University College London The Bartlett School of Planning BPLN0042: Urban Design: Place Making Matthew Carmona Module Coordinator
Valentina Giordano Tutor
Group G3
Simon Garesse Paolo Mendoza Morgan Roberts Sebastien Simpson Nirali Vekaria March 2021
CONTENTS
01 INTRODUCTION
02
03
04
05
06
STRATEGY ON INCLUSIVE NEIGHBOURHOOD
STRATEGY ON CULTURE & HERITAGE
STRATEGY ON PERMEABILITY & CONNECTIVITY
STRATEGY ON PUBLIC REALM & WELL-BEING
IMPLEMENTATION & CONCLUSION
History and Context
4
Socioeconomic Gap
11
Sociocultural Gap
23
Infrastructural Gap
35
Health & Environmental Gap
46
Phasing and Delivery
54
SWOT Analysis
7
Strategy and Objectives
12
Strategy and Objectives
25
Strategy and Objectives
36
Strategy and Objectives
47
Funding Recommendations
55
Vision
8
Spatial Concept Map
13
Spatial Concept Map
26
Spatial Concept Map
37
Spatial Concept Map
48
Conclusion
56
Policy Framework
9
Policy Context
14
Policy Context
27
Policy Context
38
Policy Context
49
Appendices
57
Interventions
15
Interventions
28
Interventions
39
Interventions
50
Purpose of the Framework
10
BRIDGING THE GAP | An Urban Design Strategy
01 INTRODUCTION HISTORY AND CONTEXT Greater London Area
Tower Hamlets
Poplar, regarding its historical development is characterised by the decline of the West India Docklands. The docklands were initially brought to fruition by the likes of William Vaughan and Robert Milligan in the late 1790s, gathering over half a million pounds at the time with more than 350 investors1. The West India Docks were completed between 1806-1809, including the installation of warehouses and offices2. The building typology of Poplar at the time consisted of buildings surrounding quadrangular and cramp residential units mostly occupied by low-
Poplar Study Area
skilled and low-paid working-class tenants3.
The turn of the 20th century saw Poplar High Street a buzz of economic activity with many shops (having a shop front and a parlour at the back) and pubs4. These included the White Horse Pub, which had been on the same site since 16905. Slab and courtyard block structures became popular within Poplar in the 1930s and 1950s respectively6. Slab structures were introduced as a way to aid slum clearance and regeneration within Poplar. Courtyard blocks were introduced as a means to provide estate accommodation7.
British History Online (2019) The West India Docks: Historical development. Available from: https://www.british-history. ac.uk/survey-london/vols43-4/pp248-268 (Accessed on 31 January 2021). 2 ibid 3 Group I1 (nd) ‘History and Heritage Group I1’ [PowerPoint presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/course/view.php?id=1096&section=11 (Accessed: 28 January 2021). 4 British History Online (2019) The West India Docks: Historical development. Available from: https://www.british-history. ac.uk/survey-london/vols43-4/pp248-268 (Accessed on 31 January 2021). 5 ibid 6 Group C3 (nd) ‘Built Typologies’ [PowerPoint presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/course/view.php?id=1096&section=11 (Accessed: 27 January 2021). 7 ibid 1
Poplar is in East London and is within the Tower Hamlets local planning authority area. The site and its confines for this Policy Framework are identified in the map above.
4
01 INTRODUCTION
With the destruction of the bombing raids of the Second World War, reconstruction efforts in Poplar included the reconstruction of the West India Docklands8. However, come the 1960’s, with the increase of globalisation, competitive world trade and the West India Docklands not being able to accommodate cargo shipping, the docklands were forced to close twenty years later9. Around this time, quadrangular cramp buildings within Poplar were taken down, and green spaces were installed10.
Evolution of Building Typoligies in Poplar
Poplar Land Ownership15
The present building typology within Poplar reveals high densification in the area with the local population crammed into high dense accommodation in former bomb sites and Poplar High Street is lined with residential and rented accommodation for residents, businesses and organisations local to Poplar11. Land ownership within Poplar is heavily mixed with the area nearest to Canary Wharf, dominated by private and third party ownership12. Surrounding Poplar High Street and in the northern regions of the site, the land is mainly divided by Tower Hamlet’s local planning authority, unidentified landowners and housing associations13. A high social housing presence is predominately owned by the local planning authority or housing associations; some are affordable housing14.
British History Online (2019) The West India Docks: Historical development. Available from: https://www.british-history. ac.uk/survey-london/vols43-4/pp248-268 (Accessed on 31 January 2021). 9 ibid 10 Group C3 (nd) ‘Built Typologies’ [PowerPoint presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/course/view.php?id=1096&section=11 (Accessed: 27 January 2021). 11 Group I1 (nd) ‘History and Heritage Group I1’ [PowerPoint presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/course/view.php?id=1096&section=11 (Accessed: 28 January 2021). 12 Group H1 (nd) ‘Land use Group H1’’ [PowerPoint presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/course/view.php?id=1096&section=11 (Accessed: 27 January 2021). 13 ibid 14 ibid 15 ibid 8
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BRIDGING THE GAP | An Urban Design Strategy
The urban structures of Poplar indicate an area dominated by roads, most narrow,
This adds heavily to why Poplar is among the worst polluted areas within London,
used by stationary parked vehicles providing little room for alternative forms of
which is exacerbated by the A12 and A13 motorways bypassing Poplar24. Respiratory
transport such as walking and cycling16. The dominant directions of traffic are east
and cardiovascular diseases within the area are more common in comparison to
to west and there are restricted north to south connections17. The tributary street
other areas of London25.
pattern reveals lots of dead ends and low connectivity within Poplar18. In terms of green spaces, there are patches, some quite large within Poplar. However, There is high vehicle congestion within the site, leading to high levels of pollution.
these green spaces lack quality, are not well maintained, are not well lit and are
Bus stops are confined to East India Dock Road19. DLR stations offer good rail
considered harmful to impacting mental and physical well-being for the residents
connections and within walking distance of different areas of Poplar20. Pedestrian
of Poplar26.
access around Poplar, apart from the area close to Canary Wharf, is perceived unfriendly and unlikely to encourage people to walk21. Although there is plenty of
These factors contribute to the grim reality that Poplar is one of the worst places
opportunity with many cycle parking spots, cycling within Poplar is also difficult and
regarding well-being in the Greater London area27.
hazardous with narrow roads and cycle paths22. Other factors also include: •
High crime rates.
•
The urban and built structural layout.
•
The aforementioned air pollution and access to green spaces28.
Group E2 (nd) ‘Urban Structures’ [PowerPoint presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/course/view.php?id=1096&section=11 (Accessed: 27 January 2021). 17 ibid 18 ibid 19 Group J4 (nd) ‘Poplar Movement’ [PowerPoint Presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/mod/folder/view.php?id=2563948 (Accessed 28th January 2021). 20 ibid 21 ibid 22 ibid 23 LondonAir (nd) Annual Pollution Maps. Available at: https://www.londonair.org.uk/london/asp/annualmaps. asp (Accessed: 23 March 2021). 24 Greater London Authority, (2013) Air pollution & Well-being statistics in Poplar. Available from: https://www.london. gov.uk (Accessed 29th January 2021 25 ibid 26 Group F3 (nd) ‘Space in Use Group F3’ [PowerPoint presentation]. BPLN0042: Urban Design: Place Making (20/21). Available at: https://moodle.ucl.ac.uk/course/view.php?id=1096&section=11 (Accessed: 27 January 2021). 27 Greater London Authority, (2013) Air pollution & Well-being statistics in Poplar. Available from: https://www.london. gov.uk (Accessed 29th January 2021 28 ibid 16
Modelled annual mean NO2 air pollution, based on measurements made during 201623
6
01 INTRODUCTION
SWOT ANALYSIS STRENGTHS
WEAKNESSES
•
Recognition of docklands and Christian heritage survival after Blitz
•
•
Walking distance to DLR stations within the site
to long term health conditions due to poor air quality
•
Quick access to green spaces
•
Poor up-keep to green spaces
•
Mixture of architectural character within the area
•
North to South tube access within Poplar is poor
•
Closer connection to built environment regarding building scales and
•
Lack of permeability
its more manageable
•
High street run down
•
•
Lack of a high school for higher education
•
Ranked 4th worst in London for Air Quality
•
Lack of coherence in identity through the architecture of Poplar
Ethnic diversity of the area
OPPORTUNITIES
Schools located near to motorways making school students vulnerable
THREATS
•
Increased use of electric vehicles could improve health conditions
•
Area potentially swamped by Canary Wharf
•
More potential investigation into non-designated heritage assets and
•
Regeneration and gentrification could force lower income residents
see what is significant to the local community with regard to heritage and
out of the area
history
•
Increasing inequalities
•
•
Canary Wharf heavily privatised the risk is this could encroach into
Improve sustainable public and personal transport facilities such as
cycle lanes
Poplar
•
Potential to build a high school
•
•
Collaborations with Canary Wharf to improve the area (potential threat
of diluting the identity of Poplar
New developments if not carefully designed could add to a confusion
also)
7
BRIDGING THE GAP | An Urban Design Strategy
VISION: “BRIDGING THE GAP” Poplar is one of the most run-down areas within the capital. Based from our initial analysis, it could be viewed as an uninspiring, unattractive, and non-prospect-full environment compared to neighbouring Canary Wharf and Greater London as a whole, especially regarding its urban design. However, all that aside, Poplar, like anywhere, can be transformed into a model place to live, work and visit. There have been many success stories across the capital where areas have been and are continuing to be transformed in their urban design from their previous deteriorating condition and resultantly becoming thriving places to live, work and visit. Poplar needs a similar shakeup, otherwise the many gaps of difference
Aerial view of Poplar and Canary Wharf
between Poplar and other areas, particularly Canary Wharf, will only multiply and grow exponentially. This urban design policy framework’s overall aim over the next decade to 2031 is to transform Poplar and create the area as a sustainable, attractive and flourishing place to become an alluring hub for economic activity, a positive liveable place, and a safer interactive environment to visit. This policy framework will strive to halt and reduce the current gulf of the many differences between the high-rise and high investment of Canary Wharf and make the two areas brothers in arms and not
Existing condition of social housing in Poplar
Existing condition of White Horse Pub sign
Existing condition of Poplar DLR station
Existing condition of Poplar Park
Montagues and Capulets. This policy framework will have four overarching policies to cover the major areas of strategic urban design regeneration of Poplar: Socioeconomic, Sociocultural, Infrastructural, and Health & Environmental, with a particular focus on site allocation interventions, including sites along Poplar High Street.
8
01 INTRODUCTION
POLICY FRAMEWORK
9
BRIDGING THE GAP | An Urban Design Strategy
PURPOSE OF THE POLICY FRAMEWORK Poplar is located within the borough of Tower Hamlets, north of Canary Wharf. The wider area was once a thriving region with an established shipyard in Blackwall, East and West India Docks, which supported Poplar’s local economy and resulted in rapid population growth. Since the importance of the docklands has declined, the area has deteriorated drastically. However, neighbouring Canary Wharf has grown exponentially due to the regeneration of the area, which is now the thriving financial district of London and home to one of the world’s leading financial hubs29. The potential for growth in Poplar has been highlighted in the London Plan and the Opportunities Area Planning Framework as an area experiencing intense pressures of development, due to the growth of neighbouring areas. Poplar has the potential to grow and deliver many of the homes and jobs that London needs. However, growth should ensure to benefit existing communities. This strategy aims to break down these barriers and provide increasing access to opportunities between Poplar and Canary Wharf, by bridging the gap between Poplar and Canary Wharf.
Low-rise Poplar housing with towering buildings of Canary Wharf in the background
The purpose of this Poplar Policy Framework Urban Design Strategy is to bridge the gap between Canary Wharf and Poplar, two very distinctive locations in the same geographical area. This plan aims to tackle the improvement of four critical aspects which will help bridge the gap between these two locations consisting of: socioeconomic, sociocultural, infrastructural, and health & environmental interventions.
Isle of Dogs and South Poplar Opportunity Area (2019). Available from: https://www.london.gov.uk/what-we-do/ planning/implementing-london-plan/opportunity-areas/opportunity-areas/isle-dogs-and-south-poplar-opportunity-area (Accessed on 06/03/2021). 29
10
Stark difference between the urban morphology of Poplar and Canary Wharf
02 STRATEGY 01: ON INCLUSIVE NEIGHBOURHOOD
02 STRATEGY 01: ON INCLUSIVE NEIGHBOURHOOD SOCIOECONOMIC GAP
SOCIOECONOMIC CHALLENGES
Socioeconomic inequality refers to differences in a range of economic and
•
Increased social inequality
social factors that influence well-being, including income, education, and health.
•
The risk of gentrification
Inequality is also related to poverty and social exclusion, which are distinct but
•
Deteriorating high street
interrelated concepts30.
•
Deteriorating housing stock
•
Predominantly low-density typology.
Poplar and Canary Wharf’s socioeconomic gap is substantial, with stark differences between the two evident in the quality and access of housing and service provisions
These were the challenges identified when analysing the neighbourhood, which
available in the area. Political plans and demographic churn have layered identities
helps provide an in-depth understanding of the area’s problems. The use of the
on top of identities, producing a vibrant but challenging space. Poplar is often
inclusive strategy is devised to counteract and resolve these multifaceted problems
reimagined as the hinterlands or overspill for the financial district to the south and
identified. This can be achieved by bridging the gap between the two sites through
the Olympic Park to the north31.
these three objectives:
Spaces that lie unused or underutilised are key spaces to develop for housing
•
Affordable Housing
and industry, to bridge the gap between Poplar and Canary Wharf. Poplar is
•
Mixed use development
predominantly a residential area, with low-density housing, high proportions of the
• Densification
population living in council-owned or managed housing. In contrast to this, Canary Wharf is a major financial district, with a mixed-used development in the area, with
In Britain after the Second World War, town planning tended to focus on large, single-
services such as shopping outlets, offices and residential spaces within the district,
use buildings such as shopping centres. This often faced criticism for disrupting
which are of high quality.
the traditional flow and diversity of town centre areas. More recently, mixed-use developments have become a more prominent feature of planning policy to revitalise urban centres and generate benefits for the community, such as reduced demand for transport and other infrastructure, local employment opportunities, more interesting urban fabric and enhanced property values32.
European Commission (2010) Why socio-economic inequalities increase?. Available from: https://ec.europa.eu/ research/social-sciences/pdf/policy_reviews/policy-review-inequalities_en.pdf (Accessed on 07/03/2021). 31 Charli (2018) Overcoming Barriers: in and between Poplar and Canary Wharf. Available from: https://www. futureoflondon.org.uk/2018/06/20/poplar-canary-wharf/ (Accessed on 06/03/2021). 32 Designing Buildings (2020) Mixed-use Development. Available from: https://www.designingbuildings.co.uk/wiki/ Mixed_use_development (Accessed on 08/03/2021). 30
11
BRIDGING THE GAP | An Urban Design Strategy
STRATEGY AND OBJECTIVES The purpose of this strategy is to ensure housing needs for the local community are met, but also the growing demand of housing needed in London. Inclusive neighbourhoods are underpinned by the belief that every person has a right to build and pursue their vision for a good life and that communities are stronger, more welcoming and more self-sufficient, where all the people have the opportunity to share the strengths, expertise and contribute to local community life33. The inclusive neighbourhoods strategy will be achieved through the three main objectives:
Affordable Housing Provision
Mixed-use Developments
Densification of Housing Stock
To provide affordable housing that meet the
To encourage developments of land or buildings
To create an integrated skyline with Canary Wharf
demands of the local community.
that are used for different uses which fall into more
and achieve viable development and meet the
than one use class.
demand for increasing need for housing units and other services in the area.
Interventions:
Interventions:
Interventions:
O1-AHP-01 Tenure Blind development and mixed
O2-MUD-01 Residential, Commercial, community
O3-DHS-01 Densification along poplar high street
unit sizes in accordance with local housing needs
and office spaces
O1-AHP-02 Community-led Housing
O2-MUD-02 Student Accommodation
O1-AHP-03 Phased
Development
to
O3-DHS-02 Integrated skyline with canary wharf and neighbouring area
decant
estates locally O1-AHP-04 London affordable rent/affordable homes/social housing provision
33
12
Inclusive Neighbourhoods (nd). Available from: http://inclusiveneighbourhoods.co.uk/#:~:text=Inclusive%20Neighbourhoods%20is%20underpinned%20by,and%20contribute%20to%20local%20community (Accessed on 08/03/2021).
02 STRATEGY 01: ON INCLUSIVE NEIGHBOURHOOD
SPATIAL CONCEPT PLAN: ON INCLUSIVE NEIGHBOURHOOD
13
BRIDGING THE GAP | An Urban Design Strategy
POLICY CONTEXT: ON INCLUSIVE NEIGHBOURHOOD Affordable Housing Provision
O1-AHP-01 Tenure Blind development and mixed unit sizes in accordance with local housing needs
Affordable Housing Provision
Mixed-use Developments
O1-AHP-02 Community-led Housing
Densification of Housing Stock
O1-AHP-03 Phased Development to decant estates locally
Celebrate Arts and Culture
O1-AHP-04 London affordable rent / affordable homes/ social housing provision
Revitalisation of Poplar High Street
Building a Local High School Mixed-use Developments Improve Walking & Cycling Infrastructure O2-MUD-01 Residential, Commercial, community and office spaces Improve Transport Network O2-MUD-02 Student Accommodation Enhance North-South Connection
Densification of Housing Stock
O3-DHS-01 Densification along poplar high street O3-DHS-02 Integrated skyline with canary wharf and neighbouring area
14
Low Carbon Mobility
Revitalisation of Green Space
02 STRATEGY 01: ON INCLUSIVE NEIGHBOURHOOD
OBJECTIVE 01: Affordable Housing Provisions O1-AHP-01
Tenure Blind Development and Mixed Unit Sizes in Accordance with Local Housing Needs
Case Study Erith Park, London Borough of Bexley—This site promotes maximum social integration, cohesion, inclusivity and social diversity through providing a
SCALE: Macro PRIORITY: Immediate
TIME-SCALE:
15 years
large scale tenure mix within the development34.
Both the regional and local policies seek to ensure that new housing developments strive to provide a range of housing sizes and tenure mixing to alleviate overcrowding in homes, by providing larger family unit sizes three bed/ 3+ bed units to accommodate the current demands of the demographic population within Poplar. The large multicultural population in the area tends to have multigenerational households, therefore require increased unit sizes to prevent overcrowding. This policy of tenure diversification is an essential component in addressing social issues in the region, with positive impacts seen in providing sustainable regeneration, improved quality of local amenities, and improvements to local services through integration and decreased poverty concentrations. Tenure blind on a big scale in Bexley (2018). Available from: https://www.hbdonline.co.uk/news/ tenure-blind-on-a-big-scale-in-bexley/ (Accessed on 06/03/2021). 34
IMPLEMENTATION: 1.
All new developments in the plan from 2021-2035 to consider this policy when
proposing new residential schemes. 2.
To provide housing needs requiring a mix of rented and intermediate
affordable tenures, to meet the full range of local housing needs. 3.
Development to provide a combination of unit sizes (including larger family
units) in accordance with local housing needs.
Relevant Planning Legislation and Policies London Plan 2021
Policy H10 Housing Mix
OAPF Isle of Dogs and South Poplar
Policy 3.2
Housing Strategy
Tower Hamlets Local Plan 2031
Policy S.H1 Meeting Housing Needs
Policy DH.2 Affordable Housing and Housing Mix
15
BRIDGING THE GAP | An Urban Design Strategy
O1-AHP-02
Community-led Housing SCALE:
Macro
TIME-SCALE:
15 years
PRIORITY: Immediate Delivering community-led housing through the creation of community land trusts,
Case Study
intending to provide affordable housing and community assets within the area. This
Silchester
Estate,
can work in conjunction with a local authority in the neighbourhood to provide
Borough
new quality-built housing, for those in Poplar and the wider local area, ensuring
Chelsea—The
local housing demands are met to create a balanced and sustainable community.
policy for the estate is put in
The local authority prioritises tenants who require housing under the housing
place to ensure the delivery of
allocations scheme for some of the new developments or infill developments on
phased development of the
their estates, helping free up former property and benefit the residents who stay
estate,
within the local area.
tenants to start phase 2 of the
of
Royal
Kensington local
prioritising
and
lettings
rehousing
development. In addition to this, the local lettings policy allows for
IMPLEMENTATION: 1.
improvements in overcrowding
All new developments in the plan from 2021-2035 to consider this policy when
in existing households, providing
proposing new residential schemes. 2.
increased unit sizes to reduce
Residents set up a community land trust (CLT). Land is gifted to the trust by
overcrowded homes’ problems35.
the GLA or local authority, or the land is bought from them through the access of funds unlocked by the GLA for community land trusts. 3.
CLT owns the land and builds on the site; this provides genuinely affordable
homes to rent or buy and will remain affordable in the future. The CLT builds both housing units and community assets/ infrastructure on the land. 4.
CLT remains a long-term steward of the homes and assets on the site. Tenure blind on a big scale in Bexley (2018). Available from: https://www.rbkc.gov.uk/sites/default/files/ atoms/files/Local%20Lettings%20Plan%20Silchester%20amended%20April%202015.pdf (Accessed on 06/03/2021). 35
5.
The local authority policy ensure developments provide a minimum of 35% of
local lettings/ownership of property within the new development. 6.
Provides a decanting option for households that live on an estate that is
going to be redeveloped.
Tower Hamlets Local Plan 2031
7.
Provides homes for households on an estate without the need for housing,
but live in the wider local area or Poplar/ Tower Hamlet. 16
Relevant Planning Legislation and Policies
Policy S.H1 Meeting Housing Needs
02 STRATEGY 01: ON INCLUSIVE NEIGHBOURHOOD
O1-AHP-03
Phased Development to Decant Estates Locally SCALE:
Macro
TIME-SCALE:
15 years
PRIORITY: Immediate Phased redevelopment of estates provides a way of ensuring that residents are
Case Study
catered for when redeveloping estates. Ensuring residents are rehoused locally, at
Packington Estate, Islington, London—In the example of this case study,
a property of similar rent and unit size, to cause minimal disruption and impact to
no residents were moved off the estate, even temporarily, as the developer
the residents’ livelihood. The policy aims to prevent displacement from the area,
ran a ‘phased decant’ building the social housing development first and
instead allows for a rehousing of residents within the locality to benefit from the
moving residents in, then demolishing their homes. Such examples are not
positive multiplier effect of such regeneration schemes.
seen often enough in developments, especially around London, where residents are usually paid off in lieu (where off-site allocations are explored but not sufficient) or rehoused further away from their existing property36.
IMPLEMENTATION: 1.
All new developments in the plan from 2021-2035 to consider this policy when
proposing new residential schemes. 2.
Protect the existing quantum of affordable homes and family units, with
residents re-provided with the same or equivalent rent levels and unit sizes. 3.
Provide a phased development strategy to ensure residents are decanted to
units within the new development or housed nearby. 4.
In the extreme case, If no suitable sites are available for affordable off-site
housing, then payment in lieu is to be acceptable. Developers must demonstrate that the payment will enable the construction or purchase of a minimum of affordable housing within the borough, which meets the exact unit requirement of the existing property. There should be no financial advantage to the developer for not providing affordable housing onsite. The financial viability statement must show evidence of this.
Packington Estate: is this the model for regeneration? (2019). Available from: https://www.insidehousing.co.uk/ insight/insight/packington-estate-is-this-the-model-for-regeneration-61670 (Accessed on 10/03/2021). 36
Relevant Planning Legislation and Policies London Plan 2021
Policy H2 Small Sites
Policy H4
Delivering Affordable Housing
Tower Hamlets Local Plan 2031
Policy D.H2 Affordable Housing and Housing Mix
17
BRIDGING THE GAP | An Urban Design Strategy
O1-AHP-04
London Affordable Rent/Affordable Homes/Social Housing Provision SCALE:
Macro
TIME-SCALE:
15 years
PRIORITY: Immediate Provide affordable housing units for residents by requiring minimum provisions
Case Study
of affordable homes in the development scheme. In addition to this, ensure
Addiscombe Grove, Croydon—Delivering 100% affordable housing, the
developments are genuinely affordable for residents; this can be achieved by
21 storey residential block will provide one-bedroom flats at 20% below
ensuring they align with London affordable rents policy.
Ensure a minimum
the market rate for first-time buyers, who live or work in the local authority
level of social housing units is also included in the new development to prevent
and earn less than £90,000. A third of apartments in the development are
displacement of those in social housing within the local area’s renovation estates.
2 or 3 bedroom units, which are ideal units for local families. Initially, the development had consent for 12% affordable housing but worked with the local council in securing 100% affordable units.
IMPLEMENTATION: 1.
All new developments in the plan from 2021-2035 to consider this policy when
proposing new residential schemes. 2.
Requiring the provision of a minimum of 50% affordable housing on sites
providing ten or more new residential units are built (subject to viability). Of this: a)
A minimum 60% low cost rented homes for London Living rent/ Social
rent allocated according to the need for Londoners and those on lower incomes; b)
A minimum of 40% of London shared ownership to allow for first-time
buyers to climb the property ladder or existing owners to afford a property within London; 3.
Larger units prioritised for London affordable rent, for local families in need of
these units.
Relevant Planning Legislation and Policies London Plan 2021
Policy H4
Delivering Affordable Housing
Polocy H6 Affordable Housing Tenure
Tower Hamlets Local Plan 2031
18
Policy S.H1 Meeting Housing Needs
02 STRATEGY 01: ON INCLUSIVE NEIGHBOURHOOD
OBJECTIVE 02: Mixed-use Developments Case Study
O2-MUD-01
Residential, Commercial, Community, and Office Spaces
Vauxhall and Nine Elms—Development including retail, office, eateries, hotel, flexible retail, leisure facilities, all within the development site.
SCALE:
Macro
TIME-SCALE:
6 years
PRIORITY: Immediate Mixed-use developments provide growth to rebalance the local economy and provide access to local amenities within a 15-minute radius, often known as the ‘15-minute neighbourhood’, giving access to the most basic daily needs within a 15-minute walk from home. This concept reduces car dependency in basic daily activities and provides support to agglomeration, by maximising job opportunities. This goes in hand with the mayor’s target for 80% of all journeys to be made by walking, cycling and public transport. Mixed-use developments provide vibrant and active places in a compact and well-designed space.
IMPLEMENTATION: 1.
Development of commercial units along the high street, at ground floor used
for the redevelopment and expansion along the high street to meet the future growth demands. 2.
Development of a new mixed-use community and interfaith centre along the
high street, a multi-purpose community centre accessible to all residents. 3.
Development of office spaces, 50% affordable workspaces, providing an ideal
environment for SME’s or micro-businesses to afford these new workspaces.
Relevant Planning Legislation and Policies London Plan 2021
Policy H10
Housing Mix
Policy SD1
Opportunity Areas
OAPF Isle of Dogs and South Poplar
Policy 3.4.12
Co-location of Affordable Workspaces
Tower Hamlets Local Plan 2031
Policy D.EMP2
New Employment Space
Policy D.EMP4
Redevelopment Within Designated Employment
Locations
Policy S.CF1
Supporting Community Facilities
19
BRIDGING THE GAP | An Urban Design Strategy
O2-MUD-02
Student Accomodation SCALE:
Macro
TIME-SCALE:
3 years
PRIORITY: Immediate The student population brings a positive impact,the disposable income of this cohort
Case Study
brings more comprehensive benefits to the local economy, with particular benefits
Wembley, London—Student accommodation in Wembley, located close
to the local night-time economy and leisure facilities. Additionally, the development
to transport connections and affiliations with University of West London,
of student accommodation relieves the housing pressures for local communities,
Regents College, University of Westminster, London Community college,
allowing for housing to be released back into the mainstream market37.
London School of Science and Technology, University of Arts London, Imperial College London, UCL, SOAS. The accommodation provides affordable living within London for those in higher education and provides
IMPLEMENTATION: 1.
support to the local economy. Businesses thrive with the nearby students,
Years 1-3: Proposal to build new purpose-built student accommodation which
an example of this benefit is Box Park Wembley.
is in close proximity to higher education facilities. 2.
Years 1-3: Provide rented accommodation for an affiliated higher education
provider in the local area, with this a nomination agreement is to be provided to ensure the education provider uses the student accommodation. 3.
Years 1-3: Provide 5% wheelchair accessible independent living student
rooms. 4.
Years 1-3: All the bedrooms in the purpose-built shared accommodation must
be provided at a rental cost which is affordable for student accommodation, should equal or be below 55% of the maximum income that a new full-time student studying in London and living away could receive from the government maintenance loan.
Relevant Planning Legislation and Policies London Plan 2021
Policy H15 Purpose-built Student Accomodation
Tower Hamlets Local Plan 2031 The Economics of Student Housing (2016). Available from: https://lichfields.uk/blog/2016/february/3/the-economics-ofstudent-housing/ (Accessed on 12/03/2021). 37
20
Policy D.H6 Student Housing
02 STRATEGY 01: ON INCLUSIVE NEIGHBOURHOOD
OBJECTIVE 03: Densification of Housing Stock O3-DHS-01
Case Study
Densification along Poplar High Street
Purley Mosaic Place, Croydon—The development of Purley comprises of civic, community, religious spaces, cafes, shops and teaching facilities, SCALE:
Macro
TIME-SCALE:
15 years
a flexible auditorium and a sports hall with 220 new apartments. The
PRIORITY: Medium-term
development is an example of densification to provide local amenities close to the high street, creating a mixed-use development through
The densification of Poplar will start from the redevelopments along Poplar high
densification38.
street, the first redevelopments will occur on the eastern end of the high street, which is currently seeing the rise medium height developments within the vicinity. In the first five years, development will be concentrated in the eastern end of the high street, then integrate and develop the western half of the high street to match the new developments’ character and urban form. Densification of developments along the high street provides a change in transport habits, reducing the need for cars, easy access to an integrated public transport system, and proximity of local amenities, thus influencing lifestyle choices and promoting health and well-being within the local neighbourhood. IMPLEMENTATION: 1.
All new developments in the plan from 2021-2035 to consider this policy when
proposing new residential schemes. 2.
The eastern end of the high street is proposed to be developed between
2021-2026, with the second phase of redevelopment along the high street to start from 2025 to 2035. 3.
The development of the eastern end of Poplar High street, running from Cotton
Planning consent for Purley town centre redevelopment (nd). Available from: https://www. proctorandmatthews.com/news/planning-consent-purley-town-centre-redevelopment (Accessed on 12/03/2021). 38
Relevant Planning Legislation and Policies London Plan 2021
Policy 4.2.4
Incremental Intensification
OAPF Isle of Dogs and South Poplar
street to the mixed-use open space area, within the first five years. Allowing for the
Policy 3.2
Housing Strategy
necessary local amenities and road infrastructure to be placed in time for office
Tower Hamlets Local Plan 2031
and local amenity use.
Policy D.DH7
Density
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BRIDGING THE GAP | An Urban Design Strategy
O3-DHS-02
Integrated Skyline with Canary Wharf and Neighbouring Area SCALE:
Macro
TIME-SCALE:
15 years
PRIORITY: Medium-term An integrated skyline to achieve aesthetically pleasing developments in the area,
Case Study
will conform to varying height restrictions to allow for the integration of the Skyline
Camley Street Developments Camden—An integrated high-density
of Canary Wharf’s high-rise developments to the residential character of Poplar
development across the site to deliver housing and new employment
and its surroundings.
spaces. Providing developments that matched the density of the neighbouring skyline of Kings Cross.
IMPLEMENTATION: 1.
Medium rise development along Poplar high street development will address
the transition in scale and character from the residential fine grain of Poplar to the large office blocks of Canary Wharf. 2.
Eastern end of the road to be developed within the first five years to align with
ongoing high rise development in the vicinity, followed by the development of the western half of the Highstreet for the following 10-year period to match the newly developed densification of developments. 3.
The potential for further upwards development in the future, introducing air
rights, for increased developments as an alternative for some housing blocks in the north of Poplar. This is a cheaper solution for increased density development for existing estates that are of good quality. Air rights allow the development of a few storeys on top of existing development, ‘build-up, rather than out’, to help provide the integrated skyline with the residential typology of Poplar.
Relevant Planning Legislation and Policies London Plan 2021
Policy D9
Tall Buildings
OAPF Isle of Dogs and South Poplar
Policy 3.2
Housing Strategy
Tower Hamlets Local Plan 2031
22
Policy D.DH6
Tall Building Policy
Policy D.SG4
Planning and Construction of New Development
Policy D.DH7
Density
03 STRATEGY 02: ON CULTURE & HERITAGE
03 STRATEGY 02: ON CULTURE & HERITAGE SOCIOCULTURAL GAP Sociocultural is the mixture of different groups of people in society and their habits,
In terms of socioeconomic groups, Poplar had a significantly lower average of the
traditions and beliefs.This Sociocultural policy will strive to allow the various peoples
local population working in higher & lower managerial and professional roles than
that live in Poplar to flourish and express themselves in aforecoming and positive
Tower Hamlets and a much higher standard of long term unemployment. There was
approach.
also an indication that 21.9% of the resident population in Poplar had no formal qualifications according to the 2011 Census42.
The stark contrasts and gaps in the sociocultural aspects of Poplar in comparison to Canary Wharf are clear for all to see. Both areas have their differences concerning
Evidence from 2011 also indicates that Poplar was an unaffordable neighbourhood
their populations, geographical size, urban landscape and structures. However,
with many people claiming housing benefits43.
Poplar has lagged behind Canary Wharf in various aspects, including sociocultural factors. Poplar, in many cases, is in the wake of Canary Wharf, such as social
Deteriorating commercial buildings at Poplar High Street – the quality of the
inequalities, declining commercial markets, deterioration in celebrating the culture
commercial property and opportunities on Poplar High Street are disappointingly
of the area and the deprived social infrastructure. Poplar and Canary Wharf on the
low. The commercial retail within Poplar is at an arguably low standard and there
surface arguably are as distinct as a battered old slipper and a gleaming glass
is a lack of commercial traffic on Poplar High Street. There is much lamenting of the
shoe.
former glorious bustling scenes on Poplar High Street. However, these memories have not been overtaken by exciting modern prospects for Poplar High Street’s
SOCIOCULTURAL CHALLENGES
commercial opportunities. Undeniably, there are uncontrollable factors, such as the COVID pandemic and the increase of online shopping, that has led to the decline of many high streets. Poplar’s current commercial infrastructure is serving
Increasing social inequality – for those living in Poplar, it is a grim reality concerning
low-quality products to lower-income households with a variety of knock-on effects,
social equality.There is historical evidence for Poplar having vast social inequalities.
including facilitating poor health.
According to the 2011 Census, nearly 80% of Poplar residents were living in rented accommodation, with 50.9% living in social rented accommodation, a higher average than the Tower Hamlets LPA39. The local population of Poplar are not as economically competitive as Canary Wharf; for instance, from the 2011 Census, the unemployment rate for those aged 16-64 in Poplar was 15.7%, whereas in Canary Wharf, it was 8.2%40. In terms of the economically active population from the 2011 census, Poplar had a rate of 51.8%, lower than the Tower Hamlets average of 57.6%41.
39 Corporate Research Unit (2014) Poplar Ward Profile. Available from: https://www.towerhamlets.gov.uk/Documents/ Borough_statistics/Ward_profiles/Poplar-FINAL-10062014.pdf (Accessed on 06/03/2021). 40 ibid. 41 ibid. 42 ibid. 43 Fenton, A. (2011) Housing Benefit reform and the spatial segregation of low-income households in London CCHPR. Available online: http://www.cchpr.landecon.cam.ac.uk/outputs/detail.asp?OutputID=240 (Accessed on 06/03/2021).
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BRIDGING THE GAP | An Urban Design Strategy
The decline of cultural appreciation of the site – there are two parts to this, the
Poor social infrastructure – arguably this is led partially by the current building
heritage and the current cultures that need to be celebrated.
typology of Poplar, as the area is dominated by terraced and slab structures that have remained since the turn of the 20th century and post-WW2 slab buildings.
Firstly, heritage. There are listed and non-listed heritage assets located within the
Therefore, the modern infrastructural requirements for Poplar’s local population
north and south-west of Poplar and Conservation Areas as designated by Tower
and their economy, health and sustainability needs are not being met. There are
Hamlets LPA. However, there is a lack of celebration of the local historic structures
various landowners within Poplar, and an integrated and cohesive approach to
and visible events within Poplar.The only example is the statue at the very end of the
the provision of social infrastructure has not materialised in the past. Independent
high street, indicating the former White Horse Pub. People are attracted to places
and third party landowners, housing associations and the local planning authority
by stories, and Poplar is not demonstrating as fervently as possible the heritage the
have polar distinctive goals and targets to achieve in Poplar for their own vested
area possesses. Concerning the current cultures that need to be celebrated within
interests. Therefore, the social infrastructure in Poplar is not enough.
Poplar, the 2011 Census indicated that the local population in Poplar consisted mainly of Bangladeshis with 41%, a black population of 10% and 23% of white Britons44. The diverse community of Poplar is not currently being celebrated as much as it should. If the local population cannot gather resources or utilise the correct type or amount of knowledge to promote their various cultures, these cultures will not be as expressive as positive entities for the local population to celebrate and promote their cultures in equal measure.
Corporate Research Unit (2014) Poplar Ward Profile. Available from: https://www.towerhamlets.gov.uk/Documents/ Borough_statistics/Ward_profiles/Poplar-FINAL-10062014.pdf (Accessed on 06/03/2021). 44
24
03 STRATEGY 02: ON CULTURE & HERITAGE
STRATEGY AND OBJECTIVES This strategy’s primary purpose is to galvanise and celebrate the local culture and heritage of the people of Poplar, which is greatly needed. Culture, stories and people are fundamental to the survival, revival and enhancement of place. This strategy will make the culture and heritage of Poplar a treasured entity for the local population. It will also be an aspect of the area that will attract those beyond Poplar to explore and make connections with its neighbours, principally Canary Wharf. Canary Wharf and Poplar are inter-connected with one another. This Sociocultural policy is also significant, as it will highlight the culture and heritage that is familiar to Canary Wharf as well as emphasising the intricate distinctions in Poplar identifying why the area can be unique with regard to culture and heritage. The culture and heritage strategy will be achieved through the three main objectives:
Celebrate Arts and Culture
Revitalisation of Poplar High Street
Building a Local High School
Rejuvenation of the culture, heritage and arts
Making Poplar High Street a commercial hub for
To provide accessible and adequate school
of Poplar so that it is celebrated by the local
local businesses to serve the local population,
facilities such as libraries to current residents
population with pride and distinctions can be
first and foremost, with high-quality products and
to cut travel time. This is a response to the lack
made with Canary Wharf.
business activities at a scale appropriate for
of secondary school in the area despite the
Poplar but striving to match, where possible, the
abundance of primary schools.
lofty standards of commercial activities in Canary Wharf. Interventions:
Interventions:
Interventions:
O4-CAC-01 Replicate Historic Fabric of Publican
O5-RHS-01 Economic
Houses along Poplar High Street
Rebuilding of Poplar High Street
Shop
and
Business
O6-LHS-01 Improving the Quality of Education Available for Residents
O4-CAC-02 Designated Street Art Space O4-CAC-03 Provision of Multi-faith & Multi-belief Poplar Centre
25
BRIDGING THE GAP | An Urban Design Strategy
SPATIAL CONCEPT PLAN: ON CULTURE & HERITAGE
26
03 STRATEGY 02: ON CULTURE & HERITAGE
POLICY CONTEXT: ON CULTURE & HERITAGE Celebrate Arts and Culture O4-CAC-01 Replicate Historic Fabric of Publican Houses along Poplar High Street
Affordable Housing Provision
Mixed-use Developments
O4-CAC-02 Designated Street Art Space
Densification of Housing Stock
O4-CAC-03 Provision of Multifaith & Belief Poplar Centre
Celebrate Arts and Culture
Revitalisation of Poplar High Street
Revitalisation of Poplar High Street
O5-RHS-01 Economic Shop and Business Rebuilding of Poplar High Street
Building a Local High School
Improve Walking & Cycling Infrastructure
Improve Transport Network
Building a Local High School
O6-LHS-01 Improving the Quality of Education Available for Residents
Enhance North-South Connection
Low Carbon Mobility
Revitalisation of Green Space
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BRIDGING THE GAP | An Urban Design Strategy
OBJECTIVE 04: Celebrate Arts and Culture O4-CAC-01 Replicate Historic Fabric of Publican Houses along Poplar High Street
IMPLEMENTATION: The following steps would be taken over the course of 2 years during the economic redevelopment and pedestrianisation of Poplar High Street, to be part of a broader
SCALE:
Micro
TIME-SCALE:
3 years
PRIORITY: Long-term
development and under the same operation. This would improve the current statue to commemorate the White Horse publican house that once stood at the end of
Creating a link of the historical connections of publican houses along Poplar High Street to create a unique way of showcasing Poplar High Street’s historical past, in a manageable scale to the local population of Poplar and visitors from wider afield including Canary Wharf.
Poplar High Street. These statues, which would have a sculpture, a publican house sign, a QR-code for a website to access more information and details of the years it existed, would also create a historic trail for pedestrians to explore the historic past of publican houses along Poplar High Street, making this history accessible for locals as well as visitors from neighbouring areas. 1.
The Poplar High Street Community Forum decides which and how many
publican houses to commemorate along Poplar High Street. The chosen publican houses’ historic location would be showcased with a statue as described above (1st year of intervention period). 2.
Students from nearby higher educational institutions and local artists will
submit designs, as part of a competition, of the sculptures for the statues to the Poplar High Street Community Forum, choosing the best designs (1st year of intervention period). 3.
Students from nearby higher educational institutions and local artists will
submit designs, as part of a competition, of the publican house signs for the statues to the Poplar High Street Community Forum, choosing the best designs (1st year of intervention period).
Original condition of White Horse Pub signage
28
Current condition of White Horse Pub signage
03 STRATEGY 02: ON CULTURE & HERITAGE
Case Study 4.
Students from nearby higher educational institutions, local artists, local
Historic
England
has
published
several
historians and heritage institutions would submit ideas for a website celebrating
virtual walking tours in London to see
the chosen publican houses to the Poplar High Street Community Forum, which
different historical elements of the capital45.
determines the best designs. This website could be accessed with a QR code on
One example is Spotter’s Guide The Early
the statue using mobile devices. It would celebrate the chosen historic publican
Georgian Townhouse in which the route
houses with historic images, short passages of text and drawings.The website could
is displayed and for each stop there’s
present the information in multiple languages so as many cultures can read the
information, photos and highlighted historic
history of the chosen celebrated publican houses (1st year of intervention period).
architectural features. Islington Council has a list of walking trails with downloadable
5.
The statues showcasing the historic publican houses would be installed along
pdf’s to showcase historical and significant
Poplar High Street, with a QR-code at an accessible height, allowing on-lookers to
architectural features within the borough46.
participate in a walking trail of sites of the historic publican houses of Poplar High Street (2nd year of intervention period). Historic England (2021) Self-Guided Virtual Heritage Walking Tours. Available online: https://historicengland. org.uk/get-involved/visit/walking-tours/ (Accessed on 06/03/2021). 46 Islington Council (2021) Local history routes to enjoy. Available from: https://www.islington.gov.uk/libraries-artsand-heritage/heritage/local-history-centre/local-history-walks (Accessed on 06/03/2021). 45
Relevant Planning Legislation and Policies London Plan 2021
Policy HC1
Heritage Conservation and Growth
Policy HC7
Protecting Public Houses
OAPF Isle of Dogs and South Poplar
Key Opportunities for Growth 5 and 8
Public Realm and Urban Design (5.3.1 Existing Character of Poplar) Tower
Hamlets Local Plan 2031
Policy S.DH3
Heritage and Historic Environment
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BRIDGING THE GAP | An Urban Design Strategy
O4-CAC-02
Designated Street Art Space SCALE:
Micro
TIME-SCALE:
3 years
PRIORITY: Long-term Providing a space for creative street and graffiti art will bring another dimension
Case Study
to Poplar, showcasing the cultural and artistic influences that are most pivotal
Lambeth Council has allowed the flourishing graffiti art in the tunnels
to Poplar’s locals in a dramatic visual medium and attracting visitors and artists
under Leake Street nearby to Waterloo Station47. The provision to allow
from wider afield including Canary Wharf. The space under the bypass nearby to
this area to become a creative space has led to events, competitions
Poplar DLR station, is a prime site for regeneration and a way to brighten the area
between artists, a surge in tourism and a safer part of Waterloo.
with a flash of colour and flare. It will allow the local community to express their imagination that they have previously not been able to do on such a scale.
IMPLEMENTATION: 1.
Students from nearby higher educational institutions and local artists will
submit designs for individual pieces of artwork as well as a plan for the whole site, as part of a competition to the Poplar High Street Community Forum, which then chooses a selection of the best designs (1st year of intervention period). 2.
Installation of more CCTV cameras and adapted street lighting on the site to
increase local security for wider public safety (1st year of intervention period). 3.
The successful participants of the competition will then create the permanent
exhibition space in a coordinated effort (1st and 2nd year of intervention period). 4.
The Poplar High Street Community Forum will then manage and coordinate
the running of the temporary exhibition area in the site for visiting graffiti artists (1st and 2nd year of intervention period and continued after that).
Love Lambeth (2018) New Pedestrian Walkway in Waterloo. Available online: https://love.lambeth.gov.uk/ leake-street-arches-opens/ (Accessed on 06/03/2021). 47
Relevant Planning Legislation and Policies London Plan 2021
Policy HC5
Supporting London’s Culture and Creative
Industries OAPF Isle of Dogs and South Poplar
Key Opportunities for Growth 5 and 8
Public Realm and Urban Design (5.3.1 Existing Character of Poplar) Tower
Hamlets Local Plan 2031
Policy S.SG1
Areas of Growth and Opportunity within Tower
Hamlet
Policy D.TC5
Food, Drink, Entertainment and the Night-time
Economy
30
03 STRATEGY 02: ON CULTURE & HERITAGE
O4-CAC-03
Provisions of a Multi-faith & Multi-belief Poplar Centre SCALE:
Micro
TIME-SCALE:
3 years
PRIORITY: Long-term 4.
Multi-faith & Multi-Belief Poplar Centre will be created and start to take
Providing a space to allow multiple faith and belief groups within Poplar to participate
bookings from local religious and belief groups to use that space (1st and 2nd
in their religious/belief practices will encourage more social cohesion within Poplar,
year of intervention period and continued thereafter).
harmonising and creating constructive and collaborative relationships between different religious and belief groups. This form of integration can be within Poplar High Street’s designated structure to enhance relations between the multi-faith and
Case Study Within the Royal Borough of Greenwich, Prayer Space is a building providing
multi-cultural societies in Poplar.
space for multi-faith worship for the local community since 2003 and is IMPLEMENTATION:
managed by the Church of England Parish of East Greenwich48. Knight
A structure along Poplar High Street (nearby to Dolphin Lane) has been designated
Dragon provided the building as it was incorporated into a section 106
and would be designed internally to befit the practices of religious and belief
agreement with the Greenwich Peninsula development. The organisation
groups within Poplar and cater to their needs to create the Multi-faith & Multi-belief
allows different belief groups to book spaces with an overall capacity of
Poplar Centre.
110 people, principally the community room. The booking can be used for
1.
prayer or worship activities and is managed by a multi-faith team.
The Poplar High Street Community Forum will run a series of community
consultations to gather data to establish which religious and belief groups there are in Poplar and what requirements in terms of space and resources they need
Prayer Space (2021) Prayer Space Multifaith Prayer & Community Space for Greenwich Peninsula. Availavle from: http://www.prayerspace.org.uk/ (Accessed on 06/03/2021). 48
(1st year of intervention period). 2.
The Poplar High Street Community Forum will then appoint a team to create,
design and visualise the Multi-faith & Multi-Belief Poplar Centre (nearby to Dolphin Lane) (1st and 2nd year of intervention period). 3.
There will be a creation of an overall team who represent all the faith and
Relevant Planning Legislation and Policies London Plan 2021
Policy HC5
Supporting London’s Culture and Creative
Industries
belief groups of Poplar, the Multi-faith & Multi-Belief Forum of Poplar. This team would
operate the Multi-faith & Multi-Belief Poplar Centre to ensure that social cohesion
Tower Hamlets Local Plan 2031
between all groups occur, not just in the active day to day facilitation of the
Policy S.CF1
Supporting Community Facilities
different groups collaborating and sharing the spaces on the site, but also in the
Policy D.SCF3
New and Enhanced Community Facilities
Policy S1
Developing London’s Social Infrastructure
coordination and management of events that engage everyone concerned (1st and 2nd year of intervention period and continued thereafter).
31
BRIDGING THE GAP | An Urban Design Strategy
OBJECTIVE 05: Revitalisation of Poplar High Street O5-RHS-01
IMPLEMENTATION:
Economic Shop and Business rebuilding of Poplar High Street
The following steps would be taken over the course of 3 years in order for a gradual, systematic, considerate and positive approach to intervening in an economically
SCALE:
Macro
TIME-SCALE:
4 years
PRIORITY: Medium-term Creating Poplar High Street’s unique selling point, a sense of offering something different, a place to visit for leisure, culture and specialist shopping rather than routine purchases and businesses transactions.The main focus is to revitalise Poplar High Street’s local economy and make it an attractive place to come to for the local community and wider afield, including Canary Wharf.
and business revitalised Poplar High Street. 1.
Creation of the Poplar High Street Community Forum.This forum would gather
individuals interested in improving and constantly maintaining Poplar High Street to a new level of high standards in terms of economic activity, a place to walk and interact and its attractiveness. The forum can lead the discussions about what shops and businesses are needed on the high street and help facilitate these new shops and businesses being installed (1st year of intervention period). 2.
The Poplar High Street Community Forum could encourage run-down
properties with a shopfront to join in a shopfront regeneration scheme; to make the shops on Poplar High Street more attractive and inviting, which would be facilitated with grants.The Poplar High Street Community Forum could also reward the up-keep of highly maintained and attractive shop fronts (1st and 2nd year of intervention period). 3.
Design and start-up of high-quality shops for specific communities surrounding
Poplar High Street, including the Muslim and Vietnamese communities (1st and 2nd year of intervention period). 4.
Installation of more CCTV cameras on Poplar High Street to increase local
security for local shops and businesses and wider public safety (1st and 2nd year of intervention period).
Existing condition of Poplar High Street
32
03 STRATEGY 02: ON CULTURE & HERITAGE
4. Poplar High Street Community Forum (alongside Tower Hamlets LPA) organises and attracts people to provide their services in Sunday markets and local cultural
Case Study
festivals that would be located within Poplar High Street on a rotary basis (2nd
Midsteeple Quarter, Dumfries, Scotland transforming the structural blocks
year of intervention period).
between High Street and Irish Street to create a mixed-use spaces including
5.
workspace, food, retail, residential and community49. High Streets need to
The Poplar High Street Community Forum launches a discount card for
adapt and diversify to survive, which can be achieved in Poplar with the
residents surrounding Poplar to use in shops and businesses on Poplar High
following intervention.
Street with participating shops and businesses (2nd and 3rd year of intervention period).
Relevant Planning Legislation and Policies London Plan 2021
Policy SD6
Town Centres and High Streets
Policy T2
Healthy Streets
Policy T3
Transport Capacity Connectivity & Safeguarding
OAPF Isle of Dogs and South Poplar
Key Opportunities for Growth 2, 4, & 5
Opportunities for Good Growth (3.3 Employment and Centres)
Social and Community Infrastructure Strategy (4.2)
Public Realm and Urban Design (5.4.2 Existing Character of Poplar) Tower
Hamlets Local Plan 2031
Policy D.DH2
Attractive Streets, Spaces and Public Realm
Policy S.SG1
Areas of Growth and Opportunities within Tower
Hamlets
Policy D.DH9
Shopfronts
Policy D.EMP4
Redevelopment within Designated Employment
Locations
Policy D.TC2
Protecting Retail in our Town Centres
Midsteeple Quarter (nd) Midsteeple Quarter. Available from: https://www.midsteeplequarter.org/ (Accessed on 06/03/2021). 49
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BRIDGING THE GAP | An Urban Design Strategy
OBJECTIVE 06: Building a Local High School O6-LHS-01 Improving the quality of education available for residents
Case Study Oasis Academy,North London—The newly completed Oasis Academy Hadley, Enfield – a specialist Maths, ICT and Music school – has been designed as
SCALE:
Macro
TIME-SCALE:
4 years
a highly sustainable building. Located on a former industrial site, the project
PRIORITY: Long-term
sits at the heart of a more comprehensive urban regeneration plan. This ambitious scheme delivers a vibrant new learning campus for the Academy’s
There is a lack of secondary educational facilities (many schools are primarily
primary, secondary and sixth-form students. It will also play a pivotal role as
primary schools only); therefore, Poplar residents are at an academic disadvantage
a new community hub, with various cultural and sports activities available
due to travelling extensively twice a day.Thus, in order for Poplar to sufficiently provide
outside of school hours50.
educational facilities for children of all ages, a secondary school is essential for the social benefit of families in Poplar. This proposed redevelopment was selected to take place on the grounds of Woolmore Primary School due to the vast number of Primary Schools that are well connected to transport links, therefore not negatively impacting the movement or access to primary schools for children in the area of Poplar.
IMPLEMENTATION:
Lomholt, I. (2019) Oasis Academy Enfield. Available from: https://www.e-architect.com/london/oasis-academyenfield (Accessed on 06/03/2021). 49
There is currently a lack of transition between primary school and higher education. Therefore, the intervention we have proposed for the redevelopment and conversion of the school will consist of the following factors: 1.
Woolmore Primary School’s transfer to Culloden Primary Academy to make
OAPF Isle of Dogs and South Poplar
Policy 4.2.1
Social and Community Infrastructure - Education
the land available for the construction and redevelopment of a secondary school
Tower Hamlets Local Plan 2031
similar to Oasis Academy highlighted in the case study. (Year 1)
2.
Once the transfer of Woolmore Primary school is complete, the new secondary
school’s development can start and will be completed in 3 years (Year 2-4).
34
Relevant Planning Legislation and Policies
Policy S.SG1
Areas of Growth and Opportunities within Tower
Hamlets
Policy D.CF2
Existing Community Facilities
Policy D.CF3
New and Enhanced Community Facilities
04 STRATEGY 03: ON PERMEABILITY & CONNECTIVITY
04 STRATEGY 03: ON PERMEABILITY & CONNECTIVITY INFRASTRUCTURAL GAP
INFRASTRUCTURAL CHALLENGES
When reviewing the site, it became clear there is a clear lack of connectivity and
•
Traffic and congenstion
permeability between the Poplar side and the Canary Wharf side. There were also
•
Narrow roads
apparent issues with a lack of infrastructure, allowing connectivity and permeability
•
Lack of cycling provisions
between the north and south of the Poplar site.
•
Lack of permeability
•
Bad Connections to the Canary Wharf side of the site
The Poplar side of the site is a series of narrow streets with parked cars on either
•
Perception of unsafe walking conditions
side. Driving through the streets is difficult as movement is restricted by parked cars
•
Unwelcoming public transport connections
and tight turnings. It is virtually impossible for two vehicles to pass each other. The main route through the site is the Aspen Way dual carriageway which is extremely
These were the challenges identified when analysing the neighbourhood, which
busy and can often suffer from traffic build-ups.
helps provide an in-depth understanding of the area’s problems. The use of the inclusive strategy is devised to counteract and resolve these multifaceted problems
The narrow streets also make it difficult to cycle. The space between cars is tight
identified. This can be achieved by bridging the gap between the two sites, through
and can be a hazard for cyclists if a parked car pulls out or opens its doors. There
these three objectives:
are many blind turns, which again are hazardous to cyclists. There is no easy way to cycle from the Poplar side to the Canary Wharf side. Often cyclists need to mount
•
Improve walking and cycling infrastructure
the pavement to get across. There is a cycle highway through Aspen Way, but it is
•
Improve public transport network
difficult to manoeuvre, as it doesn’t have significant areas to turn off the cycle lane.
•
Enhance north-south connection
Walking through the site can be challenging and quite an unpleasant experience,
The challenge to improve infrastructure and connectivity could be a lack of
especially at night. There are many alleyways and corridors that are poorly lit and
funding. If proposed development schemes aren’t delivered, there will be a lack of
deemed to be unsafe. There are several DLR stations in the area, but the entrances
funding through CIL payments. The Poplar side also needs to increase density to
and exits are poorly lit and unwelcome. There are green spaces available to
have enough footfall to warrant new infrastructure.
connect parts of the site, but in a similar vein, the lighting is poor, which tends to give the perception they are not safe areas to walk through. In contrast, the Canary Wharf site has good connectivity and permeability. Large roads with many lanes allow traffic to flow with ease. There are many pedestrian and cycling areas keeping people safe and away from vehicles, where possible.
35
BRIDGING THE GAP | An Urban Design Strategy
STRATEGY AND OBJECTIVES Improving the site’s connectivity is imperative to make it a destination people will want to visit and live in. With new mixed-used development, an improved high street and enhanced public realm, its important that connectivity and public transport in the area are excellent. With the connectivity of the site being poor at present, it is difficult for people to spend time in the area, which is hindering the growth of the local economy. We propose to improve the connectivity and infrastructure in the area, through a number of interventions. The objectives of these interventions are to bring connectivity and permeability of the Poplar side of the site in line with the Canary Wharf side. The permeability and connectivity strategy will be achieved through the three main objectives:
Improve Walking & Cycling Infrastructure
Improve Public Transport Network
Enhance North-South Connection
To improve walking and cycling in the area, making
To improve and enhance the already present
To provide new connection between Poplar and
it safer and more accessible. The improvement in
public transport connection in Poplar. Poplar is
Canary Wharf by constructing a new pedestrian
these modes of transport should reduce the need
fortunate to be serviced by several DLR stations.
bridge across Aspen Way. A new bridge can deal
for vehicles in the area and reduce congestions.
Unfortunately, these stations are poorly lit at night,
with higher capacity as new development is
unwelcoming and are deemed unsafe.
brought forward in the area.
Interventions:
Interventions:
O8-PTN-01 Improve Public Transport Facilities
O9-NSC-01 Erection
Interventions:
O7-WCI-01 Pedestrianisation
of
Poplar
High
Street O7-WCI-02 Increased Cycle Routes Across Poplar and Improving Cycling Connection to Canary Wharf
36
of
a
New
Bridge
and
Replacement of Existing Bridge at Poplar DLR Station
04 STRATEGY 03: ON PERMEABILITY & CONNECTIVITY
SPATIAL CONCEPT PLAN: ON PERMEABILITY & CONNECTIVITY
37
BRIDGING THE GAP | An Urban Design Strategy
POLICY CONTEXT: ON PERMEABILITY & CONNECTIVITY Improve Walking & Cycling Infrastructure
O7-WCI-01 Pedestrianisation of Poplar High Street O7-WCI-02 Increased Cycle Routes Across Poplar and Improving Cycling Connection to Canary Wharf O7-WCI-03 Alleyway Activation
Affordable Housing Provision
Mixed-use Developments
Densification of Housing Stock
Celebrate Arts and Culture
Revitalisation of Poplar High Street
Improve Transport Network
O8-PTN-01 Improve Public Transport Facilities
O8-PTN-02 Controlled Parking Zone
Building a Local High School
Improve Walking & Cycling Infrastructure
Improve Transport Network
Enhance North-South Connection
Low Carbon Mobility Enhance North-South Connection
O9-NSC-01 Erection of a New Bridge and Replacement of Existing Bridge at Poplar DLR Station
38
Revitalisation of Green Space
04 STRATEGY 03: ON PERMEABILITY & CONNECTIVITY
OBJECTIVE 07: Improve Walking & Cycling Infrastructure O7-WCI-01 Pedestrianisation of Poplar High Street
IMPLEMENTATION: These following steps would be taken over the course of 4 years in order for a gradual, methodical, considerate and positive approach to the implementation of
SCALE:
Macro
TIME-SCALE:
5 years
a fully pedestrianised section of Poplar High Street.
PRIORITY: Immediate
1.
Creating a section of Poplar High Street (between Hale Street and Woodstock
around Poplar High Street (1st and 2nd year of intervention period).
Terrace) into an entirely pedestrian zone with no access for motorised transport,
2.
so that people can walk freely and safely. Alongside making Poplar High Street an attractive place to walk around for the locals as well as visitors from wider afield including Canary Wharf.
Initial video analysis of the methods and amount of people walking into and
Design improved directions of travel for visitors to Poplar High Street (in
particular between Hale Street and Woodstock Terrace), especially on foot, taking into account cycling and motorised transport modes (1st and 2nd year of intervention period). 3.
Ensure pedestrianisation is accessible for all and reorganisation of pedestrian
crossings on Poplar High Street (2nd year of intervention period). 4.
Replacement of paving for a more pedestrian-friendly and attractive Poplar
High Street (between Hale Street and Woodstock Terrace) and removal of street clutter that has become obsolete (3rd year of intervention period). 5.
Installation of bollards to stop motorised transport coming onto Poplar High
Street (between Hale Street and Woodstock Terrace) (3rd year of intervention period). 6.
Erection of: clear street signage (to show that it is a pedestrian zone and no
other transport allowed), street lighting (to ensure public safety, especially at night) and open seating along the high street (to allow more seating areas and benches but mitigate rough sleepers) (3rd year of intervention period). 7. Area for the pedestrianisation of Poplar High Street
Use installed footfall walking counters and CCTV to track walking and
pedestrian use in Poplar High Street, for the Poplar High Street Community Forum to analyse and create future strategies for the pedestrianisation of Poplar High Street (3rd and 4th year of intervention period and beyond). 39
BRIDGING THE GAP | An Urban Design Strategy
Case Study
Relevant Planning Legislation and Policies
The Mayor of London in May 2020 revealed plans for various roads to be
London Plan 2021
limited to bus, cycle and pedestrian traffic (Canon Street Station, Liverpool
Policy SD6
Town Centres and High Streets
Street Station, Waterloo Bridge) and others purely just for walking and
Policy T2
Healthy Streets
cycling (streets between Moorgate and Cannon Street Station)51. This was
Policy T3
Transport Capacity Connectivity & Safeguarding
not only brought on environmental pressures for London public and private transport to cut down on emissions and reduce private car ownership
OAPF Isle of Dogs and South Poplar
in the capital but also due to the Coronavirus pandemic and the need
Transport and Movement Strategy (4.1, 4.1.1, and 4.1.2)
for safe social distancing as identified by Sadiq Khan. Another example
Public Realm and Urban Design (5.4.2 South Poplar the Gateway to
us Waltham Forrest’ Mini-Holland’ implementing a Dutch-style cycle and
the Docklands)
pedestrian transport networks. Tower Hamlets Local Plan 2031
The Guardian (2020) Large areas of London to be made car-free as lockdown eased. Available from: https:// www.theguardian.com/uk-news/2020/may/15/large-areas-of-london-to-be-made-car-free-as-lockdown-eased (Accessed on 06/03/2021). 51
40
Policy D.DH2
Attractive Streets, Spaces, and Public Realm
Policy D.TC2
Protecting Retail in our Town Centre
04 STRATEGY 03: ON PERMEABILITY & CONNECTIVITY
O7-WCI-02
Increased cycle routes across Poplar and improving cycling connection to Canary Wharf SCALE:
Macro
TIME-SCALE:
5 years
PRIORITY: Medium-term To reduce road access to vehicles and replace them with cycle only routes. The
Case Study
narrow roads are often congested with parked cars, which makes cycling through
Vauxhall Cross, London—Much like Poplar, car ownership in Vauxhall was one
the site difficult. In peak times, the roads can often be very congested with traffic,
of the lowest in London. Unfortunately, traffic in the area was at extremely high
as it is difficult for two vehicles to pass each other. Cycling through the South Poplar
levels. Particularly at peak times.Through a number of interventions including,
site can be unsafe with many blind spots and no cycle lanes.This is a contrast to the
increased cycle facilities, road layout changes and traffic light sequencing.
Canary Wharf side of the site, which has wide roads with free-flowing traffic. There are also many cycle routes in pedestrian areas removing the hazard of cycling
Despite opposition to the plans and the thought it would cause heavier levels
with vehicles in closed proximity. The aim of this intervention is to bridge the gap
of traffic. The results, however, showed traffic did not increase in surrounding
between the two sites and make the Poplar cycling experience safer and smoother,
areas and traffic cues were shorter than before52.
much like cycling in the Canary Wharf site. As seen in the Vauxhall case study, you can reduce vehicle access in an area without creating traffic on alternative routes.
This case study has been chosen due to the similarity of the two study areas.
This approach for Poplar will have the added benefit of improving cycling facilities.
Both areas have low levels of car ownership yet high levels of traffic. Although the Vauxhall case study was built around several interventions, we believe reducing the number of roads in South Poplar to vehicular access and replacing them with cycle lanes can have many benefits.
IMPLEMENTATION: Introducing the new cycle routes will take a phased approach and will be implemented in conjunction with the proposed new development in South Poplar. 1.
The first new cycle route along Poplar Highstreet will be delivered in conjunction
with O7-WCI-01: Pedestrianisation of a section of Poplar High Street and should be implemented as soon as feasibly possible. 2.
Year 1 and 2 of the strategy will open discussions with stakeholders of
proposed new developments. 3.
European Commission (nd) Reclaiming City Streets for People. Available from: https://ec.europa.eu/ environment/pubs/pdf/streets_people.pdf (Accessed on 06/03/2021). 52
Years 2 - 5 will see the start of implementation of new cycling lanes in
Relevant Planning Legislation and Policies Tower Hamlets Local Plan 2031
Policy S.TR1
Sustainable Travel
Policy D.TR2
Impacts on the Transport Network
Policy D.TR4
Sustainable Delivery and Servicing
conjunction with new development in South Poplar.
41
BRIDGING THE GAP | An Urban Design Strategy
O7-WCI-03
Alleyway Activation SCALE:
TIME-SCALE:
Macro
8 years
PRIORITY: Medium-term The strategy for this intervention is to take ownership of the alleyway and corridor
Case Study
walking in Poplar. These spaces are underused and unwelcoming, particularly
Seattle, Washington—There are approximately 217,500 SF of alleys,
at night. O7-WCI-03 proposes to activate the alleyways through many measures.
which are public spaces, in Seattle’s downtown today. 85% of these are
Not only will this make the spaces more welcoming and increase their usage; it
underused and considered to be the ‘backside’ of the city. The city plans
also have a second added benefit, in that it will increase the amount of public
to use alleyways as a public space through their enhancement. The
space in the area, which is at a premium. This intervention will bridge the gap with
measures are taken to improve the alleyways are:
Canary Wharf as that side of the site has minimal alleyway/corridor walking routes,
1. Designated signage and naming
river views, and plenty of pedestrian walking areas. The Poplar side of the site has
2. Green walls
suffered from a perception of being unsafe for many years and this intervention
3. Hanging Lights
looks to remove that stigma and create attractive places that the local community
4. New store frontages53
can be proud of.
The aim is to create a more welcoming,
IMPLEMENTATION:
walkable and better-connected city.
Works can be started immediately to identify alleyways and spaces to activate, this
Not only will these measures hopefully
intervention is most likely to succeed in conjunction with other interventions. The
improve the connection for people
immediate priority would be to ensure all spaces are safe and well-lit, these consist
moving around the city, but they could
of:
also create more public space in an area that has minimal public space.
1. Identify alleyways and corridors for activation – Immediately 2. Improve lighting – Immediately
Fialko and Hampton (nd) Activating Alleys for a Lively City. Available from: https://nacto.org/docs/usdg/ activating_alleys_for_a_lively_city_fialko.pdf (Accessed on 12/03/2021). 53
3. Add Green infrastructure - Years 1-3 In line with pedestrianisation of the high street and proposed new development 4. The naming of spaces – Years 4-6 5. Markets and retail to be introduced – Years 6-8 Existing alleyways condition in Poplar
42
Relevant Planning Legislation and Policies Tower Hamlets Local Plan 2031
Policy S.TR1
Sustainable Travel
Policy D.TR2
Impacts on the Transport Network
Policy D.TR4
Sustainable Delivery and Servicing
04 STRATEGY 03: ON PERMEABILITY & CONNECTIVITY
OBJECTIVE 08: Improve Public Transport Network O8-PTN-01
Case Study
Improve public transport facilities
Often DLR stations, especially those in the study area discussed in this SCALE:
TIME-SCALE:
Micro
report are underutilised, unwelcoming and deemed to be unsafe. They
12 years
are just used as a means to an end. In contrast, London Underground
PRIORITY: Medium-term
stations have a set of guiding design principles to ensure they maximise
Although access to public transport in
the usages of the station. They are places that are welcoming and safe
the study area is generally good there
and are often a feature of interest themselves. Not just places people
are many DLR stations within walking
use to get from point A to point B. Below is an example of the design
distance for commuters. However,
principles of London Underground stations. It is our recommendation that
many of the stations are poorly lit at
DLR stations adopt a similar strategy to improve the public realm, at their
night and deemed unsafe.
stations to improve the commuter experience54. Existing bus stops and transit stations near Poplar
This intervention aims to improve the public realm at each station to ensure they are well-lit and welcoming. There should also be a provision of amenity space at each station. Where possible, each DLR station should try and incorporate retail space.
IMPLEMENTATION: Transport for London (nd) London Underground Station Design Idiom. Available from: http://content.tfl.gov.uk/ station-design-idiom-2.pdf (Accessed on 12/03/2021). 54
This intervention will take a phased approach. The improvement of the public transport infrastructure needs to be consistent throughout the area. Similarly to the TFL design guide, DLR stations needs a set of design principles for each station to make sure they are all in accordance with the guiding principles.
Relevant Planning Legislation and Policies London Plan 2021
1.
Creation of detailed design guidance - Year 1-3
2.
Adoption of detailed design guidance - Years 3-5
Tower Hamlets Local Plan 2031
3.
First station upgrades begin - Years 5-7
Policy S.TR1
Sustainable Travel
Policy D.TR2
Impacts on the Transport Network
4.
Station upgrades finish - Years 7-12
Policy D.TR4
Sustainable Delivery and Servicing
Policy T1-4
43
BRIDGING THE GAP | An Urban Design Strategy
08-PTN-02
Controlled Parking Zone (CPZ) SCALE:
Macro
TIME-SCALE:
3 years
PRIORITY: Immediate The strategy for this intervention would be to introduce a strict CPZ in Poplar.
Case Study Barking & Dagenham
Only residents, local businesses, and residents of proposed new developments can apply for parking permits. Parking in certain areas would also be restricted to set hours. The aim of this objective is to reduce vehicle usage in
Barking & Dagenham have introduced CPZ’s to restrict people from other
the area. In-turn congestion levels will be lowered, as a result of this, there will
areas parking on their roads. They can also help reduce congestion and
be less parked cars on the roads and permeability will improve. An added
pollution. only residents who have applied for a permit can park on certain
benefit is the improvement of cycling safety. With lower vehicle usage in the
roads during set hours. People who don’t live in the CPZ area cannot apply
area, cycling will be a much more pleasurable experience, as the number of
for a permit. Residents can also apply for visitor permits.
possible hazards will have decreased.
IMPLEMENTATION: 1.
Year 1-3: Consultation with local businesses, residents and stake holders
over proposed CPZ 2.
Year 1: CPZ Gets implemented 6 months after consultation
3.
Year 1: Fines to be given for rule breakers and illegal parking
Relevant Planning Legislation and Policies Tower Hamlets Local Plan 2031
44
Policy D.TR3
Parking and Permit-free
04 STRATEGY 03: ON PERMEABILITY & CONNECTIVITY
OBJECTIVE 09: Enhance North-South Connection O9-NSC-01
Erection of a new bridge and replacement of the existing bridge at Poplar DLR station connecting Poplar with Canary Wharf
Case Study Tower Hamlets have proposed a bridge at South Dock connecting Canary Wharf with the Isle of dogs. The proposed bridge will connect the two
SCALE:
Macro
TIME-SCALE:
4 years
areas and shorten commuting times to the new Crossrail facilities. The
PRIORITY: Immediate
bridge will improve access to retail, jobs and town centre facilities.
A new larger, wider, and aesthetically pleasing bridge to replace the current bridge at Poplar DLR station to connect Canary Wharf and Poplar. The new bridge will give better public access from South Poplar to Canary Wharf. The bridge will provide better connectivity from South Poplar to jobs, retail, and town centre facilities in Canary Wharf. The bridge will also unlock new development in South Poplar to workers in Canary Wharf. The current bridge is nearly at capacity, and with expected increases in development and density of South Poplar, a new much larger bridge is needed. The bridge will also give access to the underground and new Crossrail facilities in Canary Wharf. IMPLEMENTATION: The following steps would be taken over the course of 4 years for a gradual, systematic, considerate and positive approach to the implementation of a new bridge between South Poplar and Canary Wharf. 1.
Year 1: Stage 1 design. Ongoing engagement with stakeholders. Planning
pre-application. 2.
Year 2: Stage 2 public consultation, developed design agreed, planning
application—final designs. 3.
Year 3: Construction of Poplar Bridge.
4.
Year 4: Opening of Poplar Bridge.
Relevant Planning Legislation and Policies Tower Hamlets Local Plan 2031
Policy D.TR4
Sustainable Delivery and Servicing
Policy S.TR1
Sustainable Travel
Policy D.TR2
Impacts on the Transport Network
45
BRIDGING THE GAP | An Urban Design Strategy
05 STRATEGY 04: ON PUBLIC REALM & WELL-BEING HEALTH & ENVIRONMENTAL GAP
HEALTH & ENVIRONMENTAL CHALLENGES
When analysing the environmental and health aspects of Poplar, it becomes
These were the challenges identified when analysing the neighbourhood, which
apparent that the interrelationships between people and the environment of
helps provide an in-depth understanding of the area’s problems.
Poplar are much worse than the neighbouring Canary Wharf, where residents have a better quality of living (well-being).
•
Roads are not cycle-friendly
•
Poor street interface
This is precisely why Poplar needs to be improved so that residents’ well-being is
•
Poor air quality and declining health condition
significantly enhanced through the development and upkeeping of green spaces,
•
Poorly maintained green space
which allow residents to follow active lifestyles safely and enjoyably. This is further exemplifying the sociocultural differences between Poplar and Canary Wharf
The use of the public realm and well-being strategy is devised to counteract and
previously highlighted.
resolve these multifaceted problems identified. This can be achieved by bridging the gap between the two sites through these three objectives: •
Low carbon mobility
•
Active travel
•
Revitalisation of Green Spaces
When visiting the site, it was clear there was little use of green space in the area, even on a clear Sunday morning. Communal green spaces are abundant; however, they are poorly maintained. Healthy green places are “restorative, uplifting, and healing for both physical and mental health conditions”55.
Morton, S. (2016) Green space, mental wellbeing and sustainable communities. Available from: https:// publichealthmatters.blog.gov.uk/2016/11/09/green-space-mental-wellbeing-and-sustainable-communities/ (Accessed on 12/03/2021). 55
46
05 STRATEGY 04: ON PUBLIC REALM & WELL-BEING
STRATEGY AND OBJECTIVES This strategy’s primary emphasis is to improve the general health and environment of Poplar, which will in turn enhance the well-being of residents in Poplar, a vital aspect that needs to be accounted for in all urban design visions, which directly impact the local population. Thus, bridging the spatial health inequalities which currently exist between Canary Wharf and Poplar. This is of huge significance as “feelings of well-being are fundamental to the overall health of an individual, enabling them to successfully overcome difficulties and achieve what they want out of life”56, heavily in line with our vision of bridging the gap between Canary Wharf and Poplar. The public realm and well-being strategy will be achieved through the two main objectives:
Low Carbon Mobility
Revitalisation of Green Space
To improve health and well-being by reducing air pollution through
To encourage wellness through revitalisation of existing green spaces
provisions of electric vehicle use throughout Poplar.
in Poplar and providing new facilities for active use.
Interventions:
Interventions:
O10-LCM-01
Provision of New Electric Car Charging Point in
Existing Car Parks Surrounding Poplar High Street O10-LCM-02
O11-RGS-01
Improving the Quality of Various Green Spaces in
the Area of Poplar
Provision of Entire Car Parks Solely for Electric Vehicles
with Access to Poplar High Street O10-LCM-03
Provision of Electric Car Charging Points for Residents
with Access to Poplar High Street
56
Starjumpz (nd) The importance of Well-being. Available from: https://starjumpz.com/the-importance-of-well-being/ (Accessed on 17/03/2021).
47
BRIDGING THE GAP | An Urban Design Strategy
SPATIAL CONCEPT PLAN: ON PUBLIC REALM & WELL-BEING
48
05 STRATEGY 04: ON PUBLIC REALM & WELL-BEING
POLICY CONTEXT: ON PUBLIC REALM & WELL-BEING Low Carbon Mobility
O10-LCM-01 Provision of New Electric Car Charging Point in Existing Car Parks Surrounding Poplar High Street O10-LCM-02 Provision of Entire Car Parks Solely for Electric Vehicles with Access to Poplar High Street O10-LCM-03 Provision of Electric Car Charging Points for Residents with Access to Poplar High Street
Affordable Housing Provision
Mixed-use Developments
Densification of Housing Stock
Celebrate Arts and Culture
Revitalisation of Poplar High Street
Revitalisation of Green Spaces
O11-RGS-01 Improving the Quality of Various Green Spaces in the Area of Poplar
Building a Local High School
Improve Walking & Cycling Infrastructure
Improve Transport Network
Enhance North-South Connection
Low Carbon Mobility
Revitalisation of Green Space
49
BRIDGING THE GAP | An Urban Design Strategy
OBJECTIVE 10: Low Carbon Mobility O10-LCM-01
4.
Ensure that within the car parks allocated, the amount of car park spaces
Provision of New Electric Car Charging Point in Existing Car Parks Surrounding Poplar High Street
are devoted to electric vehicles has risen to 50%, and the necessary infrastructure
SCALE:
5.
Macro
TIME-SCALE:
3 years
has been built (3rd and 4th year of intervention period). Analyse and assess the amount of future required parking spaces for electric
PRIORITY: Immediate
vehicles (4th and 5th year of intervention period).
There is a lack of sufficient areas for electric vehicles to charge, and this needs to
6.
be increased with the prospect of all new vehicles being fully electric at the start of 2030. Therefore, in order to be as forward-thinking as other areas of London, such as
Ensure that within the car parks allocated, the amount of car park spaces
are devoted to electric vehicles has risen to 60%, and the necessary infrastructure has been built (5th year of intervention period).
Canary Wharf, there needs to be more electric car charging points in existing car parks.
Case Study Haringey Council have guidance for developers for the provision of electric charging points for cars for residents, employees and visitors in conjuncture
IMPLEMENTATION:
with Haringey’s ultra-low emission vehicle action plan between 2019-202957.
The electric charging point spaces would have a recognition system that would
Westminster Council also has guidance on this with justifications for why
assess whether the vehicle is an electric vehicle, a hybrid or a non-electric vehicle.
the future is electric.
If the vehicle is a non-electric vehicle in a designated EV parking spot, the police are notified through the recognition system. A fine is issued to the vehicle owner for occupying a space meant for electric and hybrid vehicles. 1.
Identification of surrounding car parks where it would be possible to implement
new electric charging points (1st year of intervention period). 2.
Ensure that within the car parks allocated, 35% of car park spaces are
devoted to electric vehicles and build the necessary infrastructure (1st and 2nd year of intervention period). 3.
Analyse and assess the amount of future required parking spaces for electric
vehicles (2nd and 3rd year of intervention period).
Haringley Council (2020) Electric Vehicles. Available from: https://www.haringey.gov.uk/parking-roads-andtravel/travel/electric-vehicles (Accessed on 06/03/2021). 57
Relevant Planning Legislation and Policies London Plan 2021
Policy SI2
Minimising greenhouse gas emissions
Policy SI3
Energy Infrastructure
Policy SI8
Waste Capacity and Net Waste Self-sufficiency
Policy T6
Car Parking
Tower Hamlets Local Plan 2031
50
Policy D.TR3
Parking and Permit-free
05 STRATEGY 04: ON PUBLIC REALM & WELL-BEING
O10-LCM-02
Provision of entire car parks solely for electric vehicles with access to Poplar High Street SCALE:
Micro
TIME-SCALE:
8 years
PRIORITY: Long-term There is a lack of sufficient areas for electric vehicles to charge, and this needs to
Case Study Haringey Council have guidance for developers for the provision of
be increased with the prospect of all new vehicles being fully electric at the start of
electric charging points for cars for residents, employees and visitors
2030. Therefore, in order to be as forward-thinking as other areas of London, such as
in conjuncture with Haringey’s ultra-low emission vehicle action plan
Canary Wharf, there needs to be more electric car charging points in designated
between 2019-202958. Westminster Council also has guidance on this with
new e-car parks
justifications for why the future is electric.
IMPLEMENTATION: The following steps would be taken over the course of 3 years in order for a gradual, methodical, considerate and positive approach to introduce e-car parks in areas surrounding Poplar High Street. The new e-car park’s designated site is near the corner of West India Dock Road and East India Dock Road. This car park would have a recognition system that only allows electric and hybrid vehicles to use the e-car park and remain closed to non-electric vehicles. 1.
Secure the designated sites’ land for the new e-car park (1st and 2nd year
of intervention period). 2.
Creation of attractive and user-friendly e-car park with necessary infrastructure
for electric car charging points (1st and 2nd year of intervention period). 3.
Analyse and assess potential improvements and maintenance of the e-car
park and assessment of future sites (3rd year of intervention period and beyond).
Haringley Council (2020) Electric Vehicles. Available from: https://www.haringey.gov.uk/parking-roads-andtravel/travel/electric-vehicles (Accessed on 06/03/2021). 58
Relevant Planning Legislation and Policies London Plan 2021
Policy SI2
Minimising greenhouse gas emissions
Policy SI3
Energy Infrastructure
Policy SI8
Waste Capacity and Net Waste Self-sufficiency
Policy T6
Car Parking
Tower Hamlets Local Plan 2031
Policy D.TR3
Parking and Permit-free
51
BRIDGING THE GAP | An Urban Design Strategy
O10-LCM-03
Provision of electric car charging points for residents with access to Poplar High Street SCALE:
Micro
TIME-SCALE:
5 years
PRIORITY: Long-term There are some existing residential electric car charging points within Poplar, but
Case Study The Royal Borough of Kensington and Chelsea local authority have
these amount to a small number, and this needs to be increased with the prospect of
guidance for residents with electric car permits to park at lamp column
all new vehicles being fully electric at the start of 2030. Although the car ownership
electric charging points, including hours where it is free to park and hours
in Poplar is low, it is another effort to make Poplar a low carbon area. Therefore, in
that will be charged for parking59.
order to be as forward-thinking as other areas of London, such as Canary Wharf, there needs to be more electric car charging points for resident access in Poplar.
IMPLEMENTATION: The following steps would be taken over the course of 3 years in order for a gradual, methodical, considerate and positive approach to introduce electric vehicle residential parking in areas surrounding Poplar High Street. 1.
Identification of residential areas to implement new electric charging points
(1st year of intervention period). 2.
Ensure that residents are given parking permits for their electric vehicles (1st
and 2nd year of intervention period). 3.
Construct chosen electric charging points (2nd and 3rd year of intervention
period). 4.
Analyse and assess the required future residential electric charging points
(3rd year of intervention period and beyond).
Royal Borough of Kensington and Chealsea (2021) Electric Vehciles. Available from: https://www.rbkc.gov.uk/ parking-transport-and-streets/visitors/visitor-parking/electric-vehicles (Accessed on 18/03/2021). 59
Relevant Planning Legislation and Policies London Plan 2021
Policy SI2
Minimising greenhouse gas emissions
Policy SI3
Energy Infrastructure
Policy SI8
Waste Capacity and Net Waste Self-sufficiency
Policy T6
Car Parking
Tower Hamlets Local Plan 2031
52
Policy D.TR3
Parking and Permit-free
05 STRATEGY 04: ON PUBLIC REALM & WELL-BEING
OBJECTIVE 11: Revitalisation of Green Spaces O11-RGS-01
Improving the quality of various green spaces in the area of Poplar SCALE:
Macro
TIME-SCALE:
Case Studies
2 years
PRIORITY: Immediate There is a lack of sufficient green spaces (many have been neglected out of no fault of their own) that residents in Poplar are able to enjoy. Therefore, in order for Poplar to provide a good quality of life for all residents, such as Canary Wharf, there
The High Line in New York—The park was developed to incorporate a
needs to be more green spaces that are taken care of and not neglected.
preserved railway formerly threatened by demolition. The footpath was widened, and it allowed all residents of New York to access the park and carry out physical exercise such as running due to the widening of the footpaths.
IMPLEMENTATION: There are various site-specific locations that we have proposed for change of use or redevelopment of the green space. These interventions will consist of the following steps: 1.
Green space in the centre of Poplar will be redeveloped to incorporate an
outdoor gym to encourage active and healthy lifestyles right in the heart of Poplar,
Singapore Fitness Zones—Singapore has constructed various outdoor
making it accessible to all residents. (Year 1) 2.
gyms to encourage active lifestyles throughout the city. This was an
Along the site of green space to the West of Poplar, the creation of an urban
effective method in providing physical exercise equipment for all classes
forest and an adventure park will also be introduced, which will significantly improve
in society, creating a sense of community.
the aesthetics of the area alongside giving residents vital outdoor green space essential for their well-being. (Year 1) 3.
The widening of footpaths along the various green spaces we have highlighted
Relevant Planning Legislation and Policies
in the health and environmental interventions spatial concept map will also make
London Plan 2021
pathways more accessible for residents with mobility issues as well as encouraging
running in a safe environment for all to enjoy. (Year 2)
Tower Hamlets Parks and Open Space Strategy 2017-27
Environmetal Strategy 2018
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BRIDGING THE GAP | An Urban Design Strategy
06 IMPLEMENTATION & CONCLUSION PHASING AND DELIVERY OF THE URBAN DESIGN STRATEGY
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06 INPLEMENTATION & CONCLUSION
FUNDING RECOMMENDATIONS Community Infrastructure Levy (CIL)
Section 106 Planning Obligations
Funding for proposed improvements in the area will come from numerous
Section 106 planning obligations are an agreement between the developer/
sources. The first source of income for funding will be through the Community
individual and local authorities. These agreements are legally binding and
Infrastructure Levy payments. The new developments in the area will be required
are a condition of planning approval.
to pay CIL payments based on their development size. The community can use
or non-financial and are used to mitigate the impact of development.
The obligations can be financial
CIL payments to increase and improve infrastructure in the area. Infrastructure proposals in this report can benefit from payments. New roads, pavements,
Section 106 contributions can be used in a variety of ways. Financial assistance
stations, and cycle networks can all benefit from proposed CIL payments.
can contribute to many proposals set out earlier in the document. Also, nonfinancial obligations can be used to enhance the area. Proposed green spaces,
Tower Hamlets have adopted a new CIL payment schedule60 and a list of CIL criteria
community facilities and affordable housing can all be increased through section
is set out below.
106 obligations.
The development will be potentially liable for a CIL charge if: •
it contains at least 100 square metres of new build (additional floor
A Community Land Trust (CLT)
space) •
creates one or more new dwellings (even if it is less than 100 square
Community land trusts are set up and run by local residents to develop and manage
metres of floor space); or
homes as well as other assets. CLTs act as long-term stewards of housing, ensuring
•
that it remains genuinely affordable, based on what people earn in their area, not
the conversion of a building that is no longer in lawful use, which
results in new dwellings (residential or student accommodation). Development may not be liable for CIL if it: •
is permitted by a ‘general consent’ (including permitted development),
just for now but for every future occupier. This plan proposes the creation of a CLT to assist in the delivery of affordable and community-led housing.
and works were started before 6 April 2013. •
involves a change of use, conversion or subdivision of a building that
has been in lawful use for at least six of the last 36 months and does not create any new floor space.
Tower Hamlets Local Authority (2020) Community Infrastructure Levy. Available from: https://www.towerhamlets. gov.uk/lgnl/planning_and_building_control/Infrastructure_planning/community_infrastructure_levy.aspx (Accessed on 18/03/2021). 60
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BRIDGING THE GAP | An Urban Design Strategy
CONCLUSIONS Business Improvement District (BID)
In conclusion, this policy framework has presented an opportunity for Poplar to bridge the gap between itself, Canary Wharf and the broader area of Greater
A BID is a business-led business funded body that is formed to improve an area. Tower
London. Presently, there is a significant contrast between Poplar and Canary
Hamlets Local Authority will facilitate the BID process and then hand over the BID to
Wharf regarding the socioeconomic, sociocultural, infrastructural and health &
the participants. Tower Hamlets will invite existing and new businesses, developers,
environmental aspects.
and stakeholders to be part of the BID. We will also speak to the businesses on the Canary Wharf side of the site to join as they will benefit from any improvements in
This policy framework has analysed the current challenges facing Poplar, its general
Poplar.
condition and its qualities. With the creation of four targeted policies and their
The benefits of BIDs are wide-ranging and include61:
multiple interventions, it culminated in a vision to bridging the gap between Poplar and Canary Wharf. However, this policy framework document is a material resource
•
Businesses decide and direct what they want in their area
•
Businesses are represented and have a voice in issues affecting their
trading area
The purpose of these policy specific interventions would be to reduce the
•
BID levy money is ring-fenced for use only in the BID area
gap between Poplar and Canary Wharf and beyond in various aspects and
•
Increased footfall and spend
•
Improved staff retention
•
Reduced business costs
•
Enhanced marketing and promotion
•
Looking at infrastructure, pollution and movement
•
Guidance in place shaping vision objectives
•
Facilitated networking opportunities with neighbouring businesses
•
Assistance in dealing with the council, police and other public bodies
that can be used, by the likes of the Tower Hamlets Local Planning Authority, to carry out a series of implementations that tackle key challenges in different policy areas.
to improve: •
Employment and service opportunities
•
Local and strategic connections
•
General well-being
•
Revitalse and expand the cultural and heritage expressionism
• Public realm and amenities for everyone including residents, visitors and workers alike These interventions, deriving from challenges currently in Poplar and formed from the identified policies in this policy framework document. If implemented to the fullest extent this would not only improve Poplar at an exponential rate but also have broader and far-reaching improvements. Ultimately, this will bridge the gap between the likes of Canary Wharf, the Tower Hamlets Local
British BIDs (2021) What is BIDs?. Available from: https://britishbids.info/about/what-is-a-bid (Accessed on 18/03/2021). 61
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Planning Authority and Greater London.
06 INPLEMENTATION & CONCLUSION
APPENDIX A: INDIVIDUAL CONTRIBUTIONS
APPENDIX B: ADDITIONAL SITE PHOTOS
The group has been able to work effectively within these difficult days of the covid pandemic. The group enjoyed working together utilising our mixture of academic and professional backgrounds, personal experiences and good humor.
Simon Garesse
Strategies on Public Realm and Well-being and intervention on Local High School
Graffiti around Poplar
Dead end condition around Poplar
Existing housing stock condition
Existing housing stock condition
New high density typology in the area
New high density typology in the area
Paolo Mendoza
Overall organizational strategy, mapping, and report design and layout
Morgan Roberts
Strategies on Culture and Heritage and interventions on Low Carbon Mobility and intervention on the Pedestrianisation of Poplar High Street
Sebastien Simpson
Strategies on Infrastructure and Connections and Funding Recommendations
Nirali Vekaria
Strategies on Inclusive Neighbourhood
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BRIDGING THE GAP | An Urban Design Strategy
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Existing commercial establishment condition
Existing commercial establishment condition
Existing commercial establishment condition
Existing commercial establishment condition
Existing green space condition
Existing street condition: Woodstock Terrace
Exsiting bridge to Canary Wharf
Existing establishment across Aspen Way (Canary Wharf side)
Existing green space condition
Cycling on the sidewalk because of lack of dedicated protected cycle lane
Privatisation of parking garage in Canary Wharf
Canary Wharf open plaza condition
06 INPLEMENTATION & CONCLUSION
POPLAR
B R I D G I N G T H E GA P
CANARY WHARF 59