and southwest
54 Chapter 2:
Principles
Public Transport Accessibilty Level (PTAL)* 2006
Maryland Station
Stratford
International
Hackney Wick
Station
Stratford
Station
Stratford
High Street
DLR
Pudding Abbey
Mill DLR Road DLR
Bow Road
DLR
Maryland Station
Stratford
International
Hackney Wick
Station
Stratford
Station
Stratford
High Street
DLR
PTAL 1a
Pudding Abbey
PTAL 1b
Mill DLR Road DLR
PTAL 2
PTAL 3
PTAL 4
Bow Road West Ham PTAL 5
Station Station
*The Public Transport Accessibility Level (PTAL) method measures the amount of public
transport service available , taking account of the proximity of the stops and the stations, Chapter 2: 55
the number of services available and the frequency of the services. The higher the value the Principles
more access the public transport network provides.
Stratford
Spectrum
We want to turn Stratford into an economic The ambition for Stratford Steps to realise Stratford’s economic
powerhouse for East London and encourage potential
investment to create thousands of jobs. Stratford, including Stratford City and the Olympic
This masterplan will create a wide range of Park, has the long term potential to create over First, the London investment community must attract
employment-led locations to attract investment 46,000 jobs, based on the employment floorspace investment into Stratford, promoting it as a leading
and enterprise, and grow existing business. projections. These include over 33,000 office jobs, place within Greater London for new and expanding
Stretching from the north west of the masterplan 10,400 retail jobs, over 1,500 leisure/education and companies to locate and invest. Given that London
area with the Media Village, to the prime com- community jobs and also over 1,000 jobs in hotels is Europe’s most significant global centre for finance,
mercial offices proposed at zone two of Stratford and catering. The 33,000 office jobs will support business and trade, it is essential that Stratford
City, incorporating the high quality business park growth in finance and business services, knowledge attracts a significant share of London’s international
setting of the Olympic Park and the potential for intensive sectors and public sector employment. investment – in financial and business services,
modern light industrial premises at Rick Roberts tourism, the creative industries and life sciences.
Way in the south, Stratford Spectrum is a brand While this potential exists, converting it into a reality Stratford can base its economic future on the growth
that communicates the diversity of the economic would require Stratford to take a much greater share of the knowledge economy, built around educational
activities that will grow in the area. Stratford of London’s future employment growth than has institutions and intelligent businesses. This is pos-
Spectrum will be underpinned by programmes to been forecast to date. The Stratford Masterplan is sible because of decades of massive investment
tackle worklessness and helping local residents therefore built on the assumption that a sustained in infrastructure that has resulted in Stratford being
build sustainable careers. The local workforce strategy will be mounted to increase the ambition for one of the most well connected places in London.
needs the skills that employers are looking for so the area, so that Stratford becomes one of London’s Stratford should be promoted nationally and interna-
the economic and skills strategies must work in pre-eminent inward investment and business growth tionally as a place of the highest quality environment,
tandem. projects. amenity and infrastructure, capable of competing as
one of london’s prime locations for business;
Such an ambition accords with the ambitions of
Newham and the other Olympic Host Boroughs Second, Stratford needs to achieve a shift in its eco-
to achieve convergence with the rest of London in nomic base away from traditional industrial and lower
terms of socio economic indicators. There is a big grade retail activity to one based on services, prime
disconnect between the quality of the jobs currently retail and higher value industry, helping strengthen
located in Stratford and many of the high value jobs the economic competitiveness of the east london
and businesses in nearby Canary Wharf and the sub region. If managed pro-actively, Stratford
City. Convergence can be assisted by Stratford Spectrum (see next page) will deliver a supply of
functioning more like some of its neighbouring busi- land, premises and successful places capable of
ness districts. attracting innovative and high value added compa-
nies, reflecting london’s strongest and most dynamic
The more that firms can be encouraged to view economic sectors;
Stratford as a higher-end business location and a
suitable place for head office activities, the better the Third, Stratford Spectrum’s individual business and
chance of achieving the aspirational mix of employ- mixed use neighbourhoods should be developed
ment which will be crucial for achieving convergence flexibly, allowing local areas to respond to the spe-
and a balanced, sustainable economy. cific needs of desirable economic sectors, support-
ing clustering, supply chain networks and providing
To unlock Stratford’s economic potential, a number opportunities for agglomeration;
of essential steps need to be taken to turn the
area’s economic potential into a reality, reflecting
the wider economic strategy for the borough. The
area’s economy will only flourish if it is nurtured and
promoted.
56 Chapter 2:
Principles
In particular, the area should respond to the oppor- Seventh, Stratford’s businesses will be required to
tunities for growth of the following sectors: help ensure that more Newham residents access
work and share in increasing wealth. Specifically,
»» business and financial services developers and companies should:
Fourth, Stratford’s economy should be managed »» contribute towards and respond to identified Improving skills and access to jobs
and grown so that the connections are strengthened needs in the worklessness delivery plan, jobcentre
with the economic anchors of Canary Wharf, City plus, Workplace and Connexions service, the
of London and the West End and with the leading Retail Academy at Stratford City and the Newham
universities and research establishments of London Real Apprentice Scheme.
and the South East
Chapter 2: 57
Principles
Some of the locations and
businesses types that
will make up the Stratford
Spectrum and help to achieve
the ambition set out above are
as follows:
Stratford Spectrum
Stratford Spectrum
Important buildings
58 Chapter 2:
Principles
Visit Stratford
A Olympic Stadium
An important part of Stratford’s economic story
B Aquatic Centre
will be the visitor economy. With its excellent C Olympic waterfront
regional, national and international transport D Orbit Tower
connections, the Olympic Park and Westfield, E Westfield shopping and leisure centre
Stratford is set to become a major visitor F The Stratford Shoal – a unique kinetic artwork
destination in itself, as well as becoming the G Cultural quarter – new outdoor event and eating spaces
gateway to visitor attractions across East London H Theatre Royal
including the Lea Valley and the Royal Docks. I Stratford Picturehouse
J Stratford Circus
K New destination market
Visit Stratford is a concept that explores
L The Broadway historic area with cafes/restaurants
promoting a range of attractions and visitor M Children’s Discover Centre
facilities (such as hotels) in existing Stratford in N Potential new music venue (could be on the Broadway, on
order to benefit from the reputation and spending the Island Site or on the High Street)
that visitors will bring. O Stratford Town Hall complex – opportunity for hotel or
conference centre and other uses
P Meanwhile Stratford - Creating a buzz through events and
H: Theatre Royal activities in underused spaces and buildings.
Q Three Mills industrial heritage centre
R The Velodrome
S The Rex
Visitor attractions in Stratford
Stratford
International Maryland Station
G-J
E N D: Anish Kapoor’s ArcelorMittal Orbit Tower
F
Hackney Wick Stratford L
Station Station
K
C P
B O
M
A D S
Stratford
High Street
DLR
Abbey
Road DLR
Q
West Ham
Bow Road Station
DLR
Bow Road
Station
Bromley-by-Bow
Station E: Westfield shopping and leisure centre
Community
Infrastructure
Stratford Metropolitan Masterplan’s proposed high levels of future growth, bringing
new residents and employees into the area, requires the delivery of excellent social and
community infrastructure, both to respond to additional demand and to help integrate new
and existing communities. This masterplan development framework and other proposals
in the area amount to the provision of over 20,000 homes and we estimate that these
new dwellings will generate an increase in population of over 41,000 people by 2033. This
means new development could result in a tripling of the Ward population to 61,600 from its
existing estimated base of 20,500 (2010).
Services are provided best in mixed use and co-located local facilities to generate
welcoming neighbourhood amenities at the heart of local communities. Detailed proposals
for locations of services and facilities are shown on the plans and in the Areas of Focus
chapter. The main proposals are summarised below.
Primary Care There are currently six dental surgeries serving the to provide community space in mixed use settings,
Stratford and New Town ward. 21 additional dentists insofar as the mix of uses is mutually reinforcing.
There are currently nine GP practices serving the are needed to meet the forecast population increase.
Stratford and New Town ward. Most residents have The PCT is currently working with Westfield Shop- The development framework proposes that mixed
a choice of GP and can walk to their chosen prac- ping Centre to explore the possibility of locating a use provision of community facilities is provided for
tice within 20 minutes. However, a number of the dental outreach / training facility in the health space the Greater Carpenters, Pudding Mill and Sugar
existing facilities are poor and the massive planned set aside as part of the S106 agreement. Other House Lane communities, combining smaller (ap-
population growth will create significant demand den¬tist surgeries will be established in local com- proximately 200 square metre) community spaces
for new and improved primary care services for the munities within easy walking distance for residents, with local extended schools, nursery provision, and
area. Overall, 23 GPs are required to meet the total on a demand driven base and in response to the with the proposed GP and other health facilities.
forecast population growth. market created by population growth.
In Stratford Old Town, we propose that the organisa-
The Primary Care Trust (PCT) is developing two poly- tions making up the cultural sector be engaged in
clinics, one located at Vicarage Lane and another Acute and Specialist Care a dialogue to consider how larger scale community
in the Olympic Village. The new Olympic Polyclinic space can be provided as an extension to the exist-
is planned to open in 2013, and includes capacity Newham General Hospital (Glen Road, Plaistow) ing cultural offer, on a social enterprise model. By
for 30,000 patients to register with a GP at the is the nearest hospital to the area and has an A&E concentrating community facilities in the Old Town,
clinic. The new GP practice which opened at Vicar- department, Intensive Treatment and High Depen- and by building on the strength of the local business
age Lane in September 2009 currently has 1,000 dence Units and a Stroke Unit. It also has a separate and community sectors, the Old Town’s unique
patients and is expected to cater for 6,000 patients paediatric A&E and a paediatric inpatient ward. The character can be strengthened, helping build the
within the next five years. These two polyclinics will hospital provides the full range of maternity services town as a complementary centre to Westfield.
offer accommodate a group of GPs and will also to the borough’s women. It promotes itself as a
provide a wide range of health practitioner services, specialist in provid¬ing local care. For the Chobham neighbourhood, new community
tailored to local requirements for example including facilities are included in the existing development
diagnostic services, dentistry, physiotherapy, pre- The hospital primarily serves Newham’s population proposals. We suggest that the key issue to be
ventative health care and outpatients services. The but also provide services to the residents of Red- addressed is the management model for developing
polyclinics will form hubs at the heart of a network of bridge, Waltham Forest, Barking and Havering, City the extended school offer at Chobham Academy.
local GP facilities. and Hackney and Tower Hamlets. The proposed The facilities must be developed and run so as to
level of development anticipated in the development integrate the new population with the existing com-
The regeneration of the Carpenters Estate combined framework would nominally create a demand for 86 munities to the east.
with new growth at Stratford High Street means a additional beds.
surgery of 4/5 GPs is required to meet current and It is critical that Stratford’s communities benefit from
future needs Another surgery will also be required the extensive leisure provision that will be left as a
to serve the Pudding Mill Neighbourhood and the Community, leisure and sports provision legacy of the Olympic Games. A series of sports
Sugar House Lane community. Further expansion hubs and activity spaces will be created across the
of GP facilities will be linked to future population There are nine community centres in the Ward at Olympic Park and safe, attractive routes to and from
growth, based on the requirement for one GP to present. These are of varying quality in terms of existing neighbourhoods to the Park and its facilities
serve an increase in population of roughly 1800 con¬dition, accessibility and the range of service are required. In addition, Stratford City will create a
people. The proposed future commissioning ar- provided. Considering space standards alone, we number of commercial leisure facilities including a
rangements are for the formation of GP consortia. estimate that the new population needs to be served cinema, nightclubs, and restaurants as well as an
by an additional 2,500 square metres of commu- arts/cultural centre. These have the potential to serve
nity space. The increase in demand can assist in local as well as regional needs.
augmenting the more successful centres, providing
the basis for relocation, refurbishment and change
where neces¬sary. In terms of new provision, experi-
ence in recent years suggests that it is good practice
60 Chapter 2:
Principles
Health Provision in Stratford
LEYTONSTONE N
Maryland
Stratford
International
Hackney Wick
Stratford
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
100m 500m
Chapter 2: 61
Principles
The development framework proposes a number of Olympic Park. Requirements for additional new Further and Higher Education
cultural and leisure developments that complement schools and expansion of existing provision will be
those already being planned for the Olympic Park planned and provided through close monitoring of There is a good range and quality of post-16
and Stratford City, with the focus on meeting the demand as it emerges along with new development educa¬tion in Newham and within the Stratford
needs of the existing and expanding neighbour- by the Education Authority. We estimate that the & New Town ward. The main provider of further
hoods. The Docklands and Carpenters’ Centre full implementation of the development framework education is the Newham College of Further Educa-
should be upgraded as part of the area’s regenera- would require the following additional provision tion (NCFE) which has its Stratford Campus located
tion, probably involving the development of a new beyond the planned 3 form entries at Chobham within the ward. NCFE are currently exploring the
facility planned in partnership with the Centre. A new Academy: An additional 2 form entries to serve the potential to move their Stratford operations to a
sports and fitness centre should be provided in the Carpenters Neighbourhood; A new two form entry new, smaller and purpose built campus. Newham
commercial heart of Stratford Old Town. The cultural school at Sugar House Lane; A further four form Sixth Form College (NewVIC) currently have a small
offer of Stratford Old Town should be fostered. The entries to meet thecombined needs of the projected amount of provision at Stratford High Street as well
Rex Cinema, a major opportunity for a music venue, population growth for Stratford City and the Olympic as running Stratford Circus, one of the most signifi-
is one example of a number of opportunities for Park. cant local cultural assets. However, NewVIC would
extending the Old Town leisure and cultural offer. ideally prefer to establish a new campus in Stratford
Delivery could be driven through commercial and Secondary schools that would provide a more accessible location
social enterprise models. for students and allow the college to continue to
Sarah Bonnell School, a specialist language college develop its offer to students in Newham and from
is the only existing secondary school in the Ward further afield.
Early Years provision & Primary Schools following the relocation of Rokeby School. However,
Stratford School, currently located in Upton Park, Higher education in Newham is mainly provided
There are currently seven nursery schools located aims to move into a new school to be constructed by the University of East London, which caters for
within the Stratford and New Town ward, three of on the Rokeby site and the ‘all-through’ Chobham more than 17,000 students and has one of its two
which are privately run. Another five nursery facilities Academy, on the Olympics site, will be opened main campuses located within the Stratford and
are located nearby. Generally nurseries are providing following the 2012 Olympics. The Academy will cater New Town Ward. Some 2,500 of these students are
a good quality service and most of the buildings for 3 forms of entry at primary level and 6 forms of Newham residents. Birkbeck College also provides
which they are operating from are in reasonably entry at secondary level. higher education opportunities at the UEL’s Stratford
good condition. The substantial growth in population Campus and the University Centre Stratford provides
will increase the demand for high quality nursery It is anticipated that there will be a long term need undergraduate degrees from the Newham College of
provision. We estimate 15 x 60 place nurseries will for a further new secondary school, probably with Further Education. [Add a mention of the proposed
be required to meet overall forecast demand. seven forms of entry. The development framework Birkbeck/UEL facility in the cultural quarter here]
proposes this be located in the south of the ward.
There are five primary schools (including one special Rick Roberts Way could be an appropriate location Stratford’s regeneration is creating the potential
school) within, or just outside the Stratford and New for a secondary school, providing a link between to strengthen links with a number of world class
Town ward boundary, and another eight beyond the Greater Carpenters neighbourhood and the higher education establishments from London
which serve at least some of the ward’s residents. wider area. This solution would require measures and the Greater South East, adding to the existing
New development will generate resources to ad- to ensure that industrial uses further south on Rick higher education offer and creating a platform for
dress deficiencies in the condition of some of the Roberts Way did not negatively impact upon the links between specialised research and innovation
existing premises and to improve classroom sizes school. The area to the south of the Aquatics could and Stratford’s new employment sectors driven by
affected by the growing population. Overall, we also be explored as an alternative to Rick Roberts inward investment.
estimate 11 form entries (classes of 30 children) will Way as this could help to promote the idea of the
be required to meet the forecast demand of the Greater Carpenters Neighbourhood. A school would
expanded population. Existing and increased needs be a good way of animating what is currently quite a
will be met in part by the Chobham Academy which constrained site in terms of access.
will offer three new forms of entry at primary level,
and by a further two new primary schools proposed
through the Legacy Masterplan Framework in the
62 Chapter 2:
Principles
Education Provision in Stratford
N
LEYTONSTONE
Maryland
Stratford
Hackney Wick
International
Stratford
West
Ham
Abbey
Road
West Ham
Bow Station
Church
Bow
Road
Bromley-by-Bow
100m 500m
Chapter 2: 63
Principles
Smart
Stratford
We want Stratford to be at the forefront In order to achieve this, this plan will:
of new environmental technology »» Ensure good public transport provision
and innovation. This will contribute to throughout Stratford. The plan will provide far
making the area a cleaner, greener better walking and cycling connections to existing
transport nodes encouraging its use and reducing
and more pleasant place to live. dependency on the car. (see Movement strategy
Future plans and developments need above)
to be ‘smart’ – to make appropriate »» Improve walking and cycling links and provide
choices based on the way people live good quality storage and cycle facilities within
new developments.
rather than simply promoting the latest
technical fix »» Explore the possibilities of using greener energy
by linking in with the district heat network (being
built as a part of the Olympics) and other green
energy sources.
Encouraging the use of public transport
»» Explore the potential for low-carbon car infrastruc-
ture and provision.
64 Chapter 2:
Principles
‘Green Walls’ provide attractive cladding for buildings and can improve insulation
Ensuring high levels of energy efficiency in new buildings as in the example below
Chapter 2: 65
Principles
Section 3:
Areas of Focus
3 Chapter 3:
Areas of Focus
67
Areas
of Focus
This plan identifies four areas upon which there is development pressure
and which, with the guidance set out in the following sections, could
contribute significantly to the masterplan aspirations for Stratford. These
areas are:
The team has worked up a number of more detailed concept plans and
supporting strategies for each of these areas. These concept plans are
underpinned by a number of detailed masterplans and accompanying
delivery strategies set out in Volume 2: Delivery Plan. This work includes
options development and testing of several ‘live’ projects to understand
how they could come forward.
68 Chapter 3:
Areas of Focus
Plan showing indicative masterplans and quanta for the four areas of focus
Chobham Farm
»» 1,200 new homes
»» New local park
»» Local retail
»» Improved walking and cycling connections
Chapter 3: 69
Areas of Focus
Stratford
Old Town
Summary of
Proposals and
key benefits
The plan describes a visionary yet achievable future for Stratford’s Town Centre. If implemented, the plan would achieve a
significant intensification of the town centre and its uses*:
Site 30ha land between Central Line viaduct to the west, Jubilee Meanwhile • D
estination market/events space on site of existing Morgan
Line to the south, and the CTRL ‘box’ to the north and Uses House car park/service yards.
encompassing both sides of Broadway.
• Creative refurbishment of Morgan House and recladding of
Main Phased redevelopment of selected sites focusing on extending externals prior to Olympics.
components the Town Centre southwards and westwards . This would • Use of top floor of Stratford Car Park for bar, performance
and related include over 350,000 sqm of development (all gross floor areas) space and visitor centre
benefits generating over 7,400 jobs. This increases the existing job
numbers in Stratford Old Town by 48%: • T
op of Peacocks store could be used as a safe and secure
outdoor performance space for cultural events.
• 800 – 1,200 new homes and 300 student homes
• Station House, Great Eastern Fringe and Angel Lane
• 100,000 – 150,000 m2 new and refurbished offices - an Triangle sites could be used for cultural events
increase of almost 150% on existing floorspace - delivering
over 6,000 jobs Community • Potential for a new school at Rokeby site (subject to funding)
facilities
• 25,000 – 30,000 m2 new retail, cafe and restaurant space - • New local leisure centre and community space
an increase of 60% in floorspace - including an urban food
• Development of further and higher education offer
store and independent and small scale shops delivering
over 1,400 jobs • New cultural facilities based around Rex
• 2,000 m2 new leisure centre and 3,000 – 4,000 m2 of • Contribution to wider facilities including primary education
additional leisure and cultural space delivering 60 jobs
Transport & • Two way working of Broadway, The Grove and Great
• 35,000 m2 of education and community uses including public realm Eastern Road (see strategic links section)
Rokeby School site and additional further/higher education
uses delivering up to 400 jobs • A Southern Plaza and new ‘front door’ to the centre
• One or more hotels providing up to 300 beds delivering over • Improved cycle facilities around the town centre
100 jobs • Potential improvements to the bus station
• Better use of under-developed land • G
reater connectivity and legibility within and through
• Appropriate contribution to wider infrastructure Stratford Town Centre leading to more pedestrian and cycle
movement (health and wellbeing benefits), and reduction in
• Destination market pedestrian congestion in east/west malls
• M
ore people living in the town centre will help to create
more life and safety on the streets outside of business hours
• New market square
• Pedestrianised section of the Broadway next to St John’s
Church for out door dining, specialist markets and events
*The figures in the table above are based on the proposals specifically associated with the detailed
masterplans (see delivery framework). A huge amount of development is coming forward outside
of these masterplan areas and the impacts of this development are discussed at section 2 of the
report above (and have also been fed into the community infrastructure assessment and transport
modelling).
70 Chapter 3:
Areas of Focus
Illustrative visualisation of development in Stratford Old Town
Chapter 3: 71
Areas of Focus
Context Development
Options and
Preferred
Approach
The Stratford Town Centre area is at the A wide range of detailed options were developed The preferred approach is based on the outcomes of
heart of Stratford. It is bound by Great for the Town Centre based on the spatial principles a detailed Sustainability Appraisal, consultation with
set out in the previous section. Design proposals stakeholders including community views, iterative
Eastern Railway to the north and west, and land uses were developed through consultation financial appraisal work and transport assessment.
and by the DLR and Jubilee line infra- with a wide range of stakeholders and by study- The proposals for Stratford Old Town are focused on
ing comparator metropolitan centres elsewhere in the creation of a complementary town centre offer
structure to the south. The area covers London. The options explored how new links could to Westfield as described in the spatial principles
approximately 30 hectares and the be developed through the town centre to provide above. The proposals combine enhancing the exist-
a greater choice of routes, additional frontage and ing assets of the town centre and introducing new
majority of it is within London Borough sites for a range of different sorts of uses that would elements.
of Newham ownership. Key constraints bolster, intensify and diversify the existing offer.
The main components are set out on the following
and opportunities in the town centre are A number of strategic options were explored to deal pages.
set out opposite. with the severance and environmental impacts of
the gyratory. These are described in the supporting
document: Transport Report and included tunnelling
or podium development over Great Eastern Road,
one-way downgrades, two-way operations and
downscaling of junctions. The council’s preferred
approach is to create a two-way movement system
around the town centre. Apart from generally re-
specting existing highways boundaries and providing
a relatively simple and logical layout, the two way
option was also one of only two options that did not
involve radical network capacity reductions.
72 Chapter 3:
Areas of Focus
One of the most Significant devel- Proposed public A unique cluster Civic heart and
accessible places oper pressure, in realm works to be of cultural fa- historical focus
in the UK by public particular to the completed by 2012 cilities, although the point for Stratford
transport south of Stratford cultural quarter is
Centre. visibly and physi-
cally isolated.
There is a need to Massive captive Access through the St. John’s Con-
provide sufficient footfall of people shopping centre is servation area
space to provide moving from the constrained due to covers a significant
for the mix of Broadway to the its megastructural amount of the area.
different modes of station (of over nature Any development
movement and the 400,000 people per should preserve
critical interchange week) and enhance this
function heritage.
There is no direct route between the area and Although there is a high level of footfall, Stratford Underutilised for
the future Olympic Park and routes to the west Town Centre is not seen as a place to dwell and such an accessible
are constrained (with severance particularly spend time in. Furthermore most of the footfall site
caused by Great Eastern Road) is concentrated along the East and West Malls
of Stratford Centre.
In the town centre survey (un- The multiple overlapping interests, Respondents to the town centre survey (June Most of the site
dertaken in June 2010 as part combined with a rapidly chang- 2010) wanted to see an improvement in security is under public
of the masterplanning process), ing context with the opening of and policing in the centre (because of safety freehold ownership
residents describe the town Westfield in 2011 and the Olympic concerns) as well as more seating, more places
centre as ‘busy, eclectic, cheap site in 2012. to go in the evening and an overhaul for the
and cheerful’ and the majority felt ‘look’ of the centre.
that it met their needs.
Opportunities
Constraints
Chapter 3: 73
Areas of Focus
Stratford Old Town Concept
Plan
The Grove
Ley
to n
Roa
d
4 3
3 Romf
ord R
oad
1
2
3
W
es
tH
am
4
La
ne
2 Stratford Lanes
Key buildings
Pedestrian space
Public Square
74 Chapter 3:
Areas of Focus
Artists impression of fine grain shops, offices and homes
along the west side of the Broadway
Celebrating the
Broadway
Chapter 3: 75
Areas of Focus
Illustrative visualisation of development in Stratford Old Town
1
6
3
The view of the Old Town from the Town Centre link will be transformed by the Shoal sculpture, public realm improvements
and refurbishment of Morgan House
76 Chapter 3:
Areas of Focus
1 - Destination market
2 - Southern gateway public square
3 - Pedestrianised section of the Broadway
4 - Stratford Lanes
5 - UEL / Birkbeck educational facility
6 - Potential supermarket
7 - Angel Lane Triangle
A number of new routes should be created between Stratford Old Town will include an intense mix of As it becomes transformed, Stratford Town Centre
Great Eastern Road and the Broadway to provide a shopping, leisure, workspace and apartments to has the opportunity to attract higher quality office
choice of links and encourage walking and cycling, complement the ongoing low cost convenience and hotel provision to improve the existing, some-
whilst opening up a range of new development sites shopping offer and strengthening cultural provision. what lower end offer. New hotels in existing or new
for new buildings in the town centre. These routes This will complement the more mainstream, larger- buildings should be designed to become semi-public
should seek to create smaller scale blocks with scale retail and leisure provision at Westfield. The buildings where people can meet and become a
active, fine-grain frontage at ground floor level with focus will be on providing a range of smaller retail, vital part of the evening-time economy. Their designs
direct access to upper floor homes and workspaces. restaurant and café units and workspaces with should include a generous and well proportioned
These should be streets that are open to the air direct street access including affordable space for lobby, large bar and good restaurant across the
rather than a sealed mall-like environment. alternative, ethnic and independent businesses. This ground floor.
will be in both new-build developments as well as
The new Southern Gateway will create a new ‘front refurbished buildings. Stratford Town Centre will expand its population as
door’ into the town centre core from the south. This redevelopment creates upper floor homes for a mix
high quality public space will be enclosed by a clus- This offer will be complemented by a destination of residents including students. This will foster urban
ter of taller buildings of high quality and eye-catching market that celebrates Newham and East London’s living and animate the town centre outside business
contemporary architecture. This would be a lively cultural diversity and propensity for creating new hours. New apartments will provide a mix of higher
space, with high numbers of people moving towards enterprises and complements the existing everyday quality affordable and private provision with homes
the rail and bus stations from the east and south. food, clothing and household goods for sale in the meeting or exceeding the Mayor’s Housing Design
mall. This would be a London-wide destination Guide’ standards. Student flats will help to create a
The Southern Gateway is critical in order to improve competing with Spitalfields or Greenwich markets. buzz in the town centre, although provision will be
links between the town centre and the Carpenters The destination market would be a covered space limited in order to avoid creating a student enclave.
area to the south. The plan proposes a direct con- complemented by permanent shops or kiosks that
nection from the Southern Gateway that links with could also double up as the town’s events space for Given the availability of parking spaces in the town
the Jupp Road Bridge, enabling the facilities in the cultural and arts events. It could focus on a mix of centre and an average PTAL of 6 in the town centre,
town centre to be far better accessed by residents to different offers including food, crafts as well as more car parking for new development should be a kept
the south. everyday goods with managed activities. A food- to a minimum (an average of 0.1 car parking space
focused market would be an opportunity to establish per dwelling). Further information can be found in the
A new shared surface lane will link the central square the town centre as a food destination and grow the transport supporting paper.
of the mall with the southern gateway forming a evening economy so that the local communities’
critical section of the Northern Parallel (see move- taste in food and music are celebrated rather than
ment chapter). Together with additional routes linking hidden.
eastwards to the Broadway these links will create a
series of smaller urban blocks within the redevelop- The intensification of development around the
ment of the southern part of the existing ‘Island’ site Southern Gateway will enable provision of a larger
that is currently underused. supermarket to anchor the town’s retail provision and
to cross-subsidise other development. The foodstore
Additional and improved links between the Cultural will be limited to 5,000m2 (with limited comparison
Quarter and the Broadway will increase the visibility retail) and mean that no additional structured car
and viability of these vital assets and provide a parking is provided in the town centre core. The
safer environment for relaxing where activities can foodstore will be in an urban format in a design that
take place. is bespoke to the site. The format will minimise bulk
and create lively street frontage made up predomi-
Over time there will be improvements to the Mall to nantly of smaller retail units and direct street access
improve and differentiate its environment and provide for housing. The store will be integrated into the ur-
The proposals include the creation of a destination market
more space for people to stop as well as move ban blocks so that the box of the store is concealed similar to that found at Spitalfields or Borough
through the area. by homes, student housing and shops around it
Chapter 3: 77
Areas of Focus
Expanding the
Town Centre
78 Chapter 3:
Areas of Focus
Cultural and Creating a Buzz
Educational
‘Fringe’
The ‘fringe’ of the town centre provides opportunities preferred location for new buildings and associated The Council is looking at ways of improving the
for intensifying uses and, in particular, to build on facilities as part of a mixed use development it would active management of Stratford Town Centre. This
and add to the further and higher education institu- support the town centre and cultural quarter, but it will involve creating a joint management approach
tions and cultural uses in and around the centre. would also be better as an edge of town centre use, that will lead on branding and promotion of Stratford
rather than something that would be appropriate to visitors and businesses; coordinate and organise
A number of existing and proposed developments within the retail/office core. Furthermore this site events; focus on tackling crime and perceptions of
led by local educational institutions have begun the requires a use that will animate the public realm in safety; manage and coordinate promotions or bids
trend. The UEL Stratford campus, currently serving order to be a functioning ‘piece of city’. In addition to for future funding streams; manage visitor centre and
5,000 students, has been remodelled and is being the Angel Lane access point, a new pedestrian/cy- visitor strategy; organise and promote interim uses;
further strengthened, including proposals for a new cling bridge would be created connecting to the Town manage retail diversity and market trading; promote
library. The Stratford Island University Centre (a Centre Link with potential future additional pedestrian training and internship partnerships with local HE
partnership between Birkbeck and the University of connections using the existing station underpass. institutions (see above) and businesses to train local
East London) due to open in 2013 will be a welcome Other uses for this site would include multi-story people for new jobs and lobby for Stratford including
addition to the area. car-parking and large floorplate leisure in order to fully ensuring implementation of strategic infrastructure.
utilise the lower levels of this challenging site.
A number of Newham - based as well as central The masterplan proposes a range of new and
London colleges and universities have expressed Links between the town centre and UEL’s Romford improved public spaces in the town centre which
interest in locating in Stratford. The Building Crafts Road campus will be improved to make this impor- will help to facilitate outdoor dining, markets and
College also aspires to double in size. Together, tant pedestrian route more attractive and safer by events. These include a new square at the proposed
these existing ambitions amount to a formidable op- creating a high street like environment with active Southern Gateway, pedestrianisation of a section of
portunity for Stratford to establish itself as a seat of shop fronts looking onto the street and attractive the Broadway next to St John’s Church and a new
learning. The education providers can work together public realm. market square behind the Theatre Royal. In addition,
to develop shared facilities, and amenities that could there is potential in the short term for a new market to
serve the local community as well as the colleges. be established on the site of an underused car park
The increase in students living and studying in the opposite the bus station currently serving the vacant
town will help build its cultural and social offer. Morgan House office building.
As with education there is already a strong cultural Interim uses projects should offer space for new
offer in Stratford – it is one of the key attractions of businesses and individuals to experiment and grow
Stratford that should be built upon. At present the and make Stratford a hub of creative activity. Pop up
cultural offer is focused to the north of the ‘Island bars, art exhibitions, summer-time concerts, buskers
Site’ in Stratford Old Town where some key cultural and impromptu performance spaces will encourage
venues including Theatre Royal Stratford East, the the area’s expanding student and young professional
Stratford Picturehouse and a range of cafes and community to spend their free time in Stratford
bars are clustered. A great deal of work is already rather than elsewhere. Ideas can be tested, experi-
being undertaken to build on this existing hub ence gained and skills developed on a flexible, low
through the Studio Egret West public realm propos- risk basis. New ideas and events should be encour-
als, the work of Stratford Rising (a representative aged to gather momentum, creating a stimulating,
organization of Stratford’s venues and businesses) entrepreneurial environment. Further proposals for
and the Vision for Stratford’s Cultural Quarter (Make, interim uses can be found in the supporting Mean-
2010) which sets out proposals for the area (in terms while Uses report.
of management and physical interventions).
Where possible, uses will be brought back into exist-
The educational and cultural ‘fringe’ will run from the ing buildings through creative refurbishment. These
UEL campus through Sarah Bonnell High School, to would include small and medium-sized enterprise
the existing cultural quarter and on to the Angel Lane clusters.
Triangle. The Angel Lane triangle is the Council’s
The plan that follows describes a visionary yet achievable future for the greater Carpenters area. If implemented, the plan
would achieve a significant step change for this important part of Stratford*:
Site 32ha land between the Aquatics Centre to the west, Greenway Meanwhile • Carpenters Estate could provide local meanwhile uses,
to the south, Jubilee Line to the north and Kerrison Road/Cam Uses particularly of open spaces through local adoption of parks,
Road to the east. The core Carpenters Estate is 10 ha in size. green spaces and gardens for more intensive community
uses.
Main Phased residential-led redevelopment of selected sites
components focusing on providing a very high quality family focused Community • Expansion and refurbishment of Carpenters Primary School
and related living environment as well as enabling the extension of the facilities
• Relocation of TMO office, GP surgery and Docklands
benefits Town Centre southwards. The plan allows the community to
and Carpenters Community Centre into new co-located
stay together in the area by carefully phasing new homes to
community hub.
minimise off-site moves. If completed, the entire development
would include around 1,900 new and refurbished homes and • Potential development of further and higher education offer
the ability to create over 1,000 new jobs:
Transport & • New southern entrance to Stratford station
• Up to 1,900 new and refurbished homes with some student public realm
housing • Improved Jupp Road Bridge
• From 20,000m2 new office or work space providing over • Improved connections to the Aquatics, the town centre and
1,000 new jobs and workplaces for local people Bridgewater Road
• 500-1000m2 new local shops • Improvements to Carpenters Park
• 1,000 – 2,500m2 new community and health space • G
reater connectivity and legibility within and through Greater
Carpenters leading to more pedestrian and cycle movement
• Ability to expand the provision of non-residential uses to (health and wellbeing benefits).
encompass greater levels of further and higher education
uses
• Better use of under-developed land
• Appropriate contribution to wider infrastructure
*The figures in the table above are based on the proposals specifically associated with the detailed masterplans (see delivery
framework). A huge amount of development is coming forward outside of these masterplan areas and the impacts of this development
are discussed at section 2 of the report above (and have also been fed into the community infrastructure assessment and transport
modelling).
80 Chapter 3:
Areas of Focus
The image below shows an indicative massing model of the Greater Carpenters Neighbourhood if all the development took place. However, because of the phased
approach to this area, less development than shown below could also take place.
Chapter 3: 81
Areas of Focus
Context Development of
the Options
The Greater Carpenters Area focuses on the Car- The focus of options work was the Carpenters affected by committed demolitions is governed by
penters Estate but the masterplan proposals also Estate as the land is mainly in Council ownership. the Carpenters Charter agreed between the Council,
consider how the area should link to adjacent sites The estate consists of 703 homes of which 94 are the Tenants Management Organisation and the
such as the aquatics site and the Bridgewater Road freehold houses and 67 are leasehold flats. The residents*. The council has decided that the Charter
site (both part of the Olympic Legacy proposals Council has worked with the community and consul- can be revisited if necessary to ensure that local
area) and the sites to the south of the High Street tants on a number of planning and design exercises residents do not lose out.
such as Cam Road. The area is largely residential at over the past 10 years. This work has resulted in a
the present time and there are a number of different decision to rehouse residents and then demolish The options explored how development could
landowners across the site, however the majority of James Riley Point, Lund Point and Dennison Point take place on committed sites, but then could also
the area within the Estate is owned by the London as well as 28 -74 and 80-86 Doran Walk. This was expand in a phased way over time to take on board
Borough of Newham. taken as the starting position for this work. greater redevelopment to provide more and better
homes, improved connections, upgraded local
The Greater Carpenters Area has the potential to The council has rehoused around half the house- facilities and a wider mix of uses.
play a critical role in the development of Stratford holds from Lund and Dennison Points and almost
as the main gateway to the Olympic Park and the all those living in James Riley Point and has com-
opportunity to create a high quality residential-led menced those in the affected properties on Doran
environment close to the Town Centre. Key opportu- Walk. However, there remains a funding gap to
nities for the area are identified on the plan opposite. complete the rehousing and demolish the towers.
Refurbishment of the towers is judged prohibitively
The Greater Carpenters Neighbourhood must be expensive and risky to be undertaken by either pub-
seen in the context of Stratford’s wider role. Over lic or private sectors. Therefore, under any scenario,
the coming years, Stratford will be transformed into the Carpenters area will undergo substantial change.
an economic, retail and educational hub for East
London. It already has some of the best levels of The preferred option was arrived at through a
public transport accessibility in the UK. This means detailed process of developing and appraising a
that central Stratford will need new higher intensity wide range of options against the Council’s objec-
mixed use areas for living and working much like tives and vision for Stratford (through a Sustainability
other parts of central London. Appraisal, available as a supporting document),
resident views and financial viability. A Carpenters
Greater Carpenters is the main gateway to the Olym- Options Appraisal document is available as a sup-
pic Park and the Olympic Stadium and Aquatics area porting paper to this document. The preferred option
as well as the ArcelorMittal Orbit. The quality of the aims to balance community concerns to keep the
environment, buildings and connections are critical in community together (through phased redvelopment
ensuring that Stratford and the rest of Newham can allowing residents to stay in the area) with the need
access and be accessed from this area. to raise sufficient funding to complete the rehousing
and demolish the towers and the importance of
The core Carpenters Estate does not have the Carpenters within the wider vision for Stratford.
critical mass needed to support a wide range of
community facilities on its own. It is also at the heart Physical options for the area were developed in
of a number of smaller and relatively residential areas tandem with discussions around the rehousing
that are divided from each other by significant roads, options open to residents and the need to keep
rail lines and waterways. Unless they are connected the community together. These options for those
back into the core Carpenters area they could end
up being quite isolated from facilities. Together these
sites could provide a good mix of different residential
dwelling types and affordabilities with the regener- *This can be found at http://www.carpenterstmo.org.
ated Carpenters estate at its core. uk/charter/
82 Chapter 3:
Areas of Focus
Carpenters context
The area could be Access to the town A decision is in place Carpenters Road High Street 2012 and
within a few minutes centre and station is to demolish the three and Warton Road related plans which
walk of one of the severely constrained towers in the area, are the main access should improve the
best connected by rail lines. which provides sites points to the Olympic quality of the public
transport hubs in for redevelopment Stadium, Aquatics realm on the High
London (although and the impetus for and the Olympic Park Street and Carpen-
currently movement is change. from the south and ters Road.
constrained by poor southeast.
access out of the
estate towards the
town centre)
A lot of masterplanning has taken place on the Parts of the area are Certain areas are Most of the High Street sites on the west side
estate in the past but little change has yet been run down, with poor identified for indus- of the street have been redeveloped or have
delivered. This plan needs to ensure that it is housing stock trial uses through planning permissions for tall buildings or bulky
deliverable and that the existing community’s views the planning system, residential-led schemes. Development on the
and needs are taken into account. although this is under estate needs to respond to and to provide an
review by the GLA alternative offer to these schemes.
and Newham.
Opportunities
Constraints
Carpenters Today
Chapter 3: 83
Areas of Focus
Carpenters Concept Plan
Ca
rpe
nte
rs R
oad
4
2
3
2
W
ar
to
6
n
Ro
ad 1
e t
re
St
gh
Hi
5
Ri
W ck R
ay ob
er
ts
Secondary Frontage
4 Northern Quadrant
Non-residential ground floor frontage
5 Bridgewater Road area Key buildings
Pedestrian space
84 Chapter 3:
Areas of Focus
Preferred
Approach for
Carpenters
Neighbourhood
The Council’s preferred approach is to work towards
the redevelopment of the Carpenters Estate in a
phased manner, starting with underused non-resi-
dential sites and those buildings already scheduled
for demolition. The strategy for future phases will
depend on community needs, financial viability and
other development in the area. Redevelopment is
likely to take 15 to 20 years to complete and there-
fore will take place over more than one economic
cycle.
Chapter 3: 85
Areas of Focus
Creating a
high quality
residential
neighbourhood
In seeking redevelopment, the Council will try to cre- The Greater Carpenters Neighbourhood will be a line with the approach set out in the strategy: Smart
ate a sustainable urban neighbourhood that will still mixed tenure area with all homes being designed in Stratford (chapter 2).
remain popular over the course of future decades a ‘tenure blind’ way i.e. it should not be possible to
that exudes a sense of quality and permanence. distinguish between affordable and private homes Private amenity space will be provided to all homes
This means embracing all sustainable urban design from their external appearance. The council is seek- in the form of communal gardens, private gardens
principles and ensuring that the community can stay ing to reprovide all existing affordable homes on the and useable balconies or terraces.
in the area. This will also involve creating a neigh- estate, although the final mix will be dependent on
bourhood that contains a variety of building design agreement with public and private sector partners. A Child play spaces will be provided in line with Mayor
and choice of well proportioned and generously proportion of the affordable homes will be intermedi- of London standards with a series of doorstep
sized homes and avoids large uniform buildings with ate homes that provide homes for those who can playable spaces, larger local playspaces and multi-
poor design standards. only afford to pay for part of their homes and to allow use games areas in accessible and well overlooked
access to home ownership. Private and intermediate locations.
Higher residential densities will be concentrated in homes will help create a more mixed community
areas closer to Stratford station and along Stratford and provide funding to deliver the project. A mix With expected Public Transport Accessibility Levels
High Street, where a number of tall residential build- of tenures should be provided in each phase as a of 5 - 6 in the medium to long term, new develop-
ings already exist (section 2 sets out further guid- whole [with at least 35% of new homes as affordable ment at the Carpenters should have minimal car
ance in relation to development on the High Street). in any one phase]. More details on tenure mix are parking spaces. More information can be found in
Even in higher density development, the Council will provided in the Supporting Paper - Housing. the transport strategy supporting paper.
be seeking to maximize homes with their own front
door to the street. Taller buildings will be limited to The neighbourhood will include a mix of home sizes
these areas with the remainder of the area being low to create a mixed community and provide for the
and medium-rise buildings. rehousing of existing residents. This should include a
significant proportion of family sized units with three
Development at the Carpenters estate will seek bedrooms or more. The Council will aim to acheive
to create a series of coherent urban blocks that the London Housing Design Guide standards (which
are structured by the routes set out above. These are more generaous than sizes of existing homes on
might be further subdivided to create a fine grain the estate).
neighbourhood. This will ensure that they are well
integrated with their surroundings. Blocks should The neighbourhood will provide a mix of different
be designed in order to create a clear definition house types to include a significant proportion of
between public and private space and maximize homes as houses, mews houses or as maisonettes
the number of homes that have direct access to the with their own front door to the street. This will help
street. minimise any costs and social issues associated with
shared stairwells and entrance halls and will increase
street-level activity.
The community spine should be well enclosed by new The spine could become a shared surface space that would
homes and could support local on-street parking (examples encourage walking, cycling and slow traffic speeds (example
above) above)
Chapter 3: 87
Areas of Focus
Carpenters
Stiches and
Spaces
The Olympic Park Link is a direct link between the Carpenters park will be refocused to provide a The Warton Road Link is a route using an upgraded
Stratford High Street DLR Station and the Olympic multi-functional green space for the community. It section of Warton Road then continuing along the
Park. The link follows an enhanced route along will include improved play space and ecologically water’s edge passing south of the Aquatics area and
Wilmer Lea Close through the Carpenters Area, rich gardens for relaxing. connecting up onto the bridge leading into Stratford
navigates the railway, and continues along a direct City. This should be a proper street with access for
dedicated pedestrian and cycling route towards the Carpenters Link includes the redesign of Carpenters vehicles, although designed to encourage pedestrian
Aquatics Centre passing south of the northernmost Road to make it a pleasant place for meeting and and cycle movement. A number of options have
headhouse. This is a critical link, as it opens up the staying and the heart of community facilities for the been explored to improve links underneath the
Olympic Park not only for Carpenters residents but Greater Carpenters Neighbourhood. Traffic would be rail lines and recently-built road viaduct that are
also for a large population living east of Stratford calmed and paving, lighting and tree planting would discussed in more detail in the Transport Strategy
Town Centre, via a more direct route and bypassing all be significantly improved. It joins with the Olympic supporting paper The preferred approach is to
Stratford City. Due to a lack of forward visibility at the Link as it reaches the railway viaduct and provides a create a small canalside garden that would lead to a
Carpenters Road railway bridge, and the design of common connection to the Aquatics area. Improve- new pedestrian/cycle link in a backfilled underpass.
infrastructure directly to the west of the railway line, ments to Carpenters Road east of the railway viaduct
the design of this route and the uses and overlooking have received funding related to the 2012 Games.
of adjacent development needs to ensure that this
becomes a quality route, that is continuous, conve-
nient and legible for those who are not familiar with
the area. This route will be a tree-lined, pedestrian-
orientated street with no through traffic.
New children’s play spaces will be integrated into all new Artists impression of the new Carpenters Park
development (example in the image above)
88 Chapter 3:
Areas of Focus
Social and
community
opportunities
Chapter 3: 89
Areas of Focus
Northern Bridgewater
Quadrant Road
The Northern Quadrant of Carpenters is the most Bridgewater Road is planned as a family-focused
accessible area in the Greater Carpenters Neigh- housing area with high quality terraced houses
bourhood and could include a significant proportion defining streets, waterways and spaces. Expansion
of non-residential uses in order to provide additional of the Carpenters neighbourhood into Bridgewater
space for the long-term expansion of Stratford Town Road is key to the creation of a Greater Carpenters
Centre and create a neighbourhood that allows for Neighbourhood due to its location immediately
local employment and that is busy throughout the adjacent to the Carpenters Estate and with only a
day. This will include flexible employment space that single vehicle access which is via the Carpenter
can be adapted to meet the needs of a range of Estate. Integration of Bridgewater Road into the
businesses including incubator units and small and regeneration of Carpenters could also provide more
medium sized enterprises. Other uses such as edu- relocation options for existing Carpenters residents.
cation, student housing and local shops and cafés This bridge and the connection up onto and under
could also be provided in the Northern Quadrant. the Greenway towards Pudding Mill form part of the
northern parallel (see section 2) and will define the
main urban structure of this area.
90 Chapter 3:
Areas of Focus
The image below shows an indicative massing model of the Greater Carpenters Neighbourhood if all the development took place. However, because of the phased
approach to this area, less development than shown below could also take place.
1
4
Artists impression showing view towards Bridgewater Road across the City Mill River
Chapter 3: 91
Areas of Focus
Chobham Farm
Summary of
Proposals and
benefits
The plan describes a visionary yet achievable future for Chobham. If implemented, the plan would achieve a significant step
change for this important area within Stratford, integrating communities old and new*:
Site 10.7ha site known as Chobham Farm between Angel Lane/ Meanwhile • Sites could be used for large-scale cultural events
Leyton Road to the east, North London Line to the west, Uses
Temple Mills Lane to the North and CTRL ‘box’ to the south.
Community • Local retail provision
Main Phased residential-led redevelopment of selected sites facilities
• Access to community provision within Chobham Academy
components focusing on providing a very high quality family focused living
and Olympic Polyclinic
and related environment as well as integrating with Stratford New Town/
benefits South Leyton and Stratford City. The plan provides the potential Transport & • Creation of well-overlooked connections, particularly those
for: public realm to the west to Stratford City
• 1,200 new homes with significant family provision • Better defined streets and spaces leading to greater sense
• Local shopping facilities of safety.
• A new local park that will serve Stratford New Town as well • Providing a new local park for new and existing residents,
provide amenity for residents, workers and visitors to the and workers in Stratford Old Town.
town centre • G
reater connectivity and legibility within and through
• Improve homes and connections through to Stratford New Chobham Farm and New Town leading to more pedestrian
Town and cycle movement (health and wellbeing benefits).
• Better use of under-developed land • Upgraded junctions to cope with increased traffic
• Appropriate contribution to wider infrastructure
*The figures in the table above are based on the proposals specifically associated with the detailed masterplans (see delivery
framework). A huge amount of development is coming forward outside of these masterplan areas and the impacts of this development
are discussed at section 2 of the report above (and have also been fed into the community infrastructure assessment and transport
modelling).
92 Chapter 3:
Areas of Focus
Indicative massing model showing approach to Chobham neighbourhood
3
1
Chapter 3: 93
Areas of Focus
Context Development
Options and
Preferred
Approach
The masterplan proposals focus on the 12ha devel- The focus of the options work looked at a range of A relocation strategy for existing industrial uses will
opment site of Chobham Farm, bound to the west different types and densities of housing across the be prepared to minimise any potential loss of em-
by the Central Line rail infrastructure, to the north by area, the mix of uses, the interface with surround- ployment from Newham.
Drapers Field, to the south by the Channel Tunnel ing areas, the location and scale of parkland and
Rail Link ‘box’ and to the east by Stratford New squares and local facilities and shopping. Chobham
Town and South Leyton. There are existing industrial Farm has been subject to a significant number
and other employment uses at Thornham Grove of design and planning exercises over the past
in the centre of the site and a mix of uses to the few years. Work undertaken by Pollard Thomson
north including the Travellers’ site relocated from the Edwards Architects between 2008 and 2010 and by
Olympic Park. Urban Practioners as part of the Northern Olympic
Fringe (NOF) Masterplan (2010) was reviewed and
The remainder of the site is currently vacant with informed the options analysis of this study. The NOF
a large portion in public ownership albeit with a sets outs some important design principles for the
number of leaseholder interests. Stratford New area in general. This masterplan document does not
Town is a mixed residential area consisting mostly seek to replace NOF, but rather to clarify and refine
of social housing built in the second half of the the council’s preferred approach.
twentieth century. South Leyton is a Victorian
residential quarter with some good quality housing The preferred approach is based on the outcomes
stock although many homes have been subdivided of a detailed Sustainability Appraisal [see supporting
for private rent. The proposals explore the ways in papers], consultation with stakeholders, iterative
which this key development site links into both the financial appraisal work and transport assessment.
new communities and facilities to the west and the
existing communities to the east. The Council’s preferred approach is to work with
other landowners towards the creation of a new
Being a largely cleared site in fairly close proximity to residential-led neighbourhood that binds together
Stratford town centre and adjacent to proposed new the mainly residential northern zones of Stratford
community facilities (the Chobham Academy and City and the existing neighbourhoods to the east
Polyclinic), this area has great potential to become in South Leyton and Stratford New Town. The plan
a successful new urban residential neighbourhood. seeks to create excellent links to surrounding areas View looking west over southern part of Chobham Farm site
(in foreground) showing Westfield and Athletes Village under
Other opportunities are outlined on the plan and a new urban park for north Stratford. The plan
construction
opposite. does not promote the concept of decking over the
North London Rail Line (as suggested in the NOF
masterplan) because of its negative financial impact
and limited perceived community benefit given the
location and role of surrounding parks and green
spaces.
94 Chapter 3:
Areas of Focus
Chobham context
To regenerate surrounding communities by Links to the Olympic facilities and park via new The potential
providing local services, better connections, bridges being built (one as a continuation of to build critical
improved housing and social and economic op- Chobham Road, the other as a continuation of mass for new
portunities to help tackle high levels of depriva- Alma Street) local services along
tion. Angel Lane / Leyton
Road.
There may be poor air quality Transport capacity Potential contami- The significant change in level Limited connections
around the High Meads Loop at local junctions nation of the site. between Chobham Farm and to Stratford City.
Junction (adjacent to where is likely to be a Stratford City to the west and the
Leyton Road meets Temple Mill constraint given the large embankments created to
Lane). This is due to idling trains. massive intensifica- build the Alma Street and Chob-
tion of land-uses in ham Road bridge connections.
the area.
Land ownership is complex, with a limited The designation of part of the area as industrial Opportunities
number of freeholders but complex layers of land (the GLA is seeking to re-designate this).
leaseholders – particularly at Thornham Grove.
Constraints
Chapter 3: 95
Areas of Focus
Chobham Concept Plan
d
ld Roa
Hig
fie
Crown
hR
Tem
oad
ple M
Ley
ills L
ton
ane
Road
Chobham
5
3
1
ill Lane
W indm
Secondary Frontage
4 Chobham Park
Non-residential ground floor frontage
5 Mending both sides of Leyon Road Key Buildings
Public square
96 Chapter 3:
Areas of Focus
Creating a Urban Blocks
high quality
residential
neighbourhood
In seeking redevelopment, the Council will work with The neighbourhood will include a mix of home sizes Development at Chobham Farm will seek to create a
its partners to create a sustainable urban neighbour- to create a mixed community. This should include a series of coherent urban blocks that are structured
hood that will remain popular over the course of significant proportion of family sized units with three by the routes shown on the concept plan. These
future decades that exudes a sense of quality and bedrooms or more. Recent development in Strat- might be further subdivided to create a fine grain
permanence. This means embracing all aspects ford has delivered a large number of one and two neighbourhood. This will ensure that they are well
of sustainable urban design. This will also involve bedroom flats, which appear to have limited market integrated with their surroundings. Blocks should
creating a neighbourhood that contains a variety of demand. Chobham Family Neighbourhood offers the be designed in order to create a clear definition
building design and choice of well proportioned and opportunity to create a more stable community. between public and private space and maximize
generously sized homes and avoids large uniform the number of homes that have direct access to the
buildings with poor design standards. The neighbourhood will provide a mix of different street.
house types to include a significant proportion of
Chobham Farm will provide a transition between the homes as houses, mews houses or as maisonettes Alma Street and Chobham Road bridge links rise
high density homes at the Athlete’s Village and the with their own front door to the street. This will help slowly up to Stratford City, creating large embank-
lower rise homes at Stratford New Town. This means minimise any costs and social issues associated with ments that present a further challenge to develop-
the provision of a significant proportion of terraced shared stairwells and entrance halls and increases ment. The plan is to front new development directly
homes and not over-developing the area. Relatively street-level activity. onto the street, albeit with generous tree planting
higher residential densities will be concentrated in and front gardens/privacy strips. The change in level
areas to the south (closer to Stratford station) and The neighbourhood will embrace sustainable design between the new development fronting onto these
fronting onto Leyton Road. Even in higher density and construction methods to ensure that there is no links and the existing level can help to accommodate
development, the Council will be seeking to maxi- net increase in carbon emissions through the use podium parking to the rear incorporated within the
mize homes with their own front door to the street. of highly efficient buildings and other appropriate block, or incorporate development fronting at both
Taller buildings will be limited to these areas with the technologies. If viable, the neighbourhood will use upper and lower levels.
remainder of the area being low and medium-rise low carbon energy sources such as Combined Heat
buildings. and Power plants. A similar system has been built The Travellers’ site at Major Road is likely to remain in
as part of the Olympics and new development at its current location for some time. The plan promotes
Chobham Neighbourhood will be a mixed tenure Chobham Farm could connect to this larger system. the opportunity to create a stronger hub and sense
area with all homes being designed in a ‘tenure Water and waste management will be managed in of enclosure by developing on the open spaces at
blind’ way i.e. it should not be possible to distinguish line with the approach set out in the principles of the north and south ends of the site. Improvements
between affordable and private homes from their Smart Stratford. to the enclosure around the site and public realm
external appearance. A proportion of the affordable to create a higher quality environment will also be
homes will be intermediate homes that provide With Public Transport Accessibility Levels ranging encouraged. In the longer term it may be possible for
homes for those who can only afford to pay for part from 3 to 5 and in accordance with the principles of the council work with the Traveller community to find
of their homes but allow access to home ownership. the movement strategy and of the Smart Stratford an alternative location that better meets their needs,
Private and intermediate homes will help create principle, car parking spaces should be kept rela- allowing for further new homes and local services to
a more mixed community and provide funding tively low (average of 0.2 - 0.6 per dwelling). be built in this area.
to deliver the project. A mix of tenures should be
provided in each phase as a whole [with at least Private amenity space will be provided for all homes
35% of new homes as affordable in any one phase]. in the form of communal gardens, private gardens
More details on tenure mix is provided in Supporting and useable balconies or terraces.
Papers – Housing.
Child play spaces will be provided in line with Mayor
of London standards with a series of doorstep
playable spaces, larger local playspaces and multi-
use games areas in accessible and well overlooked
locations.
Chapter 3: 97
Areas of Focus
Artist’s impression showing how Leyton Road could look
after the development takes place
Local shopping, workspace and services will be The east side of Leyton Road includes a mix of walk-
provided along Leyton Road to create services up flats and low-rise housing mainly from the second
that can be accessed on foot and support for local half of the twentieth century. Because of the previous
businesses and entrepreneurship. A focus point of industrial uses and distribution of uses in Chobham
shopping and other local services could be provided Farm some of these homes faced away from Leyton
at the crossroads of Henrietta Street, Chobham Road and some historic connections were severed.
Road and Leyton Road around the creation of a new Stratford New Town has a range of issues, including
public space. This is a highly connected location that connectivity, housing quality, social deprivation,
also provides good access to the new Polyclinic and lack of economic opportunities, poor environmental
Chobham Academy. The Academy will provide a quality amongst others. Links between Maryland
mixed learning and childcare environment from nurs- Station and Chobham Farm should be improved.
ery to sixth form. Angel Lane/Leyton Road will also A detailed regeneration plan for this area is beyond
link an improved Drapers Field in the north with the the scope of this masterplan, however the interface
proposed Chobham Park in the south of the area. between old and new should be improved in order
New pavilions in an improved Drapers Field could to minimise the potential for a perceived ‘cliff edge’
also provide a mixed-use focus point at Temple Mills effect.
Lane along with an improved street frontage.
Mending both sides might include refurbishment and To become a successful local high street and prop-
developing infill sites erly knit old and new areas together, both sides of
the street need to work well in urban design terms.
This means that where possible, buildings should
front onto the street and generate an appropriate
sense of enclosure particularly at corners; streets
should be designed for the human and the place
should be well connected. The plan promotes en-
hancement and refurbishment to improve the street
frontage on the east side of Leyton Road in the short
and medium term, with the potential for greater
change over time should that be financially viable
and offer community and regeneration benefits.
98 Chapter 3:
Areas of Focus
Stratford City
Leyton
Rd
North
London
Line
A AA
London
Line
B BB
This is the most challenging interface with the North Indicative section showing how changes in level could be resolved
London Line at grade along the western boundary
beyond which Stratford City is on a plateau up to
7m above Chobham Farm. Alma Street and Chob-
ham Road bridges rise slowly up to Stratford City,
creating large embankments that present a further
challenge to development.
BB
B
CC
Chapter 3: 99
Areas of Focus
Indicative massing model showing approach to Chobham
1
2
100 Chapter 3:
Areas of Focus
LEYTONSTONE
Chobham Park N
location and role
Maryland
Stratford
International
A new local park should be created in the south
of Chobham Farm in order to serve existing and Wick
Hackney
new residents as well as workers and visitors to the
northern part of Stratford Town Centre. The park
should have a direct frontage to Angel Lane/Leyton
Road. This location enables the park to provide
maximum benefit by serving an area of particularly
poor access to open space whilst at the same time
making it more likely to be used throughout the day
and feel safe and overlooked. The location of the Stratford
park also allows for a positive south-facing park
frontage for new buildings, with the potential for
small elements of commercial space.
Chapter 3: 101
Areas of Focus
Sugar
House Lane
Summary of
Proposals
The plan describes a visionary yet achievable future for Sugar House Lane. If implemented, the plan would achieve a
lively, innovative live/work community in this historically important part of Stratford and would facilitate good links to the
surrounding areas.
Site 14ha site known as Sugar House Lane between Three Mills Meanwhile • Bringing buildings within the conservation area back into
Wall River and River Lea Navigational bounded by Stratford Uses use for managed workspace, live-work, cultural or higher
High Street to the north. education uses.
Main Residential-led mixed-use development that enhances and Community • Local retail and community provision
components respects fine contextual heritage within the conservation area facilities
• Access to proposed new primary schools at Bromley by
and related and creating an exemplar water-side development. This would
Bow and Pudding Mill Lane
benefits include:
• 1,000 new homes Transport & • Greater connectivity and legibility within and through
public realm Southern Stratford leading to more pedestrian and cycle
• 3
0,000sqm new commercial space including small- movement (health and wellbeing benefits)
scale workspace that could create almost 1,200 jobs.
Refurbishment and intensification of the Conservation • Improved links westwards to Bromley-by-Bow over a new
Area could support around 1,000 jobs. Currently there are foot/cycle bridge
between 800 and 1000 jobs in the area. • Improved links eastwards to Three Mills Green and on to
• Local health centre and community space (1,000 sqm) West Ham
• S
ignificant refurbished space for employment and residential • Improved direct connections across Stratford High Street
mixed use developments to include a direct at-grade junction with a new extension of
Marshgate Lane
• Local shops, cafes and restaurants (1,800 sqm)
• N
ew mixed-mode bridge to connect south-westwards to
• Appropriate contributions to wider infrastructure Tescos at Bromley-by-Bow
• A more diverse economic offer including workspace to • Two new public plazas
complement the creative industries already established at
Three Mills and Sugar House Lane • New waterside routes and walkways
• Better use of under-developed land • N
ew bus connection from Bromley-by-Bow to Stratford via
Sugar House Lane
*The figures in the table above are based on the proposals specifically associated with the detailed masterplans (see delivery
framework). A huge amount of development is coming forward outside of these masterplan areas and the impacts of this development
are discussed at section 2 of the report above (and have also been fed into the community infrastructure assessment and transport
modelling).
102 Chapter 3:
Areas of Focus
Indicative massing model showing approach to Sugar House Lane
Chapter 3: 103
Areas of Focus
Context Development
Options
The Sugar House lane area is an interesting and A great deal of work had already been carried out
historically important area to the south west of Strat- prior to this masterplanning exercise culminating in
ford town centre. It is bounded by Stratford High the Sugar House Lane and Three Mills Land Use
Street and the Bow Flyover Highway to the north, and Design Brief (commissioned by the London
Three Mills River and Bisson Road housing area to Thames Gateway Development Corporation) pro-
the east, the Lea Navigational and the historic Three duced in 2010. The development framework uses
Mills Island to the south, and the River Lea and low the Design Brief as the basis of the plan proposals,
grade industrial uses to the west, forming an area of using the overall urban structure, linking Sugar
about ten hectares. A large amount of the area has House Lane area to other surrounding areas through
recently been bought by Landprop (the development new bridges, retaining the idea of Hunts Lane and
arm of Inter Ikea). Sugar House Lane is an industrial Sugar House Lane forming a parallel system of
area with a large amount of land used by the Film roads linked by a new central public space, support-
Studios. Much of the industrial uses have moved ing the creation of a mixed employment / residential
away and the film studios are likely to contract to neighbourhood and the forming of a strong frontage
their core focus around Three Mills Island immedi- onto the High Street. The main ways in which this
ately to the south. development framework diverges from the Design
Brief are as follows: Captions volore et dolestrud
The Sugar House Lane area is surrounded by some ming eum illa feugiatuero
other important sites in which development is likely »» Some changes in the location of the proposed euisit
to be coming forward. To the north (across the High links into surrounding area
Street) lies the Pudding Mill area that is being mas-
terplanned as part of the Olympic Legacy propos- »» More emphasis on the type of relationship of the
als. To the south west is the site of a major Tesco proposed buildings with the waterways to the
development (at Bromley by Bow), which includes south, east and west of the area
new housing and a school. To the west is Hancock
Road which is also being planned as a new housing »» A stronger general presumption that within the
area. Past the Bisson Road housing area to the conservation area most buildings should be
east is Rick Roberts Way, where new employment adaptively re-used rather than redeveloped in
uses, residential uses and potentially a secondary order to preserve the fine historic character of the
school are proposed. A major part of the approach area, not just the ones identified as special View of distinctive chimney and yard space
to the area, is to link it up with surrounding existing 4 Sugar House Lane Masterplanning Exercise | Draft Masterplan | September 2008
View from towpath to east of site back towards new development on Stratford High Street
Areas and Areas for Intensil cation. Sugar House Lane determination of this appealî (para 8). Of particular The OAPF del nes the core Sugar House Lane study
is situated in the Lower Lea Valley Opportunity Area importance is the assertion that ìthe O APF [establishes] area as an ëOt her Industrial Areaí (OIA). The OIA
which is subject to outline guidance in chapter 5 of the the context for land use change in this localityî (para designation permits the Introduction of additional (i.e.
London Plan. Para 5.70 describes the Lower Lea Valley 13). non-industrial) uses provided that industry remains the
as an ì industrial area based around a network of canals and primary use and that there is ìno net loss of industrial
watercoursesî. It acknowledges that ì many of the industrial Heritage context capacityî.
premises are in low-grade uses and only partially occupied,
which give parts of the area a poor appearanceî. The OAPF provides specil c emphasis on the Para 2.105 claril es that ìt o allow such intensil cation,
importance of the character of the historic environment. including the addition of non-industrial uses, to occur in
Opportunities
Constraints
The severance Strategic Industrial Possible contamina- Although largely defended, the area is in flood
caused by Stratford Location designations tion of land associ- zones 2 and 3 (as defined by the EA) and is likely
High Road (A12) that across parts of the ated with previous to require that new finished floor levels are to
separates Sugar site (this is being industrial uses. include a freeboard of at least 300mm above the
House Lane from reviewed through the 1 in 100 year plus climate change water level.
Pudding Mill area, the LDF/Olympic Legacy
DLR station and the Supplementary Plan-
Olympic Park to the ning guidance).
north.
Chapter 3: 105
Areas of Focus
Sugar House Lane Concept Plan
M
ar
sh
ad
ga
Ro
te
La
gh
ne
Hi
Ab
be
yL
1
an
e
A1
2
3 2
2 4
2 2
Secondary Frontage
4 Relationship with the waterways
Non-residential ground floor frontage
Major attractors
Public square
106 Chapter 3:
Areas of Focus
Urban Structure
and Principal
Uses
The broad approach to the area will be to retain The route along Sugar House Lane / Pudding Mill Running east west through the area (also passing
as much as possible of the north part of the area link will form part of a strategic connection from through the square) is a new link that joins the
(which falls within the conservation area). Not all the Bromley-By-Bow Station via the Tescos site, Sugar Bisson Road neighbourhood to Sugar House Lane
buildings are special in themselves, however there is House Lane, across the High Street, up to Pudding via Three Mills Green facilitated by a new bridge link
a good opportunity to retrofit as many buildings as Mill DLR Station, further to the Olympic Stadium and over the Three Mills Wall River. The link will continue
possible. Where this is not possible, contemporary the Olympic Park. The route requires the creation of westward over the River Lea Navigation at the west-
new buildings of a similar grain could be inserted a new junction at the High Street and a bridge link ern boundary of the area via another new bridge link.
with a focus on providing active uses for the yards, across the canal, transversing the 68-70 High Street These new links will have the effect of transforming
streets and alleys. However, the focus of this area will site and joining up with Marshgate Lane. The route the legibility and accessibility of the area.
be employment with a strong employment frontage creates a very direct and legible connection between
to the High Street. The southern part of the area will sub-areas and joins together Pudding Mill and Sugar
be mainly redeveloped for residential and live-work House Lane to create the critical mass for a new
uses with the potential for some community and great neighbourhood.
retail use in key locations. The area will provide the
perfect conditions for creative industries, start ups
and will be a hub for innovation and new ideas.
Chapter 3: 107
Areas of Focus
Relationship Creating a
with the mix of homes
waterways supported by
local facilities
The proposals create better access to the water- Sugar House Lane will include a mix of home sizes
ways and, in particular create an old Amsterdam and types from canal side town houses to mews
style canal-side street along the western side of the houses, maisonettes (with their own front door onto
Three Mills Wall River. Large town houses will front the street) and apartments. This will help to facilitate
this tree-lined street, creating a well overlooked, a mixed community and meet the range of housing
pleasant street to wander along and enjoy proximity needs in Stratford. Homes should be designed in
to the canal. This will complement the Fatwalk that a tenure blind way i.e. it should not be possible to
runs through the area. The plan also includes a new distinguish between private and affordable homes
south-facing waterside square at the south of the from their appearance. A mix of tenures should be
‘island’ linking the two key bridges to Three Mills provided with at least 35% of new homes as afford-
Green and Bromley-by-Bow complemented by a Artists impressions showing waterfront development at able in any one phase.
new community building/café and restaurant uses. Sugar House Lane
Sugar House Lane has the opportunity to create
a new housing offer for Stratford. As well as high
quality apartments, very large, high value family
homes could be created along areas with a positive
water-side aspect. A proportion of these homes
could be offered as self-build or self-procured
homes that would create a unique offer in London.
Prospective residents could purchase small, medium
or large plots and have some input into the design
of their homes. This has the benefit of helping to
create diversity and an engaged, creative group of
residents.
108 Chapter 3:
Areas of Focus
Indicative 3D massing of proposals for Sugar House Lane
4
2
Chapter 3: 109
Areas of Focus
An exemplar
live-work
neighbourhood
The development of Sugar House Lane must Development at Sugar House Lane should adhere
become an exemplar of how previously industrial to all the principles of good urban design, but must
parts of London can be sensitively and incrementally include a real commitment to diversity and richness
transformed into truly mixed use places with great in all dimensions. In this sense it must be a bit messy
opportunities for small and medium scale enterprises as “it is the cracks that let in the light”. Therefore
intertwined with high quality aspirational housing Sugar House Lane must include
with a strong family focus. Sugar House Lane is one
of the few parts of the wider Stratford area where »» A mix of uses vertically and horizontally across the
a mix of industrial buildings from different eras sit site
together within a distinctive set of yards, alleys and
streets. Many other ex-industrial areas have seen »» A good medium-density housing offer that includes
wholesale clearance of buildings and the creation of a significant proportion of family homes with their
overscaled and poor quality flatted developments. own front doors onto the street. House types
should be super flexible so maximizing the oppor-
Furthermore Sugar House Lane has a wonderful tunities to live and work in the same building.
water-side aspect and an existing canalboat com-
munity. Sugar House Lane development should »» Retention, where possible of existing buildings
celebrate this by creating a fantastic public realm that have the potential for creative reuse. This can
adjacent to its waterside and could encourage busi- also help to create highly affordable space that
nesses associated with the water. The water also will encourage a range of different businesses to
offers the opportunity to promote healthier lifestyles flourish and promote innovation.
by offering high quality walking and cycling routes as
well as sustainable energy sources. »» Juxtapositions of different uses, architectures,
scales to allow interesting things to happen as
contrasting things rub up against each other.
110 Chapter 3:
Areas of Focus
Section 4:
Towards
Implementation
4 Chapter 4:
Towards Implementation
111
Delivery
Overall Approach
To address delivery, rather than focusing on a single generation. Other opportunities may come forward through
‘big bang’, our focus has been to establish a number of the framework, and the delivery framework identifies over
projects, under an overarching masterplan umbrella, that 50 projects that could be taken forward. The initial financial
can come forward over time in a flexible way to make the and design appraisal work that we have undertaken shows
most of market opportunities as they arise. Each project that the four highlighted projects are deliverable and can be
will involve partnership working with other public sector initiated, even given the current economic circumstances and
entities, landowners, developers, communities and others with limited government funding. These key projects are as
to make them work successfully. Some projects such as follows (with further detail below):
underused town centre sites (e.g. Morgan House car park,
town centre car park, Alice Billings House courtyard) can »» Stratford Town Centre Southern Quadrant
be delivered before the Olympics. Others will take 20 years »» Chobham Farm
or more to deliver. We have identified physical development »» Carpenters
projects with a positive Gross Development Value, focusing
on significant sites where Newham Council and the public »» Sugar House Lane
sector has an interest and can influence delivery within the These four key projects have the potential to have significant
first five years. positive impacts for Stratford and Newham, playing a critical
role in meeting the overall projections for the ward which
The delivery framework (which forms a separate, confidential includes the Olympic Legacy proposals and the (26,000 jobs
volume) focuses on four key projects that Newham Council and 20,000 new homes). The table below sets out the key
has a direct and leading involvement in via its land holdings, benefits that these four projects alone could acheive in the
where it is responding to current market interest, and can short to medium term (in the next 10 years).
therefore create real opportunities for transformational re-
Sugar House Lane early phases £150m 475 800 15,060m2 4.9 ha
112 Chapter 4:
Towards Implementation
Diagram showing the projects identified for the Stratford masterplan, their level of priority and
Nehwam’s role in the project - see delivery plan for further details.
R E CHEER CH
NT OB
CE HA
N M
W
TO Maryland FA
M
AN
Station
T East IL
L I Thames
STEER Y
Homes
PO
N
Projects
EI
Morrisons
O
E CHEER
TR Car Park CH
G
InShops
TR
EN OB
HB
Redevelop- Redevelopt
PaulCSt/ HA Stratford
ME
ment N M
W
OU
Chamelsea Rd Village
TO Footbridge Maryland
Travellers FA
ROW
D
RH
TA IL
OR
OO
Homes New
PO
F
Gt. Eastern
N
Quarter Projects Mount Chobham
EI
AT
2-way
O
Masterplan
D
Street Farm
G
In shops
TR
Working
HB
STR
ment upgrades
OU
Lane Broadway South Travellers Village
Town
Campus Stratford
Hall Bus Creative
ROW
Regeneration
D
Improvement/
RH
Centre Broadway
OR
OO
Quarter
F
D
Phase1-5 Stratford Farm
School
Mount Stratford
STR
Cycle
Angel Hub & Paul St/ Junction Leyton
Lane Scheme
Pitchford
Street New Town
Cycle Town Chamelsea Rd South
Campus Street Footbridge Regen
Regeneration
Stratford extension Hall
Centre Town Cluster Oxford Project
Oxford
S Quadrant Centre Broadway Road Chobham
Mgmt.
Road
Stratford Creative StratfordSites Farm
Sites
Cycle Hub & Hub Stratford
London Cycle Scheme Metropolitan New Town
Housing extension Rokeby Regen
Southern
Design Town School Masterplan Project
Down- Guide to
access Carpenters Pitchford
Centre
OD
Stratford Secondary
grading Stratford Mgmt
Regeneration Street Sugar House
School in
Stratford Stn Metropolitan Southern Lane /
URHO
High St Marshgate
Down-
Southern
Upgrade Masterplan Stratford
access
Rd to Carpenters Lane bridge
D
South of grading Jupp Stratford Regeneration SHLane, MG
OR HBOURHOO
Stratford Pedestrian
Carpenters
Aquatics Downscaling Stn
Primary schl – St & High St Removal of
High St Cycle Bridge
HBO
zone of Warton Rd Upgrade Junc & vehicle Bow
Improve & 3MillsBridge
Lane/
& High
South of St Jupp Rd Flyover
Pedestrian ExpandCarpenters Sugar House
Junction
Aquatics Downscale Carpenters Primary schl – Removal of
Cycle Bridge laneLn/- Foot
Social Bow
EIG
zone of Warton Rd Improve & 3Mills Olympic
Gala & High St Regeneration ImproveExpand SH Ln bridge
- Foot Flyover
GR
KN
Social
IG
Bisson Rd
Hall Gala Road CarpentersImprove
Regeneration
Olympic
EA
Stadium Housing
GR
Bingo Bridgewater
Road
Warton Rd &
Underpass Rick
S.
Housing area
VE RK NE
Hall Secondary
TE
Carpenters
EA
Roberts area
Kerrison Underpass School in S Bromley
Way
TE
/W
Stratford
R
High St
CA
Road
Way Tesco&Home Aspirat
Optional/
Sites Development Regeneration
CA
AN LIVE
LI
SH Lane
Bridge- SchoolPrimary Pudding
RP
at House
Live/Work
Schl at Pudding
EN
Neighbour-
EN
Pudding
water Rd
N
TE
Re-Build
RS R
Re-Build
S Pedestrian
Pedestrian L L Desirable
Desira
IL
M MIL
Cycle Bridge
NE NE Primary
Cycle Bridge
Wrx Rd &
IG Primary Wrexham Rd /
NG
Schl at
IG Connections Barb Rd
HB
NG I
Schl at
Connections
Pudding Mill Barbers Rd
HB OU
to West Ham
Pudding
to West Ln Mill
Ham DI DD
OU RH
OO
Ln
E UD /PU Essential
RH N P
E L NE/
D A Essen
OO US
D SUGAR
HO
E LA
S
UGAR HOU
S
Row - Where LBN wishes to maintain the main freehold
interest in the land and needs to take a lead in order for the
project to happen.
Chapter 4: 113
Towards Implementation
Stratford Town
Centre Southern
Quadrant
Given that the site has such a strategic importance pressure to build a scheme that doesn’t meet its
for the regeneration of the remainder of the town vision.
centre, because of its high profile location, it is
important that its delivery is not left purely to the Financial appraisal work indicates that as the
market to respond to the development framework. economy and property market recovers, the spill-
The council is the primary landowner for the over effect of the Olympics and Stratford City and
Southern Quadrant although most of the properties the improved public realm in the town centre will
are leased. The site can be phased appropriately make development viable. The council will apply a
allowing sites to be brought forward independently. flexible approach to the provision of uses to help the
The council will use this land holding as well as implementation of the project objectives whereby
its planning function to help to steer the quality more viable uses (such as food store or student
and nature of new development to meet its vision housing) will subsidise less viable uses (such as new
rather than enter directly into a delivery vehicle with connections or fine-grain shops). The council will
developers. It will also actively encourage underused ensure that the Southern Quadrant development
spaces and buildings – such as Morgan House Car will make the appropriate contribution towards the
Park – to be brought back into temporary use prior delivery of strategic infrastructure such as two-way
to redevelopment. working of Broadway/Great Eastern Road.
The Council will work with private sector partners, It is feasible the Southern Quadrant project could be
members of the Town Centre Forum, Stratford completed within five years from commencement if
Renaissance Partnership, TfL and other stakeholders the process is smooth.
/ landowners to deliver a comprehensive scheme.
Initially, it will work with the partners who already
have a stake in the area as developing and imple-
menting a scheme with these parties would be likely
to be the most efficient way of securing regeneration
of this part of the town centre. However, the council
will always focus on delivering the right town centre
for Newham, and will use its landholding to resist
114 Chapter 4:
Towards Implementation
Project Summary:
Project Stratford Centre Southern Quadrant Project Stratford Centre Southern Quadrant
Site 3ha land between Great Eastern Street to the west and Meanwhile The Southern Quadrant should be the focus of a range of
south, Broadway to the east and The Mall to the north, Uses Meanwhile uses, many of which could be implemented in
currently occupied by Morgan House and car park, Broadway advance of the 2012 Olympic Games. Proposals include:
Chambers,
»» Destination market/events space on site of existing Morgan
Type Physical development, associated public realm and ancillary House car park.
social/economic components »» Creative refurbishment of Morgan House and recladding of
externals prior to Olympics.
Main Phased redevelopment focusing around a 3ha site in
components the southern end of existing island. This would include »» Use of top floor of Stratford Car Park for bar, performance
84,200sqm/906,000sqft of development (all gross floor areas): space and visitor centre
»» Improved links and permeability »» Top of Peacocks store could be used as a safe and secure
outdoor performance space for cultural events.
»» A Southern Plaza and ‘front door’ to the centre
»» A destination market and events space Financial This project is expected to deliver value to the council and to
impact the developers. As modelled, it has a Gross Development Value
»» A
n urban format food store (5,000sqm with potential for of over £250 million.
additional space at mezzanine level)
Other »» Over 2,500 jobs of which 2,300 are additional
»» S
mall floorplate mix of shops, restaurants and cafes
benefits
(14,800sqm/159,000sqft) »» Greater connectivity and legibility within and through
Stratford Town Centre leading to more pedestrian and cycle
»» A ‘dry’ leisure centre (2,000sqm/21,500sft)
movement (health and wellbeing benefits), and reduction in
»» 9
0 apartments (6,000sqm/65,000sqft) including pedestrian congestion in east/west malls.
appropriate affordable provision
»» Greater economic strength of town centre through
»» 300 student apartments (10,900sqm/117,000sqft) additional and more diverse retail/office floorspace of a mix
of affordabilities, without any single unit dominating.
»» 300 hotel beds and other facilities (15,000sqm/161,000sqft)
»» More people living in the town centre will help to create
»» N
ew offices including a mix of grades and lower-cost start
more life and safety on the streets after business hours.
up space (10,700sqm/115,000sqft)
»» Better use of under-developed land
»» R
efurbished Morgan House with additional space to
provide a mix of affordable workspace or potential hostel or Phasing Phase 1: Likely to be foodstore/smaller floorplate retail/leisure
other mix of uses (17,000sqm/180,000sqft) centre/student housing and refurbishment of Morgan House.
»» Appropriate contribution to wider infrastructure Creation of destination market on Peacocks site by offering
Peacocks another site in the centre or in new development.
Phase 2: Broadway Chambers site and 4-10 Broadway.
Phase 3: 12-42 Broadway and service area.
Chapter 4: 115
Towards Implementation
Chobham Farm
116 Chapter 4:
Towards Implementation
Project Summary:
Site 10.7ha site known as Chobham Farm between Angel Lane/ Phasing Next 15 to 20 years with early phases (within five years) likely
Leyton Road to the east, North London Line to the west, to focus on the southern end of the site to better establish the
Temple Mills Lane to the North and CTRL ‘box’ to the south. area as a residential extension of a town centre that is being
regenerated and to hence set the foundations for maximising
Main New build, mixed use, residential led area to include 113,564 values on the housing phases of the scheme that will follow.
components sqm/1,222,392 sq ft new development consisting of: This scheme will have a different market profile and be likely to
»» 1,035 residential apartments (88,338 sq m / 950,861 sq ft) come to market slightly later than the Athlete’s Village to avoid
market oversupply.
»» 199 residential houses (21,906 sq m / 235,794 sq ft)
Delivery LBN, LCR, Private developers.
»» Ancillary retail accommodation (2,090 sq m / 22,497 sq ft)
Agencies
»» L
ocal community/retail accommodation based in a hub
building with a new public space (1,230 sq m / 13,240 sq ft) LBN role Row
»» Chobham Park – a new local park for Stratford
»» P
otential for regeneration on the east side of Leyton Road
including upgrading existing housing, building new housing
and creating new connections eastwads towards Maryland
and Leytonstone Road
Chapter 4: 117
Towards Implementation
Carpenters
Estate
Regeneration
Carpenters has be subject to a number of false The council will work with the local community and
dawns. It is clear that stalling the project further other stakeholders to make sure that anyone af-
could adversely affect the quality of local people’s fected by the redevelopment doesn’t lose out and
lives, cost the council significant sums of revenue will seek to ensure that the community can stay to-
funding and will not deliver regeneration of the area. gether. The council will work in partnership to update
the existing Resident’s Charter where necessary.
The Carpenters neighbourhood provides the oppor-
tunity for delivering a residential led re-development The council will work with other landowners such
to provide new homes, improve quality of life for as the Olympic Park Legacy Company / Mayoral
residents and Newham people, with the potential for Development Corporation and Carpenters Company
a significant amount of office space and jobs, should where this helps meet the principles set out in this
market conditions allow to help the southwards framework. The council will establish a specific team
expansion of Stratford town centre and cement to drive effective delivery of this complex project.
its metropolitan status. The site also provides a
vital link to the Queen Elizabeth Olympic Park and
could be linked to new homes on the Bridgewater
Road site. Therefore our preferred approach is to
redevelop most of the Carpenters area in a phased
way creating a well-connected and integrated piece
of town that also allows local residents to stay in the
area if they want to and ensures that they don’t lose
out. New development must be of exemplar design
quality, embodying the primary objective to create a
place to live that will be successful in the long-term.
118 Chapter 4:
Towards Implementation
Project Summary:
Site Carpenters Estate, Rowse Close and Carpenters Company Financial The outputs of the project reflects a lack of substantial public
owned peripheral sites (Gibbins Road Industrial area and Jupp Impact subsidy and as such we have developed a scheme which is
Road Telephone Exchange). These sites are 10 ha in total. financially viable, based on a Gross Development Value £590
million. It will require mainly private finance, but will be led by
Main Phased redevelopment of most of Carpenters area to provide the council as principal land owner and entity with a long term
components better homes, better connections, more facilities and potentially interest in the area.
shops and offices. The project includes:
Other »» Improved homes and environment for residents
»» Improvements to Carpenters Road and Wilmer Lea Close
benefits
»» Up to 1,000 additional homes
»» A
bility to rehouse those residents who wish to come
back to Carpenters who are in the towers and committed »» Create a part of the town rather than an isolated enclave
developments at Doran Walk.
»» G
reater connectivity between town centre and rest of
»» Creation of a new route – Carpenters Community Spine Newham and southern Olympic Park as well as southwards
to Pudding Mill Lane.
»» Improvements to Carpenters Park.
»» B
etter defined streets and spaces leading to greater sense
»» O
pening of a new southern entrance to Stratford Regional
of safety.
Station
»» N
ew homes, businesses, shops, educational uses for
»» P
hased redevelopment of most of the Carpenters estate to
Stratford and Newham people.
provide 1,900 new and refurbished homes with a significant
proportion of family homes (approximately 40%) »» 1,000 new jobs providing greater economic strength for
Stratford.
»» A significant office provision of 20,000sqm and above
»» More efficient use of land.
»» Local retail provision of 500 - 1000 sqm
»» Improved access to public transport capitalising on station
»» R
elocation of local housing office, GP surgery and
access.
Docklands and Carpenters Community Centre into new
co-located community hub of at least 2,300sqm »» Improved and expanded local Primary School.
»» Improved connections to Aquatics via Carpenters Road and »» Appropriate contributions to wider infrastructure.
Warton Road underpasses.
Phasing Next 15 to 20 years with early phase focusing on Lund Point,
»» Improved connections to Greenway and Pudding Mill Lane Carpenters Arms Public House, Rowse Close and Carpenters
via Bridgewater Road TMO site followed by James Riley Point site. Phased
»» Appropriate contribution to wider infrastructure development is likely to move northwards towards Stratford
Railway station.
Meanwhile Carpenters Estate could provide local meanwhile uses,
Uses particularly of open spaces through local adoption of parks, Delivery LBN, Carpenters Company, HCA/GLA, OPLC/MDC, LTGDC
green spaces and gardens for more intensive community uses. Agencies
Vacated homes in Lund and Dennison Point offer opportunities LBN role Row
for 2012 Olympic Games media uses.
Chapter 4: 119
Towards Implementation
Sugar House
Lane
120 Chapter 4:
Towards Implementation
Project Summary:
Project Sugar House Lane Live-work neighbourhood Project Sugar House Lane Live-work neighbourhood
Site 14ha site known as Sugar House Lane between Three Mills Meanwhile Bringing buildings within the conservation area back into use
Wall River and River Lea Navigational bounded by Stratford Uses for managed workspace or higher education uses.
High Street to the north.
Financial Expected to return positive land value, but this needs to be
Main Residential-led mixed-use development that enhances and Impact compared against existing use value / land assembly costs.
components respects fine contextual heritage within the conservation area In addition Newham only own around 3% of the site, so their
and creating an exemplar water-side development. This would share would be fairly small. The GDV of this project would be
include: around £300m
»» Improved links westwards to Bromley-by-Bow over a new Other »» Up to 1000 additional jobs
foot/cycle bridge benefits
»» G
reater connectivity and legibility within and through
»» Improved links eastwards to Three Mills Green and on to Southern Stratford leading to more pedestrian and cycle
West Ham movement (health and wellbeing benefits)
»» Improved direct connections across Stratford High Street »» A
more diverse economic offer including workspace to
to include a direct at-grade junction with a new extension of complement the creative industries already established at
Marshgate Lane Three Mills and Sugar House Lane
»» N
ew mixed-mode bridge to connect south-westwards to »» Better use of under-developed land
Tescos at Bromley-by-Bow
»» A mix of homes
»» Two new public plazas
»» New waterside routes and walkways Phasing Delivered over 15 years.
»» N
ew bus connection from Bromley-by-Bow to Stratford via Delivery LDA, LBN, private developers, LTGDC.
Sugar House Lane Agencies
»» 1,000 new homes
LBN role Steer.
»» 3
0,000sqm new commercial space including small-scale
workspace
»» Local health centre and community space (1,000 sqm)
»» S
ignificant refurbished space for employment and residential
mixed use developments
»» Local shops, cafes and restaurants (1,800 sqm)
»» Appropriate contributions to wider infrastructure
Chapter 4: 121
Towards Implementation
Planning Policy
Implications
Planning Policy
and Governance
Stratford Metropolitan masterplan area is character- At regional level the area is earmarked for ongoing
ised by a complex planning governance structure. substantial change. The London Plan states that:
Newham shares its development control powers
with both the ODA and the LTGDC, however it »» Stratford is to be one of three major centres of
retains plan making powers across the area and economic growth and jobs creation in London
therefore has an important role in setting a strategic
framework for development in the borough. »» The town centre is to be developed from a major
centre to a metropolitan centre
The statutory development plan for the area is made
up of the saved policies in the Unitary Development »» 30,000 of 50,000 jobs in the LLV Opportunity
Plan, however this was adopted almost a decade Area should be in Stratford City and Stratford
ago in 2001. The Core Strategy is currently in town centre should accommodate at least 4,500
preparation. It will set the spatial vision for Stratford homes.
for the 15 years from adoption. It is the Council’s
aim to publish the Submission version of the Core »» The Olympic Park for the 2012 Olympic and
Strategy for examination in June 2011, with adoption Paralympic Games should be used as a catalyst
anticipated by the end of 2012. to accelerate the realisation of the vision for the
Lower Lea Valley: for it to become a vibrant, high
This development framework is being developed in quality and sustainable mixed use new city district
tandem with the core strategy to ensure key the- set within an unrivalled landscape of high quality
matic and spatial proposals form part of the strategy parkland and water features.
and will therefore be independently tested and gain
statutory planning weight as part of the adoption A new Olympic Legacy Supplementary Planning
process. Document is currently being prepared by the GLA
which will provide a vision and strategy for how the
Planning policy direction at a regional level is more Olympic legacy should be capitalised upon for the
up-to-date and is positioned on the premise that benefit of the surrounding boroughs.
the Lower Lea Valley (LLV) Opportunity Area will
‘accommodate some of the most important strategic
regeneration initiatives for London and an urban
renewal challenge of global significance’ (paragraph
5.78, London Plan, 2008).
122 Chapter 4:
Towards Implementation
Statutory
Linkages for
Planning Policy
Chapter 4: 123
Towards Implementation
Stratford Metropolitan Masterplan
Supplementary Planning Document
The Stratford Metropolitan Masterplan SPD will be a SPDs can provide supplementary detail to a regional As the SPD’s role is to establish an effective frame-
document which will translate the aspirations for the policy which forms part of the statutory develop- work to guide future development and investment in
development of Metropolitan Stratford into reality. It ment plan for the area. The London Plan provides the area, it should be a concise, well designed and
will be a key tool for officers from regeneration, major useful policy impetus, recognising the importance highly illustrated document. It should be easy to read
sites and development control to use in discussions of the strategic regeneration initiatives such as the and to use.
with landowners and developers to explain the vision Olympic Legacy and the significance of the urban
for Stratford. It will show the context for regeneration renewal challenge, as well as outlining development The exact structure of the SPD will be determined
and how individual development sites fit into the capacities and Stratford’s transition from a major to a at a later stage once key considerations, such as
bigger picture to help deliver the vision for Stratford metropolitan centre. Nevertheless, the Core Strategy the exact area to be covered; the level of detail to
Metropolitan. is currently in preparation and will provide a stronger be provided and the timeline have been resolved.
policy basis for the proposed SPD. However, at this stage, it can be said that the SPD is
likely to comprise three broad sections: an introduc-
The preparation of the SPD is likely to take place tory section, a section on development principles
as the submission draft of the Core Strategy is and a section on delivery.
being finalised, which is advantageous in terms of
synergising of the documents. So elements of the The introductory section is likely to include four main
Stratford masterplan which should be subject to sub-sections, including:
independent examination, such as site designation,
changing the status of safeguarded land, identifying »» Purpose – Covering why the SPD has been
broad locations for strategic development and site- produced, the context for regeneration (including
specific proposals should be written into the Core the Olympic legacy), and how Stratford fits into
Strategy so the SPD can build upon them. the bigger picture.
The masterplanning team should work closely with »» Background – Covering the historical
the planning policy team to ensure the information development of the area where useful and directly
supporting the strategic site allocation is appropriate relevant (plus reference to conservation areas); a
to ensure high quality development and sufficient perspective on the area today and a set of core
to avoid the need for a further Development Plan challenges for the area’s future.
Document to bring the sites forward. Supporting in-
formation could include a set of broad development »» Vision – Building on the above sections, this will
principles to guide future development proposals set out the vision for Metropolitan Stratford.
such as the specific land use or mix of suitable uses,
quantum of development including size and scale, »» Use – The status of the SPD, the policy context
and access arrangements. (supported by an appendix of development plan
policies), the area covered by the SPD, the ap-
plicability of the SPD. Policy context may need to
be drawn into its own section if the policy basis
for the SPD is in transition and therefore more
complex.
124 Chapter 4:
Towards Implementation
The development principles section is likely to The delivery section will cover:
contain two sub-sections:
»» Working with the community – What will
»» Area-based development principles – Due to be expected from applicants, building on the
the strategic importance of Stratford to Newham Statement of Community Involvement and
and London, this section will contain topic based encouraging Localism principles and ways of
guidance, drawing together Core Strategy and working if the borough is prioritising this.
London Plan policy strands, and relating them to
the development in the area. This could involve »» Working with landowners and developers –
providing guidance on development quality (and Including pre-application procedures.
making clear what this means in Metropolitan
Stratford); placemaking (in terms of streets and »» Section 106 Agreements and the Community
public spaces); movement (if this is key to the Infrastructure Levy – Provide guidance on
delivery of proposals); building heights (depending planning obligations and what contributions would
what the Core Strategy is to provide on this); be used for in the area.
Metropolitan centre uses, provision of infrastruc-
ture and services and incremental development The London Borough of Newham has already
(setting out local applicability of the Core Strategy adopted two area-based SPDs (the Canning Town
policy) amongst others. and Custom House SPD and the Forest Gate SPD).
For clarity and ease of use it will be important to not
»» Area-based guidance – The main part of the dramatically depart from the format of these docu-
document should be area based guidance, ments.
drawing from the masterplan to guide the
development of parcels of land and influence the This outline structure is broadly aligned with the
quality of the streets and spaces in between them. existing SPDs. Nevertheless, it also has the flexibility
It is yet to be determined what level of detail should to enable enhanced graphical and textual input to
be provided in the SPD considering the large area clearly communicate the vision and framework for
covered by the masterplan. It may be that more the development of Metropolitan Stratford.
detailed guidance is provided for key sites.
www.newham.gov.uk/stratfordmetropolitan