woodwharfMASTERPLAN

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woodwharfMASTERPLAN

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CONTENTS

1.0 Introduction 5

2.0 Wood Wharf – existing context 7

3.0 Planning policy considerations 13

4.0 A vision for Wood Wharf 19

5.0 Wood Wharf – an urban framework 21

6.0 A sustainable development 33

7.0 Transport strategy 37

8.0 Development and phasing 41

9.0 Development related requirements 45

10.0 Illustrative proposals 47

11.0 Contacts and further information 53

12.0 Annex 1: Local Planning Policy 55

51.0 INTRODUCTION

Wood Wharf lies immediately to the east of Canary Wharf on theIsle of Dogs. It represents one of the few significant sites on the Islandyet to be considered for comprehensive redevelopment and providesan opportunity to secure a major mixed-use sustainable developmentof a scale and quality both to complement Canary Wharf andcontribute to the regeneration of the wider area.

British Waterways, as freeholder of Wood Wharf, has preparedthis Masterplan in co-operation with the local authority, theLondon Borough of Tower Hamlets, in recognition of the needfor a comprehensive approach to the site’s future redevelopment.

1.1 The role of the Masterplan

The purpose of the Masterplan is threefold:

(i) To determine the development potential of Wood Wharfand outline the broad development principles that will guidethe redevelopment.

(ii) To outline the relevant planning framework for the developmentof Wood Wharf in terms of key planning, transport, environmentaland design issues.

(iii) To identify land-use opportunities across the site, the appropriatedensity and massing of buildings, linkages to the surrounding area,infrastructure, environmental considerations and a phasing schedule.

It has been prepared with regard to existing and emergingGovernment guidance and the London Plan and takes account ofthe Unitary Development Plan policies and supplementary planningguidance adopted by the London Borough of Tower Hamlets, as wellas all relevant material planning considerations.

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Map of London showing location of Wood Wharf.

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Canary Wharf Millennium Quarter The siteSouth Dock Blackwall Basin

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The Greenwich Peninsula lies to the east of Wood Wharf.

2.0 WOOD WHARF – EXISTING CONTEXT

2.1 Location and setting

The Wood Wharf site extends to 8.27 hectares (20.46 acres) andlies in the north-eastern corner of the Isle of Dogs. It is immediatelyto the east of Canary Wharf and to the west of Prestons Road.Blackwall Basin defines the northern boundary of the site withthe river locks and South Dock forming the southern boundary.

The Isle of Dogs has experienced rapid growth in the past 10 yearsand continues to do so. The Canary Wharf development is the focalpoint of the Island with One Canada Square (Canary Wharf Tower)the predominant landmark at 50 storeys (244m). The Canary Wharfcomplex comprises offices, a retail mall, conference and hotel facilitiesand is a thriving financial and business district accommodating theheadquarters of many international companies.

The Isle of Dogs is a major centre for London’s growth. TowerHamlets has recently agreed a Masterplan for the MillenniumQuarter (south-east of Wood Wharf), which includes over 460,000m2

(circa 5 million sq ft) of commercial floorspace as well as significantresidential development. Major developments are nearing completionwithin the Canary Wharf estate and further mixed-use developmentproposals are also planned.

Aside from commercial land use, the majority of the Isle of Dogs isresidential, comprising both traditional older properties as well asnew developments. The River Thames has formed a particular focusfor new housing over the last 20 years.

2.2 Land Use

Wood Wharf was historically used for the shipping and storage oftimber and the repair of ships. This use continued throughout mostof the 20th Century until the late 1960s and early 1970s when theship repair yard and dry dock ceased operation.

Wood Wharf today is commercial in character, comprising a numberof low rise, low-grade light industrial, office and warehouse units.These buildings are typically two storey units of either brick or steelclad construction. An estate service road runs through the site fromPrestons Road.

Existing site

6 Public ConsultationThe Wood Wharf Draft Masterplan formed the basis of acomprehensive public consultation exercise conducted by the LondonBorough of Tower Hamlets over a continuous 8-week period in Julyand August 2003. The consultation comprised a public exhibition anda public meeting. In addition, the draft document was made availableon the Council’s website. The responses received from the publicconsultation have been fully considered and the Masterplan revisedto incorporate any necessary amendments. This final version of theWood Wharf Masterplan is now adopted as Supplementary PlanningGuidance for the purposes of guiding the future development ofthe site. Within this context, it is considered that this document hasnot violated the Individuals Human Rights (Human Rights Act 1998)Articles 6 and 8 and Article 1 of the 1st Protocol.

1.2 Opportunities at Wood Wharf

Wood Wharf provides the potential to secure significant social,economic and environmental benefits for the Isle of Dogs. It isan opportunity to create a new place to live, to work and to enjoy.

To maximise this opportunity, any development must seek to:

(i) Secure a sustainable development that provides jobs and homeswithin an attractive urban environment, maximising the use andattraction of the waterfront.

(ii) Create more varied employment opportunities than thosedisplaced by the redevelopment of Wood Wharf.

(iii) Provide a substantial increase in office development, to createa thriving commercial environment.

(iv) Secure significant residential development.(v) Promote leisure and recreational uses, particularly along

the quayside.(vi) Promote travel by public transport and transport modes other

than the private motor car.(vii)Develop a community focus and community facilities that are

appropriate to the needs of the area.(viii) Create a new waterspace and secure increased public access

to the waterside.(ix) Develop new high quality private open space and public realm,

which is secure and attractive and will thrive in the long term.

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Figure 1: Canary Wharf and the Wood Wharf site.

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The existing occupiers at Wood Wharf each have a leaseholdinterest, with leases varying in length. The north-east part ofthe site at Lovegrove Walk is residential, and lies outside theMasterplan area.

2.3 Movement and transport

A current assessment of existing transport and traffic movements toand from Wood Wharf indicates that there is little traffic generatedby the existing uses on the site. Few arrivals or departures are onfoot or by bicycle and as such there is a heavy dependence on theprivate car. The site is in close proximity to both the Jubilee Line andDocklands Light Railway (DLR) stations, but the links to these transportnodes are poor. Figure 2 illustrates existing public transport accessibility.

2.3.1 Pedestrian accessWood Wharf is currently accessible to pedestrians from the east andwest. The eastern approach to the site is from Prestons Road, usingeither the estate access road or Lovegrove Walk (via the lock entrance).To the west, Canary Wharf is accessible via a flight of steps attachedto the roundabout at Cartier Circle.

The estate access road provides the only link through the site. Whilstthe estate road is well lit, the steps to Cartier Circle are narrow andpoorly lit and the indirect nature of the link makes it an unattractiveroute for pedestrians, especially during hours of darkness.

2.3.2 CyclingPrestons Road is designated as a Cycle Route and forms part ofRoute 1 of the London Cycle Network, which connects south toGreenwich, via the Greenwich foot tunnel, and to Canning Townand Stratford to the north.

2.3.3 Bus routesExisting bus provision to the site is limited in terms of destinationsthat are directly accessible. Current patronage of local services fromthe site is extremely low, given the low density of development on site.Five bus routes currently serve Wood Wharf from either Prestons Roador Canary Wharf. The D6 from Crossharbour to Hackney Central, theD7 from Poplar to Mile End and the 330 from Millharbour to CanningTown pass the site at Prestons Road. The D8 from Crossharbour toStratford and the 277 from Canary Wharf to Highbury and Islingtonvia Mile End are accessible to the west of the site at Canary Wharf.

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Figure 2: Existing public transport accessibility. View to Cartier Circle from Wood Wharf.

1110 2.3.4 Docklands Light Railway (DLR) servicesThe Docklands Light Railway (DLR) is a high frequency light rail systemthat connects the Docklands with the surrounding local centres andthe City. Wood Wharf is accessible to a number of DLR stations, mostdirectly to Blackwall Station which is approximately a 10-minute walkfrom the site via Poplar Dock. Blackwall lies on the Beckton extensionwith access into Tower Gateway.

Wood Wharf is about a 15-minute walk from Heron Quays and SouthQuay stations. South Quay is to be upgraded as part of the transportstrategy for the Millennium Quarter development and Heron Quaysstation has been redeveloped as part of the Heron Quays developmentand it is proposed that a new underground walkway will link thestation to the Jubilee Line and new Jubilee Place shopping mall.

2.3.5 Jubilee LineThe extension of the Jubilee Line was completed in 1999 to improvecross-London connections and to assist the regeneration of Docklandsand East London. The Jubilee Line operates between Stratford andStanmore and is committed to providing 24 services per hour duringthe peak periods. Canary Wharf station, which is accessible to WoodWharf, was provided as part of the Jubilee Line extension and is stillpartly under construction. The station design incorporates two majorsurface entrances of which only the western entrance is currentlyoperational. The eastern entrance, which was due to open in 2002,is within 200 metres of Wood Wharf, although it is separated by theWest India Docks. Presently, access to Canary Wharf is only availablevia the indirect link at Cartier Circle.

2.3.6 HighwaysTraffic flow data for Prestons Road and the site access road,collected by transport consultants as part of an initial TransportImpact Assessment, indicates a strong flow of vehicles on PrestonsRoad. It reveals a high southbound flow during the morning peakhour and a high northbound flow during the evening peak hour.

2.4 Site influences and constraints

Wood Wharf is a well located urban site, in respect of its proximityto a major commercial and financial district that contributes to theconcept of London as a World City. The low scale development thatcurrently occupies Wood Wharf represents an under-utilisation of theland in the local context.

Figure 3 outlines principal constraints and influences that currently existon the site. The scale of buildings both to the west at Canary Wharf,and to the east at Prestons Road, will influence the appropriate verticalmassing of new development at Wood Wharf. Current constraints onaccess, in terms of physical connections and ease of movement, needto be addressed through the layout of development. The most tangibleconstraints relate to the Jubilee Line tunnels that run underneaththe site, the Listed dock walls of Blackwall Basin and the JubileeLine ventilation shaft under Prestons Road. In addition, the threemagnificent cranes that front onto the river lock on the south-eastcorner of Wood Wharf provide a context to the historical use of WoodWharf and must be retained. Development proposals for this part ofthe site should demonstrate a positive relationship to the cranes interms of height, setting and set-back.

Figure 3: Site influences and constraints.

133.0 PLANNING POLICY CONSIDERATIONS

Any proposal for Wood Wharf must take account of relevantnational, regional and local planning policy, which will provide thebasic guidance for the appropriate development of the site. TheMasterplan proposals have been prepared within this policy context,the principles of which are summarised below.

3.1 National Planning Policy

Planning Policy Guidance Notes (PPGs) provide a nationalframework for planning. The following are particularly relevantto the development of Wood Wharf and the Masterplan proposalsseek to meet the planning and regeneration objectives establishedby the PPGs.

PPG1 (General Policies and Principles) seeks to promote thesustainable development of land and encourages the re-use ofpreviously developed land (brownfield sites) as a mechanism tocreate a more sustainable pattern of development. It promotes mixed-use proposals that create vitality and diversity with adequateand integrated infrastructure that reduces the need to travelby private car. PPG1 also emphasises the need for good design.

PPG3 (Housing) advocates the re-use of urban land to meet housingneeds, identifying a national target of 60% of additional housing tobe developed on brownfield sites to minimise the amount of greenfieldland taken for development. It promotes the efficient use of land forhousing and addresses the need for high quality design in order tocreate a high quality living environment in which people will chooseto live. PPG3 also provides advice on the provision of affordablehousing to provide balanced and mixed communities.

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Existing cranes at Wood Wharf to be retained in development proposals.

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PPG4 (Industrial and Commercial Development and Small Firms)provides specific advice on the re-use of urban land. It recognises thatlarge areas of land, once in industrial use, are now under-used orvacant. Bringing re-used land back into beneficial use and maximisingsite potential is recognised as an important tool to urban regeneration.

PPG13 (Transport) highlights the need to promote sustainablepatterns of development and make the best use of previouslydeveloped land. It urges local authorities to make maximum useof the most accessible sites, such as town centres and others thatare close to major transport opportunities, and be pro-active inpromoting intensive development on such sites. This may beachieved by establishing a clear vision and, where appropriate,using compulsory purchase powers to bring development forward.

In essence, PPG13 seeks to reduce car dependency by facilitatingmore walking and cycling and improving linkages by public transportbetween housing, jobs, local services and amenities, principally throughhigh-quality mixed-used development. Sites that are highly accessibleby public transport should be promoted for travel-intensive uses,ensuring the efficient use of land.

PPG25 (Development and Flood Risk) promotes the importanceof managing and reducing flood risk as part of the planning processto ensure that new development is safe and not exposed unnecessarilyto flooding. It also includes advice on sustainable drainage systems,the purpose of which is to control surface water run-off as close toits origin as possible, before it enters a watercourse. The guidanceoutlines how flood risk issues should be addressed in the considerationof planning applications.

3.2 Regional Planning Guidance

Regional planning guidance is contained within Regional PlanningGuidance Notes (RPGs). RPG3 (Strategic Guidance for LondonPlanning Authorities) (1996) provides advice for London authoritiesand is therefore of relevance to Wood Wharf. It provides a frameworkfor the preparation of Unitary Development Plans in London andsuggests ways that London boroughs can contribute to promotingcompetitiveness and regeneration. In respect of Canary Wharf,RPG3 states that the area is destined to complement CentralLondon and strengthen the Capital’s World City role. The RPGremains a material consideration in decision making until theadoption of the new London Plan.

The London PlanThe London Plan was published in draft by the Mayor of London inJune 2002 and establishes a strategic framework for the Capital forthe next 15 to 20 years. It sets out an integrated social, economicand environmental framework for the future development of Londonand promotes broad locations for change, which are strongly linkedto improvements in infrastructure.

To achieve these objectives, the Plan advocates that developmentwithin the Capital needs to be undertaken more intensively, withhigher densities and plot ratios on brownfield sites. It recommendsthat the future scale and phasing of development should be integratedwith the capacity of public transport and accessibility of locations.

The London Plan establishes spatial priorities for future developmentand growth. It promotes the concept of sub-regions as a mechanismto secure a strategic approach to development in the Capital. The EastLondon sub-region, which incorporates the Isle of Dogs, is the largestwithin London and is identified as a priority area for development,regeneration and infrastructure improvement.

Within the East London sub-region the Plan identifies a number of“Opportunity Areas” which includes the Isle of Dogs and Wood Wharf.Opportunity Areas have been determined on the basis that they arecapable of accommodating substantial new jobs or homes and theirpotential should be maximised. The London Plan provides a clearvision for the Isle of Dogs as a location for major new high-densitycommercial and residential development to consolidate the globalfocus for finance and business that the area has already secured.It identifies the Isle of Dogs Opportunity Area as being ableto accommodate at least 100,000 new jobs and 3,500 homesby 2016, requiring both adequate land and a significantenhancement to transport capacity.

The achievement of these broad objectives will largely be determinedby the intensity of site development, and the London Plan is specificin proposing urban design parameters for new proposals, bothcommercial and residential. The Plan’s wider remit for the Docklandsand Thames Gateway is to establish these areas as locations whereLondon can realistically provide the additional capacity for the largevolume of development needed to attract global institutionsto London and retain them.

Designs on LondonThe London Plan seeks to encourage the maximisation of siteopportunities through the publication of design standards, includingminimum plot ratio and density guidelines.

Plot ratio is a mechanism to assess the development potential of a siteand the London Plan proposes a plot ratio of at least 3:1 where thereis good public transport accessibility and capacity, though within someOpportunity Areas, and particularly the Thames Gateway, it identifiesa ratio of 5:1 as achievable. Factors such as plot ratio will obviouslybe dependent upon the context of development, including built form,character, plot sizes and existing or potential public transport capacity.Further technical advice on appropriate plot ratio is expected from theMayor in due course, and any development at Wood Wharf shouldhave regard to it. Wood Wharf is an obvious key strategic location forsubstantial commercial development. Its accessibility to public transportunderpins the potential for large-scale development, which is capableof sufficient mass to make it a key element of this growing financialand business centre.

For residential development, the London Plan seeks not only toencourage high quality design but also to provide density guidelines,principally related to public transport and other facilities. Thecorrelation that is made in the London Plan between density andaccessibility is key to the ‘proper planning’ of the Isle of Dogs. Theseprinciples with regard to both plot ratio and density are representedin the Urban Framework section of the Draft London Plan. TheDraft Plan was the subject of extensive public consultation and anExamination in Public. The Inspector’s report, published in July 2003,fully supports the strategic approach established in the Draft Plan andproposes no substantial amendments to the policy principles relevantto this Masterplan.

3.3 Local Planning Policy

The London Borough of Tower Hamlets’ Unitary Development Plan(UDP) adopted in 1998, sets out local planning policy for the Isleof Dogs area. The function of the UDP is to provide a co-ordinatedframework for the development and use of land in the Borough.Tower Hamlets has recently commenced a review of the Planand is in the process of preparing further guidance for the Isleof Dogs in the form of a Local Area Framework. Given the earlystage of this review process, this document is set within thecontext of the Adopted Plan.

Any development of Wood Wharf must be considered within thecontext of local planning policies, outlined below. A comprehensivelist of these policies and guidance notes is attached at Annex 1of this document.

Planning Policy and Land UseThe greater part of Wood Wharf is not designated for any specificland use within the adopted UDP, and is currently occupied bycommercial premises. In the north-west corner of the site adjoiningCartier Circle there is, however, a site-specific proposal for residentialdevelopment. It is proposed that this site (Jamestown Harbour) is de-designated in favour of the comprehensive approach to a mixed-usedevelopment outlined in this Masterplan.

The area immediately surrounding the site, including the Canary Wharfdevelopment is, however, specifically designated in the UDP as theCentral Area Zone (CAZ). The CAZ designation (CAZ1&2) recognisesthe particular character of the Canary Wharf development and itsinternational status independent from Central London. A balanceof Central London core activities of a scale and type compatible withfostering London’s role as a financial, commercial, tourist and culturalcentre, is encouraged within this zone. The Council will support largerdevelopments for business and retail in the form of integrated mixed-use schemes whilst also ensuring that proposals contribute positivelyto social vitality and maintain a balance of uses.

Wood Wharf currently lies outside the CAZ boundary, which extendsimmediately around the site to include Blackwall Basin, South Dockand the Canary Wharf estate to the west. The urban design andplanning principles established by the CAZ are, however, embodiedin the proposed development of Wood Wharf. It also reflects recentguidance within the London Plan with regard to mixed-use and thecreation of balanced communities through the inclusion of residentialdevelopment as part of the comprehensive strategy.

Commercial Development and Employment In a policy context, the UDP seeks to encourage a wide range ofeconomic activities within a diversified local economy and promotedevelopment that encourages job opportunities for local people andthe London market (Policies ST15/ST16). Employment growth is clearlyencouraged in the Borough through the re-use of vacant land or theupgrading of sites already in employment use (EMP1).

17Appropriate outdoor amenity space will be provided for residents aswell as public open space (Policy HS16). The provision of supportingcommunity and social infrastructure will also be sought as part ofany development (ST25).

Architecture and MassingThe scale and massing of proposals at Wood Wharf will principallybe determined in accordance with the policies and standards set outin the Adopted UDP. The submission of any planning application forWood Wharf must take account of general design and environmentalpolicies that require development to be sensitive to the character of thesurrounding area in terms of bulk, design, scale and use of materialsand sensitive to the development capabilities of the site (DEV1/DEV2).With regard to massing, Policy DEV6 refers to proposals outside theboundaries of the Central Area Zone (CAZ) and supports developmentproviding Central London activities subject to the scale and densitybeing appropriate to the surrounding area and not adversely impactingupon it. The intensity of development is broadly measured in termsof Plot Ratio (DEV1) which provides a general indication of maximumdevelopment appropriate to different parts of the Borough. For WoodWharf, a plot ratio of 2:1 is applied, with a ratio of 5:1 applied toCanary Wharf.

16 The loss of sites currently or last used for employment purposesis resisted, unless businesses are replaced with development likelyto generate a reasonable density of jobs in Tower Hamlets, on sitesnot already proposed for employment development (EMP2). Accessto employment is a further issue in recognition of a gap within theBorough between the skills held by the unemployed and the jobsavailable. Planning applications will therefore be considered in termsof the extent to which they meet the needs of local people (EMP6).

The development of Wood Wharf will result in the displacementof existing businesses. As such, existing jobs within the sitewill be displaced although substantial employment opportunitieswill result from the new scheme. Its redevelopment will be ofimmense significance in terms of promoting employment growthand strengthening the local economy. The UDP already notes thatfuture labour demand will be greatest in managerial, professional,technical and clerical occupations and the redevelopment of WoodWharf will reflect this trend.

Any planning application for the development of Wood Wharf foran urban mixed-use development must properly consider the issueof employment, in terms of either the possible relocation of existingbusinesses at Wood Wharf or replacement job opportunities. It mustalso consider employment changes within the site in terms of skillsand consider the opportunity for employment training.

Residential DevelopmentThe fundamental precept of the Wood Wharf Masterplan is a mixed-use proposal that accords strongly with the principles of Policy DEV3of the UDP, to encourage mixed-use development subject to generalpolicies and proposals within the Plan. Wood Wharf can accommodatea significant proportion of residential use, largely on the eastern partof the site.

The inclusion of residential development accords with Policies ST20and HSG2 of the UDP that promote new housing development. Thesite will be developed to a high density (Policy HSG9) and will providea range of units in terms of type, size and affordability in a pleasantenvironment with attractive outlooks over the surrounding waterbodies (HSG7). The Masterplan seeks to secure a minimum of 25%affordable housing in accordance with Policies ST21 and HSG3.

A site-specific analysis of appropriate density and massing, as wellas the architectural quality anticipated at Wood Wharf, is consideredfurther in Section 5.0 Urban Framework.

Conservation and HeritageThe Wood Wharf site adjoins the Coldharbour Conservation Areaand the Grade I Listed Blackwall Basin. In determining any proposalsfor Wood Wharf it will be necessary to ensure that the developmentis not detrimental to the character or appearance of the ConservationArea (DEV 29), nor to the Listed structures and their settings. Anyworks for the alteration of a listed structure will be subject to ListedBuilding Consent and referrable to English Heritage.

Nature Conservation Wood Wharf borders a site of Grade 1 Nature Conservation Importanceat Blackwall Basin and as such, the site’s development must ensure thatit does not cause significant harm to the nature conservation value ofthe Basin, in accordance with Policy DEV57 and DEV47 of the UDP.Moreover, it should aim to enhance the nature conservation of thesite (DEV58). Measures to enhance the bio-diversity value of the siteare outlined in Section 6 of this document.

View to Cartier Circle along the edge of Blackwall Basin.

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How Wood Wharf could be developed.

4.0 A VISION FOR WOOD WHARF

Wood Wharf is a significant opportunity to deliver a vibrant mixed-usedevelopment and a dynamic new quarter in the Isle of Dogs, creatingthe focus for a new community and providing opportunities andfacilities for both new and existing residents. It will deliver newemployment prospects, create new places to live, stimulate retail andleisure uses and enhance physical links across the Island. Uniquely, thedevelopment of Wood Wharf will create new waterspace and securepublic access to the waterside where it was previously inaccessible,bringing significant regeneration benefits to the wider area.

The development of Wood Wharf will be a sustainable processpromoting excellence in design, both architecturally andenvironmentally.

A PLACE TO WORKCommercial potential: The strategic location of Wood Wharf andits direct proximity at its western edge to Canary Wharf representsa unique opportunity to build upon the success of Canary Wharf andcreate a substantial commercial development of new high-quality office

space. Wood Wharf can significantly contribute to providingthe additional employment necessary to confirm the Isle of Dogsas a global financial and business centre.

A PLACE TO LIVENew communities: The creation of a mixed-use proposal thatincorporates a substantial element of new housing is fundamentalto the development of Wood Wharf. The site can accommodatea significant level of new homes for East London of mixed tenure,responsive to local housing needs. The proximity to public transportfacilities makes it an ideal location for high-density living, notdependent on car travel.

Community integration: The provision of community facilitiesthat benefit existing residents as well as future occupiers is vital.Facilities may include a crèche, library, health or community centre,depending on local need and viability. The physical integration of localcommunities is also sought through improvements to local pedestrianaccess routes.

18 Docks and Water Areas The waterside frontage to Wood Wharf is a unique asset, which thedevelopment of the site should maximise. The Masterplan seeks toprotect the existing waterspace and promotes development withinthe site boundary. The opportunity to recreate an historic canal linkbetween Blackwall Basin and South Dock and give the entrancean expression that reflects the historic Dock approach will, however,require the appropriate realignment of the dock wall at BlackwallBasin. The existing alignment of the dock wall should otherwisebe respected as far as possible.

The Masterplan also seeks to secure public access to the watersidewhere appropriate, to accord with Policies DEV47 and DEV48 ofthe UDP as well as identifying appropriate locations for water relatedrecreation in accordance with DEV46. Exceptionally, it seeks to createa new waterspace within the Isle of Dogs in the form of a new canalbetween Blackwall Basin and South Dock, and a central basin.

Water Protection PolicyBritish Waterways in liaison with the London Borough of TowerHamlets is developing a Waterspace Strategy for adoption asSupplementary Planning Guidance. This strategy seeks to define

a framework within which waterway leisure, tourism and commercialactivities can be developed within the Isle of Dogs. At the same time,it aims to conserve and enhance the dock environment and increasethe use and profile of the Isle of Dogs waterspaces based upon theirdockland heritage. The development of Wood Wharf must takeaccount of the Draft Waterspace Strategy and ensure an activewaterspace and integrated waterfront.

3.4 Policy in context

Any application must take account of current planning policies,outlined above. However, a primary reference for developmentis also provided by the site’s location on the Isle of Dogs and, inparticular, its proximity to Canary Wharf, an area that has contributedsignificantly to London’s status as a World City. The character ofCanary Wharf in terms of both land use and the scale and intensityof construction provides the opportunity for a more flexible applicationof planning policy at Wood Wharf. It is the vision of this documentto take account of planning policy and to respond to the uniquenessof this area.

215.0 WOOD WHARF – AN URBAN FRAMEWORK

This urban framework outlines the broad principles and designparameters that will guide the future comprehensive developmentof Wood Wharf. It has evolved principally from an assessment of thecontext within which the development will take place and particularlythe characteristics of the surrounding sites in terms of scale, land-use,movement patterns and accessibility.

It establishes development principles with regard to site layout, land-use, building density, building height and desire lines formovement and circulation. It outlines the character and qualityof ‘place’ to be created.

The urban framework also provides a basis to evaluate thedevelopment capacity of Wood Wharf and consider how the visionfor Wood Wharf might be achieved in the long-term. The actualdetermination of site capacity will be subject to the submissionof planning applications supported by detailed environmentaland transport impact assessments.

20 A PLACE TO ENJOYSocial vitality: The waterfront location of Wood Wharf provides theopportunity to secure vibrant uses at ground floor to enhance themix of living and working spaces and create a dynamic and accessiblewaterside. Leisure activities will be encouraged to utilise the almostcontinuous water-frontage around the site to accommodate a rangeof recreational uses including cafés, bars and restaurants to provideactivity throughout the day and evening.

Accessibility and permeability: The site’s extensive water-frontagepresents the opportunity to secure landscaped public access tothe dockside, and terraced outside spaces for bars and restaurantsthat will contribute to the vitality of the area. The layout of WoodWharf will incorporate east-west and north-south routes to enhancemovement and linkages across the Island, whilst the constructionof a pedestrian/cycle bridge linking Wood Wharf to Canary Wharf,sought as part of the development, will integrate the scheme andensure good accessibility. Significantly, this will improve access forexisting residential communities on the east of the Island to theJubilee Line/DLR and to the amenities of Canary Wharf.

A PLACE TO VALUEArchitectural quality: Wood Wharf will be a development ofoutstanding architectural merit and design innovation, creatinga unique sense of place whilst respecting the immensity of CanaryWharf and the character of adjoining residential developments.

Environmental quality: The construction and design of Wood Wharfmust address the growing agenda for sustainable design, constructionand lifestyles outlined in Section 6.0 of this framework.

How Wood Wharf could be developed – the view from Poplar Dock.

22 5.1 A framework for development

Wood Wharf is a pivotal development. It is a transitional link betweenthe immense scale and commercial environment of Canary Wharfand the lower scale of residential areas that lie to the east and southof Wood Wharf. The establishment of development and designprinciples emerges from the necessity to address this transition inscale and land-use.

Figure 4 illustrates the broad urban design rationale that will guide thedevelopment of Wood Wharf and forms a basis for this framework.The framework is based upon four key concepts:

(i) Establishing a layout that maximises the potential of the sitecompatible with the local context;

(ii) Creating a permeable development that strengthens east-westlinks and improves connectivity across the Isle of Dogs;

(iii) Integrating public spaces and active waterfronts to establishvibrant, safe and enjoyable areas and create a focus to the sitearound the central basin;

(iv) Incorporating gateway/landmark buildings and focal points thatcreate a ‘sense of place’ and identity for a new Wood Wharf.

Figure 4: Urban Framework.

24 25A new canalA new canal between South Dock and Blackwall Basin will enhancenavigation within the Isle of Dogs. It re-establishes a link (JunctionDock) that previously existed between the two Docks as early as 1867.The most appropriate position for this new link is to continue the lineof the northern quayside of South Dock as it turns northward at theentrance to the river lock. This provides the shortest route and the bestvisual connection from South Dock to Blackwall Basin. The canal willeffectively divide the site into two roughly equal halves, Wood WharfWest and Wood Wharf East, as well as create a central basin andvisual focus for new development.

5.3 Land use

Figure 7 illustrates the proposed land-use opportunities at WoodWharf. Commercial development is most appropriate at Wood WharfWest, adjacent to Canary Wharf and closest to the vital transport linksat the Jubilee Line and DLR stations. This part of the site should beoccupied primarily by business uses within Planning Use Class B1(a)(office), supported by a lively ground level regime of cafés, bars andrestaurants (Use Class A3), together with convenience shopping (Use

Class A1). Both the south-facing quayside overlooking South Dock andthe Central Basin will be favourable locations for these uses. There isalso potential for an hotel (Use Class C1), subject to market conditions.

The eastern half of the site, Wood Wharf East, should be primarilyresidential (Use Class C3), tying in with the existing residential areasat Prestons Road. Some commercial crossover is to be encouragedalong the canal edge and at the Central Basin to include smaller scaleoffice and work space. The provision of community facilities may belocated on Wood Wharf West or East.

5.4 Scale of development

5.4.1 Existing culture of building heights The iconic 50-storey tower of One Canada Square dominates theCanary Wharf Estate and the Isle of Dogs, creating a landmark buildingand a high point in massing terms for the surrounding area. The pre-eminence of this original tower has recently been emphasised by thearrival of two flanking towers, which, at 45 storeys, form a centralcluster. The flat tops and more restrained cladding of the recentbuildings ensure that the more charismatic shape of One CanadaSquare continues to dominate (Figure 8).

5.2 Site layout

Three principal factors will determine the layout of developmentat Wood Wharf:

(i) The existing pattern of development in respect of the axial viewsestablished by the grid geometry of development at Canary Wharf

(ii) The proposal to introduce a new canal link at Wood Wharf (iii) The constraints imposed by the Jubilee Line tunnels (outlined

at Section 2.4)

Axes and alignments The sheer scale and extent of the Canary Wharf estate visiblydominates surrounding developments and it is appropriate thatthe layout of Wood Wharf has regard to it. Canary Wharf is laid outas an orthogonal grid that principally takes its cue from the parallellayout of the original North, Middle and South Docks. This gridpattern is organised around five principal axes, two of which will havea dramatic impact on the organisation of Wood Wharf (Figure 5).

A primary axis runs along the line of Middle Dock, above the JubileeLine, and forms an important landscape element to the Canary WharfEstate. This broad band of landscape runs the entire length of CanaryWharf, alternating between bodies of water (the residue of MiddleDock) and a series of plazas and garden areas. This green axis naturallycontinues into the Wood Wharf site and should form the centralpublic recreational space as well as creating a green route fromPrestons Road to Canary Wharf and the public transport interchange.

The second axis (One Canada Square) extends outward to presentan open view towards the Greenwich Peninsula and the River Thames.The Wood Wharf proposals do not impact upon this expansive view.

The grid layout of the Canary Wharf Estate establishes a clear patternof building alignments and a strong building line running east to west.The development of the western section of Wood Wharf should seekto reflect this configuration of development. The influences actingupon the east of the site, principally the character of the adjoiningresidential areas and the Jubilee Line tunnels, are more varied, whichmay result in a less constrained geometry to its layout (Figure 6).

Figure 5: Plan illustrating principal axes of Canary Wharf. Figure 6: Geometry of layout. Figure 7: Land use.

26 27WOOD WHARF EAST Immediately to the east of Wood Wharf, the close proximity ofexisting residential development of a relatively low rise scale demandsa simultaneous reduction in scale at this edge. Residential buildingsproposed for Wood Wharf East should therefore reduce in scale asthey approach Prestons Road. With existing adjacent buildings at 4-5 storeys with pitched roofs, new buildings should be a maximumof 6-7 storeys at this edge and be orientated to prevent over-looking.An acceptable transition in scale can be achieved by maintainingthe differential between new and existing residential buildings to 2-3 storeys at the eastern edge of the site.

At the southern edge of Wood Wharf East, South Dock narrowsto front the locks. The development of Wood Wharf provides theopportunity to mark the entrance to the locks and the egress of theDocks at the south-west corner of the site. This could be achieved witha residential landmark tower which should be lower in height than the35 (commercial) storey outer ring, but higher than the eastern edgeof Wood Wharf West (16 commercial storeys). Its function is to makea clear visual marker and landmark. A building of up to 35 residentialstoreys is appropriate in this respect.

5.4.3 Tall Building AssessmentAny development proposals at Wood Wharf should includethe following information to support the submission of aplanning application:

Daylight and sunlight: a full assessment of the impact of thedevelopment on the daylight and sunlight of public realm and privateopen space. It is recognised that the scale of development at WoodWharf will result in some impact on normally accepted standards fordaylight and sunlight.

Shadowing: the shadowing impact of tall buildings with particularregard to the adjoining waterspace and dockside and neighbouringproperties.

Micro-climate: The prevailing wind at Wood Wharf is from the south-west. The presence of tall buildings at Canary Wharf andthe scale of the surrounding bodies of water cause abnormalwind patterns, with eddies and downdrafts. It is essential thatany application for comprehensive development at Wood Wharfbe accompanied by an assessment of the development in termsof wind turbulence, including mitigation measures as appropriate.

TV reception: any planning application for all or part of WoodWharf must consider the impact of any proposed development on thetelevision reception of surrounding residential areas and incorporatemeasures to mitigate any negative impacts should it be necessary.

Should the tall building assessments prove that the proposeddevelopment is unduly detrimental with regard to the above,the design of the tall buildings will be subject to revision or theintroduction of mitigation measures to ensure that the relationshipto adjoining development(s) is acceptable.

5.5 Density

The concept of tall buildings contributes towards the objectiveof realising the appropriate development potential of the site andestablishing an appropriate density. Given the level of developmenton the Isle of Dogs, density will largely be determined by theavailability of public transport connections and capacities, evidentin the proposed phasing of development at Wood Wharf, outlinedin Section 8.0.

Figure 9: Building heights (note: commercial storeys 4m, residential storeys 3m).

One Canada Square Flanking 45 storey towers Outer ring 35 storey towers Lower buildings of 16-20 storeys

Up to 7 residentialstoreys (21m)

Taller built elementsemphasise focal points

Up to 25 commercialstoreys (100m)

Up to 20 residentialstoreys (60m)

Up to 12 residentialstoreys (36m)

Up to 35 commercialstoreys (140m)

Figure 8: 3D views illustrating relationship of building heights at Wood Wharf West to those at Canary Wharf.

This inner core of three towers is now contained within an outer ringof lower towers, all of matching height at around 35 storeys, creatinga benchmark for the appropriate scale of development on theimmediately adjacent site at Wood Wharf West.

5.4.2 Building heights at Wood Wharf WOOD WHARF WEST Wood Wharf West presents the opportunity to consolidate the cultureof building heights established at Canary Wharf and complete theouter cluster of tall buildings. The scale of commercial developmentat Wood Wharf West should be compatible with the Canary Wharfestate rather than competing with it. At a maximum 35 storeys,new development at Wood Wharf West would fit naturally with thisadjoining development, strengthening the outer ring of towers andretaining the focus of the inner core (Figure 9).

From west to east across the site, the scale of development shouldcontinue to step down from 35 storeys opposite Canary Wharf toan appropriate transitional scale of between 16-20 storeys to frontthe new canal.

On the southern edge of Wood Wharf West, the relatively wideexpanse of South Dock, and the distance to South Quay opposite,permit a scale of development similar to that on the south side ofCanary Wharf. To the north, the width of Blackwall Basin permits anunconstrained relationship between buildings at Wood Wharf Westand those opposite at Poplar Dock.

In the north-west corner of the site, the scale of future commercialbuildings on Wood Wharf is determined largely by the height of newbuildings at Cartier Circle, which are approximately 16 commercialstoreys (+ podium). Development at Wood Wharf West must seekto relate to these buildings.

In wider visual terms, as shown from the Greenwich Observatoryviewpoint (Figure 10) any tall buildings on the western part of theWood Wharf site would occupy the same visual space as the BarclaysTower (BP1) as they would be located in front of it. The rest of thebuilding blocks at Canary Wharf are lower, being generally half theheight of the outer ring of towers. This is also true of the buildingsproposed at Cartier Circle, which have yet to be built.

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The density principles established in the London Plan, outlinedat Section 3.2 of this Framework and summarised in Table 1 below,provide a guide to the appropriate residential density of developmentat Wood Wharf East.

Table 1: Residential Density Guidelines for the Development of WoodWharf (Reference: Greater London Authority Draft London Plan, 2002) Location Central Urban

Very dense developments, Dense development with large footprints, all over a mix of different uses andLondon and above much buildings. Substantial partsof central London of inner London

Within 10 minutes 650 – 1100 hr/ha 450-700 hr/hawalking distance of (mostly flats) 165-275 u/haa town centre 240-435 units per h/ae.g. Canary Wharf Sites along transport 300-450 hr/ha 200-300 hr/hacorridors and close 100-150 u/ha FLATS 50-100 u/hato town centres

Figure 11 illustrates pedestrian isochrones and public transportaccessibility from Wood Wharf. The western section of Wood WharfEast currently lies within 10 minutes walking distance of the CanaryWharf complex and can, in part, be developed to the recommendeddensities identified in the London Plan. The remainder of Wood WharfEast is close to the Canary Wharf retail centre and is accessible topublic transport (within 12 minutes of Blackwall, Canary Wharf, HeronQuays and South Quay DLR). As such, it can potentially be developedto both central and urban densities.

These figures are provided as a guide. The scale and form of any newbuildings at Wood Wharf, both commercial and residential, will besubject to a detailed appraisal at the planning application stage.

5.6 Plot ratio

The objective of plot ratio is to determine the intensity of land use andenable assumptions to be made about the impact of development. Itis not an exact building control but its purpose is to provide a generalindication of maximum development and both the London Plan andTower Hamlets’ Unitary Development Plan seek to establish maximumplot ratios (refer to Section 3.2) principally related to good publictransport accessibility and capacity.

Both One Canada Square and more recent schemes at Canary Wharfsignificantly exceed the existing policy guideline of a 5:1 plot ratio,which, given the proximity, provides a reference for Wood Wharf.The urban design analysis of Wood Wharf indicates that it canaccommodate a significant massing of between 7 and 35 storeys,providing a gradient of building heights from Canary Wharf tothe residential scale of the surrounding area. It is appropriate thatplot ratio similarly varies across the site to reflect the urban contextwithin which Wood Wharf is to be developed.

The scheme developed as part of the Masterplan process, illustratedat Section 10, identifies the potential for development at Wood Wharf.Whilst not representing an actual development proposal, it does permitan assessment of appropriate plot ratio across the site. Based uponthe illustrative scheme, a plot ratio of approximately 5:1 is achievedon Wood Wharf West, reducing to 2:1 on Wood Wharf East withan overall ratio across the site of 4:1. Any proposal for Wood Wharfmust have regard to this assessment of plot ratio.

View from Greenwich Observatory showing Canary Wharf as consented

View from Greenwich Observatory showing Canary Wharf and Wood Wharf illustrative scheme

Figure 10: View from Greenwich Observatory (2002).

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Walking times Site 4 minutes 8 minutes 12 minutes

Figure 11: Indicative walking times and transportation.

3130 5.7 Masterplan design principles

The prominence of Wood Wharf in the context of Canary Wharf andthe wider Isle of Dogs, and its significant relationship to the adjoiningwaterspace, influences the appropriate development of the site. Anyproposal must have regard to the following design principles to ensurea proper relationship to adjoining land and water.

5.7.1 Landmark BuildingsThe Urban Framework set out at Figure 4 identifies the opportunityto develop landmark buildings within the Wood Wharf development.The purpose of these buildings is to provide a gateway to WoodWharf, to create an identity for the site and contribute to the EastLondon skyline. They will be determined as landmarks in termsof building height and exceptional design.

5.7.2 Cartier Circle Cartier Circle lies 7.5 metres above the existing Wood Wharf site level.The development must physically connect to Cartier Circle and reflectthe consented buildings of the Canary Wharf estate to achieve an ‘at-grade’ relationship. To achieve this connection it will be necessaryto build up Wood Wharf West to the level of Cartier Circle to createa podium that will establish a new ground level tie-in with the levelof the Canary Wharf podium (Figure 12).

5.7.3 Wood Wharf WaterfrontThe abundance of water frontage at Wood Wharf is an exceptionalresource, which should be fully realised and enjoyed and anydevelopment of the site must seek to maximise the use of this uniquewaterside location. Public access to the waterfront and the newcentral basin shall be provided around the site where it is practicableto do so. The treatment of the south-facing dockside of Wood Wharfis particularly important. The south-facing quayside at Wood WharfWest will become a prime location for waterfront cafés, bars andrestaurants, and should be terraced and landscaped to provide avaried and interesting edge. Figure 12 illustrates how the interactionbetween land and water could be achieved at South Dock.

5.7.4 A Vibrant WaterspaceThe waterspace is a unique asset for the Isle of Dogs and focus fordevelopment at Wood Wharf. It is intended that the bodies of waterwhich surround and cross the site will not remain empty and unused,but rather become active spaces which enliven the outlook fromsurrounding buildings. The development of Wood Wharf shouldpromote the integrated use of the Docks and dockside for leisure,commercial and recreational uses.

5.7.5 Open space: Public and Private RealmWood Wharf must incorporate a hierarchy of useful outdoorspaces to enhance the local environment and the amenity of thewider area. The recreational spine formed by the green/blue axis willcreate a main body of public outdoor space. It is also important thata clear distinction is made between public and private space withunambiguous boundaries.

At the centre of Wood Wharf West, the development shouldincorporate a landscaped urban public plaza. This will lead to theproposed new canal basin, which will form the visual hub of thesite and a focus for recreational activity around the water’s edge,incorporating waterside seating areas and pocket parks.

The central landscaped area to Wood Wharf East will take on a muchgreener, more densely planted character of a public park, providinga pleasant outlook from the surrounding residential development.Within the residential sites, private communal gardens shouldbe created for the exclusive use of residents. These spaces shouldbe well defined by the architecture of the development andseparated from the public realm.

Around the edges of the site, fronting Blackwall Basin and SouthDock, there will be opportunities for further public spaces and hard-landscaped areas of seating looking out onto the water.

5.7.6 AccessVehicular access, servicing and parkingSeparate vehicular accesses shall be provided to both Wood WharfWest via Cartier Circle and Wood Wharf East from Prestons Road.This eliminates the need for a vehicular through road, enablingthe new canal link to remain uncluttered by a road bridge andbe crossed by pedestrian/cycle bridges only.

Figure 12: Section through Wood Wharf West.

6.0 A SUSTAINABLE DEVELOPMENT

Any development of Wood Wharf should address issues ofsustainability and respond to current guidance, as appropriate.There are currently no definitive guidelines for sustainable designand construction but in the context of London, any developer shouldhave regard to the Mayor of London’s emerging Energy Strategy,published in draft in March 2002. The Strategy embodies the Mayor’scommitment to developing London as a world class city for sustainableenergy. Its aim is to reduce London’s contribution to climate change,to eradicate fuel poverty and promote London’s economic developmentthrough a wide range of renewable and energy efficient technologies.

6.1 Sustainable Design and Construction

The Energy Strategy develops a number of key principles to ensurethat new development is consistent with a sustainable agenda. It seeksto ensure that new buildings at least incorporate sustainable designand construction techniques wherever feasible to minimise energydemand and maximise use of renewable energy. Enabling moresustainable patterns of travel will also contribute to this objective.

The development of Wood Wharf should seek to address the Mayor’ssustainable design and construction agenda and should thereforehave regard to the following initiatives:

Ventilation: Maximum use of controlled natural ventilation in placeof forced ventilation in new buildings is encouraged. The Mayorexpects planning applications referrable to him to incorporatepassive solar design and natural ventilation wherever siteconditions make them technically feasible.

Photo-voltaic Power: The Draft Energy Strategy acknowledgesthat the technology of photo-voltaics (PV) is widely available, butcurrently costly, so the Mayor will strongly promote their use andhope to stimulate the market and thus reduce costs. The Mayorexpects new buildings of strategic significance (i.e. those referrableto the Mayor), and others considering prestige cladding, to incorporatephoto-voltaics (equivalent in cost) where it is technically feasible todo so. Developments not initially incorporating photo-voltaics shouldbe of suitable design and orientation to incorporate them later.

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Servicing at Wood Wharf West can either be ‘top-down’ from thenew ground level or at quayside level via a service ramp. The heightof the podium to Cartier Circle will allow for generous service areasto the commercial buildings as well as two levels of car parking.

Parking for the residential buildings is likely to be in undercroft or semi-undercroft communal garages.

Pedestrian connections and cycle routesThe redevelopment of Wood Wharf will transform pedestriancirculation in the vicinity. The provision of a new pedestrian bridgefrom Wood Wharf to Canary Wharf Station will be sought as partof any development to create a direct route from Prestons Road to theheart of the Canary Wharf amenities. The construction of the Podiumat Wood Wharf West will ensure that the new bridge should connect‘at grade’ to Canary Wharf, subject to detailed analysis of clearancesat the Canary Wharf service road.

Wherever possible, the dock sides should be made available for publicfootpaths, which can connect to the existing waterfront walkways andbridges at Blackwall Basin. Cycle paths should be provided within thescheme to connect Canary Wharf and Wood Wharf to the existingcycle network at Prestons Road.

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Combined Heat and Power (CHP): This is an efficient technology forgenerating electricity and heat in a single process, generally achievinga reduction of over 30 per cent in carbon monoxide emissions incomparison with generation from coal fired power stations. The DraftEnergy Strategy determines that the Mayor will expect planningapplications referrable to him to include combined CHP andcommunity heating wherever possible.

Water Recycling: The recycling of roof rainwater (green water) shouldbe considered. Grey water (i.e. wastewater from wash hand basins)could also be used for ablutions and washdown.

Choice of Materials: In considering the detailed design of the futuredevelopment at Wood Wharf, developers should also have regardto the selection of appropriate materials in addition to an assessmentof product life cycle to minimise replacement. The criteria for selectionshould include the use of non-deleterious materials, i.e. paints thatuse water or other harmless carriers, minimum use of materials thatembody high-energy, e.g. steel and concrete, and sustainablematerials.

Energy use assessment: Any developer of Wood Wharf shouldhave regard to the emerging Energy Strategy and note that theMayor expects proposers of developments referrable to him to includean energy use assessment. Developers will be required to demonstratethe steps taken to apply the Mayor’s energy hierarchy, which ismeeting essential energy needs through:

(i) Applying energy efficiency(ii) Applying renewable energy(iii) Optimising efficiency of energy supply

To contribute to meeting London’s target for the generation ofrenewable energy, the Mayor is also likely to require applications fornew developments of strategic importance to generate a proportionof the site’s electricity or heat needs from renewable sources.

6.2 Sustainable Drainage Systems (SUDS)

Sustainable drainage systems use techniques to control surface waterrun-off as close to its origin as possible before it enters a watercourse,which requires a shift away from traditional piped drainage systems tosolutions that mimic natural drainage processes. The use of sustainabledrainage makes a significant contribution towards more sustainable

development. Significantly, it ensures that the environmental impactsof drainage are managed at source rather than downstream.Sustainable drainage can protect and enhance water qualityand encourage natural groundwater recharge.

Planning Policy Guidance Note 25 (Development and Flooding)emphasises the role of SUDS and introduces a general presumptionthat they will be used. It is anticipated that the development of WoodWharf will seek to integrate sustainable drainage systems into theoverall site concept and layout.

6.3 Bio-diversity

The re-development of Wood Wharf provides the scope to enhancethe bio-diversity of the Isle of Dogs and presents habitat opportunitiesfor particular species such as the Black Redstart songbird.

The adjoining Canary Wharf Estate has already implemented theconcept of ‘brown roofs’ and it is proposed that Wood Wharf alsoseeks to provide them where appropriate. The term Brown Roof hasdeveloped as a mitigation response for the loss of brownfield land inLondon, but is effectively a ‘green roof’ or a roof that is intentionallyvegetated. They provide a number of benefits to both the developmentand significantly, to the wider environment in terms of:

(i) Providing a new or replacement habitat that mimics the uniquehabitats of urban brownfield sites;

(ii) Recycling and long term sustainability: brown roofs can beconstructed using substrates and aggregates reclaimed andrecycled on site;

(iii) Storm water attenuation: brown roofs can lessen the rapid run-off of water from rain to drain, reducing the likelihoodof flash flooding of urban streams and rivers;

(iv) Provision of thermal insulation;(v) Accessible green space: brown roofs can provide many urban

residents and workers with improved access to green/open space.

There is a variety of roofs available and Figure 13 indicates the differenttypes of effect that can be achieved. The Swiss model is determinedto be appropriate to Wood Wharf, a type that has now beenimplemented at a number of locations in London, such as DeptfordCreekside Centre in the London Borough of Lewisham. It is proposedthat any developer seeks to incorporate, to some degree, the conceptof brown roofs within the development.

The roof specification set out below is ideal for Black Redstarts andalso benefits other flora and fauna, such as invertebrates.

• The roof should be based on an aggregate mix from the originalsite, necessitating the use of a mixture of crushed brick andconcrete – 25% of this should be graded material of 50-25mmand 75% should be graded from 25mm to dust. The aggregateshould be thoroughly mixed.

• The roof should be contoured from heights of at least 5cm to 15cm• It should be allowed to colonise naturally.• The roof should consist of material from the site itself and be

allowed to sit on site during construction. This promotes thecolonisation process and will also assist in the recycling of materialsand reduce costs.

Sedum mats (green roof mats) should only be used where necessary asthey do not benefit wildlife as much as the specification above and aregenerally more expensive.

6.4 Water based freight transport

The location of Wood Wharf and its proximity to the River Thamesensures its appropriateness for the movement of construction materialby water. It is anticipated that this will form a key element of theconstruction strategy for the site to reduce movement of constructionmaterial by road.

Figure 13: Example of ‘brown’ roof.

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377.0 TRANSPORT STRATEGY

The Masterplan envisages a major opportunity at Wood Wharf, whichmust be developed in conjunction with the appropriate transportinfrastructure. This section seeks to identify both programmed transportimprovements for East London and the key strategies that are necessaryto support the scale of development anticipated at the site.

A detailed assessment of the impact of the development upon bothexisting public transport infrastructure and planned improvements,undertaken as part of the masterplanning process, indicates that theimplementation of the Masterplan will be a phased programme. Thephasing will be determined by the existing and future capacity ofpublic transport as well as physical improvements to the pedestrianaccessibility of Wood Wharf to public transport nodes.

This initial Traffic and Transport Impact Assessment (TIA) that supportsthe Masterplan identifies capacity in the existing infrastructure foradditional development in the area, but to support a scheme of thescale proposed for Wood Wharf, improvements to the existing

provision are required. This means that development coming forwardusing the existing capacity may proceed, whilst further developmentmay only come forward following required improvements and theprovision of additional capacity.

The initial TIA is based upon a ‘worst-case scenario’ assuming thatevery scheme that currently benefits from consent on the CanaryWharf Estate and adjoining sites at the Millennium Quarter areimplemented. It also takes account of the un-consented proposalsat the London Arena and Canary Riverside 2. Given the long-termnature of the proposals at Wood Wharf and the likelihood that notall consents will be implemented as presently conceived, any futuredevelopment at Wood Wharf will be subject to a full Transport ImpactAssessment. Should these schemes not come forward, there willbe additional capacity within the system. A full TIA at the planningapplication stage will also take account of the major projectedchanges to transport infrastructure in East London.

397.1 Programmed transport improvements

7.1.1 Jubilee Line capacityAs part of the funding arrangement for the Jubilee Line, LondonUnderground Limited (LUL) gave an undertaking to Canary Wharfto provide 24 trains per hour in each direction. At the present time,it is operating at only 18 trains per hour, still below full capacity.Tubelines, the company responsible for running the Jubilee Line trains,is currently reviewing mechanisms to increase the current capacityby 45% by increasing the frequency of the trains and/or increasingthe number of carriages from 6 to 7. It is also anticipated thatimprovements to the signalling equipment would permit an increasein the level of service to 30 – 33 trains per hour. This is a longer-termaspiration for LUL that may be achieved by 2008.

38 Encouraging bus patronageFollowing the publication of the Transport for London study into buslinks on the Isle of Dogs for the Millennium Quarter development,it will be necessary to assess the further improvements that could bemade to the bus network to support the Wood Wharf development.Forecasts have been made as part of the TIA of the number of busesrequired to serve the Wood Wharf development. Assuming a standardsingle-decker bus (as currently operates on the local network), thenumber of additional services required to meet the overall increasein demand for Phases One and Two is 5 or 6 extra buses. It is likelythat in the future there will be a greater shift towards bus usage inEast London as the network improves. The development of WoodWharf will increase demand for bus travel, and provide theopportunity to develop the local bus network further.

The development of Wood Wharf will also include practical measuresto enhance bus usage. There is an existing bus stop with bus pull-innear the junction of Prestons Road and this should be upgraded withappropriate bus shelter facilities. Bus priority at the Prestons Roadsignalised junction should also be considered. At Wood Wharf West,a new bus stop is desirable at Cartier Circle and this should alsobenefit from a bus pull-in lane.

7.1.2 Docklands Light Railway The DLR is subject to significant expansion proposals. In March 2002,Government issued approval to extend the DLR from Canning Town(on the Beckton-Tower Gateway route) to London City Airport, withnew stations at West Silvertown, Pontoon Dock, London City Airportand King George V. This is due to open by 2005. The July 2002Transport and Works Act application by the DLR will extend this routefurther, crossing the Thames to Woolwich Arsenal. This could be openin 2007. Overall, passenger numbers are increasing by 20% per annumand a comprehensive review of DLR capacity is underway. It is predictedthat the Lewisham Branch of the DLR will be fully loaded by 2011.

The TIA which accompanied the Draft Masterplan indicates thatthere is additional DLR capacity on the Beckton-Tower Gatewayline accessible to Wood Wharf via Blackwall station. Wood Wharfis therefore able to maximise the use of existing DLR capacity.Reference to the Mayor’s Transport Strategy shows that the Beckton-Tower Gateway branch will still have spare capacity in 2011. TheMayor’s Transport Strategy also confirms that Transport for Londonwill bring forward plans for any necessary increases in capacity.

CrossrailThe proposal for an east-west rail link through London has beendiscussed for many years in the form of Crossrail. Announcementsfrom the Secretary of State and the Mayor of London have given riseto a certain degree of optimism that a link may be constructed. Debateis currently underway to decide the route of the link to the east ofLiverpool Street. One option is a connection directly with Canary Wharfand a potential link to the future development areas in the ThamesGateway and Lea Valley, the route now supported by the Mayor ofLondon. Crossrail would significantly enhance rail capacity to the Isleof Dogs and therefore provide additional development potential atWood Wharf. It would also increase the transport capacity to WoodWharf by re-assigning trips, particularly on the Jubilee Line from thewest to the east, thereby releasing capacity on the more heavily usedwestern corridor.

7.2 Transport and Access Strategies

Pedestrians and cyclistsThe provision of a high-density mixed-use scheme maximises thepotential for local walking trips. The Masterplan will seek to securepedestrian friendly areas with high quality pedestrian facilities toinclude routes that are direct and well lit and with buildings designedto provide natural surveillance for improved safety where possible.

A cycle route will be provided through the site, creating an importantnew link in the local cycle network.

Improved pedestrian connections to public transportThe Masterplan seeks the provision of a new pedestrian and cyclebridge from the south-west corner of Wood Wharf West to CanaryWharf. This connection will provide future occupiers of the site with adirect link to the public transport interchange at Canary Wharf and theproposed DLR station at Heron Quay and significantly enhance localaccess opportunities in addition to the link from Cartier Circle.

The potential to construct an underground link from Wood Wharf Westto the Jubilee Line station at Canary Wharf has also been considered inthe course of the Masterplan process and initial discussions undertakenwith London Underground Limited. Whilst technically feasible to installa ticket hall beneath Wood Wharf West, providing access via ‘movingwalkways’ to the platforms of Canary Wharf station, this will requirefurther consideration. It is however identified in this Masterplan asa desirable option.

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8.0 DEVELOPMENT AND PHASING

8.1 Quantum of Development

The urban design and massing studies undertaken as part of theMasterplan process, together with the preparation of an illustrativescheme of Wood Wharf (attached at Section 10) have servedto indicate the level of development that is achievable on thesite. The Masterplanning exercise indicates that Wood Wharfcould accommodate at least 460,000 sq m of floorspace (c.5 million sq ft). In terms of land-use allocation this equates to:

Commercial floorspace: 330,000 sq m(including retail/restaurant elements)

Residential: 120,000 sq m (1,500 residential units approx.)

Hotel/serviced apartments 10,000 sq m

8.2 Deliverability and construction

The comprehensive development of Wood Wharf is a long-termexercise determined principally by changing market pressures andimprovements in transport capacity that are currently scheduledor planned. This will require a phased approach to constructionand the minimum of a four-phase programme is anticipated.

The deliverability of the site in terms of construction will be assistedby the configuration of development parcels that are capable ofproceeding independently. The phasing must ensure that thoseparts of the site that are not under construction are able to operatewith minimal disruption. The programme must also take account ofthe need to minimize the impact of construction on the amenity oflocal residents by giving consideration to the routing of constructiontraffic, hours of operation, controls over noise and pollution levelsand maintaining, where possible, east-west pedestrian accessthrough the site.

8.3 Phasing

The phasing strategy set out in this Masterplan seeks to balancethe physical requirements of achieving an appropriate quantumof development with the constraints of the transport infrastructure.It represents one option for unlocking the development potentialof Wood Wharf but is not definitive.

The four suggested phases could be adjusted to suit modified buildingsizes, or rearranged to include different combinations within eachphase, provided that the overall floorspace of each phase can beaccommodated within the wider transport infrastructure capacityat the time of its construction.

Table 2: Proposed phasing strategy (cumulative)

Phase Commercial Residential Timing Planned or Required Improvements

1&2 Up to 160,000 sq.m c. 1,500 dwellings 2005 • Jubilee Line service• Improve service on the DLR• Improvements to Canary

Wharf Jubilee Line station• Expanded bus network• Improved access junction

3 Up to 260,000 sq m 2011 • Improved service on Jubilee Line to 33 trains per hour

4 Up to 330,000 sq m post-2011 * Crossrail

The approach is based upon assumptions adopted by DLR and LULconcerning the likely capacity to be available on the transport network,and includes the impact of permitted schemes for Canary Wharf,Millennium Quarter and elsewhere on the Isle of Dogs, in accordancewith the traffic assessment that supports the Masterplan.

Phases 1 and 2Phases 1 and 2 (Figures 14 and 15) establish the future character ofWood Wharf by securing a significant level of both residential andcommercial floorspace, and the new canal connecting Blackwall Basinto South Dock.

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Highway ImprovementsThe development of Wood Wharf must ensure that the impact onthe surrounding road network is acceptable and that improvementsare made to the road network to accommodate the level of trafficgenerated by the site. In the course of the Masterplan process, thetraffic implications of the concept proposals on the surrounding areahave been assessed in respect of traffic generation and capacity ofthe highway network. Improvements to the existing road networkwill be required to ensure that there is no detrimental impact interms of traffic impact. This will include a new signalised junctionfrom Prestons Road to the north of the existing access (which willbe closed) and a new access from Cartier Circle.

Restricted car parking The proposed car parking provision has been restricted in line withgovernment guidance, which seeks to use parking policies to promotesustainable transport choices by limiting the opportunity for convenientparking. To accord with the government approach to sustainabletransport and local planning policy, the proposed standards forWood Wharf West adopt the most stringent and current guidanceas set out in the London Plan:

Offices: Maximum of one parking space per 1000-1500 square metresof gross floor area

It is expected that the final level of parking provision will be determinedin the course of the planning application adopting a TransportAssessment based approach.

Proposed parking standards for residential development at WoodWharf East are also determined in accordance with guidance set outin the London Plan. It is anticipated that the predominant housing typeat Wood Wharf will be flats and car parking provision is as follows:

Residential standards for flats: Less than one space per unit.

The proximity of the site to public transport and to employment,retail and leisure uses also provides the opportunity to include anelement of car free housing developments within the site. The exactlevel of parking provision will therefore be determined in the courseof a planning application.

Water taxis It is the water that connects all the new developments aroundthe docks and there is great scope for introducing waterbornetransport such as water taxis as an easy and appealing way ofgetting around, further enhancing the draw of the Isle of Dogs.Wood Wharf should incorporate the potential for water-taxistops around its waterfront perimeter.

The enhanced pedestrian linkages between Wood Wharf and theCanary Wharf estate will also promote connectivity to the existingriverbus stop on the western side of the Isle of Dogs.

4342 Residential The demands placed upon the transport infrastructure by theresidential element of the scheme are less onerous than those ofthe commercial element, and it would be possible to build the entireresidential element as part of Phases 1 and 2. Construction wouldcommence in the north section of Wood Wharf East (Phase 1) withthe southern part of Wood Wharf East constructed as Phase 2.

CommercialThe commercial element in Phase 1 will consist of office buildings thatrelate to Cartier Circle, creating a stand-alone commercial complex.These buildings will relate specifically to those proposed by the CanaryWharf Estate for its sites immediately to the west of Cartier Circle.

CommunityThe exact nature of new community facilities to be provided aspart of the Wood Wharf development will be determined throughfurther consultation with local residents and the Local Authority.It is intended, however, that Phase 1 or Phase 2 include some formof community provision.

Phase 1 Approximate FloorspaceOffices 140,000 sq m Residential 50,000 sq m (approx. 625 units)

Phase 2 Approximate Floorspace Offices 15,000 sq m Residential 70,000 sq m (approx. 875 units)

The realisation of Phases 1 and 2 will be determined by on-siteimprovements in accessibility to existing transport nodes: (a) Pedestrian connection between the site and Canary Wharf.(b) New vehicular and pedestrian access to Cartier Circle.(c) Improved vehicular access to Prestons Road.

Off-site improvements will also be sought including: (a) Identifying improvements to the local bus network to connect

to local centres and relieve pressure on the DLR. (b) Exploring in detail the potential for a new escalator at Canary

Wharf Jubilee Line station.

Phase 3Phase 3 (Figure 16) expands the commercial development in the centralsection of Wood Wharf West and establishes the comprehensivenature of the scheme, providing both office space and the opportunityfor leisure facilities around the central basin. Phase 3 will alsoincorporate the urban public plaza at the centre of Wood WharfWest, leading to the central basin.

Phase 3 FloorspaceOffices 100,000 sq m

The implementation of Phase 3 will largely be determined by animproved service on the Jubilee Line to 33 trains per hour. This followsthe construction of the pedestrian footbridge in Phase 3 from WoodWharf West to Canary Wharf which will improve the accessibilityof the Jubilee Line to the Wood Wharf site.

Phase 4Phase 4 (Figure 17) represents the long term potential of the siteassuming major rail improvements to the Isle of Dogs. Elements ofthe scheme to be constructed in Phase 4 are the office/hotel buildingsin the south west corner of the site.

Phase 4 FloorspaceOffices 70 – 75,000 sq m Hotel/office 10,000 sq m

Phase 4 transport improvements include the implementation of newrail infrastructure, possibly Crossrail. Consideration will need to begiven to possible beneficial interim uses for parts of the site priorto them coming forward for development.

Figure 14: Phase 1 Figure 15: Phase 2 Figure 16: Phase 3. Figure 17: Phase 4.

458.4 Access during construction

The provision of a pedestrian access across Wood Wharf, linkingPrestons Road to Canary Wharf, will be maintained in the course of theconstruction programme wherever it is safe and practicable to do so.

8.5 Compulsory purchase

The Wood Wharf site is multiple ownership. In order to facilitatethe comprehensive development of Wood Wharf followingnegotiations with landowners, it may be necessary for the developerto ask the Council to use its power of compulsory purchase, forexample, pursuant to Sections 226 and 237 of the Town andCountry Planning Act 1990 and Section 13 of the Local Government(Miscellaneous Provisions) Act 1976. The developer will work closelywith all landowners, the Council and other relevant agencies toachieve, as far as possible, a negotiated solution.

Use of the Council’s powers of compulsory purchase would be subjectto the developer underwriting all of the costs to be incurred bythe Council both in terms of making and promoting a compulsorypurchase order, and in respect of acquiring title and vacantpossession and the acquisition and extinguishment of rights.

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9.0 DEVELOPMENT RELATEDREQUIREMENTS

The development of Wood Wharf establishes a new quarter on theIsle of Dogs and new opportunities for work, leisure and homes. Itis vital that the wider community benefits from the development ofthe site through both physical improvements to the environment andthrough financial benefits secured within the scope of any Section 106Agreement, in accordance with the guidance set out in Circular 1/97Planning Obligations.

Development related benefitsThe Masterplan promotes the layout of the site to achieve substantialbenefits for the wider community, principally in terms of accessibilityand permeability between the east and west of the site including:

• A new physical link between Wood Wharf West and Canary Wharfvia a new pedestrian/cycle bridge providing direct access to theleisure facilities and transport interchange at Canary Wharf;

• Waterside access: the development of Wood Wharf will openup the waterside to the community in an area where accesswas previously unavailable through building layout;

• New public spaces on both Wood Wharf East and WoodWharf West;

• The provision of public art.

Community related benefitsThe inclusion within the scheme of facilities and opportunities thatserve the existing community of the Isle of Dogs as well as futureresidents of Wood Wharf, including:

(i) Employment and Training Benefits: The developer must incorporatea mechanism to provide employment opportunities for localresidents during both the construction and implementation phasesof development. The creation of a Local Labour Exchange in co-ordination with the Local Authority and the Local Labour inConstruction organisation (LLiC) is likely to be sought.

(ii) Safety and Crime Prevention: Any subsequent planning applicationfor the site will need to address how to create a safe environmentwith the intention of working towards crime prevention. Safetyat the water’s edge must also be considered.

(iii) Equality of Opportunity: The London Borough of Tower Hamletshas policies which seek to address the needs of all residents ofthe Borough including those with special needs. Developmentproposals at application stage will need to demonstrate howthe needs of the following are met:• Accessibility for disabled• Environmental improvements• Access to training for all groups• Access to public transport• Mixed use development• Access to public open space and leisure facilities

(iv) Community facilities: It is anticipated that within the development,community facilities such as a primary health care centre, fitnesscentre, nursery or children’s play facilities will be provided. Theexact nature of these facilities will be determined in the courseof the community consultation.

Financial ContributionsIt is anticipated that financial contributions will be sought as partof any Section 106 Agreement to provide for the following:

(i) Upgrading of public transport facilities;(ii) Contribution to community facilities such as health centres,

children’s play facilities; (iii) Improvements to the local road network.

Supporting InformationThe submission of any planning application for the comprehensivedevelopment of Wood Wharf must include the following:

(i) Transport Assessment to determine the scope and need for on-site and off-site highway works as well as contributions topublic transport and pedestrian/cycle facilities. The submissionof a Green Travel Plan is also considered appropriate.

(ii) Environmental Impact Assessment for each phase of development(iii) Design Statement in accordance with advice contained within

PPG1: General Policies and Principles(iv) Tall Building Assessment (v) Accessibility Statement

4710.0 ILLUSTRATIVE PROPOSALS

The following illustrations were developed as an aid to the Masterplanprocess, primarily to establish the potential density and massing ofdevelopment and to determine key principles of site layout. Theyprovide an indicative vision of Wood Wharf in the future but areprovided for illustration only.

1 Cartier Circle2 Marina3 Blackwall Basin4 Private moorings5 Central Plaza6 Possible station entrance to Jubilee Line at Canary Wharf7 Bridge link to Canary Wharf8 New canal9 Central Basin

10 South Dock11 Public garden12 Private gardens13 Jubilee Line vent shaft14 Prestons Road15 River Lock

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Figure 18: Illustrative site plan.

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Canary Wharf Commercial Residential

1 Lock side cranes retained2 Corner building relates to cranes3 Residential buildings at eastern boundary 7 storeys maximum4 Low building allows sunlight to penetrate private garden5 Tall residential tower as a marker to site6 Tall elements emphasise entrance to canal7 “Signature” building at heart of site8 South facing quay side landscaped and terraced9 Stepped top of tower can accommodate satellite dishes

10 Hotel/office building11 Green/blue axis carries through to Prestons Road12 Central basin as a focus for site13 New pedestrian bridge to Canary Wharf

Figure 19: How Wood Wharf could be developed.

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How Wood Wharf could be developed – view showing Blackwall Basin.

5311.0 CONTACTS

For further information regarding the proposed developmentof Wood Wharf please contact:

British WaterwaysLondon RegionThe Toll HouseDelamere Terrace Little VeniceLONDONW2 6ND

Stuart Mills – Regional Commercial ManagerT: 020 7432 8330E: stuart.mills@britishwaterways.co.uk

Kate Mansell – Strategic PlannerT: 07766 512667E: kate.mansell@britishwaterways.co.uk

London Borough of Tower HamletsPlanning Department41-47 Bow RoadLONDONE3 2BS

Rodney Keg – Acting Principal (Urban Design/Planning)T: 020 7364 5414E: rodney.keg@towerhamlets.gov.uk

Supporting Documents:

Transport Strategy for Wood Wharf by WSP (February 2002).

5554 12.0 ANNEX 1: LOCAL PLANNING POLICY

LONDON BOROUGH OF TOWER HAMLETS UNITARY DEVELOPMENT PLAN (ADOPTED 1998)

RELEVANT PLANNING POLICIES

Strategic Planning Policies

ST2: To welcome investment and encourage public/private sectorpartnership proposals which generate employment, improve theenvironment, provide housing and social facilities, and bring derelictsites and buildings into beneficial use, in accordance with the overallstrategy of this plan.

ST3: To promote sustainable development.

ST4: To ensure that development respects the built environmentof the Borough and to encourage development that improves theenvironment.

ST5: To ensure that development contributes to a safe, welcomingand attractive environment that is accessible to all groups of people.

ST7: To promote environmentally acceptable development byencouraging energy efficiency in the design of buildings and theuse of materials.

ST9: To promote and conserve the special character of the RiverThames.

ST10: To protect and further develop London’s role as an international,national and regional centre of commerce, by fostering a range ofappropriate activities.

ST15: To facilitate the expansion and diversification of the localeconomy by encouraging a wide range of economic activitiesat suitable locations and the availability of a skilled labour force.

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ST16: To encourage development and other measures, which promotejob opportunities for local people and the London job market.

ST17: To promote and maintain high quality work environmentsin order to attract investment and maintain the competitivenessof the local economy.

ST19: To seek to ensure that land use and transport policies andinvestment are co-ordinated.

ST20: To ensure that there is sufficient land and buildings availableto meet the Borough’s housing target of 15,000 between 1987and 2006.

ST21: To seek a Borough-wide average of 25% of the housing targetin the form of affordable housing.

ST22: To continue to seek the improvement in the range of housingchoice including affordable housing.

ST23: To ensure that the quality of new housing provided is to a high standard.

ST25: To ensure that new housing developments are adequatelyserviced by social and physical infrastructure and by a public transportprovision.

ST27: To support and improve public transport, ensuring that thesystem is accessible to, and safe for all.

ST28: To restrain the unnecessary use of private cars in order toachieve a more balanced allocation of road space between users.

ST30: To improve safety and convenience of movement for all roadusers, especially pedestrians and cyclists.

ST32: To ensure that development is located so that the transportgenerated can be efficiently, effectively and safely accommodatedwithin the existing and proposed transport system with the minimumdetriment to amenity and the environment.

ST35: To ensure that a reasonable range of local shops is retainedwithin a short walking distance of all residents.

ST37: To improve the physical appearance of the Borough bycreating a more attractive environment for those who live andwork here by maintaining and enhancing the Borough’s parksand other open spaces.

ST39: To ensure participation in recreational facilities is safe andaccessible for all to use and enjoy.

ST47: To encourage and support measures aimed at addressing theskill requirements of the Borough’s residents and businesses throughtraining initiatives.

ST49: To support and encourage the provision of a full range of socialand community facilities in a suitable location to meet the needs of allthe residents of the Borough.

GENERAL POLICY

General Design and Environmental RequirementsDEV1: Development proposals should take account of and be sensitiveto the character of the surrounding area in terms of design, bulk,scale and use of materials. It should be sensitive to the developmentcapabilities of the site and not lead to over-development or poorspace standards. Development must take account of plot ratio andbe visually appropriate to its setting as well as provide adequate accessfor disabled people and maximise the feeling of safety and securityfor those who will use the development.

DEV2: Development should seek to protect amenity, ensure thatadjoining buildings are not adversely affected by loss of privacyor a material deterioration of their daylight and sunlight conditionsand incorporate the principle of sustainable development.

DEV3: Mixed-use development will be generally subject to consideringthe character and function of the area, the scale and nature ofdevelopment and physical constraints of the site.

Planning ObligationsDEV4: The Local Planning Authority will seek to enter into planningobligations with developers that are reasonably related to the scale andnature of proposed development and are necessary for a developmentto proceed.

High Buildings and ViewsDEV5: In the Central Area Zone (CAZ) permission may be givenfor high buildings if it satisfies policies DEV1 and DEV2 and theappropriate impact assessments are undertaken and submitted withany proposal (micro-climate, wind turbulence, overshadowing andtelecommunications interference). High buildings must emphasise alocation of civic and visual significance and transport and infrastructuremust be capable of accommodating the level of activity generatedby the development.

DEV6: Outside the CAZ high buildings may be acceptable subjectto considerations of design, siting and the character of the locality.

Landscaping and TreesDEV12 and DEV13: Landscaping will normally required as part of anyscheme with preference given to native tree species as part of anylandscape scheme.

Public ArtDEV18: The voluntary provision of new art within developmentschemes will be encouraged.

Conservation AreasDEV29: Proposals for development adjacent to Conservation Areasshould where possible avoid detriment to the character or appearanceof the Conservation Area and its setting.

Historic Buildings and StructuresDEV36: Development will not normally be granted for the demolitionor partial demolition of any listed building except where a strong casefor demolition exists.

DEV37: Proposals to alter Listed Buildings will be expected to preservethe special architectural or historic interest of the building. Whereappropriate, alterations should seek to retain the original plan formand retain and repair original and external architectural features andwhere possible, replace any missing items and be replaced withtraditional materials.

Riverside DevelopmentDEV46: Water bodies will be protected and promoted for theircontribution to the character of the Borough and as important openareas and the loss of water protection areas will be resisted.

DEV47: New development adjacent to water areas will normally beexpected to conform to the general scale and form of the watersidecharacter and respect important views into and out of the area.Access to the waterside should be provided where appropriate.

DEV48: New development having a water frontage will be expectedto provide a walkway.

Nature Conservation and EcologyDEV57 and DEV58: Development that unjustifiably causes significantharm to a site of Nature Conservation Importance will not normallybe permitted. Proposals that enhance the nature conservation valuewill receive favourable consideration.

CENTRAL AREA ZONES

Developing London’s Regional, National and International RoleCAZ1 and CAZ2: A balance of central London core activities of ascale and type compatible with fostering London’s role as a financial,commercial, tourist and cultural centre will normally be permittedwithin and adjoining the CAZ. The scale and density of developmentmust not adversely impact on the local environment or the amenityof adjoining users.

Mixed-Use DevelopmentCAZ3: Business and retail developments will be sought as integratedmixed-use schemes, subject to the character and function of the area,scale and nature of development and physical constraints of the site.

THE ECONOMY AND EMPLOYMENT

Promoting Employment GrowthEMP1, EMP2 and EMP6: Employment growth will be promotedthrough the reuse of vacant/derelict land and buildings and theredevelopment of existing employment sites. The loss of employmentgenerating uses will be resisted except where this is replaced withquality buildings at reasonable density; and the need to accountfor how the proposed uses will meet the needs of local people.

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Business UseEMP9 and EMP10: The CAZ is designated as an area for businessgrowth favourable for Class B1 use; outside CAZ development forbusiness uses will be permitted where premises provide adequateloading and servicing facilities, it would not create unacceptabletraffic levels and is well served by public transport.

HOUSING

New Housing DevelopmentsHSG2: New housing will be permitted on non-residential/ vacant siteswhere land is not required for other uses, the environment is suitablefor residential use and there are adequate services in the locality.

Affordable HousingHSG3: The Council will seek the provision of at least 25% affordablehousing on all residential development with a capacity of 15 dwellingsor more. This provision should be developed on site.

Dwelling Mix and TypeHSG7: New housing developments should provide a mix of unit size,including family dwellings on schemes of 30 or more units.

DensityHSG9: Guidelines are set out for family dwellings and higher densitydevelopment where this provides affordable housing, has easy accessto public transport, are part of a mixed use scheme and meets otherhousing standards.

Amenity SpaceHSG16: All new developments should include adequate amenity space.

TRANSPORT

Rail and Underground ServicesT1: Improvements/extensions to rail and underground services aresupported.

Bus ServicesT3: The provision of additional bus services in areas that are poorlyserved will be encouraged.

Taxis and Mini CabsT6: Facilities to support the role of taxis are encouraged.

Strategic Traffic ManagementT9 and T10: To discourage non-essential journeys by private car; trafficmanagement and restraint proposals must take account of roadsafety for all users, access for emergency services, operation of publictransport and needs of local businesses, pedestrians, shoppers, cyclists,access for disabled and statutory undertakers and on street parking.

Transport and DevelopmentT15 and T16: Proposals assessed in relation to the ability of theexisting and proposed transport system to accommodate additionaltraffic generated and the operational requirements of the proposeduse, and impact of traffic generated.

PedestriansT19 and T20: Measures to improve the quality, safety andconvenience for pedestrians; support for pedestrian facilitiesalong canals and riversides.

CyclistsT22 and T23: The introduction of cycle routes and safety andconvenience of cyclists is a priority in design and implementationof traffic management measures.

OPEN SPACE, LEISURE AND RECREATION

Local open spaceOS2: The improvement of the quality of access to and within parksand open spaces for people with disabilities is encouraged.

Childrens’ play spaceOS9: A wide range of play facilities should be made available, wherethere is a high density, high concentration of homes without gardens,poor environmental conditions and major roads or other physicalbarriers limit accessibility.

ARTS, ENTERTAINMENT AND TOURISM

Mixed-use developmentsART5: The provision of facilities that sustain, enhance or develop artsand entertainment facilities is encouraged through planning briefs andvoluntary contributions.

EDUCATION AND TRAINING

Training facilitiesEDU9: Proposals for new training facilities will be permitted wherethey accord with other Plan criteria.

SOCIAL AND COMMUNITY FACILITIES

SCF11: The provision of new meeting places will be encouragedand promoted in association with appropriate redevelopmentor refurbishment schemes.

PLANNING SCHEDULE

Planning Policy Proposal 159Jamestown Harbour: Proposal for residential.

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