Showing posts with label London Dock. Show all posts
Showing posts with label London Dock. Show all posts

London Dock Development- Introduction

The first in a series of posts on the submitted hybrid planning application for the development of the former News International Site
 
Given the volume of documents (249) that are included in the planning application, I thought I would pick out some of the key elements that may be of interest to residents, either for information, or in aiding in whether to support or oppose the application.
 

What's a hybrid planning application?

In planning, applications can be for outline planning permission or full planning permission. Outline consent, seeks approval for the overall scale and nature of a project. If this is granted, additional approval for detail will be required as "reserved matters". Full planning permission includes all the relevent details, such as building plans, finishes and materials. Under planning law, there isn't a specific definition for the term 'hybrid' but is essentially the consideration of an outline planning application with one or more sections in detail.
 

Which bits of the site are being developed first?

In the diagram below, full planning permission is being sought for buildings on plots A, B and C plus work to the Pennington Street warehouse (the 'rum warehouse', PSW below) and Times House (TH in the diagram).

What about the school?

The school is included in the plans as plot E with an indication of the broad scale and size of the development. Detailed design of the school will be the responsibility of Tower Hamlets.
 
And the tall building...?
It's going to be around 110m tall, but, this is 15 metres shorter than it was at phase two.
 
 

What's it all going to look like? 

Because not all of the scheme has been fully designed it's not possible to say, but the architect's visuals for the elements applying for full planning permission are below:

 
 
 
 
 

 Summary of development

  •  Site area: –– 6.1 hectares.
  • Total floorspace:–– up to 218,908 sqm GEA. (excluding basement)
  • Residential (use class C3):
  • –– Total number of homes: up to 1800.
  • –– Total residential floorspace: up to 187,888 sqm GEA.
  • A range of residential tenures will be provided.

The following uses are proposed within the development:
  • Residential (C3).
  • Office (B1).
  • Retail (A1-A5).
  • Community & Leisure (D1/D2).
  • Secondary school (D1).
  • Ancillary management and supporting facilities, car parking, circulation, servicing and plant.
School (use class D1):
  • Total floorspace: up to 9,550 sqm GEA.
Non-residential flexible floorspace (including retail A1-A5, offices B1 and other community and leisure uses D1-D2).
  • Total non-residential floorspace: up to 21,469 sqm GEA.

Description of plots

  • Plot A - A predominantly residential building located at the south west corner of the Site along Vaughan Way.
  • Plot B - A residential building with 2 storeys of commercial space at ground floor, addressing Pennington Street Warehouse to the east, the Arrival Square to the west and the Gauging Square to the south.
  • Plot C
    • Building C1 - A taller residential building which aims to address the City and Gauging Square to the west and the Promenade to the south.
    • Building C2C3 - A predominantly residential building which addresses Pennington Street Warehouse and is connected to Building C1
  • Times House - An existing building to be redeveloped into residential use.
  • Pennington Street Warehouse - A Grade II Listed building to be retained and converted.

A wander to Watney Market

A wander to Watney Market Idea Store and round Wapping.

@Potof set off to get her haircut so we could be haircut buddies, as I had had my long curls shed for the summer, so left unattended, I slipped out the backdoor to go on an adventure and visit the new library at Watney Market. Of course this being Tower Hamlets, it's not actually a library but an 'Idea Store'. I'm not sure what the difference between a library and an Idea Store, other than having a stain proof rubberised floor, but I am a grumpy old fart.

Setting off I came alongside Shadwell Basin where a couple of dinghies were tacking, trying to catch the non-existent breeze, the stifling heat forcing the mallards to nap on the dockside.


Shadwell Basin
Shadwell Basin
Walking into Wapping Woods, I was thinking about what a ridiculous name it is for an infilled dock with only a handful of semi-mature trees. However, what entered the Woods next made me wonder if perhaps it could get an upgrade to forest status. Sherwood Forest Status.

Wapping Woods
Wapping Woods
In strolled Friar Tuck, or at least the closest possible modern embodiment. However, I only had wide lenses with me, so no chance of a better shot. As I started to move closer, I hoped to catch the interaction of the friar with a group of builders, but unfortunately it was at this point a local resident decided to accuse me of taking photos of her children. Despite her children not being visible from the footpath I stood on, my presence with a camera was sufficient to accuse me of being some form of predatory paedophile.

In a surreal twist, when I explained that I was on a walk to take some photos, and particularly when I gave her Staffordshire Bull Terrier a stroke, her attitude changed, and told me she once watched a documentary on photography and went on her way.

One can understand why early pioneers of photography began to come up with various techniques of disguising the fact they were taking photos.
Friar Tuck in Wapping Woods
Friar Tuck
Shadwell DLR Viaduct
Shadwell DLR viaduct
Onion seller, Shadwell sur Seine
So, across The Highway I went, in search of knowledge, or at least knowledge of the Idea Store. Shadwell, or more specifically Watney Market, was busy as ever for a Saturday afternoon, with the market jam packed with ladies browsing the various wares on offer.




The view towards the City
I eventually made it to the Idea Store. The ground floor was very busy, or at least there were lots of people sat around waiting - there is a 'One Stop Shop' on the ground floor, but signs were up saying it was closed, so I'm not sure if its popularity is due entirely to the presence of seating.

Upstairs, on the second floor, where the adult books are located, there are two areas of comfy chairs at each of the corners overlooking Commercial Road, and a number of tables. Whilst these were all empty, a row of computers was fully occupied.
The view West

Idea Store study area, second floor

View East: Watnery Market
The range of books appeared to focus on having multiple titles by best-selling authors. There was a reasonable selection, but if one were to choose a book at random, it would likely be a James Patterson, Tom Clancy or Patricia Cornwall. Adult fiction was in at least two sections (in that the alphabetical order was discrete from the other section), but I couldn't work out why. I didn't see any shelves with labels on as to what was what. In the non-fiction this means that unless you have looked up a particular book in the catalogue, or know the numbering system by rote, finding books on a topic might be a bit of an arse. I didn't see if there was a list of the cataloguing codes. When I found what appeared to be the local/family history there appeared to be a dearth of books on the area, though there were a reasonable number on London generally.
The heavily browsed book section

The stairs of lime
My return through the market was even more traumatic, as I made the mistake of going in Iceland to see what flavours of icecream they sold, only to discover myself trapped between queues, which took some time to extricate myself from.
Watney Market

Every type of pest control can be purchased on the market

Shadwell Fire Station responds to a call out

Open your eyes, on the wall of the East London Line Cutting

By this point @potoft had finished the periodic interrogation that comes as an added bonus with any haircut, with the questioning playing out somewhat like Larry Olivier in Marathon Man, except rather than questions about diamonds it tends to be around alleged disloyalty as a customer or how @potoft has become a failure as a human being for not having fortnightly feathering. Customer service eh?

We pottered down to the docks for a coffee and a sandwich from our chums @whitemulberries before picking up a couple of whole lobsters from 'Little Whitstable' which I am trying to shop from in the hope they are able to maintain a presence in the docks.

Walking our Lobsters home down Wapping High Street, we discovered an impromptu Caribbean party in the infilled lock in between the two northern rows of houses at Pier Head. I couldn't be bothered walking round to ask what was going on, so it will forever remain a mystery.

West Indies Day, Pier Head
A little further on, walking behind our local chat show host, it was clear today was party day, both in houses and in gardens and parks, with curious tree hangings in the Rose Gardens, a branch of Hogwarts on Scandrett Street and the fete at St Peters School.
Hogwarts party
Having dropped the lobsters at home I then headed out again to have a look at the planning consultation event at 'London Docks'.
St George in the East and poppies

Pennington Street
I had an interesting chat with a couple of members of St George plc's staff. My overriding concern from having actually sat down and read a chunk of the 249 planning documents was about the height of the tower and how it affects the skyline.

From the developers perspective they see it as being a landmark for 'London Docks' to pull people to the site. I can appreciate their desire for this, but in practice will anyone associate the tower with 'London Docks'; is there going to be anything that anyone would be tempted to walk towards when they see Sauron's tower in the distance. If it's to aid navigation for people coming to the site, why not just get Apple and Bing maps to update their content, as almost everyone can navigate by smartphone.
The view East from St Kat Docks


The view from the South

The view from London Bridge(ish)

The view from the South East(ish)

On my way home, I passed through the Woods once more, and I was reminded how fortunate we are to have a few patches of wilderness to appreciate.
Wapping Woods Wild Flowers

Cootling in attempted flight

New Town Planned on Wapping Docks Site. Sound Familiar?

From The Times, July 15, 1970. Former dock to be built on to create thousnads of new homes with a seconday school. Deja vu all over again?

Plans to create a small new town in the Wapping area of London's dockland were outlined yesterday by the Greater London Council and Tower Hamlets Borough Council.
The plan for the area, which includes 103 acres of Port of London Authority land released by closure of the London Docks 18 months ago, envisages new homes to house some 12,000 extra people, and the filling in of most of the 35 acres of dock basins.
The outline plan to be put on show to the public next Monday, shows only the framework of future development. Thus although the proposed new housing is stated to be 75 per cent a borough and 25 per cent, G.LC. responsibility. Mr. John Hume, the Tower Hamlets chief architect and plainer, emphasized that choice of building agencies was still open, and building for sale was by no means ruled out.
The study covers an area from the edge of the St. Katharine's Dock development near the Tower (where redevelopment starts later this year) to King Edward VII Park, Shadwell in the east; and from the river to The Highway, the widened east-west road. It envisages a mile-and-a-half continuous riverside walk linking open spaces: loop-roads off The Highway for local traffic; and footpaths linking the riverside with shopping centres and with Watney Street market.
New schools are provided for, as well as a polytechnic building and a further education centre. One wedge of open space is sited so that work on the proposed Pool of Londorn road tunnel and its approaches need not involve fresh demolition.
London Transport's proposed Fleet Line is seen as crucial to the vitality of the area. Introducing the plan. Dr. Gerard Vaughan, chairman of the G.L.C.'s strategic planning committee, said it was determined to see the whole of the available 1,000 acres of dockland as one exciting opportunity, not as a series of unrelated packages.
Dr. Vaughan talked of  "1,000 acres" of docks as the port's trade moved down river. This suggests that, in addition to London and Surrey docks he expects other parts of the system to become redundant in the next few years.
The public exhibition of the plan is at Oliver's Wharf, Wapping High Street (near the junction with Scandrett Street), July 20-25, 11 a.m.-8 p.m. daily: St. George's in. the East, Shadwell, July 29-August 2: and the East End Mission, 583 Commercial Road, August 5-12. Wapping underground station, 1970, and (right) an artist's idea for the future station when Wapping is revitalized as an attractive environment.

A quick thought on the relationship between Tobacco Dock and 'London Dock'


In my trawl of FOI requests to LBTH I found this letter [tiff, 1mb] from Messila House (who owned Tobacco Dock at the time) to LBTH which indicates that they were positive about the then proposed development by News International.

I understand that Tobacco Docks have been transferred to another related company and that this refers to the previous attempt to develop the NI site, but I think it gives some encouragement.

A couple of relevant extracts:

Firstly the acquisition by St George and the energies they are putting into consulting the community seem to suggest that they are moving forward.


Whether or not St George will come up with something too residential isn't clear, but from what I've heard at the consultations so far seems to be consistent with Mesilla House's sentiments:
 

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