Open Poplar
Connecting people and the environment Urban Design: Place Making Group F2
Jake Ash | Jason Chung | Jeri Hulme | Ronika Postaria | Sylvia Lo Siu Nam
Content 1. Executive Summary
6. Interventions
6.4. Theme 4: Economic Development
2. Introduction
6.1. Theme 1: Connectivity
& Opportunities
2.1. Introducing the Study: Overview
6.1.1. Current Situation and Proposal
6.4.1. Current Situation
2.2. Socioeconomic Analysis
6.1.2. Crossrail Place
6.4.2. Limehouse Cut: Floating Market
2.3. Existing Situation
6.1.3. Richard Green Roundabout
6.4.3. Northern Dock: Waterfront
2.3.1 Land-use
6.1.4. East India Dock Road
6.4.4. Chrisp Street Market: Expanding from a
2.3.2. Transport Infrastructure &
6.1.5. Poplar High Street
Town Centre to an integrated Economic Hub
Existing Connectivity
6.1.6. Green Infrastructure
6.4.5. East India Dock Road: Developing a
2.4. Existing & Planned Developments
6.2. Theme 2: Green & Blue Spaces
Cosmopolitan Nightlife
3. Analysis
6.2.1. Current Situation
6.4.6. Poplar High Street: Rejuvenating the High
3.1. SWOT Analysis
6.2.2. Bartlett Park
Street
3.2. Key Issues
6.2.3. Limehouse Cut
7. Final masterplan
3.3. Policy Review
6.2.4. Chrisp Street Market
8. Implementation
4. Vision
6.3. Theme 3: Housing
8.1. Implementation
4.1. Open Poplar
6.3.1. Current Situation
8.2. Funding
4.2. Concept Plan
6.3.2. Housing Design Principles
9. Conclusion
4.3. Establishing a Set of Strategies
6.3.3. Densification – Refurbish and infill existing
10. Contribution
4.4. Strategies
housing estate
4.5. Mapping Strategies
6.3.4. Poplar Business Park
5. Keeping Community at the Centre
6.3.5. Billingsgate Market
5.1. Interactive Streetscape 5.2. Safer Public Environments 5.3. Designing Temporary Places 5.4. Aiming for More Human Interaction
1. Executive Summary Poplar is a district in the borough of Tower Hamlets. It is a diverse area with a large working-class population. The area, along with others in the borough, is recognised as being one of the most deprived in the UK and suffers from significant inequality. This is reflected in generally worse outcomes compared with the rest of London, and especially the neighbouring Canary Wharf – one of the most affluent parts of the UK, with lower life expectancy, higer crime rates, and higher levels of children living in deprived households. This context provides the backdrop to the Open Poplar proposal. It has been devised to address problems identified as particular to Poplar. We identified issues in five key areas. Poplar suffers problems around connectivity, which throws up barriers for those within the neighbourhood, as well as those travelling to and from the area. This prevents the formation of a thriving and cohesive community – indeed the urban design of Poplar has played a major role in the lack of social cohesion in the area. There is a need to improve the economic opportunities available to residents – Poplar is poorly integrated with Canary Wharf and is so far missing out on the benefits of being next to one of the world's financial hubs. With the imminent opening of Crossrail, there is a massive opportunity to tap into the increased footfall into Tower Hamlets. Residents and visitors are also underserved by the high street and market, which are underwhelming and in need of a refresh. With the expected increase in capacity and visitors to the area comes a need to address the housing crisis. This is already an urgent issue in Tower Hamlets, as well as London as a whole, but will become more acute as the area accelerates its development. Finally, the urban environment of Poplar itself suffers from a lack of suitable green and blue space. While there are parks and other open spaces, their potential is not fully realised and there is a need to provide more stimulating and active places for residents and visitors to go to enjoy Poplar. From these core problems, Open Poplar has the overarching goal of connecting people and the environment. It aims to create an inclusive community that is open to everyone. This is achieved through creating and enhancing open spaces that provide users with a space to live a healthy urban life, enhancing connectivity for pedestrians by prioritising their needs over cars and linking together the various disjointed parts of Poplar. Active efforts will be made to open up spaces and opportunities for local residents to grow their businesses and ensuring
that they are not left out. This will engender an environment conducive for the community to flourish – it should not be forgotten that the most important stakeholder in the Open Poplar proposal is the local community, and any benefits accrued should have residents front and centre. Open Poplar addresses its objected through four main themes: Connectivity, Green and Blue Spaces, Housing, and Economic Development and Opportunities. The foundation of these four themes is the Community. Connectivity stitches together the green and blue spaces into a green network that shrinks the area down to be easily accessible on foot. As part of this, East India Dock Road and Poplar High Street and the A12 roundabout, as important nodes in the area, will be overhauled. The pedestrian link between Canary Wharf and Poplar will be completely transformed with a major project to extend Crossrail Place only the doorstep of Poplar. Green and blue spaces will be enhanced specifically by renovating Chrisp Street Market to make it more accessible and welcoming, rebuilding Bartlett Park to provide more facilities and activities for visitors, and refreshing Limehouse Cut to better take advantage of this unique asset. These changes will create spaces and opportunities for economic development. These include reinvigorating Poplar High Street to return it once more to the hub of activity I once enjoyed in the past, refreshing Chrisp Street Market with new structures to attract shoppers and families, transforming East India Dock Road to a hub of nightlife, and building a waterfront on the North Dock at Crossrail Place to put the area back in touch with its heritage. Housing will be provided to residents, both through desification of existing stock and new development on underused land. These will be mixed tenure, providing a new supply social housing that are reserved to Poplar residents, as well as some market and intermediate units serving a wider need for housing, such as workers in nearly neighbourhoods. These new developments will be built using good urban design principles that ensure they respect the area's heritage and sensibilities, are legible for residents, sustainable, and promote integration. It is hoped that the execution of this scheme will go some way to addressing the inequalities that characterise this area and provide a platform on which Poplar can leverage its future prosperity, with a thriving and vibrant community at its heart, and Poplar transformed into to must-visit destination.
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2. INTRODUCTION
2.1. Introduction to the Study Overview The report Open Poplar contains a set of strategies and proposals that aim to respond to the issues that Poplar is experiencing and promote a prosperous, inclusive future for Poplar and the residents in the area. The study area of Poplar is situated in the London Borough of Tower Hamlets, where vital commercial districts are located, such as Canary Wharf and Spitalfields Market. These commercial districts were a part of the extensive regeneration project that has been focused on revitalising the economy of Tower Hamlets, redeveloping former industrial sites and redistributing the financial power of the City of London to the surrounding areas within the inner city, particularly Tower Hamlets. Open Poplar is an urban design strategy focusing on Poplar in East London and the surrounding area. Poplar has been the centre of significant regeneration projects since the 1990s. During the 1990s, the central government has collaborated with various private stakeholders to establish a large development plan, known as the London Docklands Development Corporation (LDDC), outlining a series of strategies to redevelop the Isle of Dogs and the surrounding neighborhoods across East London. The regeneration effort of LDDC and significant inward investment to the borough have caused a significant urban transformation to the area and beyond. As a result, several ordinary residents witnessed significant economic development in the borough following the rapid development of Canary Wharf as a major financial centre.
Poplar was designated as an area of opportunity within the Tower Hamlets’ Core Strategy in 2010, with the vision to regenerate the area into a place for families to gather. The town centre would become a vibrant retail space where residents can utilise the retail space fully as a substitute than travelling to Canary Wharf, Spitalfields Market or Stratford Westfield. The strategy identified a list of areas that require interventions or urban redevelopment to improve Poplar’s image and prosperity and transform the area into a vibrant, prosperous neighborhood. This report will first present the contextual information about the key issues, policies, strategies and interventions concerning Poplar, SWOT analysis and an outline of our vision. Following the vision, five key strategies will be presented in this report detailing the strategic objectives that are aimed to be fulfilled for Poplar. Thereafter, four themes will be explored to achieve these strategic objectives and the central vision with inspiration images and maps to demonstrate specific proposed interventions. Subsequently, implementation, sources of funding and a final masterplan will be presented to show the feasibility and timescale of each intervention.
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2.2. Socioeconomic Analysis
400000 350000
60000
300000
50000
250000
40000
200000
30000
150000
20000
100000
10000
Weavers
Whitechapel
Stepney G reen
Spitalfields and…
Shadwell
St Peter's
St Dunstan's
St Katharine's and…
Poplar
Mile End
Lansbury
Limehous e
Canary Wharf
Island Gardens
Bromley South
Bromley N orth
Bow East
Bow Wes t
50000
0
0 2005
2010
2015
2020
2025
Figure: Estimated Population – Tower Hamlets 2007 to 2027 Source: ONS Mid-year Estimates 2007-2017 via NOMIS; GLA 2016-based Housing-led Population Projections
Employment status of Tower Hamlets’ wards 7000 6000 5000 4000 3000 2000
Economically inactive: Total (2 011)
Whitechapel
Weavers
Stepney G reen
Spitalfields and…
Shadwell
St Peter's
St Katharine's and…
St Dunstan's
Poplar
Mile End
Limehous e
Lansbury
Island Gardens
Canary Wharf
Bromley South
Bromley N orth
Bow Wes t
Bethnal Green
0
Bow East
1000
Blackwall and Cubitt…
These inequalities between residents and forecast of significant population growth in the area demonstrate the need for a strategy that will integrate the spaces of Poplar and the surrounding area and promote inclusive economic development. It is vital that these interventions are embedded within the broad regeneration scheme so that no one will be left behind in the rapidly-growing economy of London and the process of a large regeneration scheme that is currently undergoing in the borough and beyond.
Estimated population
70000
Bethnal Green
The ward of Poplar is the second poorest in the borough: the median household income is £14,676 in 2011/12; while the neighboring ward of Canary Wharf is much wealthier than Poplar and most of the borough: the median household income is £30,073 in 2011/12. While these figures demonstrate the severe levels of inequality that exist in the borough, these also suggest that the urban environment of Poplar seems to struggle to flourish even with the economic growth, rapid development and financialisation of Canary Wharf. The lack of progress could be attributed to the poor urban design of Poplar in terms of physical and psychological which have been suggested to be a hindrance to the development of Poplar as an economic hub and a prosperous society.
Mean Modelled Household income (£) (2011/12) for Tower Hamlets’ wards
Blackwall and Cubitt…
In 2017, the population of Tower Hamlets was estimated to be 308,000 and projected to grow further to 365,000 by 2027. The population growth in Tower Hamlets was exponential in recent decades; its population has doubled in thirty years, and the borough is currently the fastest growing local authority in the UK, which makes this borough second-most densely populated in the country. The socioeconomic overview of Poplar is that residents of Poplar are among the poorest in Tower Hamlets and Greater London as a whole.
Economically active: U nemp loyed (2011)
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2030
2.3. Existing Situation 2.3.1. Land Use The present land use in Poplar is predominantly residential followed by considerable mixed-use buildings. The commercial character is observed to be more on the other side of the river, i.e. Canary Wharf. In Poplar, the concentration of shops and retail is observed along the major roads – leading to mixed use edges. However, a major proportion of land in Poplar is green space. This also suggests that we do not need to provide for more green space but only optimize what we already have. The parks and open spaces are huge and in good condition, however, they are still not used to their full potential. It is also important to notice the proportion of education institutions and religious buildings, both of which is high. Our strategies need to consider, if not keep them at the centre, and align our proposals in a way that serves the wider community. Poplar is known for its historic value and the communities living there play a major role. The residents in the area believe in strong community relations and it is important for us to make sure our proposals do not disturb the balance; instead, we aim to enhance these spaces. If anything, the idea is to bring the communities in the surrounding neighbourhoods closer, integrate the urban features and utilise these open spaces in a better way.
Residential
Mixed Use
Institutional
Commercial
Green Spaces
Place of Worship
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2.3. Existing Situation 2.3.2. Transport Infrastructure & Existing Connectivity The transport network in poplar comprises of different road hierarchies with East India Dock road being the major arterial road that experience high through traffic; Poplar high street, Chrisp street and Upper North streets being the secondary roads that serves the area of Poplar, and several local streets giving access to individual buildings. Some may argue that the local roads are narrow and not easily connected to the secondary roads. The connections are long, limited and lacks options.
Arterial Roads
The car ownership numbers in the area is not very high. Most people use public transportation or walking or cycling as their daily modes of travel. Commuting to and from Poplar is quite easy due to the presence of DLR stations and Bus routes that connect the area to other areas of London. Considering the size of Poplar, it can be said that the area has a good transportation network.
Secondary Roads
Tertiary Roads
There are 5 major DLR stations in the area that connects Poplar to the larger London underground network. Buses in the area has a high frequency and clear route for commuting to and from other areas. As per one study, Bus service in Poplar is higher than Canary Wharf. However, when we look at the bus routes in Poplar, it is pre-dominantly place on the East India Dock road that serves both north and south of Poplar equally. Nevertheless, there is a high concentration of bus stops in the eastern part near the All Saints DLR station.
Bus Routes
Rails
An important observation would be the lack of enough pedestrian connections between Poplar and Canary wharf. Moreover, there are no dedicated pedestrian or cycle routes. The transport network prioritizes vehicular traffic and the needs of pedestrians and cyclists are rarely taken into consideration. The footpaths are narrow, and the connections are not continuous. The cycle routes include only small portions of the street painted with logo, but that too breaks abruptly.
DLR Stations
Bus stops
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2.4. Existing & Planned Development Poplar and the surrounding areas, Canary Wharf in particular, are experiencing rapid change in recent years; many new developments have been completed to provide housing and commercial opportunities. Aimed to be a Global Financial & Business Centre, there is an expansion planned for Canary Wharf from its original boundary to the surrounding area. The Borough has proposed a series of new development and regeneration projects mainly in the location surrounding Canary Wharf and land adjacent to Poplar riverside. 1. Crossrail Canary Wharf is a future railway station sitting below a 5-storey mixed-use development known as Crossrail Place, it helps connect this key business district to the City of London, the West End and Heathrow. 2. Blackwall Reach Future Development: 1575 new homes (consisting of 561 rented apartments and 118 Shared Ownership apartments) 3. Aberfeldy Village Regeneration Future Development: 1,176 new homes for sale, private and affordable rent and retail facilities 4. Chrisp Street Town Centre Existing Use: Shops, community facilities, Idea Store, public houses, cafes, market and housing Proposed Development: comprehensive town centre led mixed use redevelopment with housing, Idea Store (re-provision) and local market (re-provision) 5. Billingsgate Market Existing Use: Wholesale market and parking Proposed Development: Housing, Open space, Wholesale market (provision in suitable location in London, preferably retaining a partial local presence on site), Employment
6. North Quay Existing Use: Vacant land currently occupied by construction equipment for the Elizabeth Line station Proposed Development: Office-led employment uses, Open space 7. Poplar Business Park Existing Use: Office, workspace and light industrial units Proposed Development: mixed-use scheme of between 3 and 31 storeys, comprising 312 residential units, office/light industrial floor space, a 91 bedroom hotel, restaurant, with associated parking and landscaping. 8. Helix Existing Use: Restaurant (McDonalds) and carpark Proposed Development: twin tower building up to 35 storey consisting 414 residential units (69 units for affordable housing, 60 for intermediate, 9 for social rented), creche, fitness centre, retail units and a new McDonalds ‘drive-thru’ restaurant. 9. Aspen Way Existing Use: Wholesale market, dual-carriage way, DLR services, housing Proposed Development: Housing, Open space, Employment 10. Clove Crescent Existing Use: Offices Proposed Development: Employment – led, Open space 11. Docklands Delivery Office Existing Use: Post office delivery office Proposed Development: Housing, Employment, Open space
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3. ANALYSIS
3.1. SWOT Analysis STRENGTHS
WEAKNESSES
• Green spaces are widely distributed across Poplar • Chrisp Street Market act as a community hub • Convenience of transport and proximity of transport hubs to support rapid transit and ensure high connectivity throughout • Significant economic opportunities on East India Dock Road and Chrisp Market Street • Poplar High Street underutilised in terms of vehicle traffic and economic activity • Good supply of social infrastructure • Good sense of community • Good signposting in key areas that promoting legibility and navigation • Walkable Neighbourhood in term of scale
• • • • • • • • • •
Underutilised blue and green spaces East India Dock Road has lot of through-traffic Access to public transport is unevenly distributed Modernisation of neighboring areas (Canary Wharf) has created architectural dissonance and psychological disorientation Priorities on vehicles over pedestrians in urban design Lack of economic convergence throughout Proximity of Canary Wharf enhances inequality Perception that Poplar has is unsafe and has little to offer Feeling that the area is losing its character becoming more transient Current regeneration efforts not supported by long term residents due to perceptions that they are being neglected or excluded
• Walkable Neighborhood Scale
• Green and Blue Spaces
• Roads and Transport Network • Risk of future developments diluting local character and community • Resistance of strong local community to change • Gentrification could damage the community ‘bleed-over effect’ • Increasing land prices may drive current community out • Lack of budget and financial resources (austerity, cutbacks) • Growing divergence in the economies of Tower Hamlets, leading to an economic fragmentation between areas • Opportunities in Poplar are disappearing, leading high-skilled residents and creative young professionals to relocate to somewhere more prosperous • Lack of affordable and social housing risks pushing ordinary residents out of Poplar
• Potential to pedestrianize the area • Connect and blue and green spaces to make more connected • Crossrail to stimulate future development and improved connections • Set up Citizens Assembly for the community to be involved with regeneration efforts • Regenerate the existing buildings, no more demolition • Potential for Poplar as a major and integral district centre of retail and commerce by the GLA masterplan • Increase in housing stock and associated economic benefits - mixed use • Increase commercial opportunities on various locations in Poplar to promote job creation in strategic areas, inclusive economic development and equitable economic benefits
THREATS
OPPORTUNITIES
Bus Routes Rails DLR Stations Bus Stops
• Poplar Green Spaces Blue Spaces
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3.2. Key Issues Poplar is vulnerable to becoming an area of marginalized communities. Many ordinary residents may be excluded from the benefits of this growth from the redevelopment plans. It is vital to broadening the Core Strategy and its vision to address the overarching issues that have been overlooked in the Core Strategy and the London Plan. The analysis (see SWOT analysis for further details) demonstrates that Poplar requires urgent attention to the issues:
CONNECTIVITY Poplar suffers from poor legibility, spatial disorientation, significant impermeability, lack of territorial cohesiveness and lack of accessibility. To improve the connectivity of Poplar and allow the residents of Poplar to mobilize and move across the area more fluidly, design interventions to improve the streets, transport and infrastructure are required.
OPEN SPACES Both the blue and green spaces are underutilised throughout the neighborhood. These spaces are placeless, poorly designed and not significantly accessible in the area, which results in these spaces being overlooked by the residents of Poplar. It is vital to explore what interventions can be employed to improve these spaces via urban design.
ECONOMIC OPPORTUNITIES
SOCIAL COHESION Communities are spatially, physically and psychologically divided across the neighborhood of Poplar due to the poor urban design of the area. This report aims to establish strategies that would bridge the communities of Poplar to ensure that the neighbourhood is safe and has a functioning, inclusive and collaborative society.
Employment opportunities, benefits of economic growth and commercial development are not equitably allocated to the residents of Poplar. They should be equitable, inclusive and accessible to all communities of Poplar. It is vital that Poplar has a prosperous future as an economic hub and is a place where people can train, develop high-quality skills, innovate and prosper.
HOUSING Poplar suffers from a lack of both affordable and social housing. This is substantial concern for the residents within Poplar as rent and housing prices continue to increase. Indicating Poplars housing lacks the affordability needed, thus residents may be eventually ‘priced out’ of their own neighbourhoods.
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3.3. Policy Review Environment The objectives of the green grid have both aligned and influenced are strategies for this project. It led us to the idea of facilitating movement of pedestrians and cyclist over vehicles within the streets of Poplar by extending the existing green grid further improving the movement of people between green and open spaces. Garden City Principles: ■ Strong vision, leadership and community engagement. ■ Mixed-tenure homes and housing types that are genuinely affordable. ■ A wide range of local jobs in the Garden City within easy commuting distance of homes. ■ Beautifully and imaginatively designed homes with gardens, combining the best of town and country to create healthy communities, and including opportunities to grow food. ■ Development that enhances the natural environment, providing a comprehensive green infrastructure network and net biodiversity gains, and that uses zero-carbon and energy positive technology to ensure climate resilience. ■ Strong cultural, recreational and shopping facilities in walkable, vibrant, sociable neighborhoods. ■ Integrated and accessible transport systems, with walking, cycling and public transport designed to be the most attractive forms of local transport.
Protecting London's Open and Natural Environment •Extending the green belt •Protecting green developments further urbanisation •Address open space deficiencies •Protect existing open spaces •Improve connections between these spaces
from
Blue Ribbon Network •Take opportunities to increase and naturalise rivers •Preventing developments and structures in the water •Identify areas of deficiency and address them through water-based activities or leisure that increases utility of the area •Encourage sensitive use of natural landscaping
Air and Noise Pollution Proposals should •minimise increased exposure to existing poor air quality and make provision to address local problems of air quality and particularly around those more vulnerable such as children or the elderly •Promote greater use of sustainable transport modes through travel plans •Increase sustainable design and construction e.g. avoid complete demolition due to emission produced from these practices (GLA 'Control of dust and emissions from construction and demolition') •Do not lead to worsening air quality
The Green Grid: Poplar
The Green Grid: Tower Hamlets
Without providing the right employment, community facilities and range of housing, new Garden Villages risk becoming dormitory commuter suburbs – the antithesis of the Garden City idea.
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3.3. Policy Review Economy
Public Transport
Living Spaces
Housing
The London Plan 2016 outlines a set of policies and strategies adopted by the Mayor of London which include:
The London Plan 2016 lists strategic aims for integrating transport and development. A summary of key points relevant to our study area are:
The London Plan 2016 strongly suggests that:
• Ensuring a sustainable future for London with improvements to the quality of life and quality of housing for all Londoners. • Tackling the issue of deprivation and inequality among Londoners, including inequality in health outcomes. • Enhancing London’s international competitiveness and diversifying its economy with the aim of promoting innovation and research in employment and research and development that will benefit all Londoners. • Small-medium enterprises (SMEs) will be supported through improvements to the quality of office buildings and expansion of affordable commercial spaces and/or buildings for these SMEs. • Encouraging the transition to a low-carbon economy with a dynamic services sector. • Promoting the conversion of surplus office buildings to other uses; encourage mixed-use development to integrate the fragmented economic sectors into one prosperous economy. • Expanding town centres and retail spaces; diversify the retail economy and development; protect small independent shops. • Enhancing arts, culture, sport and entertainment to improve social cohesion and enhance local employment and skills development.
• Implementing Crossrail, the Mayor’s top strategic transport priority, to increase public transport capacity • Encouraging patterns and nodes of development that reduce the need to travel, especially by car • Seeking to improve the capacity and accessibility of public transport, walking and cycling, particularly in areas of greatest demand • Supporting development that generates high levels of trips at locations with high levels of public transport accessibility and/or capacity • Improving interchange between different forms of transport, particularly around major rail and Underground stations • Supporting measures that encourage shifts to more sustainable modes and appropriate demand management • Promoting greater use of low carbon technology so that carbon dioxide and other contributors to global warming are reduced • Promoting walking by ensuring an improved urban realm • Seeking to ensure that all parts of the public transport network can be used safely, easily and with dignity by all Londoners • Bringing about a significant increase in walking in London, by emphasising the quality of the pedestrian and street environment, including the use of shared space principles, – promoting simplified streetscape, decluttering and access for all
In the London Plan 2016 and Housing Strategy 201621 for Tower Hamlet, the following strategies and objectives regarding housing aspect were highlighted:
In order to meet these strategic objectives, it is vital that this report focuses on economic development and commercial opportunities in specific areas of Poplar to ensure that the area will achieve these objectives and become a prosperous neighborhood. We must innovate a set of key principles that will ensure a functioning urban environment that is well-connected and integrated into the society of Poplar, a territorially cohesive space for all communities to come together and economic growth and opportunities to be inclusive and beneficial to all residents of Poplar.
These objectives are particularly pertinent to the connectivity issues facing Poplar. Our solutions needs to address these and also be in line with the London Plan for transport. Particular attention should be paid to ensuring that the benefits of Crossrail are shared with the people of Poplar, promoting walking as means to travel short distances, demoting the prominence of cars in the area, and ensuring that everyone can access and interchange between transport nodes safety.
• Neighborhoods should be Diverse, Secure, and Accessible for all irrespective of their origin or background. • Individuals should live in a high-quality environment that utilizes the potential of green spaces and natural environment while promoting an active and supportive local community. • Development should maximize the opportunity for community diversity, inclusion, and cohesion such that it contributes to people’s safety and security. • Development should consider the needs of children, older people, and disable people to move around easily with legible and well-maintained routes and spaces for convenient movement. • Access to public transport, amenities, cultural facilities, local shops, and places to meet and greet should be within easy reach of homes. • Development should reduce the opportunities for criminal behavior and contribute to a sense of security with a high-quality design response. • Buildings, streets, and open spaces should be designed in human scale such that street-level activity forms a positive relationship with the surrounding.
While providing for Housing and economy is of utmost importance; the surrounding environment in which a person lives affect their social life. It is thus, necessary to understand how access to different spaces, their ability to be in a place, and the people they are surrounded with - influence their well-being. We have dedicated a section under this report to understand the social experience of residents and how can we improve it. The ideas were then taken into consideration for integrating and designing the detailed proposals.
• Providing Londoners a real choice of homes in respond to the demand and in affordable price • Supplying at least an annual average of 42,000 net additional homes across London which will enhance the environment, improve housing choice and affordability and provide better quality accommodation for Londoners • Identifying and seeking to enable additional development capacity through intensification, town centre renewal, opportunity and intensification areas and growth corridors, mixed use redevelopment, sensitive renewal of existing residential areas • Ensuring that all children and young people have safe access to good quality, well designed, secure and stimulating play and informal recreation provision, incorporating trees and greenery • Promoting communities mixed and balanced by tenure and household income across London through incremental small scale as well as larger scale developments which foster social diversity • Working with residents and stakeholders in effective partnership • Mayor of Tower Hamlet committed to build 1000 new council homes that are financially sustainable and accountable to their residents Further to the strategies in national and borough level, the report developed a set of strategic visions and urban design principles specific in the study area. The proposal will echo with our vision to Poplar to create an integrated neighbourhood through housing design.
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4. VISION
4.1. Open Poplar
Connecting people and the environment Open Poplar aims to transform Poplar into an open, inclusive neighbourhood that enhances the community and is welcoming everyone. This means connecting people, places and businesses through green and blue spaces that promote health and wellbeing.
PRINCIPLES
Open space
The vision underpins the ‘Four Cs’ principles, which are the overarching philosophies providing the foundation for the purposes of each strategy in this report:
Green and blue spaces will be emphasised to create a bucolic
• Connect to the surroundings – establishing more physical, spatial and psychological connections by designing more transparent ways into Poplar from the surrounding areas and better integrating into the wider area.
environment where people gather and get to know their neighbours. Through making places that people want to spend time in will opportunities open up for people to make meaningful connections and new relationships.
Open access The green and blue spaces will form part of a wider network that eases movement for walkers. Pavements and the movement of people are prioritised over vehicles, and roads are transformed into places to be, rather than just a place to pass through. Poplar will also be better connected to the wider region, allowing it to take advantage of wider developments
• Create places from spaces – creating new places from the underutilized spaces, mainly blue, green and commercial spaces, by redesigning these spaces into more inclusive, integrated and inviting to the broader community of Poplar, Tower Hamlets and London as a whole. • Curate the experience – utilizing Poplar's pedestrian environment and open space as places for cultural events and leisure activities for workers, visitors and residents to enjoy. • Consolidate the territories – ensuring the territories of Poplar are well-connected for all communities in Tower Hamlets and beyond; promoting the territories as space where community-based and leisure activities can undertake.
in London.
Open to everyone The focus of this project is to create an environment that allows the community to flourish. Spaces and schemes are reserved for local residents to promote their businesses, culture and and talent. At the same time, this proposal aims to put Poplar on the map and make it a destination that people want to visit, spend time in, eat, shop, and enjoy everything this dynamic place has to offer.
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4.2. Concept Plan
Blue and green space as nodes and edge: Connect people and create place from spaces
Improve walking experience on path: Connect within Poplar and to the surrounding
Creating destination: Curate the experience and attract visitors
Combined concept plan
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4.3. Establishing a Set of Strategies STRATEGIES This urban design strategy will ensure that the set of strategies in this report is guided by rational, pragmatic and forward-thinking aims. These aims are: ● To reintegrate Poplar into the London Borough of Tower Hamlets and Greater London as a whole, economically, spatially, socially and psychologically. ● To enhance the communities that exist in Poplar and the surrounding areas by connecting people, places and businesses through proper utilization of green and blue spaces, economic opportunities, housing design principles, wellbeing design principles and social initiatives. ● To improve the economy of Poplar by promoting a sustainable vision for the future of Poplar and encouraging inward investment. ● To ensure that Poplar is a pleasant, safe and prosperous area for all residents and future residents. ● To promote inclusivity in all frameworks in the development and regeneration schemes so that all residents will benefit from the urban morphological effects of these schemes and prosper equitably.
RATIONALE The Core Strategy 2010 focuses mostly on economic convergence of Poplar with the borough as a whole and the densification of Poplar following the rapid development and economic dominance of Canary Wharf in the borough. The borough is experiencing a considerable transformation in terms of economy, wealth and physical environment resulting from the LDDC and considerable inward investment since the 1990s due to the financialisation of Canary Wharf and the surrounding area.
Site analysis by SWOT
The omission of particular issues that were identified in the preceding pages regarding the Core Strategy and London Plan and the SWOT analysis demonstrate the requirement for a coherent strategy that will ensure inclusive outcomes for the residents of Poplar. Therefore, Open Poplar was established as an urban design strategy detailing a set of proposals that will ensure the residents of Poplar benefit more from the regeneration scheme that is commencing in the area. This urban design strategy outlines a vision to promote inclusive economic development and growth and integration of blue and green spaces and communities to improve territorial cohesiveness, connectivity and the social cohesion between communities of Poplar and the surrounding area.
Identifying the key issues and proposal Producing our vision
For this proposal, we will address the five key issues identified earlier through four key strategies: ● Connectivity ● Economic development ● Green and blue spaces ● Housing The common thread underlying all these is a focus on the community. Any actions undertaken will have this key stakeholder at the centre of decision making. This was also influenced by our research in task 2 (a pre-proposal exercise), where we established how the significant segregation between Poplar and Canary Wharf; Legibility Issues for Disabled People; and the recent regeneration efforts influence the well-being of People in Poplar.
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4.4. Strategies CONNECTIVITY These actions focus on making Poplar a cohesive and integrated place, both physically so that it is easy and seamless to walk through, but also in terms of building a strong sense of place that is distinct in its identity. The broad aims of improving connectivity are: •
•
•
Increasing permeability by giving pedestrians more options to walk through Poplar. At various points in the area there choke points that funnel pedestrians into narrow paths, usually in high traffic areas. It is essential to relieve these by easing the constraints that force people into these confined spaces, and also offer pedestrians alternative ways to reach their destination. Connecting Poplar with its surroundings. Poplar needs to fit in harmoniously with its neighbours. Good connections are important in order to districts to complement each other and allow people to easily move between them. Softening hard edges and increasing integration. Hard edges create borders, as well as mental and physical barriers. Poplar has many of these, most prominently East India Dock Road, which slows down people getting crossing it and creates a north/south division. Measures will be taken to blur these edges to create a more integrated whole.
GREEN & BLUE SPACES •
•
•
•
Building up the community by making the streets themselves a place for interaction, rather than just to pass through. The streets should be a place where the life of the city takes place and not a means of getting from A to B. This means that the streets should be lively, dynamic and engaging places. This will be achieved by making them interesting places to be: giving people, rather than cars, more ownership over them, removing unnecessary clutter impeding their journeys, and making space available for people to interact with the urban environment. Engendering a safer environment and sense of wellbeing by increasing the potential for natural surveillance. Promoting an open environment, filled with people, and overlooked by plenty of windows makes people feel safe on the streets. At the same time, enclosed and featureless paths do no encourage people to stay out and linger. Improving the health of residents and visitors by calming traffic and reducing through-traffic. Vehicular traffic reduction will bring benefits to residents and visitors, not only by reducing the potential for road traffic accidents, but through the reduction of emissions from cars and noise pollution. Unifying the green and blue spaces by coherently joining them up. Tower Hamlets has relatively little green space so it is important that what it does have use to their full extent. As well as this, they should be connected together to form green pathways that link them up to maximise their potential.
Open space is essential for the urban landscape to come alive. It is in these places that the dynamism of a city is expressed. Therefore the spaces in Poplar need to be fully engaged in order for this area to realise its full potential. The main aims for this strategy are: •
Better utilisation of existing green and blue spaces by offering more activities. It is important to offer a range of activities in open spaces. Open parks are excellent at giving people freedom to do whatever they like. This proposal aims to offer people more options with how to use the open space by building more facilities.
•
Turn spaces in Poplar into places where visitors want to come and visit. As well as building a better Poplar for the residents of the area, this proposal aims to turn Poplar into a place where people want to come and visit by building spaces that aren’t found in the wider neighbourhood.
•
Improve the health and wellbeing of residents. Getting people to go and spend more time outside is the ultimate aim of improving the green and blue spaces. This is especially important for Poplar as it is one of the most deprived areas of London, which suffers from worse health outcomes than average.
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4.4. Strategies ECONOMIC
HOUSING
The strategy focuses on the commercial opportunities in Poplar that are to be pursued for economic development for the area. The residents of Poplar require a strategy that will revitalize the economy of Poplar and establish the area as an economic hub that will coexist with other significant commercial districts, particularly Canary Wharf and Spitalfields. Opportunities will develop from this strategy for residents to better themselves and develop their careers. The proposals outlined in this strategy seek to reintegrate Poplar into the economy of Tower Hamlets, London and the UK in order to tackle deprivation and inequality and ensure an economically sustainable future for Poplar and its residents.
•
Ensuring small and medium enterprises (SMEs) are supported through the improvements to the quality of office buildings and commercial spaces and the expansion of affordable commercial spaces or buildings for these SMEs so that they will not be priced out of the area’s increasingly expensive rental prices for commercial spaces.
•
Tackling the issue of deprivation and inequality among the residents of Poplar through inclusive economic development that will provide significant economic benefits and opportunities to the ordinary residents of Poplar.
The strategic objectives for economic development and opportunities are:
•
•
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Promoting prosperity in Poplar through mixeduse developments, redeveloping derelict former industrial spaces into innovative and dynamic commercial districts, modernizing and expanding the town centre and retail spaces and establishing a cosmopolitan and vibrant nightlife in the area. These will diversify the economy of Poplar and the London Borough of Tower Hamlets so that the borough will reduce its dependence on the financialisation of Canary Wharf for economic benefits and ensure a variety of economic opportunities for the residents of Poplar and Tower Hamlets, broadly. Building an integrated economic base with a transition to a knowledge economy for Poplar to ensure sustainable economic development and develop a variety of employment sectors to ensure a sustained breadth of various employment opportunities and a diversified economy. This will ensure that Poplar's prosperity is sustained.
•
Enhancing arts, culture, sport and entertainment to improve the social cohesion between communities that currently exist in Poplar and the surrounding areas and expand local employment, training and skill development opportunities. These will allow the residents of Poplar to advance their skills and knowledge – which is vital to the economy of London as a knowledge economy – and attract inward investment to unlock their potentials and develop the area as a centre of arts, culture and entertainment. Connecting the places that produce economic values to encourage the dispersion of economic growth rather than they being concentrated in the town centre. This will ensure an equitable distribution of economic benefits from the integral regeneration project and urban strategies that are being proposed in this report.
The strategy aims to address the current housing issues and severe shortage in affordable and social housing in Poplar and contribute to meeting the housing need in Tower Hamlets in view of the rapid development in the surrounding areas. At the same time, we value the importance of diversity and community engagement in the living environment to make Poplar a cohesive neighbourhood for existing and new residents.
•Provide an open public realm through innovative housing design principles. High quality of public space is provided to enhance promote health and safety for the residents and provide a safety play space for children. Various activities and events will be provided in the neighbourhood to enhance sense of belonging to the community so that parents can spend time playing with their children near their home.
The strategic aims for housing provision is proposed as follow:
•Robust, vibrant and inclusive neighbourhood to accommodate the diverse population in Poplar. Taking account of the mixed background of people in Poplar, it is aimed to look after the needs of residents through public engagement programme and community empowerment of existing resident of Poplar. A Citizen's Assembly is aimed to be established in the future to achieve this so that the citizens of Poplar will have a say in the transformation of Poplar regarding housing, mixed-neighbourhood and regeneration projects.
•
• Producing genuinely affordable housing. In respond to the rapid growth of housing needs, severe housing shortage and high number of homeless families, potential development sites are identified to proceed to residential development. The site with better connectivity to transport network and amenity is prioritised. The future development will aim at achieving mix of 35% social, 35% affordable housing and 30% market units to respond to needs in the area. • Create a socially inclusive community though mixed-neighbourhood. As the population is multicultural and diverse in Poplar, an inclusive community with residents from all walks of life can be created to ensure stronger social cohesion between communities and promote mixedneighbourhoods. The new and regenerated housing will accommodate different tenures to satisfy people in various housing need. • Develop high-quality housing, achieve sustainable growth in housing and avoid overcrowding. To address the issues of poorly maintained housing and overcrowding environment in Poplar, different size of units will be provided to accommodate the need of the highly-diverse population.
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4.5. Mapping Strategies
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5. KEEPING COMMUNITY AT THE CENTRE
5.1. Interactive Streetscape Why it Matters?
Develop Edges through Street Art and Landscapes
We wish Poplar to be better connected, both socially and spatially and hence, do not aim for stringent, harsh boundaries that divide the neighborhood; rather soft, active edges that make the neighborhood engaging and lively.
Edges are an important aspect of how people read spaces. Streetscapes - that connects the public and private realm - play an important role in changing that perception.
The transport network in Poplar is high-quality and supports strong connection throughout the area, however, the street infrastructure aspect is not one of the desired ones. There are several narrow lanes which do not have any streetlights or passive surveillance. Consequently, these alleys become unsafe for all residents, particularly those people with disabilities during inconvenient times of the day, such as nighttime.
On alleys which are dark and narrow, creative streetscape can increase the sense of safety and security. A prosperous, safe streetscape does not have to be technology-based or designed from scratch. The community can define their own version of streetscape and alter or design their places in a way that connects, the street to people. Edges can also be developed using several ways they just have to be a visible yet permeable boundary that makes people feel the passage through one space to another.
A. Street Art
B. Trees and Landscapes
Use of relevant art and symbols, if introduced sensitively, can be used to encourage and acknowledge the presence of a variety of groups and cultures. This can promote social cohesion, trust, and the health of the community.
Spaces and landscapes can be designed to have cultural and spatial resonance. There are clear links between familiarity and landscape preference. Inclusive design can include appropriate signage in different languages and ensuring rules on the use of public space do not exclude specific cultural practices or groups.
These murals bring more character to the street and are nice break from the monotony of brick walls facing the street. Encouraged along several streets, street art can develop an indirect relation between people and streets. Examples include: bicycle sculptures, green murals, and solar experiment – things that can educated kids. It can also include art depicting; Poplar history for the residents and visitors alike.
• First to increase the amount of greenery, individual merchants and resident can place flower boxes or other planters outside their business. • Another option to incorporate more street trees is to build bulb-outs or curb-outs; which can give trees additional room for the root structure. These bulb-outs also are used for traffic calming; they visually force automobiles to slow down by narrowing the space they can operate.
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5.1. Interactive Streetscape Why it Matters?
Design For Human Scale – Street Furniture and Streets D. Play on the Way for Children and Adults
C. Street Furniture incorporating Elderly people While urban design principles focus on making sure the vibes of the area are enjoyed by all; a small detail that is often left out is the Human Scale. The large scale design ideas may look good for making the building or spaces iconic. However, what makes people form a connection to that space is something they can relate too; something that doesn’t feel beyond their reach. Designs that consider the human scale are often more interactive. Those designs change ‘spaces’ to ‘places’.
De-cluttering streets by removing unnecessary street furniture, alongside introducing distinctive landmarks, accessible toilets, pedestrian crossings, seating areas and well-maintained pavements, can improve the experience for many street users, particularly those who are vulnerable to exclusion. Street furniture can either aid or hinder safe and comfortable passage through high streets. Welldesigned street furniture can promote increased length of stay and social interaction.
Appropriate street furniture can serve as important navigational aids and create a unique sense of place. The provision of seating areas is important to many street users, particularly older people and those with health conditions. Distinctive landmarks promote mental-map-making, which is particularly important for older people and people with dementia. Conversely, mental map-making can be confused by unnecessary, bright advertising that changes regularly. Pedestrian crossing signals are important for older street users and those with restricted mobility.
Today’s children and young people generally have fewer opportunities for outdoor play than previous generations. Increasing traffic levels, concerns about risk, and negative attitudes towards young people are amongst the many factors that have led to children and young people having fewer opportunities to play out. Interventions for ‘Play on the Way’ can vary depending on the percentage divide of pedestrians – such as streets used pre-dominantly used by kids or adults at different times of day. ‘Play on the way’ interventions, which introduce play equipment and spaces specifically designed for children and adults, individually, have been shown to increase footfall and the length of stay on streets, as well as to increase time spent outside and physical exercise for families.
“For the most part, the focus is on the actual experience, not on accomplishing a goal”, Scott G. Eberle.
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5.2. Safer Public Environments Why it Matters? Designing spaces and expecting people to ‘be’ there is not the most ideal way of urban design. The designs have to be such that people want to stay in the spaces. And this includes how they feel? They need to feel safe sitting in a park, or crossing the road, or just walking back home. The simple activities matter the most and it is those experiences that we wish to improve for the residents of Poplar.
Safer Environments – Roads and Crossings A. Pavement and Crossing
B. Traffic Calming Measures
Poplar prioritizes vehicles highly over pedestrians and cyclists. In such a scenario, it is quite unsafe for pedestrians – children and adults alike to cross streets without fear.
Streets need to be accessible, easy to cross and safe for people of all ages and of all physical abilities. There are a number of speed control techniques that can be utilized to control the travelling speed of cars. These include speed bumps and humps, traffic circles/roundabouts, lane narrowing techniques at intersections (neckdowns), midblock crossings (chokers), and centre island narrowing's. Techniques to achieve a lower rate of traffic flow through streets include closing roads to all traffic and reducing two-way streets to one way. These interventions have been demonstrated to reduce traffic by 30–45%.
In addition, the pavements are also narrow and abrupt. The cycling paths are not dedicated. The signals are not present everywhere. The idea is to take away the focus from vehicles and put pedestrians and cyclists at the center. This would mean making the pavements wide, crossings clearer, and lesser space available for vehicles.
Other traffic calming measures include making pedestrian crossings more visible, providing pedestrian refuge islands and turn lanes, and introducing traffic lights instead of other signals. Other research advocates improving sight lines, the provision of informal crossings relating to the ‘desire lines’ of pedestrians, alongside the reduction of speeds, and rationalisation of parking and loading facilities, to reduce the number and severity of crashes on the road and to improve the pedestrian experience.
Source: https://issuu.com/schwin/docs/14_04_26_adaptivestreets_final
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5.2. Safer Public Environments Safer Environments – Security and Survilliance Crime and fear of crime can significantly affect footfall and contribute to high street degradation. A good mix of uses including commercial and residential properties, glazed windows and doors, and transparent shop fronts enable more ‘eyes on the street’ and people feel safer when overlooked by spaces that are active and well-lit at night. Linear integrated spaces, with some through movement, strong intervisibility, and several entrances, are needed to develop the safest places.
C. Street lights
D. Safe Space
Placement of the lights should create a rhythm down the street. Another option is to attach pedestrian-scaled lighting to the existing cobra heads on the street. This option will reduce costs and be a more efficient use of space on the narrow pavements.
Prioritise Pedestrians and Cyclists
Eyes on the Street do not necessarily mean one things, and there are several ways through which it can be achieved. Our proposal uses the two concepts of ‘green corridor’ and ‘active frontage through housing’ to achieve the required visual links that can make Poplar active, connected, and thus, safer. The areas with high rate of crime are often the one where the victims can be isolated. We are reducing that risk by making sure that more and more people are on the street or at least, can see the street. This would not only make people feel safe but also crunches the chances of crime, since, attackers or criminals often don’t approach people in public.
Streets that are easy to cross and are safe for people of all ages and of all abilities, that are attractive and engaging to be in, and that have coherent but varied built form, enable place-making and attachment. Various interventions can improve the experience of the pedestrian on the high street ‘Safe space’ streetscapes incorporate elements of shared space, alongside interventions that aid the navigation of blind and partially sighted people. Certain junctions and streets closer to schools, community centres or places of worship can be designed with a specific age group in mind. For example, streets or junctions near schools can be designed - either through design principles or through place making initiatives to make sure that the vehicle users are aware of the children’s presence in their vicinity and thus, drive safely. Similarly, places outside places of worship or community centres can have painted crossings highlighting high pedestrian movement in the area.
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5.3. Designing Temporary Places A. Temporary Places The recent regeneration efforts were not appreciated by the community - due to fear of eviction and lose of their livelihood. We realise that for a community which is not majorly ‘white’ would have such fears imbedded in their mind and thus, we need to understand and more importantly, communicate with them to meet their needs. Open Spaces that people can redesign them as needed. We do not wish to propose permanent changes in the places that have the potential to be used in multiple ways. Our strategy, therefore, is to design temporary spaces. Spaces that can be altered and redesigned by the people as per the need.
The idea is to involve the community in the design process, and to give them the power to design the places they are going to use. This also means that several spots can be utilized to their full potential - people can use them differently during day time and night time, or on various occasions such as a small community gathering or a large community event. Since people can redesign these places, the reasons for not using public spaces get reduced considerably.
There is growing momentum to get “back to the basics” of what makes cities thrive. [quote]
These temporary places can be:
Many of the most effective and immediate solutions are lighter, quicker, and cheaper than traditional top-down approaches to improving cities.
• Meanwhile uses for when spaces are under construction • Permanent art for plausible stops • Temporary event space for community events
A public space cannot flourish with a single-focused design or management strategy. An LCQ approach can help ensure that places thrive year-round by creating season-specific programs, events or activities. The power to make the decision will always be with the community.
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5.4. Aiming for More Human Interaction Why it Matters? Pedestrians and cyclists see, hear, smell and feel much more of their surrounding environment than people inside vehicles or buildings. Therefore urban design and form have both direct and indirect impacts on the health of pedestrians and on the likelihood that people will walk, travel through, and potentially linger, in streetscapes
Opportunities For More Human Interactions A. Connect social infrastructure through pedestrian routes Connect the social infrastructure for easy nonmotorized travel One of the strategies include connecting the social infrastructure in the area through pedestrian routes. This not only connects the neighborhood and makes it easy to navigate but also prioritizes people on foot or bicycles rather motor vehicles. This would allow for more human interaction; more opportunities for people to come in contact with each other and meet each other on various occasions. It would also increase the activity on streets and improve the aspect of passive surveillance.
B. High diversity on streets A diverse offer on the high street can positively influence local populations’ health by encouraging active travel (walking and cycling), improving access to healthy produce, and providing greater opportunities for social interaction.
Additionally, high walls and fences, thick trees and shrubbery all provide concealment for potential criminal activity. Reducing this cover would have to be balanced with the need to incorporate green infrastructure into high streets
The ‘permeability’ of high streets and their surrounding street networks (the ability to move freely to and from destinations) is important for encouraging more journeys by foot, and increased footfall on the high street.
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6. INTERVENTIONS
6.1. Theme 1: Connectivity
6.1.1. Current Situation and Proposal Major connectivity issues
Proposed interventions
Physical barriers
Justification
● Trunk road cutting Poplar in half, which slows down walking speeds within the area, as well as increasing the chance or traffic accidents
● In line with the Open Poplar goals, the focus on interventions are centred on people and the environment. Our solutions address the biggest factors impacting connectivity in Poplar::
● Infrastructure favours vehicles over pedestrians, resulting in adverse outcomes for walkers, such as,: narrow pavements, limited crossing points, and blind spots
● Softening East India Dock Road and restoring Poplar’s north/south connection
● Air and noise pollution from heavy traffic
● Putting pedestrians at the centre on infrastructure in Poplar
● Green and blue areas are not well connected ● Poor access for walkers between Poplar and Canary Wharf
Psychological barriers ● Poor lighting in some places makes the areas seem unsafe at night
● Better connecting Poplar with Canary Wharf ● Reinvigorating Poplar High Street to its former glory ● Linking all parts of Poplar together into a cohesive whole These interventions were chosen as the best ways to achieve our stated goals. However, some constraints are recognised:
● Poor legibility means that navigation can be difficult and leaves walkers feeling disoriented
● Continuing vehicle domination and barrier on Cotton Street: the reality is that through-traffic remains an essential part of the infrastructure of Poplar, and it is envisaged that this will flow mainly via Cotton Street.
● Major truck road creates a divide within Poplar, preventing the formation of one integrated community
● A12/East India Dock Road junction: A major east/west barrier remains.
● Canary Wharf seems far away, even though it looms in the skyline, because there is such a stark change when walking between the two places
● These proposals do not fully address these issues, and more radical solutions in the future may be needed.
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6.1.2. Crossrail Place: Current situation Physical barriers
Current journey: Broken,
disjointed, dissonant, circuitous
Currently, the primary means of foot access to Poplar from Canary Wharf is via a circuitous route where pedestrians need to exit Crossrail Place, walk along temporary footpaths through a construction site, traverse a footbridge over Aspen Way, navigate across the platforms and through the narrow staircases of Poplar DLR station, before exiting onto a narrow path into Poplar High Street.
Narrow path with poor natural surveillance
Pedestrians must walk via the DLR platforms to move between Poplar and Canary Wharf, even if they are not using the DLR
Psychological barriers Steep and narrow staircase with little aesthetic merit
As this journey is made, the walker is very aware of the dissonance of passing from the refined surroundings of Crossrail Place to the more residential and working-class environs of Poplar, via a fragmented and disorienting footpath. This is evidence that little thought has gone into designing this journey, and access to Poplar from Crossrail Place was very much sidelined.
Hoarding on one side, and bust road on the other.
There is a need to bridge this gap by offering a better way for pedestrians to travel between Poplar and Canary Wharf in a way that both makes the physical journey easier, as well as providing a more seamless and natural transition between these two distinct areas in a way that very deliberately has walkers in mind.
Many changes in levels via escalators and narrow doors not designed for heavy foot traffic
Justification Crossrail Place via the Poplar DLR is the main crossing point between these two areas. It is undeveloped and does not see much traffic - partly due to poor quality infrastructure. Development with the aim to improve Poplar / Canary Wharf pedestrian links would logically occur at this location due to the presence of the DLR station and Crossrail Place, as well as it being along the centre axis of these two areas.
Future journey: Natural
transition, gradual, spacious, scenic
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6.1.2. Crossrail Place: Proposal A. Crossrail Place Extension Crossrail Place will be the physical bridge between Canary Wharf and Poplar. The proposed Crossrail Place Extension will extend the existing structure northwards, ending at Poplar High Street. It is envisioned that the retail space inside the extension will be prioritized for local businesses in Poplar, thereby presenting a noticeable, but progressive transition from the more mainstream offerings of the existing complex, to one where the character of Poplar can take establish.
B. Enclosure of Poplar DLR station within Crossrail Place Extension Crossrail Place Extension will integrate with Poplar DLR station. Passengers exiting the station can easily access both Poplar and Canary Wharf via Crossrail Place. The current Aspen Way overpass will be removed and replaced by the main structure of Crossrail Place Extension.
C. Wide exit from Crossrail Place Extension onto Poplar High Street The increased foot traffic expected between Crossrail Place / Poplar DLR and Poplar facilitates a wide exit at the northern end of Crossrail Place Extension. This has the effect of mitigating a potential bottleneck, and in facilitating the goal of a seamless transition between Canary Wharf and Poplar.
D. West India Quay footbridge A short footbridge connecting West India Quay station to Crossrail Place will relieve some pressure from Poplar station and Canary Wharf station by providing an alternative means of access.
The entryway between Crossrail Place and Poplar will be wide to avoid bottlenecks. The existing ground floor exits onto Castor Lane will be maintained, but these will not host the majority of foot traffic.
A. Crossrail Place will be significantly expanded to reach over the dock and Aspen Way to connect directly only Poplar High Street.
B. Hong Kong’s Sha Tin station is an example of a railway station fully integrated into a shopping centre. Bottlenecks are reduced due to wide station exits.
C. Wide exits at Westfield Stratford can handle heavy foot traffic with no bottlenecks.
D. Footbridge to be similar to the existing Adam’s Place footbridge for design consistency.
6.1.3. Richard Green Roundabout: Current situation Physical barriers •There is a lack of pedestrian and cycle crossing between Blackwell and Poplar and Canary wharf entrance to Poplar •Drop curbs are present for a user to cross in particular spaces but the blind spots and lack of traffic control makes it unsafe •There is no safe way to cross the roundabout as a pedestrian, with users resulting in crossing through the sides of the bridge unsafely •The only safe crossings are towards either East India DLR Station and poplar DLR Station
Justification The reason this area was chosen to invigorate was because of the lack of safe and viable crossings to and from Poplar to Blackwell and between the Canary Wharf. It is vital that Poplar is connected physically to the main areas that lye beyond the A12 barrier to increase use between the spaces encouraging an integration of community and users. The reason this specific site was chosen is due to both other proposals of building bridges toward Canary Wharf, as well as the realistic feasibility of creating and ‘under-pass’ style crossing that could provide connection in a shorter period, encourage both pedestrian and cycle traffic in an inclusive design.
A1261
Psychological barriers • The lighting is placed in a way that makes it visible of the vehicle domination within the area, during evening hours the pathways are poorly lit, but the roads are lit well. This could potentially deter people from using this space or feeling safe here in later hours when communizing to and from one location. • There is poor signage towards the area of poplar with signage usually directing you towards canary wharf and billingsgate market, this may hinder an individual's perception of approaching poplar, how can an individual feel welcomed or understand that Poplar has places to offer and enjoy without visible guidance • In order to cross a particular areas you must walk down the road and back on yourself to find a suitable area to cross, which would often underestimate the users experience of the area, potentially leading to avoid of use.
Poplar DLR Crossing
This how far an individual from North East or South East would have to walk in order to reach Poplar DLR bridge
Aspen Roundabout
The A1261 creates an extreme barrier between Blackwell, Poplar and Canary Wharf that decreases the ability for individuals to move through these spaces.
There is a lack of integration between these three highlighted areas. The dashed lines indicated the prolonged routes an individual must undertake to reach these areas from each side of the A1261.
Pedestrians must walk a long distance to East India DLR station to cross the A1261 if they are coming from North West or South West of the roundabout .
East India Dock Road DLR
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6.1.3. Richard Green Roundabout: Proposal A. Inclusive design
C. Increasing Pedestrian Crossings
The pedestrian and cycle crossing will be built beneath a car overpass, thus during darker hours there may be insufficient lighting which would both discourage users to use the area and also be difficult to navigate for individuals with visual impairments for this reason we have taken the idea of a recently refurbished ground crossing beneath a bridge to use subtle colourful lights as both guidance and to improve feelings of safety. Around the outer roundabout a coloured and textured buffer zone as drawn above will be used to provide a safe guidance for those with visual impairments as well as provide the main crossing space away from the roads. It provides a direct and pleasant connective path.
It is important to mention at first that the crossing spaces surrounding the roundabout have been considered before proposing a centralized crossing system. This would explain the small red section highlighted on the sketch towards Trafalgar Way. This space inhibits a person from safely accessing a crossing space to and from the A1261 and Blackwall, without having to walk up further towards Billingsgate market and turning back on oneself. A crossing space will thus be introduced with the implementation further paintings marking the 20mph speed limit that is already limited, in addition to signages that state ‘beware: Pedestrians crossing’ for drivers.
B. Traffic Lights and signposts To Introduce the centralized crossing there will be traffic lights erected to control traffic flow and allow pedestrians to cross safely, as shown in the sketch above. This idea will also be extended and implemented on to the adjacent crossings proposed for the roundabout to ensure maximum safety and encouraged use of the crossing, as well as ensuring vehicular safety remains good though traffic controls and measures
The major crossing will be created on a roundabout that currently a roundabout that has hoardings covering the middle section. This will enable users from both sides of the roundabout to adequately and safely cross back and forth. This will enable an integration of residents from Blackwell, Canary Wharf and Poplar. Thus increased traffic of both pedestrians and cyclist will be encouraged, lessening the road dominance and possible also leading to more people taking this route rather than a car to make short stop off journeys to East India Dock road for shipping. Decreasing possibly both noise and air pollution.
The area as mentioned also lacks adequate signposting so there will be signs added to existing signpost in the area to direct people towards the crossing, three main signages would be at all entrances and exits of the crossing with one intermediate introduction of signage on the roundabout to explain directions on the fork divide. Inspiration of pavement
Terry Spinks Bridge
Image: Road Markings
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6.1.4. East India Dock Road: Current situation Physical barriers
Issues
Owing to the supremacy of vehicular traffic on this road, many physical barriers have been erected to separate cars and busses from people. This is done mainly on safety grounds, but it represents a very significant hard edge for pedestrians and greatly reduces permeability. Simply crossing East India Dock Road can be challenge, especially during rush hour. All foot traffic is channeled through a small number of crossings and creates chokepoints.
A. Priority given to road traffic A wide, straight road encourages speeding, despite the presence of traffic lights, speed limit signs and speed cameras. Along with the traffic volume, this reinforces the physical barrier of the road, increases the risk of road traffic accidents, and generates noise and air pollution. B. Railings along the road
Psychological barriers This difficulty in traversing this busy road, often with cars speeding down it at high speed, creates a very clear north/south divide. It is especially stark for specific groups of people, such as the elderly, or disabled people. As a result, residents and visitors see this road as a barrier that limits their options (for example, deciding not to visit Bartlett Park because it is too much hassle to cross the road).
Justification This is the single most busy road in Poplar and the biggest source of physical division. Any scheme to improve connectivity for those of foot needs to look here.
There is a considerable amount of railing along the routing, creating a hard barrier between vehicles and pedestrians. While this is done on safety grounds, it has the effect of clearly communicating the supremacy of cars over pedestrians.
A. Roads designed for vehicles
C. Narrow pavements in some places Pedestrians are marginalized and on East India Dock Road. In specific areas, the width is restricted to single file walking. Along with the fencing, this slows down traffic flow and gives a feeling of claustrophobia. D. Pedestrian crossings Pelican crossings at various places along the road regulate pedestrian traffic. But it also creates bottlenecks during busy periods. Despite regulated signals, jaywalking is common as pedestrians often cross at other places.
C. Narrow pavements create bottlenecks
D. Jaywalking is prevalent
B. A lot of railings on the pavement
6.1.4. East India Dock Road: Proposal A. Divert through-traffic onto the A1261/West India Dock Road East-west through-traffic currently passing through East India Dock Road will be diverted onto the A1261; via Cotton Street on the eastern end and rejoining at the West India Dock Road/East India Dock Road junction on the western end. This means that traffic entering East India Dock Road will be destination traffic (except for busses), and will result in reduced volume. Bus routes will not be affected and will continue to run along existing routes in order to maintain public transport links to major hubs such as Chrisp Street Market, and transport interchanges, such as All Saints DLR station
Eastern End Specific changes • East India Dock Road narrowed from four lanes to two lanes • Pavement space freed up for pedestrians • Bus lanes removed • Corner radii reduced on road entrance • Pinch-points for entrance/exit of East India Dock Road
Western End Specific changes • East India Dock Road narrowed from four lanes to two lanes • Pavement space freed up for pedestrians
• Bus lanes removed • Traffic lights re-programmed to account for reduced traffic on East India Dock Road
• East-to-South through traffic have right of way without giving way • Traffic lights reprogrammed to account for reduced traffic on East India Dock Road
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6.1.4. East India Dock Road: Proposal Reorient East India Dock Road to be a pedestrian dominated street
By shifting the focus of the road away from vehicles towards pedestrians a safer environment is created. This is achieved by blurring the hard separation between vehicles and pedestrians, reducing vehicle speeds, removing clutter from the streetscape, such as signs, traffic lights, and railings. This has the effect of giving pedestrians more ownership of the road and forcing vehicles to be more careful and alert. This can only work if the vehicle traffic is not too heavy, and this is achieved by reducing through-traffic, as already mentioned. Busses will still run on this route as they do today.
B. Widen pavement and narrow roads
C. Remove railings and other clutter
E. Reduce speed limit to 10 mph
G. Use of traffic islands
Removing the railings will eliminate the physical barrier between pavement and road. Vehicles will be moving through the road at slower speeds than before and negating their need for safety purposes.
Other measures will already give drivers an impetus to drive more slowly and carefully. However, an explicit speed limit is still needed to ensure that all vehicles adhere to the purpose of a shared space, especially since this is not a common phenomenon in the UK.
Medians at the centre of the road aim to narrow the space available to vehicles in order to reduce speeding. These islands may serve other purposes, such as bicycle docking stations, EV charging stations, or pavements.
D. Reduce the height of drop curbs
F. Remove most traffic controls
H. Pinch points
This will further serve the purpose of softening the divide between pedestrians and drivers. While the separation remains, it allows some reasonable spillover of pedestrians, and will also allow crossing by those with wheelchairs and pushchairs.
Existing traffic controls mediate pedestrian crossings. With the implementation of the other measures already mentioned, pedestrians are able to cross freely at any point on the road in a safe way without traffic controls
Placed at various intervals along the road, pinch points reduce the road to one lane, necessitating drivers to give way to oncoming traffic. They also break up a long, straight road, forcing drivers to slow down. These can be combined with speed bumps to further reduce speed.
Drastically increase the space available for pedestrians, firstly to cope with current foot traffic, and secondly to accommodate future increased traffic. Roads will be reduced to one lane in each direction.
Proposed Current Image Source: https://globaldesigningcities.org/
7.0 metres 2.8 metres
7.2 metres 15.6 metres
Proposed
7.0 metres 2.8 metres
Current
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Image Source : https://globaldesigningcities.org/
6.1.5. Poplar High Street: Current issues Physical barriers The street has poor physical design that prioritizes vehicular usage over pedestrian and cyclist, this is indicated by the poor designs of the bike lane which in a large majority of the high street is only indicated through marked painting on the road (despite being part of the cycle superhighway - CS3). There is poorly designed crossings on the section we have decided to look at which cuts off just before Cotton Street and equals to approximately 850m. The space is quite discouraging towards the younger generation, as the space disregards the need for safe crossing section for children and the parking spaces alongside the street are placed in a way that causes blind spots which can endanger any individuals particularly those more vulnerable to entering the road spaces such as children.
Psychological barriers • The entrances to Poplar High street are not lit very well, with narrow pathways making the space not displeasing and Claus trophic but also can be perceived as an unsafe space thus people may avoid using the area. • The street is visually more inclined to prioritizing cars as there are barriers on many parts of the street with the road dominating the amount of surface area within the street. • There is a lack of signage within the area which individuals can use to guide the area well, and individuals with disabilities whom rely on visual signage to enjoy a space. • The street also has a lack of street frontages which makes this space feel almost as if a road is to pass through rather than stay and enjoy the space.
Justification The reason this space was chosen is for multiple reasons. One reason was highlighted during a site visit to the area where it was learned this space was a vital area of Poplar with bustling streets that created vitality within Poplar. We wanted to recreate this vitality whilst adding a space that could encourage a ‘healthy street’ by encouraging pedestrians and cyclist use of the space and the ability to ‘play on the way’ for children. The borough currently scores low on within the healthy street assessments and cycling level of service assessments. This discouraging route for both pedestrians and cyclist will become a place to enjoy safely whilst also encouraging extra uses such as play on the way for children which was noted earlier within the vision. Lastly, it will also compliment the economic changes that will be spoken about further into the report that aim to re-vitalize and utilize this space for the community and encouraging more visitors, families and community individuals to use the space
Historical Poplar High Street
Blind Spots from Parking
Historical Poplar High Street
Harsh Barriers and Narrow Bike Lane
Poorly Placed Pedestrian Crossings
Poorly Designed CS3 Cycle Superhighway
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6.1.5. Poplar High Street: Proposal - A Shared Space for all “Thinking of the city and what comes to mind? Its streets. If a cities streets look interesting, the city looks interesting; if they look dull, the city looks dull” - Jane Jacobs A. Creating a Shared Space This space will be transformed into a 'shared space' where-by the dominance leans towards cyclist and pedestrian users, in order to make the street both a safer and more enjoyable space. It is important to mention we will not be forgetting to include vehicle access for those with physical disabilities. The way in which this street will become shared will be through creating a level ground shown in the images below to make vehicles more aware of their surroundings.
B. Encouraging Play-on-theway This space will encourage the idea of ‘play-on-theway’ where-by children have access to small activities such as the ‘rocker spinning’ chairs shown in the image above as well as interactive figures that encourage the use of imagination and engagement with surrounding context.
In the same way the site of vehicle access a particular points as shown on the sketch will become narrow allowing only one vehicle from one direction pass though at a time, these wider pavements will then accommodate for cycling spaces where-by sheltered cycle racks will be placed. Finally, it is vital to understand that with shared spaces there is a possibility of particular users finding it difficult to navigate the space thus the use of tactile paving in the form of both brightly coloured and textured will be used to create a seamless shared space that is easily navigated by for example individuals whom live with vision loss. As well as creating safe boundaries for those whom may have hearing difficulties, reassuring them there is a safe pedestrian only space available to use as the pavement will create this boundary.
Inspiration for Interactive Seating placed on the Streets
Inspiration for uses of Interactive Figures London, UK Shared Space
Paving Inspiration
London, UK Shared Space
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6.1.6. Green Infrastructure Complementing the Green Grid The Green Grid is currently present in Tower Hamlets, including Poplar. Open Poplar intends to build on the existing infrastructure, incorporate its proposed expansion, and supplement it with specific proposals intended to make Poplar stand out as a green oasis.
Justification The Open Poplar proposal aims to bring people closer to the environment and their surroundings. This involves the rejuvenation of streets to create an integrated network of walkways connecting different parts of Poplar together. This network places the emphasis on pedestrians, creating an atmosphere reminiscent of village life. A village atmosphere is primarily achieved by creating green spaces on the street and increasing the focus of the street on pedestrians, thereby offering a pleasant and aesthetically pleasing environment for locals and visitors.
A. Planting trees and bushes
D. Open Poplar way finding
Where pavement widths allow trees will be planted along the street. Where space is more limited, other flora, such as flowerbeds, will be placed to beautify the streetscape. Emphasis will be placed on those roads connecting parks.
In addition to the Green Grid signage, specific branding for Open Poplar is proposed. However, implementation of this should not be too heavyhanded that it creates confusion for walkers. This means that it should complement other schemes (Green Grid and Cycle ways specifically).
At no point should these features obstruct movement or interfere with the aim of creating an open, airy environment (such as reducing natural surveillance, or enclosing pedestrians).
B. Green Grid signage
A separate and accompanying map to the Legible London signage will be implemented to make clear the separation and that the Open Poplar scheme is specific to Poplar. In addition, way finding lines will be embedded into the pavement and will run along the road to signify that road as being part of the Open Poplar network as well as giving directions to parks and open spaces.
The Green Grid Strategy proposes dedicated Green Grid signage to be used throughout Tower Hamlets. It recommends a specific Greed Grid logo be adopted and incorporated into existing signage schemes, such as Legible London. The Open Poplar proposal will incorporate these recommendations in order for Poplar to integrate with Tower Hamlets as a whole.
C. Beautifying and pedestrianizing Hale Street As the main street connecting Poplar High Street and East India Dock Road, Hale Street is an important part of the Poplar network. Fully pedestrianizing it will create not just a pleasant transit route between these two hubs, but also a place in its own right that people will want to stay.
Example of effective wayfinding lines
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6.2. Theme 2: Green and Blue Spaces
6.2.1. Current Situation and Proposal Poplar today
Physical barriers
Psychological barriers
Justification and Interventions
• Tower Hamlets has about 1.2 hectares of open space per 1,000 residents. This is half of the National Playing Fields Association standard of 2.4. So from the outset this area is disadvantaged, and so the focus will be to make the most of the spaces its does have, and in particular its green and blue spaces.
• Disconnection between open spaces makes Poplar appear disjointed and unintegrated • Current infrastructure appears neglected and poorly maintained • Access points, which are often narrow, and dark, are not welcoming and seem unsafe
• Of the green spaces that Poplar does have, most are not fully utilized to their potential, being mostly informal, featureless and unstructured spaces • Green and blue spaces not well connected with each other • Access is often restricted to narrow chokepoints, such as alleyways and gates • Outside of Christ Street Market, signage around Poplar is relatively few and far between
These locations were selected because they represent the opportunities to execute the biggest impact change: • Chrisp Street Market is the centre of Poplar and the hub of the community and economic life. • Bartlett Park is the largest park in the area - the fact that it is not in a central area is a challenge that needs to be addressed in order to exploit its potential in a borough that has a relative shortage of open space. • Lime house Cut is a unique feature of the area and will be leveraged to promote Poplar. Its proximity to Bartlett Park means that there is opportunity to integrate them in a better way. Other interventions that were considered but not selected due to the reasons above were: • Poplar Recreation Ground • Chrisp Street • All Saints’ Church
https://www.towerhamlets.gov.uk/Documents/Planning-and-buildingcontrol/Strategic-Planning/Local-Plan/Green_Grid_Update_2017.pdf LUC (2016) Tower Hamlets Open Space Audit. LBTH (2015). Sustainability Appraisal Scoping Report (Consultation Draft)
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6.2.2 Bartlett Park Bartlett Park today is relatively quiet and sees little use for a park of its size. The majority of the space is undeveloped. In its current state, the park is adequate, but could be better utilized to integrate it with the other green and blue spaces on the area, as well as offering more services to those who visit it. At the moment, the park is being redeveloped and some of the recommendations in this report are being implemented.
B. Amphitheatre
D. Children’s playground
F. St Saviour’s Church
A stage will be built to promote creative arts in Poplar. Inspirations include the Open Air Theatre. This will be a platform to promote local creative talent, as well as giving Poplar an opportunity to attract performances from a much wider area,
Bartlett Park should above all be focused on families so offering play areas for young children is essential.
This Grade II listed building will be converted into community centre - potentially run by Poplar HARCA. It is set outside the boundaries of the park in a residential. It is natural to restore this building to its original place as a focal point of the local community.
A. Event space
C. Informal green space
E. Outdoor cafe
G. Access to the Limehouse Cut and Cotall Street
A dedicated part of the park designed to host events, such markets and fairs. It will be an open and uncluttered tiled area to maximize flexibility. The emphasis will be to promote local businesses and residents. This area will be easily accessible from the street to ensure good good traffic flow.
It is important that the drive to develop Poplar does not override people’s need for informal space. So a significant part of Bartlett Park will be left undeveloped to allow users to simply enjoy the outdoor space.
It is essential to provide visitors a place to eat and drink to complement the wider park development. The cafe will blend in with the green environment of the park and have both indoor and outdoor facilities.
Access to Upper North Street will be blocked and Cotall Street will be pedestrianized past the access road to the housing units. This will give more prominence to the entrance to Limehouse Cut, which will be clearly signposted.
6.2.3 Limehouse Cut: Current Situation Physical barriers • Poor Signage at the main access Point(s) • Entrances provide a week street frontage, consisting of narrow pathways or small entrances that exist nearby poorly designed crossings • Entrances in some spaces create physical limitations for those whom may be using pushchairs, wheelchairs, and bicycles due to poorly positioned barriers down alleyway walks
Psychological barriers • Main path is poorly kept, with surrounding walls containing graffiti and the grass being trodden down. It appears as an under-used and space without ownership. • Lack of lighting on the main path that may act as a visual representation of safety and guidance through a given space • The entrance via the alleyway noted on the map also continues this idea of ‘no ownership’ due to graffiti on the walls and lack of any symbolism that the space is owned
Justification Poplar has quite a few waterways nearby such as the river-lea which has recently been re-invigorated as a nice ‘blue walk’ space. However, Limehouse cut in comparison to these spaces has underdeveloped. As the oldest canal in this London area opening in 1770, it has significant and diverse social and industrial histories, thus the importance of this area should be re-focused and we suggest it should be a space emphasized to increase the vitality of the canal walk linking with improvements nearby such as Bartlett Park. One last reason to use this space was to follow the London Plan (2016) to identify areas of deficiency in the blue ribbon network and revitalize them through leisure activities that are sensitive to the natural landscape thus these physical changes will complement the future introduction spoken about in economic section of a potential floating market along part of the canal.
The Entrance of Limehouse cut we refer to in this report as being underutilised with lack of signage and safe crossing spaces.
The Alleyway entrance that lacks ownership. There is graffiti on the walls, barriers which can complicate some users experience, and no lighting.
The Alleyway entrance that lacks ownership. There is graffiti on the walls, barriers which can complicate some users experience, and no lighting.
Alleyway Entrance
Poorly Maintained Path
Poor Signage
Lack of Crossings
6.2.3 Limehouse Cut: Proposal A. Resurface the pathway
C. Improve Entrance Sites
Inspired by the canal pictured above 'Mile End Canal' we will proceed to remove the existing grass on the right side of the path at Limehouse Cut and replace with a similar styled concrete that is already used on the existing pathway.
The main entrance sites as mentioned in the issues have some barriers that could negatively affect user experience and hinder access for some individual users on to the canal path site. We propose to change this user experience by removing physical barriers that have been placed in the narrow alley ways and remove random graffiti art and replacing it with a brighter more unifying art piece as shown in the image of Shoreditch where the small walking path has been transformed into a brighter more pleasing walkway. We will also introduce painted floor crossing on Upper North Street to create a safe and accessible space.
We will also introduce grass patches onto the canal side allowing users both walking and cycling to have a physical and psychological safety guidance barrier. There will be spaces between the grass where-by the concrete is continued, allowing any users of the canal path to take a seat and enjoy the waters.
This will be supplemented by extra signage at all entrances, including an installment of a main welcoming sign on Upper North Street that include smaller posts with Braille for those whom live with visual impairments.
B. Adequate Lighting This part of the canal is particularly poorly served by any evening lighting that could help both direct users as well as help them to feel safe. New lights will be installed along the wall which will follow recent innovations by The Canal and River Trust in other parts of the UK to implement solar powered LED lights that turn on during the darker hours. Providing an energy efficient and sustainable alternative to regular streetlamps.
D. Remove Graffiti Using inspiration from new renovated walking paths such as the one imaged in Custom House, the new path will have all current graffiti cleaned off and new images painted on which will include images both historically and currently significant to the area. The street art will be in collaboration with the local community to ensure both historical imagery of the space and current perceptions are included and enjoyed Indicating to users this area has ownership whilst also allowing them to resonate and enjoy the art. This will prevent users from feeling as though this blank space can be owned with graffiti works of their own
Victoria Dock Road
Mile End Canal
Shored itch, London
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6.2.4 Chrisp Street Market: Current Situation Physical barriers
Psychological barriers
• East India Dock road has poor pedestrian and cyclist networks to enter the marketplace because of the vehicle dominance and prioritization within the area • Chrisp Street has parking directly outside a main entrance, although there are already existing carparks on the sides of the market and on the adjacent road, creating blind spots for pedestrians trying to use the space safely. • Kerbey Street has no designated crossing routes for pedestrians to use and gain access safely and conveniently into the market space
• There are not many spaces to stop and relax around the central square besides the three small cafes that provide outdoor seating for customers. This gives the impression that the market is not a space to stop, relax and enjoy but rather a place to of short-stay and to maybe pick up necessities for home. Although a space with use this use could be further improved by encouraging extra uses of the space that would further increase vitality • The area feels quite sparse with what should be a prominent landmark becoming almost unnoticed or at least not acknowledged very well in the interviews by many as a space of importance, giving the impression the landmarks has become uncared for, which is not surprising since it is closed to the public. • The environment is quite built lacking adequate green spaces that are pleasing to the eye and act as an invigorating space to enjoy everyday activities. A small play space exists with red railings around it and only a small wall space for parents to sit, once again insinuating these is an area for short-stay.
Justification Justifications This space was chosen because of the centralized position it has almost representing the ’heart of Poplar’. The importance of utilizing spaces like this and encouraging long-stay uses by providing adequate seating, lighting and commercial spaces is crucial to increase the vitality of the area. This space will act as a mini-hub for connecting to the surrounding spaces and as seen later in the economic changes the space will provide a fundamental sense of place that can re-invigorate the heart of Poplar and its communities, with spaces useful for the community and that invites outside users both day and night
This is another main entrance of Chrisp Street Market that has weak street frontage as well as parking spaces which create a blind spot and physical barrier making it difficult for users crossing the road to have direct access Kerbey Street has a lack of crossing space which makes it difficult for residents living adjacent to Chrisp Street Market to cross and use the space safely.
Small Customer Seating outside Cafe
Market Way
Current Market Space
This dashed line represents the lack of attractive and interactive walking spaces, entrances and lack of seating provided
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6.2.4 Chrisp Street Market: Proposal A. Walking Space and Seating The main entrance from Kerbey Street and Cordelia St will be rejuvenated to include a hybrid of benches and planter pots allowing for users to sit comfortably whilst also integrating the green 'wayfinding' paths around Poplar into Chrisp Street Market that connects the major green spaces together.
New Market Proposal for which will be explored in the economic section
Importantly these benches will also include forms of LED lighting displays that will encourage the younger users of the area to 'play-on-the-way'. In the same way as a play street these benches will act as an interactive tool for children within the space as well as providing appropriate eye-catching light displays.
Improved visibility through adding a crossing, removing current spaces and creating six blue-badge spaces
D.Increasing Entrance Access
B. New Green Play Space With the change in structure of the main market a new space will be created in the center of the market, it will emphasize the inclusion of green and play spaces to the area. This will allow for users to enjoy the space and stay rather than walking past after purchasing goods from the market. The space will be integrated with the market faรงade providing a seamless transition from the surrounding shops into a small communal area, with the use of desire lines to split the paths. Another way this space would be integrated is to not use fencing to enclose the space, which is existing on the current small play space.
New shared green space which would also include a replacement play space to replace the one we propose to remove.
C. Reinvigorate Clock Tower The clock tower will be rejuvenated and re-opened for public access. It will be used as a focal point of integration of the new two-storey market space proposed in economic section, acting as a walking path between the connecting corridors. The clock tower itself will transform into a vertical garden providing the community a space to upkeep and grow greens in the same , as well as providing small seating and viewing areas for the public to enjoy.
As part the larger proposal pedestrians and cyclist will become prioritized in the movement around Poplar. Thus the physical entrance to the space needs adjustments. The entrance from Chrisp Street will be the main intervention with the 2 parking spaces just outside being removed and replaced with three disabled spots at each side of the market in order to reduce blind spots, whilst allowing for access from those who rely on vehicular access. A zebra crossing will be allocated directly from the main entrance to the adjacent road. One crossing will also be added in Kerbey Street.
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6.3. Theme 3: Housing
6.3.1. Current Situation Poplar today
Psychological barriers
Housing is one of the biggest challenges in Poplar. In Tower Hamlets there is a wide gap between those with the highest income and those in poverty, The expansive homes and land price excluded households on the low-income group.
The concentration of population in poverty and worklessness created a deprived impression in Poplar. The mono tenure estate and lack of community facilities worsen the situation. From the interview with residents we found that youth crime and conflict among different faith groups is one of the biggest concern in term of safety of residents. Some suggested the increase in community space such as youth clubs and corresponding activities can improve the social cohesion in Poplar.
§ Population of Tower Hamlets to increase by 26% by 2026 § More than 19,000 households on the housing registry – out of which, § 53.75% of households are in priority categories 1 & 2 § 7,078 of these households are overcrowded § 52.3% of all households on the register are Bangladeshi Families § More than 9,000 people are in substantial housing need § 44% of households in income poverty § Annual housing target 0f 3,931 set up by the GLA
Physical barriers Problems of homeless families and families living in overcrowded condition raised by the lack of genuinely affordable housing. In the London Borough of Tower Hamlets, there are more than 19,000 households on the housing register, by which ethnic minority household account for over 70% (52.3% are Bangladeshi families) of households on the Housing List and majority of them are overcrowded. Other problem such as poor maintenance and repair, wide spreading overcrowding and low-quality amenity space posted challenge in existing estate in Poplar.
Justification In respond to the growing housing need and demand for better housing quality, densification of existing estates and converting vacant land or underuse space into residential is proposed to accommodate the housing need. Densification • The potential regeneration projects identified are Teviot Estate and Chrisp Street Market. They were chosen for the following reasons: • Relatively old estate that need repair and refurbish • Proximity to DLR station that should go for higher density • Located in the town centre of Poplar with good supply of amenities Conversion of vacant or underuse land • Two potential locations, Poplar business park and carpark area besides Billingsgate Market were identified in our strategy plan for the below reasons • Potential site proposed by the Borough of Tower Hamlets for residential development • Short walking distance to transport network • Close to Poplar high street and waterfront Old estate on Poplar
New estate on Poplar
6.3.2 Housing Design Principles A. Integration to the neighborhood development
B. Legible design on housing blocks
C. Mixed use development to vitality
D. Inclusive design for elderly and disabled people
It is important to respect the context of development area. Considering the contrast in height and mass between Canary Wharf and Poplar, the new housing scheme is required to integrate with neighboring development and ideally in human scale. For example, development in the transition zone between Canary Wharf and Poplar will act as intermediation between two district by stepping down in height and massing from high-rise in Canary Wharf and low-rise in Poplar. Fine grain shall be adopted to promote permeability and improve walking experience of the residents and visitors.
In the interview on legibility issue with the local residents, some of them express their difficulties in way finding in new housing estate block. Therefore, the legible design on new housing shall be incorporated such as providing way finding facilities, clear entrance on site, coherent but distinctive materials and sufficient lighting at night to ensure safety.
A mixed use neighborhood is encouraged to increase street activities. The edge of buildings shall be designed to enhance ‘eyes on streets’. Provision of retails, restaurants and grocery shops on ground level can create vibrant streetscape. Also, community services such as nursery, library, clinic could be provided in the residential area. By keep the vibrant street live, natural surveillance is provided to increase sense of safety.
Housing design shall be inclusive and embrace users with special needs and requirement. Physical barrier should be removed to accommodate great variety of users. The walkway shall be wide enough for wheelchair users and encourage multi-sensory experience on it. Housing design shall comply the Lifetime Homes Standards including ensure width of parking, enable access to dwellings above ground floor etc.
Sensory garden
Contextual height for building in Poplar
Wayfinding intervention in Estate
Mixed-use development with ground floor used for commercial
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6.3.2 Housing Design Principles E. Mixed tenure in the development to promote social cohesion
F. Access to public space designed with good social cohesion
In order to foster social diversity and address the problem of concentration of deprived household in Poplar, housing scheme shall provide units in mixed tenure and income groups. Mixing the unit for sale, private and affordable rent in the neighborhood helps balancing the social mix and remove the label of deprive area in some estates. The area should be carefully design to prevent any attempt to create separation between higher and lower income residents like separating two entrances and parks.
A well designed public space can reinforce social cohesion. Space should be inclusive and accessible for every residents. Sufficient communal area with clear route and way finder shall be provided. The roof gardens, play facilities for children, communal garden is encourage to be included in all neighborhood and community activities can be held in the common space to create sense of community in the neighborhood. The urban farm concept can be adopted to promote interactions between residents and support well being of residents.
G. Create sustainable living environment Responding to our vision to create green and sustainable village, the housing design shall place value on the sustainable element from design, construction to maintenance process. The housing project should at least fulfill minimum standard of BREEAM on residential development. The following measures is proposed: • Reducing building's energy consumption through the adoption of passive design solutions • Adopt sustainable drainage system to minimize the risk of flooding • Adopt green roofs and water harvesting systems
Vertical green
Urban farming
Sustainable drainage system
• Design green feature in great biodiversity to ensure new landscape fosters a board range of species • Increase source of renewable energy such as installing solar panel or wind turbines • Design for both horizontal and vertical green
Five elements of passive solar design
Bird box
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6.3.3. Densification- Refurbish and infill existing housing estate To respond to the growing housing need and demand for better housing quality, densification of existing estates will be one of the solutions. By keeping the original built form without destroying the urban fabric and refurbishing the historic village, the social housing in higher density with higher living quality can be provided. The following target shall be achieved in the regeneration of existing housing:• • • •
Minimize displacement in existing residents, provide suitable arrangement to rehouse all existing residents Provide additional new homes in mixed tenure to increase variety in population Encourage residents involvement on refurbishment schemes through consultations and workshops Respect and retain existing characteristic of neighborhood
Chrisp Street Market
Teviot Estate
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6.3.4. Poplar Business Park Justification
Proposal
Poplar business park currently contains a series of office, workspace and light industrial units in 3 twostorey flat building. The site is s 1.65 ha in size and is located to the north of the Isle of Dogs. It is bounded to the north by properties fronting Poplar High Street, the Docklands Light Railway (DLR) alignments to the south and west, and to the east, by the recently completed Wharfside South development and Preston’s Road roundabout beyond that. The site has a high potential for redevelopment for its proximity to Canary Wharf and the location on the active street. The existing two-storey buildings have a capacity for higher density development since the surrounding area are generally mid-rise in term of building height. The comprehensive redevelopment will be provided to accommodate mixed use facilities including office area and residential units. On the north part of street the active frontage will be provide to increase street activities.
• Land use: Re-provision of office, workspace and light industrial units on site with the new provision of residential units and green space • Connectivity: Increase connectivity to Poplar high street and the existing transport network. Connected to the revitalized Poplar high street, residents can access all sorts of street activities and opportunities in short walk • Public realm: Provision of public green space as well as semi-private communal green area to contribute the surrounding neighborhood and at the same time keep privacy on residential area • Building height: Stepping down building height on the north side fronting Poplar high street to act as a buffer between Canary Wharf and Poplar • Setback: Provide protective buffer to the DLR tracks and Aspen Way on western and southern side of site to reduce impact on noise, air quality on the residents and residential amenity. Also commercial use will be provided in the ground and first floor and the residential unit will sit on the upper floor to reduce impact of noise and pollution • Mixed Tenure: Different tenure of units will be provided in the same building to create a mixed community
Public green space
Podium green
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6.3.5. Billingsgate Market Justification
Proposal
Billingsgate market site currently contains a wholesale market and parking lots. The site is 5.74 ha in size and located between Canary Wharf and Poplar. In the policy review it is observed that the Borough of Tower Hamlet intended to relocation existing wholesale market and provide housing and employment opportunities on the site. The site is located next to the waterfront and close to future Crossrail station. The existing carpark land is underuse so it has potential to develop into residential area. The existing billingsgate market will be refurbished and convert into mixed-use building containing seafood themed food hall and community amenities while keeping the historical façade. The building in the north will be local shopping centre and affordable workspace to support local employment, PROPOSAL
• Land use: residential development with conversion of Billingsgate Market (Grade II listed tower and heritage asset) into multi-function community building, shopping mall, affordable workspace • Connectivity: create and maintain accessible route to waterfront to enable residents to enjoy the blue space, ensure public access to the waterfront, improve the walking and cycling routes to create connections across Aspen Way to the wider area. • Public realm: Provide public green space as well as semi-private communal garden in the housing area. Urban farming is proposed in the communal garden to provide opportunity to encounter and know the neighbors. • Building height: Stepping down building height on the north side fronting Poplar high street to act as a buffer between Canary Wharf and Poplar • Setback: Provide buffer to Aspen Way from the residential area to reduce impact on noise, air quality on the residents and residential amenity. • Mixed Tenure: Different tenure of units will be provided in the same building to create a mixed community
Urban Farming
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6.4. Theme 4: Economic Development & Opportunity
6.4.1. Current situation Physical barriers
Psychological barriers
Economic outcomes and opportunities appear segregated in certain areas in Poplar. The space between Poplar and Canary Wharf is evidently divided by the Northern Dock, a natural boundary that causes a form of physical barrier between these two areas. This physical barrier demonstrates that Poplar is spatially separated from the economic development and regeneration schemes that are undergoing in Canary Wharf and is overlooked in these development projects, depriving Poplar of the economic benefits, investment and development that the area desperately needs.
Most residents from the interviews expressed concerns about the lack of investment and employment opportunities in Poplar; many of them do not hold a positive view about their futures in Poplar in terms of economic prosperity. The general urban decline, significant poverty and stark inequalities between the residents of Poplar and Canary Wharf cause a sense of pessimism and hopelessness for many residents in the area.
The rapid growth of Blackwall as a large residential area also seems not to have enhanced the economy of Poplar because of the physical barrier that is developing in the intersection of A102 and East India Dock Road. The substantial infrastructure at the edges of Poplar risks excluding the area from the economic benefits of regeneration and development projects that are undertaking in the area. The lack of economic convergence between these areas due to physical barriers leads to an economic division between Poplar and the surrounding areas, particularly Canary Wharf.
The rapid development of Blackwall, rising housing prices and significant prosperity shown in Canary Wharf lead the residents of Poplar to feel excluded, segregated and agitated. The lack of economic integration efforts in many development plans and regeneration projects cause a sense of negligence amongst the residents of Poplar. Consequently, many young people are willing to relocate to somewhere more prosperous, where there are more economic opportunities due to these psychological barriers. The migration of high-skilled employees to somewhere more prosperous is a significant concern as push factors in Poplar are causing a brain-drain in Poplar, causing a psychological barrier in ‘making a breakthrough in life’ and being successful.
Justification Economic development and opportunities are required to be examined in this section to achieve the objectives of the economic strategy and address the issues of deprivation, inequality, lack of opportunities and economic division caused by physical and psychological barriers. As the SWOT analysis shows that there is a lack of economic convergence in Poplar with the London Borough of Tower Hamlets and Greater London, the vision of this report seeks to connect the people of Poplar and the environment. The vision can be achieved in this section by integrating the economy of Poplar into the economy of Tower Hamlets and Greater London. Poplar requires a comprehensive strategy that focuses on redeveloping parts of the neighbourhood for economic benefits and to create opportunities for the residents of Poplar. The current situation of Poplar regarding economic issues and opportunities appears lacklustre and deprived. In order to establish the economy of Poplar as an integral part of Greater London as highlighted in the London Plan 2016, this section will explore some proposals and target certain areas (see the map) to achieve optimal changes to the economic conditions of Poplar and availability of opportunities. This section will provide a set of proposals to achieve the objectives and the unifying vision. The unifying vision associated with this section is to integrate vital economic areas to achieve economic convergence throughout the area and provide the residents of Poplar more equitable economic benefits and opportunities from the regeneration projects in the area.
Chrisp Street Market
East India Dock Road
Limehouse Cut
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6.4.2. Limehouse Cut: Floating Market Current Situation
Proposal Details
Limehouse Cut is an area of opportunity where space can be repurposed as the blue space appears significantly underutilised in comparison to other areas. Limehouse Cut was chosen as an area of intervention for this section because the canal appears to have physically divided the two neighbourhoods, and the area has limited access to essential amenities and commercial areas, and that space seems meaningless.
As a part of the economic strategy, Limehouse Cut will firstly be designated as a commercial zone to attract inward investment and promote commercial opportunities in the canal and eliminate the placelessness that currently exists in the canal. A floating market will be established in the canal to repurpose the space in the area and develop a new local economy in the area. A variety of consumer products will be available in this floating market. The floating market will be 600 metres long (see the map) to allow numerous independent, small-medium enterprises to be established on the floating platforms which are also a vital aspect of the London Plan 2016’s economic strategy.
Therefore, developing the canal into a commercial area would connect these two neighborhoods and provide better accessibility to amenities, employment and retail for the residents in the area. This is a part of the central vision of this project – repurposing specific spaces by integrating areas into one with improvements to accessibility to the availability of opportunities, amenities and commercial spaces.
The design principles applying to the floating market will be influenced by the traditional structure of floating markets in Thailand, such as Damnoen Saduak Floating Market, and the design of the floating market will focus on modern and fashionable elements. These principles will ensure that this development in Limehouse Cut will integrate into the architecture of Poplar and the dominant skyline of Canary Wharf, ensuring architectural consistency throughout the area.
Justification The purpose of the floating market being developed on the canal is not only economical, but it is also a plan that would integrate the canal spatially into the surrounding area and reconnect the neighbourhoods; and remove the physical, psychological and spatial barriers that were indicated in the SWOT and interview findings. More importantly, Limehouse Cut was previously viewed as a place without Lynch’s five elements; this proposal will establish the canal as a landmark and node where people come together and exchange goods and services, an element of the vision that this project aims to achieve.
Photographs of floating markets from various places in Thailand
Green infrastructure initiatives will be promoted in the floating market, such as adding solar panels on to the market’ roof and vegetation on the riverside, walls of the market and roof if solar panels are not a suitable addition. These design principles will embody the floating market as a vibrant marketplace with sustainable design and modern elements that are successful in attracting traders and tourists. The floating market would diversify the local economy of Poplar and rebrand the area into a unique place and a tourist destination, thus creating jobs and generating new revenue for the borough resulting from this proposal. Ordinary residents would be given an opportunity to establish their own business in the floating market and the surrounding area and gain a stake in the local economy. The urban aesthetics of the area would be enhanced significantly by this proposal. These changes are a crucial part of the overall economic strategy and the central vision in this project.
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6.4.3. Northern Dock: Waterfront Current Situation
Justification
Proposal Details
As the Blue & Green Space Strategy aims to promote better use of the blue and green spaces that currently exist in the area and expand their spaces, this intervention will utilise the blue space in Northern Dock to enhance the economic benefits of Northern Dock for residents. The blue space is a physical barrier to the economic growth between Canary Wharf and Poplar, hampering the progress to the economic convergence for the economy of Tower Hamlets. The discrepancy of economic progress between Poplar and Canary Wharf is due to that investors consistently concentrated their development plans and investment on Canary Wharf rather than extending that to the surrounding area, especially Poplar.
To properly utilise the space of Northern Dock and achieve the central vision’s aim of integrating the environment, economy and the people of Poplar, this strategy proposes a waterfront recreational centre to be built on the Northern Dock. The aim is to achieve an interface between land and water and to use the asset of the dock to create a distinctive place that will be recognised as uniquely of West India Dock. Northern Dock has excellent potential to propel further economic development in the area and eliminate the physical barrier between Poplar and Canary Wharf.
This proposal will build (refer to images for visualisation): • A promenade with wide pavements, exotic vegetation in boxes, glowing streetlamps and trees, to promote eco-urbanism which has been studied to have significant benefits for the wellbeing of the public and environment. • An indoor restaurant, craft pub and cafe that will have a glass structure which allows the natural light to illuminate the building, encouraging social interaction between people and enhancing general atmosphere. • Large public plaza stairs on both sides of the waterfront to improve accessibility and widen the space to promote a positive psychological effect on the public realm. • Two designated seating areas with vegetation and streetlamps to allow the citizens of Poplar to reclaim the space of the Northern Dock and repurpose it as a public realm for everyone. • A paddle boat station to promote recreational activities and social cohesion.
Therefore, Northern Dock was chosen as one of the areas for economic development as a part of the economic strategy, which is to provide the economic opportunities for the residents of Poplar and eliminate poverty and inequality between residents of Poplar. The Waterfront will generate a variety of economic benefits, which includes diversified work sector for Poplar, economic integration of the areas and increased revenue for Poplar.
It will be a place where communities come together, relax and enjoy the leisure activities provided by the paddle boat station and natural amenities of the site that the waterfront will provide - natural light, the blue space and open area with a view of the skyline in Canary Wharf. This proposal will eliminate the sense of placelessness that exists in the Northern Dock and is inspired by other renowned waterfronts, such as Sydney’s Harbour and Singapore’s Marina Bay.
It also provides a seamless transition from the corporate skyline of Canary Wharf, which will be significantly beneficial for residents, workers and tourists as it gives them an area where they can enjoy the commercial facilities of Canary Wharf and the view of the skyline in a park or lookout. The success of these interventions have been demonstrated in Merlion Park, Singapore and Cahill Walk Lookout, Australia.
Promenade
Glass restaurant & cafe
Public plaza stairs
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6.4.4. Chrisp Street Market: Expanding from a Town Centre to an integrated Economic Hub Current Situation
Proposal Details
The town centre of Chrisp Street Market requires intervention to ensure that the economic strategy is fulfilled because the town centre is in poor condition, derelict and empty. Economic opportunities are not significant in the town, leading to a proposal that will regenerate the town into a dynamic and thriving retail centre with entertainment facilities where opportunities will be plentiful.
The metal structure in the centre of the Chrisp Market will be removed to allow the proposals to be undertaken in the Green & Blue Space Strategy.
There seems to be strong support for the regeneration of Chrisp Street Market due to the lack of high-quality infrastructure, investment and retail choice. Residents, workers and traders show desire for a positive change and widespread economic redevelopment in the area to boost the local economy.
Justification Redeveloping the Chrisp Street Market area will repurpose the area into an integrated economic hub where all vital economic opportunities, facilities and growth will be enhanced. This is essential to the economy of Poplar due to its strategic location as the centre of Poplar and key economic node of the area and Tower Hamlets. In order to rebalance the economic power of Canary Wharf and better integrate the economic hubs of Tower Hamlets, a vital aspect of the economic strategy and the central vision, it is essential to focus on redeveloping the Chrisp Street Market. This proposal will aim to establish the town centre as the central shopping area with a selection of retail choices where SMEs will be prioritised to ensure that multinational companies do not outcompete ordinary residents.
The removal of the metal structure will allow the space to be widened and redesigned into an open and pedestrianised space with accessible routes, which is integral to the economic functioning of the town centre. This proposal includes: • Establishing one cinema to allow various demographic groups to enjoy quality time with each other, mostly targeted at families and young people. • Referring back to the Green & Blue Spaces section regarding this area, the town centre will feature a two storey market space to allow the green space to be built on the wide central space. The construction of this two storey market will ensure a sufficient rejuvenation of the town centre with additional commercial space, which is essential to the economic strategy and vision. • Widened space in the centre of the town centre with trees, vegetation and signages, which are vital to the economic development of the area as people want to be able to navigate clearly and shop in a welldesigned space with green elements for positive psychological effects. • Featuring a large food hall featuring farmers' market, market stalls for local traders and caterers to ensure SMEs are supported and encouraged. • Street food market that features multicultural cuisines, giving people a taste of Poplar's diversity and opportunities for ordinary residents to showcase their culinary skills and food cuisines, to ensure opportunities for minority ethnicity groups. • Establishing stronger landmarks, nodes, edges and districts, such as accessible seating areas, better design of the pathways, signages and strategic placement of commercial activities, in the area to ensure efficient integration into the economy of Tower Hamlets and London as a whole.
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6.4.5. East India Dock Road: Developing a Cosmopolitan Nightlife Current Situation
Justification
As East India Dock Road will be improved in terms of its connectivity to the broader area; it is essential that the economic strategy includes a proposal that will transform this street. East India Dock Road is a large road with a significant potential for the construction of commercial spaces and transport infrastructure that provides well-connected public transport to the street, making it a suitable area for economic development.
While a nightlife economy in such a diverse neighborhood is an economic advantage because of the diversity in products and services, it is essential to ensure that this intervention provides businesses that will cater to the majority of Poplar. As Poplar is predominantly Bangladeshi, this intervention aims to include all ethnic groups in the economic regeneration project. The details of interventions will examine this and provide proposals that would ensure all communities benefit from the overall economic strategy.
As the overall economic strategy aims to diversify the local economy of Poplar and to integrate the local economy into London’s economy as a whole, this intervention proposes to develop the street into a cosmopolitan passage with a vibrant nightlife economy. The SWOT analysis reveals that Poplar lacks economic convergence throughout the area, and there is insufficient evidence of economic diversification. To avoid Poplar becoming overshadowed by Canary Wharf, this area is identified as an area of opportunity for further commercialization.
Establishing a nightlife economy in East India Dock Road will result in considerable job creation, higher revenue for the local authority and enhanced economic opportunities for the residents of Poplar as a result of economic diversification. We aim to transform Poplar into a place where residents enjoy going to their local bars (non-alcoholic and alcoholic venues), restaurants and pubs rather than having to travel a long distance to vibrant areas, such as Spitalfields or Angel. To achieve this aim, East India Dock Road will emulate the success of Brick Lane and Shoreditch High Street.
Proposal Details Brick Lane and Shoreditch High Street are embodiments of a thriving street project where urban decline, deprivation, empty shops and unemployment were common. As a part of the lengthy regeneration schemes under the Greater London Authority, entrepreneurial initiatives by independent business owners and considerable investment from various stakeholders, these places became world-renowned areas for its arts and entertainment and food; several independent businesses and fashionable bars were established throughout the street. These will be emulated in this intervention. Under the London Plan 2016, the economic strategy is to promote competition, innovation and economic growth, which can be achieved by this proposal.
Referring to the central vision, this proposal aims to provide sustained economic prosperity to the East India Dock Road. As a part of the economic strategy, this intervention will promote: • Expansion of commercial spaces via the conversion of office buildings and commercial spaces to allow nightlife businesses to establish. • Promote a variety of businesses, particularly arts and entertainment and food, to ensure a competitive, innovative and diverse economy and complement the existing businesses in the area. • Diversification of the employment sectors through encouraging mixed-use in the street and establishment of bars, pubs, restaurants, musical venues and theatres. • Ensuring a favorable and competitive environment for nightlife and entertainment activities where people will feel safe and happy to remain in the area. This will reduce the current issue of high criminal activities in the road by enforcing safety measures and enhancing these measures to make the place safe for party-goers. • Establish a shisha bar at the end of the East India Dock Road to provide the communities of Poplar a social venue at nighttime.
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6.4.6. Poplar High Street: Rejuvenating the High Street Current Situation
Justification
Poplar High Street was once the vital economic hub of Poplar; however, the street has experienced significant urban decline and a small investment in the growth of the street. In order to achieve the critical aspects of the economic strategy and the central vision, it is imperative that this street is to be rejuvenated into a prosperous high street.
The proximity of Tower Hamlets College, Poplar station and residential areas in the area demonstrates the need for strategic placement of a high-technology centre where high-skilled employment and training opportunities will be created. In order to achieve the vision’s aims of eliminating the inequality between communities, expanding opportunities through redesigning space and creating places, and removing spatial divisions, a high-technology centre will be constructed in this area to promote creativity, innovation and knowledge creation.
The other strategies aim to rejuvenate this street by removing the physical and psychological barriers and develop the street into a dynamic shared space where communities enjoy community-based activities, and safe access to the high street without heavy traffics and the dangers of a significant amount of vehicles. It is the aim of the economic strategy that this high street becomes a destination of cultural events and ticketed festivals. Doing so, it would allow residents, tourists and employees enjoy higher levels of social intervention and gain better access to economic benefits and opportunities that will be provided by this intervention.
Proposal Details
The Robin Hood Gardens development is currently under private ownership for a residential development, however, this intervention encourages the local authority to agree to a public-private partnership with the property firm. This will allow the local authority to propose a high-technology centre in the area to make the space a mixed-use area. This proposal is a long-term solution to Poplar’s chronic lack of economic diversification and lack of knowledge-based economic sector.
• Box park in Public Bowling Green as a temporary space for bars, food, social events and retail during the regeneration of the leading retail centre in Chrisp Street Market. This proposal will also be a long-term plan to provide the residents with a choice in spending their time socializing with people and drinking recreationally, inspired by the likes of Box park in Shoreditch and Croydon. • Commercialize the environment of the high street into a predominantly commercial shared street, as inspired by the Exhibition Road in South Kensington, so that the local authorities can curate a range of cultural events and social events on the shared space. These include a seasonal street food market allowing local traders to showcase their heritage through food. Cultural events can bring the communities together through the specific use of this environment in the high street.
High-technology centre in Shenzhen, China
Edinburgh Festival Fringe
• Set up an annual ticketed festival on the high street, as inspired by the Fringe Festival in Edinburgh, to allow communities to establish grassroots arts events and social and youth organizations to promote social cohesion and opportunities. • Designing and building a high-technology centre on the ground where Robin Hood Gardens is located. This initiative is vital to the economic strategy – transition to a high-technology and knowledge economy – as the high-technology industry will provide high-skilled employment and opportunities for residents to train in this industry. Economic benefits, including healthy, sustained economic growth, high-skilled job creation and innovative capabilities for Poplar will result from this building. This intervention would achieve the economic strategy and the vision’s aims in generating opportunities and a significant amount of revenue for Poplar and transform the economy into a prosperous economy.
Box park in Croydon, London
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7. Final Masterplan
4
6 1
10
3
1. Pedestrian Network 2. Poplar High Street Shared Space 2
3. East India Dock Road
7
4. Limehouse Cut 5. Northern Docks 9
6. Bartlett Park 7. Poplar Green – Bowling Park
5 8
8. Housing Proposal 9. Crossrail and Richard Green Roundabout 10. Chrisp Street Market
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8. IMPLEMENTATION
8.1. Phasing Phase 1 (0-5 years): • Green infrastructure – adding furniture, paints, signage and trees to the streets • Bartlett Park - All except St Saviour’s Church • Bowling Green (box park) • Regeneration of Teviot Estate and Chrisp Street Market • Poplar Business Park • Richard Green Roundabout • Northern Dock Waterfront • Limehouse Cut • First phase – physical changes • Second phase – floating market
Phase 2 (6-15 years): • East India Dock Road (phased introduction) o Nightlife economy to be the second phase of this overall plan • Bartlett Park - St Saviour’s Church • Billingsgate Market • Chrisp Street Market • Poplar High Street • Limehouse Cut
Phase 3: (15+ years): • Crossrail Place extension
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8.2. Funding A list of main sources of funding is as followed: SECTION 106 AGREEMENTS & COMMUNITY INFRASTRUCTURE LEVY • As a part of the Town and Country Planning Act 1990, there are planning obligations for housing and commercial developers to agree to 'section 106 agreements' where developers are obliged to provide 'developer contributions' to mitigate the specific site impact of the development. • The monetary contributions from S106 agreements are estimated to account for the bulk of the total funding for all proposals due to the large-scale infrastructure required for these proposals. Under S106 agreements, commercial developments in Northern Dock, Chrisp Street Market, East India Dock Road, Poplar High Street and Limehouse Cut will provide a large financial contribution for other proposed interventions. • Regarding housing, one critical element of the housing strategy is to secure 35% affordable housing and 35% social housing so that all residents of Poplar have a sustainable future in their hometown without fear of being pushed out or priced out. S106 agreements provide a legal obligation regarding the amount of affordable and social housing to be built in each residential development. It is used to gain additional revenue from these residential developments that are out of the affordable or social housing frameworks to offset the general inflationary pressure caused by newly-developed upmarket properties.
PUBLIC-PRIVATE PARTNERSHIP • To achieve all proposals, secure financial contributions from S106 agreements and CIL, and balance in the relationship between the local authority and stakeholders, formal cooperation and close collaboration between developers/stakeholders and Tower Hamlets is encouraged. This is essential to achieving the strategies and the central vision as Tower Hamlets will ensure the public interest is prioritised in Poplar and stakeholders have a significant capital and innovative capabilities to provide for the proposed developments. • Tower Hamlets will be encouraged to lobby private developers to invest more into the green infrastructure and partner on commercial developments to achieve a functional, thriving public realm for everyone in Poplar with environmentally-friendly elements. Green infrastructure is expected to provide additional revenue as a result from the innovative and efficient management of energy and water. INCREASED REVENUE ACCRUED FROM THE DEVELOPMENT PROJECTS • As a result of the new hightechnology centre, improved town centre in Chrisp Street Market, new residential developments and enhanced infrastructure, there will be an increase in economic growth and revenue for Poplar. Therefore, Tower Hamlets' budget should increase and can afford to invest more into longer-term proposals and future proposed developments.
• Community Infrastructure Levy (CIL) was introduced by the Planning Act 2008, the London Borough of Tower Hamlets can levy on the new development in Poplar to support the funding for additional infrastructure and commercial proposals. This levy targets at the broader impacts of development in Poplar, making it a viable method for Tower Hamlets to secure additional contributions from developers.
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9. Conclusion Poplar is an area with great potential for development with the presence of diverse communities, strong heritage and a location which is opposite one of London’s major business districts – Canary Wharf. This indicates an opportunity to continue to develop an improved community-based district within a space which integrates with nearby, high-profile developments, major public transport networks whilst making efficient use of the existing blue and green networks within the Poplar region.
The next 30 years will be an innovative time for Poplar, as residents will experience positive change through the creation of increased vitality of the streetscape and urban fabric. This increased integration will fundamentally provide a basis for increased community cohesion as well as leading to the secondary effect of Poplar becoming a vibrant hub of London.
The Vision of Open Poplar is fundamental to the strategies developed as it lays out a unifying framework to integrate development proposals within the study area. This framework aims to enhance community experience by increasing vitality through a series of strategies that distinctively focus on connecting people through the scope of environmental implementation which will allow Poplar to become less fragmented through space. These strategies create a foundation for four key themes to develop within Poplar; Connectivity, Blue and Green Spaces, Housing and Economic Opportunities. These themes will enhance the natural environment of Poplar both by creating new green spaces and leading to clear integration between key places that ease and encourage movement between the blue and green open environments. These unique qualities will establish a cohesive urban fabric for communities to use and enjoy whilst also equipping outside visitors with a legible environment that will contribute to the idea of Poplar becoming a hub of London. Densification via increasing the potential of existing buildings and the creation of new builds within Poplar will be established to accommodate for the increasing populations whilst ensuring equity between new and existing residents. Alongside these developments, businesses, cafĂŠs, a community centre and evening services such as bars, cinema and restaurants will be introduced and provide the community with affordable spaces to open businesses whilst encouraging larger businesses to invest within the area, fundamentally benefitting the community through the creation of affordable workspaces and increased employment opportunities.
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CONTRIBUTIONS All members of the group actively participated in understanding the context, establishing the key issues, such as the SWOT, and formulating the proposals. We collaborated equally in forming the overall vison and strategy. We all made several site visits, both as a team and individually. Jake -Background research introduction and socioeconomic analysis -4Cs concept -Economic opportunities section -Policy Review: Economy -Strategies: Economic strategy and made a contribution to some text of Housing strategy -Theme 4: Economic Development & Opportunities and made own sketches -Made contribution to the work progress of Phasing -Funding -Made contribution to the flow of the report Jason - Formulated green and blue spaces interventions - Formulated connectivity interventions - Created various sketches of interventions - Formulated executive summary - Transport literature review - Green grid research Jeri -Worked on green and blue spaces strategies and interventions -worked on connectivity interventions and strategies -created various sketches and photoshopped images of interventions worked on structuring and creating the PowerPoint Literature review of environmental policies - Formulated written conclusion Sylvia -worked on the housing aspect in the report -research on existing policy and current and future development on the study area. -produce the concept plan, maps for strategies and some graphics Ronika -focused on the non-physical and social aspect of our proposals. -understanding the influence of physical intervention on the residents and considering the details. -These strategies, formed, by keeping community at the centre was then used at several points while proposing site-specific physical intervention. -literature review on living spaces which highlighted such issues. -creating the maps for baseline conditions, SWOT and Masterplan. -formatting and editing the final report. Sylvia -worked on the housing aspect in the report -research on existing policy and current and future development on the study area. -produce the concept plan, maps for strategies and some graphics
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