Regeneration in Deptford, London

September 2008

Produced by Dr. Gareth Potts BURA Director of Research, Policy and Best Practice Contact: 0779 !"7"#$

Table of Contents

Plannin% and Re%eneration &trate%y.........................................................................................................................' (arly Co))unity Re%eneration.............................................................................................................................."" Rene*al of the Pe+ys (state...................................................................................................................................."# Ri,erside &che)es......................................................................................................................................................"! -nland De,elo+)ent................................................................................................................................................... . De+tford /o*n Centre Re%eneration Pro%ra))e............................................................................................'' &o)e 0o,el A++roaches to Re%eneration...........................................................................................................'$ A++endices..................................................................................................................................................................'!

Planning and Regeneration Strategy The Planning Framework /he 1ey +lannin% %uidelines are set out in the Council2s e)er%in% 3ocal De,elo+)ent 4ra)e*or1 53D46". 7ithin the suite of docu)ents that )a1e u+ the 4ra)e*or1, the 1ey docu)ent is the Preferred 8+tions Re+ort for the Council9s &+atial Core &trate%y. /his details *here de,elo+)ent should ta1e +lace in the borou%h and ho* this should be done. All other docu)ents in the 3ocal De,elo+)ent 4ra)e*or1 )ust be consistent *ith it. /he &+atial 5Core6 &trate%y *ill also focus on i)+le)entation and deli,ery and *ill establish a )onitorin% fra)e*or1 to assess +ro%ress. /he Council is +art of the 3e*isha) &trate%ic Partnershi+ : a +artnershi+ of 0 re+resentati,es fro) the +ublic, +ri,ate and ,oluntary;co))unity sectors to +ro)ote and sustain <oint *or1in% to secure )eanin%ful *ays of en%a%in% the co))unity at all le,els, both in ter)s of settin% strate%y and deli,erin% )odern effecti,e local ser,ices. /he &+atial Core &trate%y is intended to be the s+atial i)+le)entation )echanis) for the Co))unity &trate%y. -t also contains draft;e=istin% borou%h +olicies that could infor) +lannin% decisions. >ain 3ocal Plans and Policies Re,ie*ed A &afer 3e*isha) 5 00#? 00!6 Cli)ate Chan%e &trate%y 5 00$6 Creati,e 3e*isha), 3e*isha) Co))ission on Culture and Urban De,elo+)ent (arly @ears De,elo+)ent and Childcare -)+le)entation Plan (cono)ic De,elo+)ent Business Plan (ducation and De,elo+)ent Plan 5 00 ? 0076 Aealth in (Bualities &trate%y 5 00. ? 0"06 3e*isha) Conta)inated 3and &trate%y 5 00"6 3e*isha) (ner%y Policy 5 00"6 3e*isha) (n,iron)ental Policy 5 00 6 3e*isha) Ao)elessness Re,ie* and Ao)eless &trate%y 5 00'? 00$6 3e*isha) Aousin% &trate%y 5 00. : 0076 3e*isha) 3ocal Air Cuality Action Plan 5 00'6 3e*isha) 3ocal -)+le)entation Plan 5 00# : 0"06 3e*isha) >unici+al 7aste &trate%y 3ocal Biodi,ersity Plan : A natural renaissance for 3e*isha) 3ocal Cultural &trate%y 8+en &+ace &trate%y for 3e*isha) 5 00# : 0"06 Physical Acti,ity, &+ort and 3eisure &trate%y 5 00#? 0"06 &chool 8r%anisation Plan for the 3ondon Borou%h of 3e*isha) 5 00. : 0096 &1ills for 3ife &trate%y 5 00 : 0"06
"

/he 1ey docu)ent *ithin the 3D4 is the Draft Core &trate%y. /his can be found at ri%ht clic1 here to see 3e*isha) Draft &+atial Core &trate%y

&ocial -nclusion &trate%y 00# : 0"' /eena%e Pre%nancy, Parenthood and &e=ual Aealth &trate%y 5 00" : 0"06. /he 3ocal De,elo+)ent 4ra)e*or1 in Conte=t

/he docu)ent )ust be +re+ared in accordance *ith national +lannin% +olicy state)ents 5PPPs6 and be in %eneral confor)ity *ith the re%ional s+atial strate%y 51no*n as the 3ondon Plan6 +re+ared by the >ayor of 3ondon. /he &trate%y has also ta1en the 3ondon De,elo+)ent A%ency9s (cono)ic De,elo+)ent &trate%y into consideration. /he &+atial Core &trate%y does not identify s+ecific sites. /his infor)ation can be found in the De,elo+)ent Policies and &ite Allocations De,elo+)ent Plan Docu)ent. /here is also the Pro+osals >a+ that defines s+ecific sites and areas where the local planning authority (i.e. the Council) is making proposals for +articular de,elo+)ents or other land uses, or areas *ithin *hich +articular +olicies for the use and de,elo+)ent of land *ill a++ly. /he 3e*isha) Preferred 8+tions docu)ent reflects the findin%s fro) the -ssues and 8+tions consultation in 00#. &+ecifically, the Council consulted on " issues such as housin%, sustainable en,iron)ent, e)+loy)ent land, trans+ort, co))unity facilities and urban desi%n. /here is then further consultation on the Preferred 8+tions : this too1 +lace o,er a si=?*ee1 +eriod bet*een Dune and Au%ust of 007. /he *ays in *hich +eo+le can be in,ol,ed in +lan?)a1in% and deter)inin% +lannin% a++lications are set out in the &tate)ent of Co))unity -n,ol,e)ent 5&C-6.

After this, the &+atial Core &trate%y has to under%o a &ustainability A++raisal 5&A6 to assess the social, econo)ic and en,iron)ental effects of strate%ies and +olicies in a local de,elo+)ent docu)ent. /he &A found se,eral )ain conflictin% issues e)er%in% fro) the &trate%y: Desi%nation of e)+loy)ent sites and *aste )ana%e)ent sites conflict *ith housin% due to de)and for housin%. But the relati,ely s)all econo)y creates the need to +rotect the e)+loy)ent sites and retain the *or1force *ithin the borou%h. Gro*th area is situated in a 4lood Ris1 cate%ory ' area. /he Gro*th Area is li1ely to increase road traffic and add +ressure to the +ublic trans+ort syste), *hich *ill increase traffic?related air +ollution and noise. /he +er ca+ita o+en s+ace *ill be reduced as a result of hi%h density housin%. /he core +olicy on o+en s+ace hence focuses on i)+ro,in% the Buality of o+en s+ace. -ncreased de,elo+)ent )ay lead to habitat loss, +articularly on sites that are derelict and ,acant. &hort ter) ne%ati,e effects on resources used for construction.

A final docu)ent is then sub)itted to the &ecretary of &tate 5Co))unities and 3ocal Go,ern)ent6 and be sub<ect to an inde+endent re,ie* at an e=a)ination in +ublic. After a successful re,ie*, the docu)ent can then be ado+ted by the Council. /he &trate%y is e=+ected to be rele,ant o,er a "0?"# year +eriod fro) ado+tion but *ill be sub<ect to )onitorin% and re,ised as a++ro+riate *hen circu)stances chan%e. The Growth Scenario Adopted in the Lewisham Core Spatial Strategy /he +referred %ro*th scenario o+tion is to: Pro)ote )a<or %ro*th in the )ost sustainable areas ? these are the )a<or to*n centres at 3e*isha) and Catford, and in the /ha)es Gate*ay area of De+tford and 0e* Cross >a=i)ise the scarce land resource by +ro)otin% )i=ed use rede,elo+)ent in suitable locations. /he strate%y identifies a ran%e of s+atial +lannin% areas for 3e*isha). /he )a<or %ro*th corridor *ill be focussed on the Catford, 3e*isha) and North Lewisham (New Cross and Deptford) localities. /his *ill in,ol,e substantial ne* housin%, increased e)+loy)ent uses, )i=ed use de,elo+)ent, retail and to*n centre uses, and the necessary social, econo)ic and trans+ort infrastructure reBuired to su++ort the e=istin% and ne* co))unities. Good Buality desi%n that hel+s establish E+lace )a1in%9 *ill be reBuired. /all buildin%s )ay be acce+table +ro,ided they contribute to the o,erall ai) of %ood urban desi%n. /he Council *ill see1 to e=+loit lin1a%es and connections bet*een all lar%e ne* de,elo+)ents in the north of the borou%h and *ill reBuire the establish)ent of ne* +ublic s+aces. /he strate%y for De+tford 0e* Cross 5D0F6 is to i)+ro,e connections and the Buality of +laces in the area. -t *ill focus on strate%ic +lace )a1in% to%ether *ith site?based +rinci+les. /he strate%y

+ro+oses the rede,elo+)ent of se,eral e)+loy)ent sites for )i=ed use de,elo+)ent in this 3ondon Plan o++ortunity area. /his *ill ha,e a +ositi,e and lon% standin% i)+act on the area and Borou%h. A boundary *ill be identified in the forthco)in% De,elo+)ent Policies and &ite Allocations De,elo+)ent Plan Docu)ent. 0e* Cross and De+tford district to*n centres *ill continue to be the )ain focus for retail and to*n centre uses in the north of the borou%h. >a<or ne* de,elo+)ent should not include substantial retail +ro+osals *hich *ould threaten the ,itality or ,iability of these established district to*n centres. /hese to*n centres *ill also +ro,ide o++ortunities for residential de,elo+)ent at a++ro+riate densities *hich reflects %ood +ublic trans+ort facilities and the local conte=t of established built for).

ept!ord and the "egional Spatial Strategy (the London Plan) /he 3ondon Plan and the draft &trate%ic Re%ional De,elo+)ent 4ra)e*or1 for (ast 3ondon bein% +re+ared by the >ayor of 3ondon reBuires the Council, and the ad<oinin% 3ondon Borou%h of Green*ich to +ro+ose a ne* +olicy allocation in their 3ocal De,elo+)ent 4ra)e*or1s called the De+tford Cree1;Green*ich Ri,erside 8++ortunity Area 58As are ones dee)ed ca+able of sustainin% substantial <obs and ho)es6. /he 3ondon Plan +ro+oses a nu)ber of tar%ets *ithin this area to increase the nu)ber of d*ellin%s and the nu)ber of e)+loy)ent o++ortunities. /he Preferred 8+tion 58+tion '6 includes all of De+tford Ai%h &treet and all the Cree1side area in 3e*isha).

&trate%ic ()+loy)ent 3ocations are the core of the for)er industrial areas *here a ,ariety of business uses are located. -n accordance *ith the 3ondon Plan +olicy 'B.# the Council *ill safe%uard sites and business in the &(3 for business and *aste related uses. /he 3ondon Plan desi%nates t*o &trate%ic ()+loy)ent 3ocations 5&(3s6 in the Borou%h of 3e*isha). /hese 3ocations are the &urrey Canal &trate%ic ()+loy)ent 3ocation and the Bro)ley Road &trate%ic ()+loy)ent 3ocation. &(3s as defined in the 3ondon Plan, +ro,ide land i)+ortant for 3ondon as a *hole for uses such as *aste transfer and +rocessin% 5includin% recyclin%6, *arehousin%, and industrial and ser,ice businesses. Residential de,elo+)ents *ill not be %ranted +lannin% +er)ission in &trate%ic ()+loy)ent 3ocations

as they are considered to ha,e an ad,erse i)+act on the continuin% industrial functionin% of these areas. /he +referred location for ne* and relocated *aste transfer and +rocessin% uses *ill be the &urrey Canal &trate%ic ()+loy)ent 3ocation sub<ect to )eetin% the a++ro+riate en,iron)ental constraints for these uses as set out in Policy &("7. &trate%ic ()+loy)ent 3ocations in the 3ondon Plan fall into t*o cate%ories: -ndustrial Business Par1s for businesses reBuirin% a hi%h Buality en,iron)ent and +referred -ndustrial 3ocations for those *ith less de)andin% reBuire)ents. /he &trate%ic ()+loy)ent 3ocations in 3e*isha) fall into the cate%ory of Preferred -ndustrial 3ocations. /he 3ondon Plan also reBuires that all 3ondon9s *aste needs to be dealt *ith *ithin the >etro+olitan boundary as the landfill sites in Gent and (sse= *ill no lon%er be a,ailable 5as *ell as ne* (uro+ean directi,es6. /he Council9s Core &trate%y states that these locations are the core of the for)er industrial area *here a ,ariety of business uses are located. /he 3e*isha) (cono)ic De,elo+)ent Business Plan states that there is an o++ortunity for creatin% an en,iron)ent industries cluster at this location. /he area contains )ost of the re)ainin% industrial acti,ity and stora%e and distribution in the borou%h, a lar%e nu)ber of con,erted rail*ay arches and the &( 3ondon Co)bined Aeat and Po*er 5&(3CAP6 +lant. /he o+tion to )aintain the e=istin% boundary of the &urrey Canal &trate%ic 3ocation as defined in the (ast 3ondon &trate%ic De,elo+)ent 4ra)e*or1 *as re<ected. -t *as considered that so)e of the sites in the location *ere +oorly used, no lon%er contributed to the strate%ic functionin% of 3e*isha) by reasons of the uses located on the), and lac1 of in,est)ent in their +hysical fabric. -t *as considered that the o++ortunities for the re%eneration of the north of the borou%h that *ould be +resented by ta1in% a strate%ic a++roach to those sites no lon%er considered suitable for this role out*ei%hed the ad,anta%es of retainin% these sites in the &trate%ic 3ocation. /his is discussed in )ore detail in res+ect of each site for)erly included in the &trate%ic 3ocations and no* allocated as a >i=ed Use ()+loy)ent &ite.

>a<or De,elo+)ent &ites in the Draft Core &+atial &trate%y

#ther e$elopment Areas /he other t*o )ain de,elo+)ent areas outlined in the Core &+atial &trate%y 5i.e. in addition to &(3s6 are 3ocal ()+loy)ent 3ocations 53(3s6 and >i=ed?Use ()+loy)ent 3ocations 5>(3s6. /he 3ocal ()+loy)ent 3ocations are the residue of business clusters located throu%hout the borou%h that are considered to be coherent areas suitable for continued business use. /he 3(3s *ill be +rotected for continued business use class de,elo+)ent. -n De+tford the 3(3s are: Cree1side Plou%h 7ay (,elyn &treet

/he >i=ed Use ()+loy)ent 3ocations are areas identified for )i=ed land use rede,elo+)ent. /his *ill include a si%nificant contribution to e)+loy)ent but *ill also be dri,en by the si%nificant ,alue of hi%h density residential de,elo+)ent. /hese *ill be hi%h Buality )aster?+lanned de,elo+)ents. EPlace9 )a1in% and lin1a%es bet*een the sites and o+en s+ace areas *ill be core ele)ents of the strate%y. -n De+tford, the >i=ed?Use ()+loy)ent 3ocations are: 8=estalls Road Con,oys 7harf Childers &treet and Ar1lo* Road Plou%h 7ay 5a%ain6 &urrey Canal Road 5a%ain6 Grinstead Road the &un and Gent 7harf 5in Cree1side6

Local La%our Agreements /he Council su++orts the e)+loy)ent of local +eo+le in the construction or and end use of ne* de,elo+)ents in the borou%h /he Council )ay see1 to secure +lannin% obli%ations on de,elo+)ent sites +ro,idin% o,er "0 residential units, or o,er "000 ) of retail, co))ercial or industrial floor? s+ace, to*ards the cost of trainin% local +eo+le in the s1ills and Bualifications reBuired to access e)+loy)ent in the construction or and end use +hase of the de,elo+)ent. "egeneration Strategy 2Peo+le, +ros+erity, +lace2 5also 1no*n as the 3e*isha) Re%eneration &trate%y6 is a docu)ent *hich sets out 3e*isha) Council2s ,ision for the future of the borou%h fro) 00! until 0 0, and the +ro<ects and +lans *hich are under*ay to deli,er that ,ision. -t focuses on the *ays in *hich re%eneration contributes to the Co))unity &trate%y +riorities, +articularly those around cri)e, health, education, enter+rise and business %ro*th and cultural ,itality. /he strate%y *ill be su++orted by three year i)+le)entation +lans, structured around the Peo+le, Pros+erity and Place the)es and the 1ey strate%ic ob<ecti,es set out for each the)e. /hey *ill include clear actions and tar%ets *ith )easurable outco)es to de)onstrate the i)+act of the Council9s actions and +ro%ress to*ards achie,in% its ob<ecti,es. /he first i)+le)entation +lan co,erin% 00!? 0"" is no* in +lace. /he strate%y *as initially +roduced in 007 in a draft for) for consultation *ith local residents and other sta1eholders. &e,eral hundred indi,iduals and %rou+s too1 the ti)e to read the draft strate%y and feed bac1 their co))ents. /he finalised ,ersion of the strate%y incor+orates )any of those sta1eholder su%%estions and co))ents. /he Council9s %oal is to H)a1e 3e*isha) the best +lace to li,e, *or1 and learn in 3ondon : *or1in% closely *ith co))unities and businesses ri%ht across the borou%hI. Gey (le)ents 8utlined in the 3e*isha) Re%eneration &trate%y 3e*isha) to*n centre. 0e* ho)es, sho+s, offices and entertain)ent ,enues to transfor) the to*n centre 5 0"#6. 0e* s*i))in% +ools at 3oa)+it Jale 5 0"0:""6 and 4orest Aill 5 0"":" 6. 0e* Cross 0DC culture and health centre. -ncludes GP sur%ery, library, cafK, %y)n crLche and +ublic sBuare 5 0"06. /he e=tended (ast 3ondon 3ine *ill cut <ourney ti)es fro) the *est of the borou%h to central and north 3ondon 5 0"0:""6. (,ery secondary school and all s+ecial needs facilities in the borou%h to either be rebuilt or refurbished. M !0 )illion of in,est)ent by 0"!. "0,000 ne* ho)es bein% built by 0"7. De+tford to*n centre transfor)ed. 0e* library, school, station, )ar1et and +ublic sBuare 5 0"#6. Already here or on their *ay... 0e* s*i))in% +ool, De+tford, 00! Galeidosco+e Centre for Children N @oun% Peo+le, 007

Do*nha) Aealth N 3eisure Centre, 007 0e* schools o+ened : 4orest Aill, Crofton, Childeric, Ash)ead and Green,ale, 007:0! 0e* schools bein% built : Catford Ai%h, &ed%ehill, for co)+letion in 009 >anor Aouse 3ibrary )odernised, 00! 3ocal asse)blies : %i,in% local +eo+le a %reater say in local affairs, start 00! Corn)ill Gardens, 3e*isha) : a*ard *innin% %ardens and +ublic sBuare, 007 Accordin% to the Council, the 1ey baro)eters of success *ill be *hen >ore +eo+le thin1 the Council listens and res+onds to *hat they say (,ery Council;housin% association tenant li,es in a decent, )odernised ho)e >ore +eo+le ,olunteer and %et in,ol,ed in the local co))unity 0e* businesses co)e to 3e*isha) and +eo+le find the <obs they *ant Peo+le in 3e*isha) li,e lon%er and stay healthier Children do better at school 7e thro* a*ay a lot less and recycle a lot )ore 7e ha,e safer, cleaner streets Peo+le can tra,el around Buic1ly, easily and sustainably

Early Community Regeneration #$er$iew De+tford and its surrounds ha,e *eathered e,ery 1ind of UG re%eneration +ro%ra))e, includin% City Challen%e, four (state Action Pro%ra))e 5(AP6 +ro<ects, si= &in%le Re%eneration Bud%et 5&RB6 +ro%ra))es, and a 0e* Deal for Co))unities 50DC6 +ro%ra))e in 0e* Cross Gate 5+art of the De+tford;0e* Cross nei%hbourhoods6. 7hile certainly ,ery )uch tidier than 0 years a%o, (,elyn and 0e* Cross *ards : i.e. De+tford;0e* Cross ? re)ain *ithin the )ost de+ri,ed "0O of (n%lish nei%hbourhoods. 3earnin% about Re%eneration Geraldine Bla1e 5no* of Co))unity 3in1s6 noted in 00" that the De+tford and 0e* Cross area had been the sub<ect of )ore than M"#0 )illion of +ublic re%eneration )oney in the last " years, throu%h "! different a%encies and initiati,es. @et it re)ains a reco%nised de+ri,ed +riority area. -n "997, GAP Research *ere co))issioned by De+tford Co))unity 4oru) and >a%+ie to underta1e a re,ie* of the Pre%eneration e=+eriencesP of the co))unity sector in De+tford and 0e* Cross and to identify lessons that needed to be +assed on. (ach of those +ro%ra))es *as )eant to 2in,ol,e the co))unity2 but they all failed in the sense that local +eo+le did not %et to identify the +riorities or de,elo+ solutions, let alone steer the strate%ic direction of these inter,entions. /he re+ort identified the critical )issin% factor as +re?bid co))unity in,ol,e)ent, net*or1in% and +ro<ect de,elo+)ent. Aa,in% s+ent so)e ti)e +ro)otin% the findin%s of the PRe%eneration (=+erienceP, it beca)e a++arent

that the local co))unity sector *ould need to ta1e the ne=t ste+ and find *ays of +uttin% the lessons it had learnt into +ractice. The Single "egeneration &udget /he &in%le Re%eneration Bud%et 5&RB6 *as introduced in A+ril "99.. -t co)bined t*enty +re,iously se+arate +ro%ra))es desi%ned to brin% about econo)ic, +hysical and social re%eneration in local areas and its )ain +ur+ose *as to act as a catalyst for re%eneration in the sense that it *ould *or1 to attract other resources fro) the +ri,ate, +ublic and ,oluntary sectors in order to brin% about i)+ro,e)ents in local areas to the Buality of life of local +eo+le. -t *as desi%ned to do this by addressin% local need, sti)ulatin% *ealth creation and enhancin% the local co)+etiti,eness of the area as a +lace in *hich business *ished to in,est and +eo+le *anted to li,e. /he acti,ities of &RB *ere intended to )a1e a real and lastin% i)+act +artly throu%h the +ro<ects *hich *ere financed as +art of the local re%eneration +ac1a%e but also, and +erha+s )ore i)+ortantly, throu%h the encoura%e)ent of local +artnershi+s. /he local +artnershi+ a++roach *as seen to be the ,ehicle by *hich local +layers *ould co)e to%ether to for)ulate a <oint a++roach to )eetin% local needs and +riorities 5Uni,ersity of Ca)brid%e, De+art)ent of 3and (cono)y *ebsite6. /he 0F 50e* Cross6 Pro<ect /he 0F Pro<ect *as a +artnershi+ bet*een a nu)ber of local or%anisations 5>a%+ie, GAP Research, the De+tford Disco,ery /ea), >ilton Court ()+loy)ent Resource Centre, and Golds)iths Colle%e6. /he lon% ter) ai) *as to su++ort the local co))unity to *rite and lead their o*n &RB bid. A +ostcard to local ho)es in,ited local +eo+le to attend an introductory )eetin%. 4ro) this *as built a core %rou+ of trainees, +lus a +ool of occasional ,olunteers. /he trainees *ere offered ' hours trainin% a *ee1 in co))unity research and +ro<ect de,elo+)ent, o,er three ter)s, +lus additional basic s1ills su++ort as reBuired. /hey then )et to%ether on a further day to carry out +ractical *or1. /here *ere also ran a series of )onthly +ublic )eetin%s, called the 0F 4oru)s, *hich ai)ed to reach out to local residents, schools, co))unity %rou+s, businesses and a%encies. /he ai) *as to )a1e these 4oru)s as unli1e a +ublic )eetin% as +ossible, as efforts to %et local +eo+le out on a cold e,enin% to a drau%hty church hall *ere not *or1in%. /he 0F 4oru)s *ere o+en e,ents hosted by different local or%anisations at different ,enues 5%i,in% host or%anisations an o++ortunity to sho*case their o*n *or16, at different ti)es of day, days of *ee1, and *ith different the)es. /he 4oru)s tended to be based around a series of +artici+ati,e acti,ities, and used a ,ariety of +ro+s and tools. &o)e e=a)+les of 0F 4oru)s *ere: An e,enin% 4oru) in a local )otor *or1sho+ +ro<ect *hich *or1s *ith teena%ers An after school session in the +lay%round of a local +ri)ary school A nu)ber of fun days in local +ar1s ? the 4riendly Gardens 4un Day included a do% sho*, a nature *al1, and a debate in a s1atin% circle. A 4riday ni%ht +arty or%anised by youn% +eo+le, at *hich attendees had to co)+lete a nu)ber of tas1s before %ainin% entrance to the +arty.

7e found that *e *ere able to )a1e each e,ent uniBue by co)binin% ,enues *ith a++ro+riate +ro+s and acti,ities. /he attendance at 4oru)s ran%ed fro) 0 +eo+le to o,er 00. /he trainees *holeheartedly a%reed *ith the +rinci+le that the research *e *ould carry out in our local area should be interestin% and fun for those *ho ta1e +art in it, rather than drainin% infor)ation fro) the). /he use of +artici+ati,e a++roaches hel+ed to o,erco)e P)eetin%P issues 5hierarchies, *hose a%endaQ, tal1in% sho+s etc6 and enabled a *ide di,ersity of +eo+le to contribute. Partici+ation also addressed the Pfear of researchP 5is this re+resentati,e, is our sa)+le ri%ht, the tendency to 1ee+ data to oneself until the end of a +ro<ect6 and, in a nu)ber of circu)stances, led to local +eo+le and or%anisations bein% ins+ired to ta1e action. /he +artici+ati,e tools that found to be +articularly useful *ere: Proble) *all ; solution tree : one of the trainees *as ins+ired by a +icture in a te=tboo1 to build an !2 = !2 *ooden tree. /his is no* in the >useu) of 3ondon Collectin% 000 e=hibition, and a ne* one *as built locally, +lus a series of s)aller des1 to+ trees 5bonsaisR6 Dra*in% and buildin% )a+s of the area: *hat it2s li1e no*, future )a+s, )obility )a+s etc. 4or one e,ent, local nurseries brou%ht alon% a lar%e )odel )ade of cardboard bo=es of *hat the children ,alued in the area and *hat they *ould li1e to see in the future 5a Soo, so that they could *a,e to the %iraffesR6 7al1in%, tal1in% and ta1in% +hotos: the trainees and ,olunteers s+ent a %reat deal of ti)e *al1in% around 0e* Cross and De+tford *ith local +eo+le, and )ounted e=hibitions of +hoto%ra+hs of P+roble)s and o++ortunitiesP. /he +ro<ect tea) %ot throu%h lar%e a)ounts of coloured dots and +ost it notes *hen *e too1 these e=hibitions out. 0e* tools: reco%nisin% the ,alue of the ,isual and the inno,ati,e, the trainees constantly in,ented and built ne* tools. /his led to a library of +ro+s includin% the &na1es and 3adders Ga)e, the Path*ays Pro+, the >ood?o?)eter, and the T /he Get &et for CitiSenshi+ &RB Bid As the deadline for &RB# bids a++roached the >a%+ie tea) *ere relie,ed that 3B 3e*isha) did not sub)it yet another bid for De+tford;0e* Cross. -nstead >a%+ie be%an a ?year +rocess of co))unity de,elo+)ent, research, trainin% and creati,e outreach *hich led to the Get &et for CitiSenshi+ &RB +ro%ra))e in the " Enatural nei%hbourhoods9 of De+tford and 0e* Cross. /he bid *as *ritten throu%h a series of +ractical *or1sho+s, *ith hands on in,ol,e)ent fro) trainees and ,olunteers. /he use of +artici+ati,e techniBues +ro,ided the o++ortunities for )uch dee+er debate *hich be%an to identify that the real issues *ere about the +o*er of the Pbi% +layersP to decide the future of our area, and the lac1 of control by local co))unities o,er decision )a1in%. /he &RB$ +ro%ra))e that resulted fro) the 0F Pro<ect *as a M".. )illion +ro%ra))e o,er .# years, that *as to: 4und a ran%e of in,ol,e)ent +ro<ects su++ortin% local co))unities and indi,iduals, )a1in% sure their ,oices are heard Build on these to de,elo+ a co))unity council for 0e* Cross and De+tford Aouse it in a ne* ci,ic centre and ar) it *ith a re%eneration charity

4und a nu)ber of in,esti%ations ? findin% local solutions for the issues that local +eo+le ha,e identified as i)+ortant 5e.%. trans+ort, en,iron)ent, e)+loy)ent N trainin%6 and de,elo+ lon% ter) strate%ies to address these

/he fact that local co))unities ha,e been e)+o*ered to co)e to%ether and reach consensus on this issue has been the real benefit of usin% +artici+ati,e a++roaches in co))unity re%eneration. /he Get &et for CitiSenshi+ Pro%ra))e continued to use +artici+ati,e a++roaches throu%hout the +ro%ra))e to in,ol,e and ins+ire local +eo+le. /he Cree1side Rene*al &in%le Re%eneration Bud%et bid for %o,ern)ent fundin%, in,ol,in% Green*ich and 3e*isha) Councils, other +ri,ate and +ublic +artners and local co))unity %rou+s, *as successful and started in A+ril "99$. -t has funded the Cree1side Greenin% and Cleanin% Pro<ect for De+tford Cree1, *hich ai)ed to +rotect and enhance the *ildlife habitats, enhance and re+air flood*alls, re)o,e rubbish and i)+ro,e local access. 7ithout this *or1, it *as feared that the Cree1 *ould continue to be under,alued and used as a du)+in% %round. /he boo1, De+tford Cree1: P&ur,i,in% Re%enerationP 5a,ailable fro) the Centre6, offers an o,er ,ie* of the issues surroundin% the Cree1. 8f all De+tford re%eneration acti,ity, it *as the focus on Cree1side that has +ro,ided the )ost lessons. /he co)bination of t*o &RB +ro%ra))es : one led by the local authorities, the other by the De+tford Disco,ery /ea), a co))unity consultancy ser,ice s+ecialisin% in en,iron)ental and herita%e +ro<ects', on behalf of Ground*or1 : and the de,elo+)ent of the hy+eracti,e Cree1side 4oru) )eant the re%eneration of this )uddy bac1*ater beca)e focused on Hrene*al *ithout destructionI. /his re)ains an i)+ortant balancin% act to ensure that De+tford9s s+ecial and s+ectacular history is not *i+ed out by a)bitious but insensiti,e Ere%eneration9. City Challenge City Challen%e allocated M'7.#) each o,er fi,e years to '" Urban Pro%ra))e authorities to achie,e self?sustainin% re%eneration of their desi%nated City Challen%e areas on the basis of t*o co)+etitions. -n the first round, "7 local authorities co,erin% "# areas *ere in,ited to co)+ete for City Challen%e status. /hey *ere chosen to re+resent the *ide ran%e of circu)stances across the country and their ability to *or1 u+ i)a%inati,e +lans Buic1ly. Bids *ere sub)itted by cross?sectoral Partnershi+s. (le,en areas *ere selected as Pace)a1ers to +ilot the initiati,e. 4or Round , startin% in A+ril "99', all #7 of the then Urban Pro%ra))e Authorities *ere in,ited to bid. /here *ere t*enty *inners out of fifty tour bids. City Challen%e *as tar%eted u+on s+ecific areas, ti)e li)ited, out+ut dri,en and based u+on +artnershi+ 5source: C3G *ebsite6. /he 3e%acy of City Challen%e De+tford Challen%e /rust is a %rant?)a1in% charitable trust. -t is run by an inde+endent Board of /rustees, *ho to%ether ha,e *ide e=+erience of De+tford and its needs. /he /rust benefits fro) an inco)e fro) in,est)ents of the for)er De+tford City Challen%e. 7ith this, it +ro,ides %rants to
'

/his *as a local social enter+rise *hich led lots of the *or1 in the area fro) "99' to 00#.

,oluntary and co))unity or%anisations for acti,ities *hich benefit residents *ithin the De+tford Challen%e /rust area. /he /rust ai)s to i)+ro,e the Buality of life for +eo+le *ho li,e and *or1 in De+tford, throu%h infor)ed and strate%ic %rant?)a1in%. -ndi,idual /rustees are no)inated by the follo*in% or%anisations: De+tford Co))unity 4oru) 5 trustees6, De+tford /enants and Residents Association, Golds)iths Colle%e, 3e*isha) Colle%e, 3ondon Borou%h of 3e*isha), >etro+olitan Police &er,ice and Citiban1. Recent &)all Grant a*ards include: M",#00 for the Af%han Co))unity 8r%anisation *ho +ro,ide )other ton%ue and curriculu) su++ort to Af%han children in the De+tford area. M ,000 for De+tford Action Grou+ for the (lderly. EDAG(9 runs a EPo+?-n9 centre, *here isolated older +eo+le can )eet, 1ee+ acti,e, and recei,e ad,ice *ith their benefits, for e=a)+le. M#,000 for Asian 4a)ily N @outh 3in1 to*ards an inter?%enerational health +ro<ect. /his has brou%ht youn%er and older fa)ily )e)bers to%ether, fro) a ran%e of Asian bac1%rounds, to +artici+ate in health and recreation acti,ities. /he +ro<ect ai)s to address health +roble)s li1e heart disease and diabetes, *hich can be +articularly hi%h a)on%st Asian co))unities. (=a)+les of recent &trate%ic Grants are: Roots N 7in%s *ho ha,e recei,ed M #,000 to run a )entorin% sche)e. /his +artners business )entors fro) hi%h?+rofile City fir)s, *ith youn% +eo+le fro) De+tford Green &chool. /hrou%h the )entorin% relationshi+, the +ro<ect ai)s to raise youn% +eo+le9s as+irations, confidence and achie,e)ents. Do,etail Childcare &olutions *ere a*arded M #,700 to +ilot a ne* a++roach to childcare. /he or%anisation has de,elo+ed a fle=ible nursery syste), for children a%ed 0?#, o+en !a) : 9+), *hich is )ore res+onsi,e to different *or1in% hours and shift +atterns. /he %rant funded ad,ice sessions for +arents, to hel+ the) ta1e u+ childcare benefits and return to *or1. /ar%et ' has been %ranted M #,'00 to*ards their trainin% and ad,ice ser,ice for refu%ees and asylu) see1ers. 7ith their Ad,ice N Ad,ocacy *or1er they are able to hel+ those *ith the ri%ht to *or1, to %et <ob +lace)ents and enter the e)+loy)ent )ar1et. /ar%et ' also runs trainin% courses in boo1 1ee+in% and &a%e accountin%. htt+:;;***.de+tfordchallen%etrust.or%.u1; Renewal of t e Pepys Estate The 'state Action Plan /he (state Action Plan of the "990s focused on re)o,in% )any of the ,ery desi%n as+ects that *ere )ost celebrated *hen the Pe+ys estate *as first built ? the )assi,e Estreets?in?the?s1y9 cat*al1s se+aratin% +edestrians fro) traffic had beco)e liabilities that destroyed nei%hbourhood connections and turned the estate into a )aSe.

3i1e the ori%inal conce+t for the estate, the action +lan *as radical in that it in,ol,ed the residents, Council officers, architects and +lanners. All *ere as eBually in,ol,ed in thin1in% throu%h the +lannin% +ro+osal. /he +ro+osal e,entually +ut for*ard and a%reed in,ol,ed ,ery little de)olition. 7hat *as finally a%reed, follo*in% co))unity in,ol,e)ent, *as refurbish)ent of e=istin% buildin%s. /he only de)olition *as of one bloc1 of flats ? >erric1 Aouse of .. flats, located in the central area of the estate. /he +ro+osed re+lace)ent *as to be ne* social housin% of fourteen '?bed houses and four .? bed houses. /he e=istin% Co))unity Centre and e=istin% sho+s *ere to be de)olished, and a ne* Co))unity Centre and %round le,el sho+s built. /he ne* houses *ere to ha,e their o*n enclosed %ardens. /his *as seen as a +lus for the estate as none of the e=istin% flats on the estate had %ardens. Dust *hen the sche)e should ha,e reached co)+letion, it all be%an to fall a+art. /he Council, 3e*isha), clai)ed it had run out of )oney. -t could no lon%er afford refurbish)ent, the bloc1s left *ere not *orthy of refurbish)ent. 0e* architects *ere a++ointed, *ith no in+ut fro) the tenants. Aragon (Sale and ecantation) As +art of the *ay to fund *ider area re%eneration, Ara%on /o*er *as sold by 3e*isha) Council to Ber1eley Grou+, in 00 for M"".# )illion. /he ne%otiation *as conditional u+on ,acant +ossession and +lannin% +er)ission for a further fi,e floors of %laSed +enthouses. /his )o,e into the +ri,ate sector left the residents of Ara%on dis+ersed throu%hout 3e*isha) into other social housin% sche)es in the borou%h and %i,en about M"#00 each in co)+ensation. Des+ite the hu%e su)s of council )oney ridin% on the +er)ission, 3e*isha)9s Plannin% Co))ittee, led by chair Councillor /erry &cott, o+ted to defer +er)ission for $ *ee1s *hilst the de,elo+er Ber1eley )et *ith estate acti,ists. /his ne%otiation led to the re)o,al of the Eca++ucino dec19 5a first floor terrace *here +eo+le fro) the to*er could sit out but others could not access6 fro) the +lans, the %rantin% of the )eSSanine floor on a 999?year +e++ercorn lease to Pe+ys Co))unity 4oru), and a %eneral o+enin% u+ of the area around the to*er. Co)+leted in the &u))er of 00$ by Ber1eley Ao)es 5(ast /ha)es6, +art of the Ber1eley Grou+ Aoldin%s +lc, Ara%on /o*er has *on nu)erous industry a*ards. Desi%ned by Rolfe Dudd Architects and built out by A+e= Construction, Ara%on /o*er re+resents one of the first lar%e scale to*er bloc1 re%eneration +ro<ects *ithin 3ondon. ". Penthouse units 5and fi,e floors6 *ere added to the to+ of Ara%on /o*er ta1in% the buildin% u+ to 9 storeys and ce)entin% its +osition as one of the tallest residential to*ers in 3ondon at 9 )etres. -t contains "#! residential a+art)ents ran%in% fro) to ' bedroo)s. /he BBC &eries Ethe /o*er9 5sho*n in Duly and Au%ust of 0076 sho*ed <ust ho* star1 the differences are bet*een De+tford9s ne*est residents and its +re,iously ty+ical inco)ers..

&ee htt+:;;***.youtube.co);*atchQ,UGCBR1,Gn/Vs

3oo1in% U+ at the Ara%on /o*er

(yde (ousing Ayde Aousin%, a Re%istered &ocial 3andlord, bou%ht a lar%e +art of the rest of the estate fro) 3B 3e*isha) for M$.#). *ith Aousin% Cor+oration su++ort they ha,e built attracti,e ne* courtyard? ty+e flats althou%h the ad,ertisin% has consisted of i)a%ery directed at thirty?so)ethin% E@u++ie9 and EDin1y9 cou+les#. BP/7 Partnershi+ *ere the architects and )aster?+lanners. /he sche)e has been constructed o,er three +hases and +ro,ides $0 ne* ho)es of )i=ed tenure, includin% s+acious a+art)ents and houses. &ustainability and connectin% +ublic real) s+ace, *hile )a=i)isin% the uniBue and historical location of the residential de,elo+)ent *as the 1ey ob<ecti,e for the )aster+lan and desi%n of Pe+ys. Connectin% +ublic and %reen s+aces at Pe+ys *as another core ob<ecti,e of the )aster?+lan, +ro,idin% o,erloo1ed and accessible thorou%hfares fro) surroundin% nature reser,es, the /ha)es Path and Ad)iralty &Buare to the residential co))unity. Ao)e Vone +rinci+les ha,e been e)+loyed to ensure that +edestrian traffic is a +riority, *hile thorou%hfares and lin1s to +ublic trans+ort ha,e enhanced e)+loy)ent and access o++ortunities for residents and +ro,ided an en,iron)entally friendly o+tion for tra,el. Pe+ys has achie,ed a Buildin% for 3ife &il,er &tandard fro) CAB( and the Best Public Aousin% De,elo+)ent cate%ory at the Bric1 A*ards in 00#. 4or a critical ,ie* of the +rocess 5in +articular the e=tent of consultation *ith local residents6 see Geith Par1ins9 00# account for -ndy)edia ri%ht clic1 here to see Par1in2s -ndy)edia account.

4urther details on the estate can be found at: CAB( on Pe+ys (state and C3G on Pe+ys (state.

Ri!erside S" emes )illenium *uay 8n the lar%e for)er Po*er &tation site, no* 1no*n as >illenniu) Cuay, at the )outh of the Cree1, occu+ied by )arine industry for #00 years, a dreary de,elo+)ent *as only a little enli,ened by the statue of Peter the Great$ or%anised by Graha) Cornec1 the then )a,eric1 local ,icar of &t 0icholas9 Church 1no*n affectionately as the Eirre,erend re,erend9 and, occasionally, the Eloose canon9. /he de,elo+er 4air,ie* +laced all the affordable housin% at the bac1 of the site, hidden fro) the ri,er ,ie*s by the stee+ly risin% storeys of the +ri,ate sale bloc1s. -t is testi)ony to the rootedness of the ,icar, church*ardens and con%re%ation at &t 0icholas Church that they o+ened a ne* %ate in their
$

Peter the Great holds historical reference to the Cuay, then doc1lands, as he s+ent ti)e there in

"$9! learnin% about shi+buildin% at the Gin%s Doc1yard.

historic *all to allo* their ne* nei%hbours access to the refurbished church %ardens. /he +o*er station had a su+erb 00) landin% sta%e, *hich *as short?listed for >illenniu) lottery fundin% for restoration as +ublic o+en s+ace *ith leisure use, but turned do*n *hen <ournalist &ir &i)on Den1ins a++eared for the assess)ent and indicated that he thou%ht the tidal /ha)es should be +er)anently barra%ed for *ater?s+orts. ri%ht clic1 here to see Bird2s (ye ,ie* of >illeniu) Cuay Con$oys /his lar%e site ta1es u+ a++ro=i)ately half of 3e*isha)9s Ri,er /ha)es fronta%e. 7harf uses ceased on this site in &e+te)ber "999. /he o+tion +resented for this site in the &ite Allocations -ssues and 8+tions +a+er reflected an e=istin% outline +lannin% a++lication for a )i=ed use de,elo+)ent. /he site has been the sub<ect of )a<or )aster?+lannin% acti,ity by the Ro%ers, &tir1, Aarbours and Partners, throu%hout the +ast se,en years. /his *ill in,ol,e the construction of around ',#00 ne* ho)es and an e=tension of De+tford Ai%h &treet north*ards to*ards the ri,er. Jie*s of the Con,oys &ite and Ara%on /o*er

5source: +aynesandborth*ic1.co.u16

5source: Graha) F-W 4lic1r6

Con,oys 7harf >aster?+lan /he e=istin% 8ly)+ia 7arehouse, a %rade -- listed buildin%, *ill be retained and refurbished to create a 1ey land)ar1 buildin%. /he de,elo+)ent *ill co)+rise of a )i=ed?use of acti,ities, includin%: ',#00 ne* ho)es, *ith '#O desi%nated for affordable housin% sustainable business +ar1 cultural facilities retail

e)+loy)ent co))unity uses

(=tensi,e +ublic s+aces includin% the e=tended Ehi%h street9, the ri,erside *al1, the )ain sBuare and the creation of a historic route lin1in% the dry doc1 to &ayes Court Garden ,ia Dohn (,elyn Aouse *ill be incor+orated into the de,elo+)ent. /hree tall to*ers, ran%in% fro) $ to .0 storeys hi%h *ill create a sense of +lace and si%nal the re%eneration of Con,oys 7harf fro) surroundin% areas. /he buildin%s *ill res+ect the strate%ic ,ie*s of &t. Paul9s fro) Green*ich Par1. Public trans+ort i)+ro,e)ents include a ne* bus ser,ice lin1in% *ith surroundin% rail stations, a ri,er bus ser,ice and lin1s to the Green*ich 7aterfront /ransit &che)e. Chan%es to the local road net*or1 are +ro+osed to i)+ro,e traffic flo* in the i))ediate area and i)+ro,e)ents to +edestrian and cycle lin1s are also included. A *aste recyclin% and re+rocessin% facility is +lanned, )aintainin% the co))ercial ,iability of the *harf. /his *ill include ri,er use for the )o,e)ent of )aterials to and fro) the site. 8ther ri,er? related +lans include a boat?re+air yard, ri,erboat ser,ice and )oorin%s. /he de,elo+)ent *ill also include a co))unity centre 5+otentially incor+oratin% an -/ facility, adult learnin% centre, crLche, cafK and other co))unity;+ublic s+ace6, +ri)ary school and a GP health centre. Con,oys 7harf: Urban Desi%n Princi+les /here *ill be t*o 1ey a=es, one runnin% north:south connectin% De+tford Ai%h &treet *ith the /ha)es, and another runnin% east:*est, connectin% the heart of the site *ith Gro,e &treet, alon% *ith a nu)ber of secondary routes, +ro,ide le%ibility and access across the site. A nu)ber of de,elo+)ent +arcels, defined by these +ri)ary a=es and secondary routes, are able to be de,elo+ed in sta%es and to acco))odate a )i= of land use, buildin% ty+es and scale of de,elo+)ent. /he de,elo+)ent ran%es fro) four storeys at the ed%es of the site and builds u+ in hei%ht as it )o,es to*ards the *ater9s ed%e. /he +redo)inant )assin% of si= to ei%ht storeys establishes the urban %rain, *hile three residential to*ers of $, ' and .0 storeys )ar1 the three +rinci+al routes into the heart of the site and for) a dra)atic ne* settin% for the 8ly)+ia 7arehouse and the )ain sBuare.

8ther strate%ies include Efrin%e 1nittin%9 throu%h a series of s+ecifically desi%ned res+onses of ,aryin% hei%ht lin1in% and inte%ratin% the ne* de,elo+)ent to the *ide ,ariety of ed%e conditions o+ened u+ throu%h the re)o,al of the boundary *all. A series of E%ate*ays9 into the site are identified *ith distincti,e corner treat)ents, *hile a E+er)eable %round9 )eans that all buildin%s, es+ecially alon% )ain routes, front onto streets and +ublic s+aces and ha,e acti,e uses to the %round floor. /his allo*s a hi%h de%ree of fle=ibility and +enetration, thereby encoura%in% +edestrians to use the site to its fullest e=tent. /he )aster+lan includes the creation of a nu)ber of i)+ortant ,ie*s and ,istas that celebrate local historic land)ar1s such as the 8ly)+ia 7arehouse and the Double Dry Doc1, as *ell as those outside the site such as &ayes Court Gardens and the &hi+*ri%ht9s Palace. -n the *ider conte=t, ,ie*s to Canary 7harf to the north, De+tford Ai%h &treet to the south and Green*ich to the east *ill be o+ened u+ by the de,elo+)ent and *ill add ,isual interest and connecti,ity to the broader conte=t and historic settin%. -)a%e of Pro+osed Con,oys De,elo+)ent

5source: Ro%ers, &tir1, Aarbours and Partners6

5source: Ro%ers, &tir1, Aarbours and Partners6

8utline +lannin% a++ro,al for a )aster+lan, desi%ned by RRP, *as %ranted by the 3ondon Borou%h of 3e*isha) in >ay 00# 5sub<ect to referral to the >ayor and the Go,ern)ent 8ffice for 3ondon and the si%nin% of a s"0$ a%ree)ent6. /oday, the Greater 3ondon Authority has still to %rant +er)ission. -f 0e*s -nternational succeed in %ainin% +lannin% +er)ission then the site *ill be sold to a subsidiary of Cheun% Gon% Aoldin%s for M"00)illion. /he su++osedly confidential sales a%ree)ent dated "' >ay 00# can be +urchased fro) A> 3and Re%istry for M$ by +ost 5or do*nloaded for M'6 *here it is filed a%ainst title nu)ber &G3 9 7#'7. Alternati,e Jisions: Con,oys 8++ortunity 3ocal co))unity %rou+s, businesses and churches in De+tford, and beyond, ha,e and are ca)+ai%nin% under the banner of Con,oys 8++ortunity to ha,e the current a++lication refused and the safe%uardin% order u+held. 3ondon is e=ce+tional a)on%st )a<or cities, *ith the necessary de+th of *ater, in not ha,in% a +ur+ose built Cruise 3iner /er)inal. -f the a++lication %ets +ast >ayor Boris then Con,oys 8++ortunity *ill as1 AaSel Blears to call?in the a++lication for a )inisterial decision 5after a +ublic inBuiry6 5source: 7i1i+edia6. Paynes and Borth*ic1 7harf Plannin% Per)ission and 3isted Buildin% Consent *ere %ranted in Dune 00$ and o,erturned by Ai%h Court &e+ 00$, %ranted a%ain . A+ril 007. 3ocation of Paynes and Borth*ic1 7harf

5source: +aynesandborth*ic1.co.u16

&ee htt+:;;en.*i1i+edia.or%;*i1i;Con,oyO 7sX7harf

and htt+:;;***.co))unities.%o,.u1;tha)es%ate*ay;o,er,ie*;london;le*isha);con,oys*harf.

Paynes and Borth*ic1 Re%eneration Desi%ns ha,e been un,eiled for a ne* residential de,elo+)ent in south east 3ondon2s creati,e hub, *hich )i=es culture and lifestyle in a sche)e that co)bines slee1 )odern architecture *ith +eriod restoration. Paynes N Borth*ic1 7har,es on the Ri,er /ha)es at De+tford, 7est Green*ich, *ill +ro,ide ne* art and *or1s+ace a)enities for local creati,e talent as +art of a )i=ed?use de,elo+)ent +ro,idin% #7 a+art)ents. -t features a brand ne* an "!?storey to*er, to%ether *ith the retained and restored -talianate arches of Paynes 7harf. Desi%ned by Assael Architects, it *ill o+en u+ the ri,erfront to the +ublic, reinstatin% the historic route of >iddle 7ater%ate. /he de,elo+)ent offers a co)bination of one?, t*o? and three?bed flats, +lus to+ floor +enthouses, in addition to ten li,e;*or1 units, located in Green*ich. Paynes N Borth*ic1 7har,es is one of a nu)ber of re%eneration sche)es that are )ar1in% De+tford2s renaissance. /hese include the nearby Con,oys 7harf )i=ed? use de,elo+)ent *hich *ill brin% a ran%e of ho)es, businesses and a)enities to the locality as +art of a )a<or re,italisation of this ri,erside site. /he de,elo+er is 3ane Castle. /he de,elo+)ent *ill total ' ,#00 sB) in the site area, *hich includes listed sections of Paynes 7harf *ith its dra)atic -talienette arches, *here the north, south and *est e=terior *alls *ill be retained and incor+orated into the ne* desi%n. -n addition to the a+art)ents, around ',#00 sB)s of ne* co))ercial s+ace is to be created at the lo*er le,els, incor+oratin% restaurant;cafK s+ace, a )a%nificent %allery;cultural ,enue, and office;desi%n studios. Artist9s -)+ression of Paynes and Borth*ic1 De,elo+)ent

5source: +aynesandborth*ic1.co.u16 Green*ich Reach (ast /his is 7.7 acres surrounded on three sides by *ater at the )outh of De+tford Cree1. Per)ission for o,er 900 residential units and 7,000 sB ft of co))ercial and +ublic s+ace is not %ranted yet as the &"0$ a%ree)ent *as not si%ned. /he 3ondon Borou%h of Green*ich has %ranted detailed +lannin% consent for Broad*ay >alyan2s Green*ich Reach sche)e in (ast 3ondon. /he residential?led sche)e for 3ondon >erchant &ecurities *ill act as a ne* %ate*ay for Green*ich, +ro,idin% an acti,e and

,ibrant +ublic real) and deli,erin% ,aluable ne* co))unity facilities. /he "00,000)Y de,elo+)ent co)+rises 9! residential units 5includin% '#O affordable units6 and 7,"00)Y of co))ercial s+ace, includin% retail, bars, restaurants, cafKs, a crLche, )edical facilities, desi%n studio *or1sho+s and also a herita%e )useu). /he sche)e )eets current G3A reBuire)ents for "0O rene*able ener%y.

+hat o! the +ealthier ,ncomersAra%on /o*er co))unity site is run by the co))unity of Ara%on /o*er and is not related in any for) to Ber1eley Ao)es or G4A )ana%e)ent. /here ha,e been efforts to su++ort the for)ation of the Residents Association. /here is already a >illeniu) Cuay Residents Association : see htt+:;;***.)Bra.co.u1 8ne&(! has a ,ery acti,e Residents Association, *or1in% in a t*o?tier syste). /he 8ne&(! 7or1in% Grou+ holds Residents )eetin%s to collect ,ie*s and issues fro) residents and then )eets *ith County (state >ana%e)ent and &t Da)es Ao)es to +ut discuss these issues. >inutes and further infor)ation can be found in the Residents Association section of the foru)s. htt+:;;***.onese!residents.co) #nland De!elopment ept!ord +har$es At the north easterly corner of the Gro,e &treet site 5by 8=estalls Road6 a for)er Pa+er Ba% 4actory has been con,erted to a+art)ents. >ost of the Gro,e &treet site ho*e,er is occu+ied by industrial units, includin% a substantial brea1ers9 yard, un+o+ular *ith local residents due to the noise created by the brea1ers9 yard 5o*ned by GD >etals6. 8ther buildin%s include a +ub and the 3a* Brothers unit in the old cha+el *hich *as leased by Pe+ys Co))unity 4oru). 8n the (,elyn &treet fronta%e is a &hell %ara%e and &ainsbury9s 3ocal and a series of s+aces occu+ied by a car auction lot, a car *ash and an

off?license. Jarious e)+loy)ent sites on Gro,e &treet are bein% accu)ulated by a de,elo+er 5City and Pro,incial Pro+erties6 o,er the last ?' years. A +lannin% a++lication is e=+ected in )id? 009. 8=estalls Road >(3 /his substantial area bounded by 8=estalls Road, Gro,e &treet, Dra%oon Road and (,elyn &treet 5A 006 has +re)ises and land of *idely ,aryin% Buality and use. /hese include a )etal recyclin% fir) : the noise fro) *hich has resulted in co)+laints fro) nei%hbourin% occu+iers on the Pe+ys (state and +ro,ides a +oor en,iron)ent for nearby residential uses. 8ther uses include: haula%e, Car Auctions, a +etrol fillin% station and )ini?su+er)ar1et, car re+air etc. /he site in the +ast has been in fra%)ented o*nershi+ *hich has +recluded a co)+rehensi,e a++roach to its de,elo+)ent and )ana%e)ent. Co)+rehensi,e rede,elo+)ent *ould +ro,ide an o++ortunity to radically i)+ro,e the social, +hysical and econo)ic Buality of the area, benefit local residents by re)o,in% en,iron)entally unfriendly uses, an increase in the nu)ber of <obs on the site *hich at the )o)ent only +ro,ides in the re%ion of .0? #0, and a contribution to housin% +ro,ision. 8ther o++ortunities +resented by the site include the reo+enin% of the for)er &urrey Canal to +ro,ide a hi%h Buality landsca+e feature;+ublic o+en s+ace and a lin1 throu%h to a si)ilar landsca+e feature at the >i=ed Use ()+loy)ent 3ocation at Plou%h 7ay. /his could +ro,ide coherence, +hysical lin1a%es and inte%ration to a lar%e area of the north of the borou%h that is inaccessible and +hysically forbiddin%. /he site is li1ely to be conta)inated throu%h ,arious industrial uses and the )aterial used to fill the course of the for)er &urrey Canal. /he re)ains of the for)er &urrey Canal Brid%e obscure si%htlines on (,elyn &treet;Dra%oon Road for onco)in% traffic restrictin% access fro) Dra%oon Road fro) Gro,e &treet only. /he re,ie* identified that o,erall this site is in +oor condition, *ith )any buildin%s in +oor re+air, and *as under used *ith a lo* e)+loy)ent density. &o)e uses on the site *ere the sub<ect of e=tensi,e co)+laints by local residents. Des+ite its %ood location on (,elyn &treet 5A 006 this lar%e site has failed to attract )uch e)+loy)ent in,est)ent o,er )any years.

-llustrati,e >aster Plan for 8=estalls Road

/a=i >aintenance on Gro,e &treet

Jie* of the Brea1ers @ard fro) 8=estalls Road

Jie* &outh to Gro,e &treet 5and the 8=estalls Road site6

De+tford 7har,es 5-nitial /hou%hts for a >aster?Plan for the 8=estalls Road &ite6 Aa*1insZBro*n architects and desi%ners ha,e been a++ointed by the land?o*ner and de,elo+er City N Pro,incial +lc to +re+are a )aster?+lan for the ...Aa site in De+tford 5CNP o*n all but the &hell %ara%e6. /he +ro+osals sho* the +otential for a %enerous *ater body at the heart of this substantial site, a "st Century 7harf, offerin% ,isual and +hysical a)enity *ith o++ortunities for recreation, ecolo%y and sustainability. 3in1s *ith the ad<oinin% Con,oys 7harf de,elo+)ent and cross site +er)eability are also encoura%ed. A true )i=ed?use, sustainable de,elo+)ent is en,isa%ed acco))odatin% clusters of *or1s+ace, local sho++in%, co))unity facilities and a ran%e of )i=ed tenure ho)es. Aa*1insZBro*n is *or1in% closely *ith &a,ills;Ae+her Di=on to ca+ture the social and econo)ic needs of the e)er%in% co))unity and its de)o%ra+hic. >a= 4ordha), Aalcro* and C&a ha,e been a++ointed to loo1 at en,iron)ental issuesW sustainability, hydrolo%y and ecolo%y. Jarious strate%ies are bein% considered in res+onse to the >ayor2s a)bitions to achie,e carbon neutrality on ne* de,elo+)ent sites. 4or so)e initial s1etches ri%ht clic1 for s1etches of De+tford 7har,es The #ld Seager istillery /he site, bet*een the to+ of Broo1)ill Road and De+tford Broad*ay 5<ust *est of the D3R station6 already has +lannin% consent for a )i=ed use;residential de,elo+)ent *ith to*er. /he +referred o+tion is >i=ed Use De,elo+)ent. /he buildin%s on this site in a hi%h +rofile location ad<acent to a station on the Doc1lands 3i%ht Rail*ay, and frontin% on to the A )a<or thorou%h route in the borou%h *ere considered to be under?used, and re+resented a lo* density use of the site. 8ld &ea%er Gin Distillery Plannin% Per)ission has been %ranted for a de,elo+)ent of *or1s+aces, studios, t*o art %alleries, restaurant and retail s+ace as *ell as "9 ho)es located *ithin a $ story land)ar1 to*er. -t is due for co)+letion in 0"0;"". /he ori%inal distillery fronta%e *ill be 1e+t. 0e=t door *as 0orfol1 Aouse *hich has been de)olished 5in the +rocess of *hich o,er "00 Aousin% Association tenants *ere dis+laced6. /he area *as ho)e to )usic rehearsal roo)s, art s+aces, a s1ateboard ra)+ and nu)erous other s)all +ro<ects. Certainly, the rele,ant +lannin% decisions see) to ha,e been %ranted by >ayor. Alon%side the interestin%, if isolated, 8ne&(! de,elo+)ent, a to*er *ill not be as out of +lace at it )i%ht ha,e been once. /he a++lication *as sub)itted by de,elo+er >acDonald (%an 5Broo1)ill (states 3td.6 and the sche)e *as desi%ned by Dohn >acAslan and Partners and AGR. Galliard Ao)es ha,e since sou%ht to a++ly for a ne* +lannin% +er)ission 5this ti)e *ith BUD architects *or1in% on the sche)e6 that builds on that *hich *as initially %ranted. Ri%ht clic1 for ,ie*s on the de,elo+)ent fro) CAB( and Galliard Ao)es.

8ld &ea%er Distillery &ite : Artist9s -)+ression

5source: htt+:;;***.)edhosted.co.u1;inde=.+h+;)ain;de,;co)+leted;9;06 St .ames/")A e$elopments (#neS'0 and Silkworks) 8ne&(!, de,elo+ed by &t Da)es Ao)es and desi%ned by architects R>A, is a ne* urban Buarter co)+risin% a+art)ents, li,e;*or1 units, a E+oc1et +ar19, sho+s, offices, restaurants and a %y). Durin% the +lannin% +hase, discussions *ere held bet*een &t Da)es Ao)es and /he &te+hen 3a*rence /rust *ith a ,ie* to incor+oratin% an educational facility *ithin the de,elo+)ent. As a result &t Da)es Ao)es %ifted the /rust an ad<acent site *hich beca)e the &te+hen 3a*rence Centrehtt+:;;***.onese!.co.u1 &t Da)es and R>A are also res+onsible for &il1*or1s 5sli%htly &outh (ast of the 8ne &(! site6 an i)+osin% nine?storey, ten le,el a+art)ent buildin%. /he ai) is for this to be a fla%shi+ of )odern desi%nW a buildin% of architectural )erit and a +leasurable en,iron)ent *hich is both fle=ible and di,erse for residents to en<oy. As *ith )ost &t Da)es de,elo+)ents, &il1*or1s 3ondon is a for)er bro*nfield site *hich is bein% transfor)ed into a sustainable residential location. 0ot only are construction )ethods chosen to )ini)iSe da)a%e to the en,iron)ent but the a+art)ents and studio flats co)e *ith a ,ariety of en,iron)entally friendly and cost sa,in% features. &uch features include: (ner%y (fficient Gitchen A++liances: All of the a++liances in your ne* ho)e are A rated[ 5A bein% hi%h and G bein% the lo*est6. 3o* 7ater Use Bathroo) 4ittin%s: /o include dual flush toilets, aerated ta+s and lo* flo* sho*ers. 3o* (ner%y Usa%e 3i%ht 4ittin%s: 3ocated in the 1itchen, hall*ay and bedroo). Pro=i)ity 3i%ht &ensors: #0O of the li%hts in the co))unal hall*ays and base)ent car +ar1 are controlled by )o,e)ent and *ill turn off auto)atically *hen no )o,e)ent is detected after a short +eriod. District Aeatin% &yste): A central boiler syste) *ill +o*er heatin% and hot *ater for all a+art)ents.

&olar Panels on Roof: /hese *ill +reheat *ater bein% fed into the central boiler to the reBuired te)+erature before distribution to the a+art)ents. /his +ro,ides a C8 sa,in% of a++ro=i)ately "0O.

Bro*n Roof: Benefits include reduction of stor) *ater run offW reduction of heat loss fro) the buildin% in *interW reduction of internal buildin% te)+erature in su))erW reduction in ener%y costs.

Ai%h 3e,els of -nsulation: /he e=ternal *alls, *indo*s, %round floor, roof and hot *ater cylinder are hi%hly insulated reducin% heat loss. -n addition the *indo*s use a 3o*?( clear %lass *ith a thin, trans+arent )etal?o=ide coatin% *hich hel+s bloc1 the transfer of radiant heat.

Creekside 1illage Cree1side 3ocal ()+loy)ent 3ocation;Cultural Cuarter Cree1side falls *ithin the De+tford Cree1;Green*ich Ri,erside 8++ortunity Area as defined in the (ast 3ondon &ub Re%ional De,elo+)ent 4ra)e*or1 5Greater 3ondon Authority6. /his includes %uidelines for an increase in the nu)ber of <obs and residential units to this area. /he Council has been +ro)otin% this area as a creati,e hub and )any creati,e businesses are located in this area. /his area *as identified as a creati,e Buarter and the o+tion +ut for*ard as +art of the issues and o+tions consultation *as to Eidentify creati,e Buarters *here the Council *ill encoura%e de,elo+)ent of creati,e enter+rises. /he +referred o+tion is to +roceed *ith the creati,e Buarter o+tion and 8+tion " ? retention of e)+loy)ent uses *hich su++orts the identification of a creati,e Buarter. De,elo+)ent should i)+ro,e the structure, en,iron)ental Buality and a++earance of the Cree1 *alls and ta1e account of the (n,iron)ent A%ency9s reBuire)ents for buildin% near flood defences. /he 3e*isha) (cono)ic De,elo+)ent Business Plan considers ho* to sustain and de,elo+ the creati,e cluster it identifies at Cree1side, and states that De+tford is seen by co))ercial a%ents as a +otential future hub for creati,e arts businesses +ushed out fro) Central 3ondon area *hich ha,e beco)e too costly for desi%ner )a1ers. -t considers that to fully consolidate the creati,e cluster in the area so)e a,ailable sites need to be s+ecially ear)ar1ed. /he Council considers that this o+tion, by +rotectin% land in e)+loy)ent use su++orts this ai). Cree1side Jilla%e /here are no* a)bitious +lans for a Cree1side Jilla%e de,elo+)ent on the bro*n?field site around the 3aban centre for conte)+orary dance, ;' current +lannin% a++lications as site o*nershi+ s+lit and borou%h boundary runs throu%h site. /his is on an ad<acent bro*n?field site, *ith ne* housin%, sho+s and artists studios. /he +ro<ect see1s to reduce ener%y use, carbon e)issions and increase the use of rene*able ener%y throu%hout the de,elo+)ent. /he +lanned de,elo+)ent in the i)a%e belo* is to be de,elo+ed by A)+urius 0uAo)es -n,est)ents 3td : *ith &Buire and Partners as the architect. Plannin% +er)ission *as %ranted for the sche)e in Dece)ber 007 and that the current

a++lication )a1es so)e )inor chan%es, but does not funda)entally chan%e the o,erall desi%n of the de,elo+)ent. ***.thecree1side,illa%e.co) 3ocation of Cree1side Jilla%e

5source: >ulti)a+.co)6 Green*ich Jilla%e (ast, artist9s i)+ression

5&ource: &Buire and Partners hold co+yri%ht, found on s1yscra+erne*s.co)6

&un and Gent 7harf >(3 &un 7harf and Gent 7harf are t*o conti%uous sites bordered on the *est by Cree1side and on the east by De+tford Cree1. Gent 7harf is at the north end of the site and is ad<acent to the 3aban Dance Centre. &un 7harf is at the southern end of the site and is bordered by the rail*ay ,iaduct 5*ith the *ell 1no*n Aalf+enny Aatch brid%e o,er the Cree16 *hich is used by a scaffoldin% fir). /he Cree1side (colo%y Centre is on the southern side of the ,iaduct. /he site has the +otential to add to the hub of creati,e industries at De+tford;Green*ich : Coc1+it Arts on the site is a *ell 1no*n ,enue and +ro,ider of *or1s+ace for creati,e industries. /o the south close by are the 4airchar) &tudios, and Aarold 7harf *hich +ro,ide *or1s+aces and %alleries;studios for creati,e industries. Gent 7harf is currently occu+ied by a scaffoldin% fir) and co)+rises stora%e sheds and ,ehicle ser,icin% facilities. &un 7harf co)+rises a )i=ture of sheds and *arehouses occu+ied by a lar%e caterin% co)+any. Plannin% +er)ission has recently been %ranted for the de)olition of the buildin%s on Gent 7harf and the construction of a +art si=;+art se,en storey buildin% to +ro,ide co))ercial units at %round floor le,el and $' flats abo,e. De,elo+)ent of the site is sensiti,e due to the ad<acent De+tford Cree1 &ite of 0ature Conser,ation -)+ortance *hich is classified as bein% of >etro+olitan -)+ortance. &ince the +re+aration of the -ssues and 8+tions +a+er, Gent 7harf, &un 7harf and Coc1+it Arts ha,e been studied as +art of the 0orth 3e*isha) >aster?+lan +ro<ect. /he site no lon%er includes /hanet 7harf *hich *ill be treated as a *hole *ith +ro+osals for de,elo+)ent that cross the borou%h boundary *ith Green*ich. /he Preferred 8+tion is +ro+osed to be a co)bination of: >i=ed use co))ercial and residential and Pro)otion of cultural acti,ities and industries. /he o++ortunity should be ta1en to create a +edestrian and cycle*ay alon% the Cree1 ed%e to for) +art of the 7aterlin1 7ay lon% distance +ath. /he Council *ill enter into &"0$ a%ree)ents *ith de,elo+ers to ensure that a +ro+ortion of the business floor?s+ace *ill be retained for use by the Creati,e industries or *ill a++ly a++ro+riate +lannin% conditions to ensure the )aintenance of a creati,e cluster. /his is in line *ith Policy 'B.9 of the 3ondon Plan *hich states that the needs of 1ey creati,e industries *ill be identified and *ill see1 to retain the) in 3ondon. (=istin% clusters of these uses should be +rotected and de,elo+ed. /he 3e*isha) (cono)ic De,elo+)ent Business Plan 00. identifies the Cree1side area as a location *here a,ailable sites need to be Es+ecially ear)ar1ed9 for creati,e uses if hi%h Buality creati,e sector in*ard in,est)ent is to be attracted.

Deptford Town Centre Regeneration Programme #$er$iew /he +referred o+tion in the Core &+atial &trate%y Preferred 8+tions is to +roceed *ith o+tion )odify the boundary of the De+tford /o*n Centre boundary to include a cultural area, and an additional +arcel of land to the north of the boundary to fortify and i)+ro,e the Buantu) of retail *ithin the to*n centre 5"6 as detailed in 4i%ure F. "egeneration /his is a council?led initiati,e *hich *ill transfor) the area around De+tford Ai%h &treet. /his fla%shi+ +ro%ra))e *ill create a ne* ci,ic focus for De+tford and *ill )a1e the area an e,en better +lace to li,e, *or1 and learn. /he hi%hly inno,ati,e +lans co)bine a ne* +ublic library and council access +oint : )a1in% it easier for local +eo+le to contact frontline council ser,ices. A )odern cafK *ill +ro,ide a ,ibrant )eetin% +lace and a rebuilt /ide)ill &chool *ill beco)e a ne* hub of co))unity learnin%. /he rebuilt school and ne* library *ill be fronted by a hi%h Buality +ublic s+ace, includin% an e=tended and i)+ro,ed Giffin &Buare. 0e* ho)es, ne* *or1 units and ne* +ar1in% facilities *ill stren%then the local econo)y and i)+ro,e business o++ortunities, buildin% on the area9s re+utation for artistic e=cellence. Some o! the Town Centre Schemes Giffin &treet Area De,elo+)ent /he rede,elo+)ent is bein% led by /he 3ondon Borou%h of 3e*isha), %uided by a strate%ic )aster? +lan de,elo+ed in 00#. -t *ill in,ol,e the rebuildin% of a local +ri)ary school, i)+ro,e)ents to residential buildin%s in the area, an additional s*i))in% +ool and fitness suite in the e=tended leisure centre, a ne* +ublic sBuare ? Giffin &Buare, studios for s)all businesses and a ne* Eone sto+9 co))unity facility to be called De+tford 3oun%e, incor+oratin% a cafK, library, ball court, and co))unity s+ace. /o ,ie* the )aster?+lan ,isit ***.le*isha).%o,.u1;de+tfordto*ncentre A ne* De+tford &tation and the associated de,elo+)ent at De+tford Rise *ill co)+le)ent the +ro+osals for Giffin &treet and *ill dra)atically i)+ro,e the Buality of the local en,iron)ent. De+tford &tation and the De+tford Pro<ect De+tford &tation and the ad<oinin% de,elo+)ent, the De+tford +ro<ect, is a )a<or +ublic?sector led re%eneration +ro<ect. -t *ill include the transfor)ation of the old rail*ay yard into a ne* +ublic +iaSSa, ne* residential a+art)ents and *or1 s+aces and craft studios in the " rail*ay arches. /he de,elo+)ent *ill include bars, cafes and e=hibition s+ace for De+tford9s creati,e co))unity and the restoration of a herita%e listed Jictorian carria%e ra)+ 5this too1 carria%es u+ to the +latfor) le,el6. 7or1 is e=+ected to co))ence on a co)+letely ne* station buildin% in Dece)ber 00!. Cathedral Grou+ is to restore rail*ay arches near the site ne=t year ahead of the construction of a ne* to

0et*or1 Rail rail*ay station. /he arches *ill house sho+s and %alleries, *hile a ne* +ublic sBuare *ill be ne=t to a +lanned Richard Ro%ers residential de,elo+)ent. &oon, De+tford /rain &tation *ill be rebuilt. 7hen it is co)+lete, *or1 *ill start to transfor) the area that *as the ori%inal rail*ay yard. A ne* and i)+ortant +ublic s+ace *ith a *ee1end creati,e industries )ar1et, sho+s and %alleries *ill for) a ne* heart to De+tford Ai%h &treet usin% the ori%inal rail*ay arches and restorin% the carria%e ra)+ to its for)er %lory. (,entually a ne* residential buildin%, desi%ned by *orld?fa)ous architect, Richard Ro%ers, *ill be built at the bac1 of the carria%e ra)+ brin%in% ne* life to the area and connectin% the ra)+ bac1 to the rail*ay line as it *as *hen it *as built as the first suburban rail*ay station in 3ondon in "!'$. /he M #) in,est)ent in a re+lace)ent De+tford station and i)+ro,e)ents to the listed carria%e ra)+ *ill +ro,ide a safer, accessible and )ore *elco)in% en,iron)ent. 0e* sho+s and a +ublic +iaSSa *ill attract )ore ,isitors to the area, boostin% the local en,iron)ent and econo)y. /he +ro<ect *ill also +ro,ide )uch needed housin% as *ell as safe%uard and enhance the historic carria%e ra)+, one of the oldest sur,i,in% rail*ay structures in 3ondon. /he de,elo+)ent of a residential and li,e;*or1 sche)e at 8cta,ius &treet for)s +art of the lar%er re%eneration sche)e for De+tford and is lin1ed to the ad<acent rede,elo+)ent of De+tford &tation, the station forecourt and listed carria%e ra)+ and ,iaduct. 3e*isha) Council has selected Cathedral as the +ri,ate de,elo+)ent +artners to deli,er this +art of the &tation rede,elo+)ent. /he De+tford &tation &teerin% Grou+, led by Doan Ruddoc1 >P has been the dri,in% force behind the &tation i)+ro,e)ents and rede,elo+)ent 5see htt+:;;***.thede+tford+ro<ect.co)6. /he De+tford Pro<ect CafK is the first ste+ in a +ro<ect to co)+letely re%enerate the area around De+tford /rain &tation and the old Jictorian carria%e ra)+. A disused rail carria%e has been con,erted into a cafK as +art of a De+tford re%eneration +ro<ect. Desi%ners &tudio >yerscou%h and +ro+erty de,elo+er Cathedral Grou+ ha,e tea)ed u+ to con,ert a "9$0s &outh (ast /rains co))uter carria%e into a cafK as +art of arts and re%eneration sche)e. Gitted out *ith hand?+ainted i)a%es and bes+o1e furniture, the '# tonne cafK, *hich has <ust o+ened on De+tford Ai%h &treet, has been lo,in%ly reno,ated by local crafts)an and features so)e rather uniBue desi%n ideas. A %arden shed ne=t to the carria%e is no* the o)inously na)ed (l,is 3oo, doublin% u+ as a toilet and shrine to the Gin%. Custo)ers can send +hotos of the)sel,es as (l,is in the toilet9s )irror to the +ro<ect9s *ebsite. /he cafK *ill act as a hub for artists, desi%ners and )usicians *ho use the disused rail*ay yard ne=t to it to e=hibit and +erfor) *or1s, *ith a )ar1et o+en at *ee1ends. &ee i)a%e

5source: htt+:;;***.studio)yerscou%h.co)6

Some $o!el %pproa" es to Regeneration Li2uid Culture 3iBuid Culture ai)s to *or1 *ith local co))unities3 0G8s and researchers, +ro,idin% ad,ice on co))unicati,e ecolo%ies and technical and le%al infrastructure in su++ort of cultural +ro<ects and +rocesses for social chan%e. /he %rou+9s ,alues are rooted in the +ro)otion of sustainable freedo), eBuality and di,ersity. /heir )ethods co)bine critical and radical thin1in%, dra*in% on a di,erse set of resources and e=+ertise fro) our +assionate fello*s. De+tford /J is the first tried and true of the De+tford +ro<ects. htt+:;;liBuidculture.eu;+ro<ects. De+tford./J -nitiated by Adnan AadSi *ithin his +ractice?based doctoral research, in collaboration *ith the Dec1s+ace >edia 3ab htt+:;;de1.s+c.or%, the Bitni1 Collecti,e htt+:;;***.bitni1.or%;en, the Boundless Pro<ect htt+:;;boundless.coo+;dru+al and Golds)iths Colle%e, htt+:;;***.de+tford.t, is an o+en, collaborati,e +latfor) that allo*s artists, fil))a1ers and +eo+le li,in% and *or1in% around De+tford to store, share, re?edit and redistribute the docu)entation of the +rocess of urban re%eneration of this area of 3ondon. -n the su))er of 00$ there *ere #. +eo+le in,ol,ed *ith De+tford./J, )ost of *hich *ere locals 5li,in% not only in De+tford but also other nei%hbourin% &outheast 3ondon areas such as 0e* Cross, Green*ich, Pec1ha) and Broc1ley6. Althou%h fairly di,erse, these +eo+le shared three )ain interests: ". fil)?)a1in%W . +ractices of file?sharin%, o+en source soft*are, alternati,e co+yri%ht liti%ation 5co+yleftin%6 and re)i= cultureW and '. their local area of De+tford and the re%eneration +rocess currently ta1in% +lace there. ri%ht clic1 here to see co))unity acti,ist Pete Po+e on re%eneration in De+tford Alternati,es Pro<ect /hrou%h the Alternati$es +ro<ect they brin% to%ether )a1ers and thin1ers in different fields to *or1 on sustainable cultural alternati,esW throu%h conferences, *or1sho+s and +ublications *e challen%e the one?di)ensional status Buo of i)balance bet*een +roducers and consu)ers, +ro)ote critical thin1in% and radical use of cellular and distributed technolo%ies ? both in %rassroots and in cor+orate settin%s. De+tford Pirate Bay /his is a ,irtual, cellular or%aniSation *ithin 3iBuid Culture, to create a stron% Efree culture9 brand in De+tford. 7e ta1e an area *hich is beco)in% trendier, subtract the )ainstrea), one?di)ensional )eanin% of PtrendyP, add free culture to the )i=, sha1e *ell, and let ne* local +artici+ants )a1e arts and culture thri,e.

#ther Acti$ity o! ,nterest Cree1side is a uniBue and co)+le= area co)+rised of o,er #7 se+arate freeholds, cou+led *ith di,erse natural and cultural resources. Althou%h a nu)ber of %ood desi%n fra)e*or1s ha,e been +roduced, there is no e=istin% )echanis) *hereby an inte%rated desi%n res+onse can be de,elo+ed, tested, consulted on and <ointly a%reed. /herefore site o*ners de,elo+ +lans in isolation and often find the +lannin% +rocess frustratin% and ne%ati,e. 8n the %round, the %reat +otential of the area re)ains unreleased. As one of the last central lar%ely unde,elo+ed corridors in the /ha)es Gate*ay, there is %reat +ressure for de,elo+)ent. De+tford Cree1side Charrette -n the su))er of 00! Cree1side *as ali,e *ith desi%n, as architects, +lanners, urban desi%ners, trans+ort +lanners and en,iron)ental s+ecialists %ather to ta1e +art in a ne* and e=citin% collaborati,e desi%n Charrette. /he ai) of the Charrette is to brin% to%ether lando*ners, de,elo+ers, +lanners, residents and businesses o,er the course of a *ee1, to +artici+ate in a collaborati,e +lannin% +rocess. 3ed by a +rofessional desi%n tea), +artici+ants *ill *or1 to%ether to +roduce a nu)ber of buildable +lans for an area. 8ne of the 1ey ai)s is to end u+ *ith solutions that are +ractical and ta1e into account e,eryone9s interests. the dri,in% force behind the Charrette is Creati,e Process. /here are at least #7 se+arate lando*ners alon% De+tford Cree1 and businesses, residents and industry sit side by side. /he Cree1 also for)s the boundary bet*een the 3ondon borou%hs of 3e*isha) and Green*ich, reBuirin% lando*ners to a++ly for +lannin% +er)ission throu%h t*o authorities as *ell as the Greater 3ondon Authority. /here are three +ublic )eetin%s +lanned, as *ell as se,eral s)aller )eetin%s and one to one sessions o,er the course of the *ee1 59th : "'th Dune 00!6. Arts in Re%eneration: De+tford &tories -n late 00$ a local arts and herita%e +ro<ect : De+tford &tories : *as a*arded an Archi,es 3and)ar1 A*ard by the City of 3ondon throu%h 3ondon >etro+olitan Archi,es. /he a*ard celebrates the creati,e and i)a%inati,e use of archi,es in relation to +ro<ects run throu%h co))unity acti,ities, schools, colle%es and youth *or1. De+tford &tories e=+lored the history of the area throu%h street theatre and +erfor)ance by o,er "00 local +eo+le and in,ol,ed the collection of oral history and the de,elo+)ent of ne* archi,e )aterial. At the heart of the +ro<ect *as the story of the old Albany, *hich be%an as a refu%e for the Gut Girls *ho *or1ed in the slau%hterhouse of the forei%n cattle )ar1et in the nineteenth century. De+tford &tories *as de,elo+ed throu%h collaboration bet*een the local co))unity, Art of Re%eneration and /he Albany. De+tford &tories has been de,elo+ed by and the Albany. /he 5ne*6 Albany, o+ened in "9! , recei,es core fundin% fro) Arts Council (n%land. De+tford &tories *as funded by the 0ational 3ottery throu%h the Aerita%e 3ottery 4und and 3e*isha) Council.

%ppendi"es Strategic 'mployment Locations in ept!ord &urrey Canal &(3 /he &urrey Canal area is in the north of the Borou%h bet*een (,elyn &treet and 0e* Cross Road. /he site includes *aste +rocessin% and transfer facilities includin% the Council9s Ci,ic A)enity &ite, a co)bined heat and +o*er station, and other *aste transfer and recyclin% acti,ities. /here is the +otential for )ore of these uses to be concentrated at the &urrey Canal location. /he so called E&il*ood /rian%le9 site is currently ,acant. /he )ain access to this site is currently ,ia the *aste +rocessin% sites on 3and)ann 7ay off &urrey Canal Road. /he central core of the area 5&urrey Canal Road6 is ser,iced ,ia -lderton Road fro) the 8ld Gent Road 5A 6, *hich +asses throu%h the e=tensi,e industrialised areas of the &(3 *ithin the ad<oinin% 3ondon Borou%h of &outh*ar1. Access is also +ossible fro) (,elyn &treet 5A 006 ,ia Grinstead Road. /he area is +oorly ser,ed by +ublic trans+ort, but this *ill i)+ro,e *ith the buildin% of Phase of the (ast 3ondon Rail*ay and the construction of a ne* station at &urrey Canal Road. Ao*e,er access to this area is also rendered difficult due to the nu)ber of rail*ay lines on ,iaducts that cross the borou%h, and )eet at this location, causin% a %ood deal of se,erance. /his se,erance *ill increase in the future as Bolina Road *ill be closed to road traffic as +art of the /ha)eslin1 000 +ro<ect. /he location of those sites that *ill be included in the &urrey Canal &(3, located behind rail*ay ,iaducts and shielded fro) residential areas, +ro,ides a %ood location for those industries and +rocesses that do not reBuire %ood +ublic trans+ort and a hi%h Buality en,iron)ent. /his location has the +otential of t*enty four hour *or1in% to su++ly %oods and ser,ices to 3ondon. /his )ay include %eneral )anufacturin% +rocess, ba1eries, +rintin% etc. /he industrial;*arehousin% +re)ises on Blac1horse Road are also located *ithin the &(3. /hese +re)ises ha,e direct access to the A 00 at (,elyn &treet, re+resent %ood Buality o++ortunities for businesses to locate and are located so as to not cause disturbance to nearby residential de,elo+)ent.

&ite ". 7aste /ransfer &ites around 3and)ann 7ay includin% &outh (ast 3ondon Co)bined Aeat and Po*er &tation, Ain1croft &1i+s, Ci,ic A)enity &ite, British 7harf and Ge)ini -ndustrial (states, &il*ood /rian%le &ite (liSabeth -ndustrial (state, Duno 7ay -ndustrial (state, 3e*isha) Jehicle Pound and rail*ay lands at Duno 7ay and Coldblo* 3ane &ite ' Bolina Road 5(nter+rise -ndustrial (state6 &ite . A+ollo Business Centre and other industrial +re)ises on /rundleys Road &ite # De+tford /radin% (state and other industrial;office +re)ises on Blac1horse Road, 8cean 7harf, Grinstead Road and (,elyn &treet. /he +referred o+tion for &ites ", , . and # 5not 8cean 7harf and Grinstead Road6 is 8+tion " retention *ithin the &trate%ic ()+loy)ent 3ocation. /hese sites *ere considered to +erfor) the core function of the &trate%ic ()+loy)ent 3ocation, due to their a++ro+riate +hysical location )any of *hich are located behind rail*ay e)ban1)ents and ,iaducts, the nature of the uses on these sites, and their +otential to locate *aste functions. /he +referred o+tion for &ite ' Bolina Road 5(nter+rise -ndustrial (state6 and &ite # 5+art6 Grinstead Road;8cean 7harf &ite is 8+tion to +ro+ose alternati,e uses 5see >i=ed Use ()+loy)ent Areas6. &ite ' Bolina Road is a s)all +ur+ose built industrial estate ad<acent to >ill*all 4ootball &tadiu). Car re+air uses and s)all stora%e;*arehousin% facilities +redo)inate. /he Council considers that the stadiu) and ad<acent areas ha,e the +otential to act as a catalyst for the transfor)ation of this area of

0orth 3e*isha) *hich is +oor in en,iron)ental Buality. /his site *hich is also close to +ublic trans+ort at &outh Ber)ondsey &tation is considered to be i)+ortant in achie,in% re%eneration ai)s for 0orth 3e*isha). &ite # is +artly ,acant and +resents a +oor Buality en,iron)ent on an i)+ortant site ad<acent to De+tford Par1. -t is understood that the site is also badly conta)inated. -t *as considered that desi%nation as a >i=ed Use ()+loy)ent Area *ould increase the e)+loy)ent contribution fro) the site, re)edy the ob,ious disad,anta%es to the en,iron)ent, and )a1e a +ositi,e contribution to the street scene. Appendi4 56 Local 'mployment Locations Plou%h 7ay 3ocal ()+loy)ent 3ocation /his site co)+rises )odern industrial and office buildin%s *hich are suitable for continued use. /here ha,e been so)e co)+laints fro) residents in relation to the ni%ht o+eration and deli,eries to the )anufacturin% facility on the site. /his is currently under re,ie*. /he e=istin% businesses are considered to )a1e an i)+ortant contribution to the local econo)y and <ob +ro,ision. (,elyn &treet 3ocal ()+loy)ent 3ocation (,elyn &treet is a s)all *ell defined area of fully occu+ied )odern co))ercial and *arehouse buildin%s *ith %ood access directly on to the A 00 (,elyn &treet. /he +referred o+tion is retention in e)+loy)ent use. /his site is *ell used *ith )odern buildin%s and %ood road access and ser,icin% directly on to the A 00 (,elyn &treet *ell ser,ed by bus routes. &urrey Cuays Under%round station is about #00 )etres a*ay. /he site is *ell confi%ured in order to )ini)ise disturbance to nei%hbourin% residential de,elo+)ent. -t is considered that so)e intensification of business use could therefore ta1e +lace. Appendi4 76 )i4ed 8se 'mployment Areas All of the follo*in% sites ha,e illustrati,e >aster?+lans. Childers &treet and Ar1lo* Road >(3 /he industrial buildin%s on Childers &treet consist of older buildin%s o,er four floors that *ere for)erly rail*ay carria%e )aintenance sheds sand*iched bet*een a rail*ay ,iaduct and a residential area. An access road to co))ercial uses in arches under a rail*ay ,iaduct directly abuts the buildin%s to the rear. Deli,eries to the Childers &treet buildin%s are ,ia a residential road *hich has caused co)+laints to one of the )a<or occu+iers and therefore o+erational constraints. /he Ar1lo* Road (state is a s)all self contained industrial estate located bet*een t*o rail*ay ,iaducts. /he buildin%s in this estate are suitable for industrial;co))ercial *arehousin% use, access *ithin the site for hea,y %oods ,ehicles is adeBuate. /he buildin%s on site are a )i= of a%es and condition. &o)e *ould benefit *ith reno,ation or re+lace)ent. Access to the site by road is relati,ely +oor and is e)bedded in a residential area so)e distance fro) the )a<or road net*or1. 8ther uses close by include a lar%e )ulti occu+ied office buildin% in e=cellent condition 5Astra Aouse6 and a ne* li,e;*or1 de,elo+)ent,

*hich are co)+atible *ith the location. 8ne bus route +asses close to the site and the area is *ithin a++ro=i)ately "0 )inutes *al1 of 0e* Cross rail*ay station. /he site re+resents an o++ortunity to i)+ro,e connecti,ity throu%h the area, rene* business uses on the site, and also +ro,ide an ele)ent of residential de,elo+)ent. /here could be o++ortunities to rene%otiate or redesi%n the deli,ery access to the buildin%s on Childers &treet ,ia the access road to the rail*ay arches. /he older industrial buildin%s on Childers &treet re+resent a +ositi,e and char)in% ele)ent to the built en,iron)ent and its loss *ould cause a chan%e in the local historic character and street scene. /he Council *ill reBuire a co)+rehensi,e rede,elo+)ent of this site based on a >aster+lan. De,elo+)ent should ta1e )easures to reduce the se,erance caused by the rail*ay lines tra,ersin% the site, by the use of i)a%inati,e desi%n solutions, and +ro,ide throu%h routes to enable the lin1in% of the site to the *ider area. /his *ill reBuire ne%otiation *ith 0et*or1 Rail and &+acia 5or their successors6 to ensure the a++ro+riate handlin% of the business;*arehousin% units in the rail*ay arches, and their continued functionin% in business;industrial;*arehousin% use. ()+loy)ent uses should +ro,ide acco))odation for creati,e uses and ne* s)all business units. Any ne* de,elo+)ent should )a=i)ise the e)+loy)ent contribution on the site. Any +ro+osed li,e;*or1 de,elo+)ents on this site *ould need to be considered on their )erits and de)onstrate that a++ro+riate desi%n and )ana%e)ent )easures ha,e been underta1en to ensure their continuance in business use. (=istin% buildin%s in the Ar1lo* Road and Childers &treet areas are considered to be ca+able of re?use and refurbish)ent and a++lications for their rede,elo+)ent *ill need to de)onstrate that such a co)+rehensi,e a++roach *ill deli,er si%nificant benefits beyond their retention. Plou%h 7ay >(3 /his area has a )i=ture of sites, +re)ises and uses as follo*s: 4or)er &alter Pa+er 7or1sW /rans+ort yards and ,acant sites on @eo)an &treetW -nsulcrete 7or1s co)+risin% of ti)ber yards and assorted s)all co))ercial buildin%sW &)all co))ercial buildin%s on Croft &treetW Cannon 7harf Business Centre, a for)er laundry con,erted to s)all business units. (arl Pu)+in% &tation 5*ater utility6. /he +otential of this +art of the area to re)ain in co))ercial and industrial use has been constrained by ne* residential de,elo+)ent on the boundaries of the area +articularly alon% Croft &treet and Plou%h 7ay. /he Council *ill be see1in% a co)+rehensi,e rede,elo+)ent of this site to ensure that ,aluable e=istin% occu+iers can be re?acco))odated in a++ro+riate locations *ithin the >i=ed Use ()+loy)ent Area, and to ensure that the o++ortunities +resented by the de,elo+)ent to lin1 de,elo+)ent of the course of the for)er &urrey Canal as a landsca+e;*ater feature at 8=estalls Road are ta1en. 3ondon Plan +olicy .C.'0 0e* canals and canal restoration su++orts the restoration of the for)er &urrey Canal runnin% throu%h the site. /he re,ie* concluded that on balance rede,elo+)ent that *ould increase the intensity of uses, +ro,ide a %reater )i= of business uses, and re+lace so)e of the e=istin% buildin%s *ith )odern facilities, to%ether *ith residential de,elo+)ent *ould )eet the Council9s ob<ecti,es for the site. &urrey Canal Road >(3

/his includes the follo*in% sites and +re)ises: the (nter+rise -ndustrial (state Bolina Road *hich is a s)all +ur+ose?built estate *ith %ood ser,icin%, *ith rail*ay e)ban1)ents to the east and north and the >ill*all &tadiu) to the east. Car re+air uses +redo)inateW the &toc1hol) Road area *hich for)s the southern boundary to the >ill*all &tadiu) area and co)+rises a stri+ of land lar%ely ta1en u+ by a lar%e *arehouse;factory buildin%W the (=celsior (state in the Rollins &treet area to the south of &urrey Canal Road *hich co)+rises a )i= of industrial ;*arehousin% buildin%s. &o)e older style )ulti storey *arehouse buildin%s ha,e recei,ed +lannin% +er)ission for li,e *or1 units, introducin% a residential ele)ent into this location. /he *estern +ortion of the Rollins &treet area is ta1en u+ by a ti)ber )erchant 5De*sons6 and the area is bounded to the south by a housin% estateW the 8rion business Centre *hich is a self contained +ur+ose built business centre *ith %ood ser,icin% off &urrey Canal Road. -t is surrounded by rail*ay ,iaducts to the east and *est and to the south by &urrey Canal Road and beyond is a housin% estate. /he functionin% of the 8rion Business Centre *ill be affected by the arri,al of Phase of the (ast 3ondon Rail*ay and the +ro+osed ne* station at this locationW >ill*all 4ootball stadiu) and other buildin%s in leisure use. >ill*all 4ootball &tadiu) has the +otential to for) the core of a ne* location in 0orth 3e*isha) in an area lar%ely de,oid of identifiable features such as local centres, and co))unity and leisure facilities. /he stadiu) is difficult to access fro) the rest of the borou%h and the o++ortunity should be ta1en in case of de,elo+)ent of the surroundin% sites as listed abo,e to increase its +rofile and lin1a%es. >any of the uses in the industrial buildin%s at this location are lo* in intensity, and so)e of the buildin%s are +oor Buality. /here are so)e attracti,e older *arehouse;industrial buildin%s that could be enhanced and contribute to the o,erall urban Buality of the site. 8++ortunities *ould need to be ta1en to create a +edestrian friendly en,iron)ent, raise the +rofile of &urrey Canal Road as a bus and cycle route and create a reco%nisable identity for the area. /he site is close to &outh Ber)ondsey Rail*ay &tation and therefore connections in to the centre of 3ondon are %ood, althou%h the southern and eastern +arts of the area are less *ell ser,ed. /he +ro+osed (ast 3ondon Rail*ay and station on &urrey Canal Road *ill +ro,ide i)+ro,ed +ublic trans+ort accessibility to this +art of the site and the de,elo+)ent of the &urrey Canal Road area should contribute to deli,erin% i)+ro,e)ents to +ublic trans+ort infrastructure and ser,ices. /his is has the +otential to be a sustainable location to +ro,ide hi%h Buality dense de,elo+)ent. /he 8rion business centre functions *ell, but it is considered that the o++ortunity re+resented by the ne* +ublic trans+ort facilities should be ta1en to increase the density and intensity of the uses offered by the site in order to co)+le)ent and increase the centre of %ra,ity that *ould be offered by the de,elo+)ent at >ill*all. /he site is +hysically isolated by rail*ay ,iaducts and the +hysical en,iron)ent is +oor Buality, and reBuires intensi,e in,est)ent. /he i)a%e of the area is +oor and unin,itin%. De,elo+)ent *ill need to act to counter these +hysical constraints. Public /rans+ort alon% &urrey Canal Road is non e=istent. /he Preferred 8+tion is to a)al%a)ate these sites into one site desi%nation to enable de,elo+)ent of the area to be considered on a co)+rehensi,e and inte%rated basis. Grinstead Road >(3

Grinstead Road has direct access to the A 00 ,ia residential +ro+erties and is o++osite De+tford Par1. /he *estern boundary is +ro,ided by a rail*ay ,iaduct *ith rail*ay arches. /his site co)+rises a relati,ely )odern ,acant t*o storey office bloc1 5Par1side Aouse6 althou%h it is in +oor condition and has been ,acant for so)e years. /he car +ar1 for the office bloc1 is no* used as a scaffoldin% yard, *hich li)its the +otential re?use of the buildin%. 8ther buildin%s include ,arious stora%e and *arehousin% buildin%s and the 0e+tune Che)ical 7or1s on Canal A++roach. -t is understood that the site is conta)inated. 4ollo*in% a re,ie* of sites as +art of the ()+loy)ent 3and Re,ie*, it is considered that this site 5+art of *hich has been ,acant for a nu)ber of years6 should be released for )i=ed use de,elo+)ent in accordance *ith re%eneration ob<ecti,es as it is directly ad<acent to housin%, and +resents a +oor ,isual a++earance in this location ad<acent to De+tford Par1. /his site is in a +ro)inent +osition in that it acts as a %ate*ay to the industrial uses on &urrey Canal Road and is ad<acent to residential uses on Grinstead Road and to De+tford Par1 to the north. /he road here is an i)+ortant crossin% +oint under the )ainline ,iaduct ad<acent to 4ol1estone Gardens. /he site is considered to be +oorly used and da)a%in% to the en,iron)ent at this sensiti,e location. A relati,ely )odern s)all office buildin% has been ,acant for so)e years. /he buildin%s are %enerally of lo* Buality and +oor +hysical condition, reBuirin% considerable in,est)ent to )a1e the) acce+table directly ad<acent to the sensiti,e residential and +ar1 uses, and the site is 1no*n to be conta)inated. /here is easy access to the )ain road net*or1 to (,elyn &treet and to the 8ld Gent Road ,ia &urrey Canal Road and -lderton Road. /he Physical Re%eneration Process Pre?De,elo+)ent 3ocal De,elo+)ent 4ra)e*or1 >aster?+lan >ar1etin% of de,elo+)ent sites &election of Desi%ners and;or Architects &ite Pre+aration : Co)+ulsory Purchase 8rders &ite Pre+aration : de)olition &ite +re+aration : re)ediation Desi%n of buildin% Desi%n of s+ace &ection "0$ Buildin% construction -nfrastructure +ro,ision Pro+erty o*nershi+ 5)ar1et6 Pro+erty occu+ancy 5choice?based lettin%6 Buildin% user %rou+s Buildin% occu+ant or%anisations >aintenance and re+air of buildin%s and s+ace &ecurity for buildin%s and s+ace

&ite +re+aration &che)e Desi%n 0e%otiation De,elo+)ent Pro+erty occu+ancy

Pro+erty >ana%e)ent