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| Through the Olympic Games and subsequent Legacy |
| Plan, a large area from Stratford northwards will |
| be subject to a very significant and positive change. |
| The Olympic proposals will radically transform and |
| regenerate the area delivering a new high quality |
| Olympic Park, leisure facilities, residential development |
| and associated infrastructure. The proposals to |
| transform this area will be further enhanced by |
| the delivery of Stratford City - a new regional |
| shopping centre, together with leisure, commercial |
| and residential uses. Key infrastructure such as the |
| Stratford International Rail Station and Crossrail |
| proposals will further cement this area as a key |
| regeneration opportunity, and one which benefits from |
| excellent accessibility. |
| These developments offer a great opportunity to |
| create a catalyst to improve adjacent areas such as |
| the Northern Olympic Fringe. The intention of this |
| masterplan is therefore to capitalise on this step |
| change. |
| This section seeks to provide a framework of how the |
| proposals identified in the Northern Olympic Fringe |
| masterplan could be realised. It is intended to provide |
| a route map towards delivery of key proposals. In |
| doing so, it sets out commentary on key strategic |
| issues, viability, infrastructure, phasing and likely |
| timescale as well as commentary on specific proposals. |
| The masterplan itself is intended to set a framework of |
| development principles. From this, it is expected that |
| more detailed proposals will evolve, reflecting the key |
| thrust of the masterplan. The evolution of proposals |
| will be expected to take a finer grained approach to |
| individual zones and plots, identifying in more detail the |
| opportunities and constraints which will help to shape |
| future development in the area, and regenerate it so it |
| becomes a desirable place to live, work and play. |
| The UK is currently in recession. Prospects for the |
| UK economy in the very short term are poor, with |
| predictions of negative economic growth. For the |
| property market this has resulted in a significant |
| slowdown in investment, letting and development |
| activities. The current economic climate may therefore |
| slow down the pace of delivery, at least in the short |
| term. |
| Despite these immediate concerns, it should be |
| recognised that in many cases delivering major |
| regeneration proposals is a complex and longer |
| term process. Successful schemes typically require a |
| combination of CPO, land assembly, highway changes, |
| tenant relocations and statutory permissions before |
| they can move to a construction phase. Many enabling |
| actions can be undertaken during these weaker market |
| conditions. Thus, when an upturn in the property |
| market occurs there is an opportunity to bring forward |
| pre-packaged sites and deliver schemes in a timely |
| fashion. |
| The masterplan area falls under the jurisdiction of LB |
| Waltham Forest and LB Newham. Local authorities |
| are a key regeneration agent; they have considerable |
| regeneration powers, in particular planning and |
| compulsory purchase powers. The latter is a key |
| tool for enabling development through site assembly. |
| Council landownership can also be a driving force |
| behind the delivery of proposals. In many cases the |
| Council would be expected to be the project champion |
| for key proposals in the masterplan. This role may |
| range from simply enabling lines of communication |
| between various stakeholders, setting the planning |
| policy, through to strategic intervention, such as |
| through land acquisition and exercising compulsory |
| purchase powers. Overall, a project champion is |
| important to ensure initiatives are properly co- |
| ordinated and driven forward. |
| While it is envisaged that the local authorities will be |
| one of the key regenerations drivers for the proposals, |
| other partners/stakeholders will also be expected |
| to play a role in delivering the masterplan. This will |
| include: |
** Transport bodies - Works to some stations and roads will require the involvement of TfL. Likewise, |
| Network Rail will be expected to perform a central |
| role where their assets are affected. London and |
| Continental Railways and Crossrail will also be |
| players in the regeneration of the area. |
** Other public sector bodies - this could include the local Primary Care Trust, Police Authority, community |
| groups as well as other potential partners could play |
| a role in scheme delivery. This might, for example, |
| include the Homes and Community Agency (HCA) |
| given the potential amount of residential use included |
| in the proposals. |
** Private landowners - key private land owners are crucial to delivery of scheme proposals, especially if |
| they have a more active approach to their assets. |
** Developers - in essence, those parties that will eventually build out the proposals. |
| In some cases, the land ownership patterns affecting |
| the proposals are fairly simple, with only one or few |
| interests present. Where such sites are identified, |
| these could produce early wins for the masterplan. |
| For other sites in the NOF area, the pattern of |
| landownership and interest is complex, with many |
| freehold and leasehold interests present. These sites |
| may be very difficult to assemble solely through |
| private negotiation and treaty. As a result, compulsory |
| purchase powers may be needed (or at least the threat |
| of) to secure site assembly and enable delivery. Over |
| time, detailed land searches will be needed to identify |
| all landowners and affected parties where this is the |
| case. |
| Strategic land acquisitions can also create the platform |
| for change. Sometimes, such acquisitions are made |
| by Councils to secure a foothold in the regeneration |
| process. Developers too make strategic acquisitions, so |
| they may position themselves to build out projects. |
| As would be expected of a masterplan of this scale and |
| magnitude, a range of delivery tools would be envisaged |
| to build on the plan's framework and used to bring |
| forward the regeneration proposals. These broadly fall |
| into two categories: |
** Planning related - such as Area Action Plans, Supplementary Planning Documents and design briefs. |
** Property related - essentially related more to the legal and financial mechanics and structures of |
| scheme delivery. These tools could comprise asset |
| backed vehicles, joint ventures, community trusts, and |
| local housing companies, among others. |
It is intended that the proposals will be taken forward |
| as part of two Area Action Plans - one in Newham and |
| one for Waltham Forest. |
| Two options are set out in the masterplan:- |
** Enhancement - essentially, a more moderate proposal aiming at enhancing the masterplan area through less |
| radical intervention. |
** Ambitious - a more intense approach to guiding development in the area, with a far greater likelihood |
| of public sector intervention. The quantum of |
| development - especially residential - is also far |
| greater in this option. In some respects it is also |
| acknowledged that it may be more challenging to |
| deliver, perhaps due to a greater need to assemble |
| land. |
| The difference in scale of the proposals in the options |
| also provides for differing levels of infrastructure and |
| community provision. However, important to both |
| options is the need to integrate with Stratford City and |
| the Olympic Park immediately to the west of the study |
| area. In that respect, the ambitious option offers the |
| greater prospect of delivering key linking infrastructure. |
| The enhancement option takes a more moderate |
| approach to this, primarily enhancing existing routes |
| between the masterplan area and the Olympic Park / |
| Stratford City. |
| New development will need to be supported by |
| appropriate infrastructure. This not only relates to |
| roads, bridges and other communication infrastructure, |
| but also community facilities such as surgeries, health |
| centres, open space, and school provision, among |
| others. In the enhancement option, the existing |
| infrastructure provision is less radically affected and |
| there may be less need to pump prime sites up front. |
| In the ambitious option, for some initiatives this may |
| require the infrastructure provision to be in place |
| before further major development can occur. This |
| is particularly the case for the central zone of the |
| masterplan, but may also be relevant to proposals in |
| the north and south. |
| Other community facilities would be expected to come |
| on stream as proposals are built out and delivered |
| through S106 and other agreements to ensure a |
| balanced approach. Thus, as propositions evolve then |
| careful consideration of detailed phasing issues will be |
| important. |
| A series of indicative appraisals have been undertaken |
| to assess in broad terms the financial viability of the |
| masterplan and this demonstrates that, in the longer |
| term, there is a good prospect of delivery. Even so - |
| as would be expected - there are some elements in |
| the masterplan proposals which may need some cross |
| funding to be realised. |
| As the masterplan proposals evolve over time, then |
| ways to improve scheme viability and delivery will be |
| tested. This might include: |
** Refinement of scheme content and mix to achieve value engineering - and especially reflecting changes |
| in market demand. |
** Phased development whereby more deliverable elements come forward sooner thus benefiting |
| scheme cash flow and finance. |
** Possible forward funding through site assembly, provision of primary infrastructure and site |
| remediation, with a future claw back provision for a |
| return on equity or structuring payments to improve |
| cash flows and profit. |
| To assist financially in the delivery of the masterplan |
| proposals, there may also be other funds and resources |
| that, over time, could be tapped in to. This might |
| include: |
** Homes and Communities Agency (HCA) - Funding is |
| sometimes available through this public sector body. |
| The HCA's primary focus is the delivery of housing. |
| Its role and input to proposals could be fairly flexible, |
| for example, paying for infrastructure to facilitate |
| development. |
** Network Rail/Crossrail/Tfl- With specific reference to the works proposed in the masterplan affecting |
| stations and the highways, funds may be available from |
| these bodies to help finance some of these works. |
** Other Public Sector Bodies - Such as the Primary Care Trust can have funds available to bring forward |
| new community care facilities. Development Agencies |
| might also be a financing partner. |
** Other funding avenues exist, such as: European Social Fund - although not specifically property related, funds are available for training |
| and skills development. |
** Housing Gap Funding - a European approved infrastructure investment tool available which |
| could allow grants to be given to private |
| developers and housing associations for owner/ |
| occupier and private/rented residential units. |
** JESSICA - provides financing for urban renewal of |
| development projects as well as for social housing, |
| and can be in the form of loans and grants. This is |
| provided in the UK through regional development |
| agencies. |
| The funding regime is continually evolving, and there |
| may be other opportunities during the lifetime of |
| the masterplan. Two of these are perhaps of most |
| relevance to the regeneration area: |
** Community Infrastructure Levy - although not yet adopted as statute, this approach could provide |
| a central development 'pot' whereby section 106 |
| monies collected from development are pooled in |
| order to fund key non-commercial elements such |
| as bridges, roads or community facilities. This could |
| secure funds in the masterplan for infrastructure |
| elements which benefit the entire area. |
** TIF's (Tax Incremental Financing) - The Government is presently embarking on a series of pilot projects to |
| test whether this form of financing structure based |
| on an uplift in business rates could assist in delivery |
| of specific projects. |
| For the purpose of more detailed analysis, the |
| masterplan proposals have been split into 3 broad |
| zones; South (A), Central (B) and North (C). Within |
| each of these zones a series of proposals is identified. |
| In the attached tables are more specific references |
| to how these may be delivered. For each option |
| an indicative timescale is attached to them (short |
| term, 0-5 years; medium term 5-10 years; long term, |
| 10+ years), the role of local authorities and others |
| highlighted, as well as consideration of phasing issues. |
| SITE | PROPOSAL SUMMARY | LAND OWNERSHIP ISSUES | SUGGESTED DELIVERY APPROACH | TIMESCALES AND PHASING |
| Drapers Field | Northern edge of site built out with new residential development, and some mixed use activity on Leyton High Road. | Likely single ownership - LBWF | Assuming that school need not be re-provided in situ, then the Drapers Field area could be packaged up as a single opportunity, with a disposal to the market subject to a planning framework in place. | Short to mid term. Potential for early win, assuming that if any relocations any required do not extend timescales unduly. |
| Leyton Road West Industrial Area | Mixed use residential led area with open space provision and improved bridge links to the west. | Several freehold interests; multiple leasehold interests. | In light of mixed ownership, then possibility for joint venture between key land owners. Redevelopment may also require use of compulsory purchase powers. | Mid to long term. Relocation of existing occupiers and tenure arrangements likely to inform development and phasing strategy. Potential to identify development soft spots in the estate to kick start the regeneration process. Improvements to open spaces/ Linear Green Park and the widened bridges expected to form part of development package for area. Development likely to come forward once Stratford City built out. |
| Stratford Triangle | Residential led mixed use with possible community uses. | Potential single ownership. | Anticipate that scheme developed out as single package, and developer led. | Mid to long term. Only likely to be realised once improvements to wider area occur, such as completion of Stratford City and enhanced linkages to site. |
| Maryland/Maryland Station | Station improvements and redevelopment opportunity for retail parade at Leytonstone Road for mixed use. | Leytonstone Road - Various interests. Maryland Station - Network Rail. | For station improvements, then led by Network Rail/Crossrail. For Leytonstone Road, then a series of private sector led development plots. | Mid term. Station strategy could coincide with wider Crossrail proposals (crossrail programmed for 2011-17 development). Improvements to retail parade will come forward in tandem with improvements and general enhancements to the station. |
| Great Eastern Road | | Unknown, but possibly single ownership | Comprehensive development of site envisaged as a single package and private sector led | Envisaged as a single development package. |
| SITE | PROPOSAL SUMMARY | LAND OWNERSHIP ISSUES | SUGGESTED DELIVERY APPROACH | TIMESCALES AND PHASING |
| Bywaters site/Score Centre | Reconfiguration of Bywaters waste site, provision of new residential block and replacement of allotments. | Likely limited land interests - Bywater/Thames Water/ LBWF | Potential for joint venture between Thames Water and Council to secure development partner for proposal. Payment for new allotment space adjacent to waste site through receipts of nearby residential site at Ruckholt Road. Residential development on Bywater site could produce capital to improve and re- configure waste centre further. | Short to mid term. Continuity of service afforded to the waste site is important. Once reconfiguration of waste centre completed, then land released for residential development. |
| Ruckholt Road Area | Significant reconfiguring and enhancement of road network to create development opportunity sites for residential led schemes. Improvement/increase in open space, pedestrian and cycle links. | Various interests, including LBWF | Significant reconfiguration of area requires comprehensive approach. Likely need for public sector lead in land assembly. Strong likelihood of CPO required, once development site marketed and developer selected. Involvement of Tfl in respect of highways also likely. | Mid to long term. Relocation of allotments to occur prior to development. Ability to relocate affected tenants and assemble land likely to inform phasing approach. Additional, phasing considerations relate to continuation of highways network. |
| Leyton Mills Retail Park | Enhanced retail offer at Leyton Mills Retail Park, together with improvements to underground station and access to the retail park itself. New pedestrian/cycle bridge link also forms part of the package. | Limited freehold interests; more leasehold interests present. | Expectation that proposals will be private sector led, with public sector intervention only where necessary. Involvement of Network Rail and Tfl for station and bridge improvements. | Short to long term. Increased retail offer in park will be required to cross-fund improvements to access to Leyton High Road and improvements to station, with retail led development envisaged as a first phase. Non-commercial elements - such as new pedestrian and cycle bridge - may need to be cross-funded from new development at Leyton Mills and at Ruckholt Road and delivery timescale linked to wider development programme. |
| SITE | PROPOSAL SUMMARY | LAND OWNERSHIP ISSUES | SUGGESTED DELIVERY APPROACH | TIMESCALES AND PHASING |
| Church Road and Seymour Road Industrial Estates | Partial re-development of industrial estate for residential purposes together with improvement to adjacent land and Dagenham Brook. | Various present - freehold and leasehold. | Discussions with land owners to determine appetite for re-development and scope to assemble land. Potential need for public sector intervention and possible strategic acquisitions and/or compulsory purchase powers. Intention that improvements to Dagenham Brook and Marsh Lane Playing Fields secured as part of package, as well as funding toward enhanced foot and cycle bridge. | Mid to long term. Relocation of existing occupiers key to facilitating development. Estates and Management Strategy likely to provide the basis for a phasing strategy for development, together with ensuring access to remaining industrial units retained during and after construction. |
| Leyton Business Centre/ Orient Industrial Park/Ive Farm Area | Removal of Orient Industrial Park for housing and increased open space. Further residential ribbon development running southwards along edge of Ive Farm area, accommodated predominantly on open ground. | Industrial areas - various freehold and leasehold interests. Ive Farm Area - LBWF. | Southern residential ribbon development led by LBWF through direct disposal or development partner selection, with clear planning framework in place. For Northern Orient Industrial Park, then initial discussions with land owner(s) to determine appetite for redevelopment. Possible consideration of public sector intervention through strategic acquisitions. | Short to long term. Possible early development of southern residential ribbon adjacent to Park. Redevelopment of northern industrial estate likely to rest on specific lease terms and ability to relocate tenants, as well as timescales to assemble land. |
| Gas Holders | Refurbished for park land recreational and community use. | Single ownership - National Grid | Funding for improvement secured via the Section 106 contributions from nearby development. | In conjunction with timescales for nearby residential development, and as a single phase. |
| Land at Orient Way/Lea Bridge Road | Mixed use development | Potential for limited interests present. | If in single limited ownership, then private sector led. If land assembly required, then either through discussions with landowners or public sector intervention. | Short term. Developed as a single phase. |
| SITE | PROPOSAL SUMMARY | LAND OWNERSHIP ISSUES | SUGGESTED DELIVERY APPROACH | TIMESCALES AND PHASING |
| Drapers Field | Northern and western edges of site built out with new residential development, and some mixed use activity on Leyton High Road. | Likely single ownership - LBWF | Assuming that school need not be re-provided in situ, then the Drapers Field area could be packaged up as a single opportunity, with a simple disposal to the market subject to a planning framework in place. | Short to mid term. Potential for early win, assuming that any relocations required do not extend timescales unduly. |
| Leyton Road West Industrial Area | Mixed use residential led area with open space through bridging railway in places. Enhanced bridge connections to west form part of package. | Several freehold interests; multiple leasehold interests. | In light of mixed ownership, then possibility for joint venture between key land owners. Redevelopment may also require use of compulsory purchase powers. Potential for redevelopment to west of railway line to also assist in funding of park and bridges. | Mid to long term. Relocation of existing occupiers and tenure arrangements likely to facilitate development and phasing strategy. Potential to identify ‘soft' development spots in the estate to kick start the regeneration process. Timing of provision of open space over railway linked to development and requirements of rail operators. Scheme unlikely to be realised until completion of Stratford City occurs. |
| Land to the east of Leyton Road | Residential led mixed use | Various interests present - freehold and leasehold | Individual development plots brought forward along Leyton Road, within context of clear planning framework. Likely mix of private sector led development and public sector investment depending on range of interests and relocations needed for individual plots. | Mid to long term. Phasing likely to be led by land ownership pattern and their aspirations and relocation requirements, with less complex plots coming forward first. |
| Stratford Triangle | Residential led with possible community uses and open space achieved by bridging railway. | Potentially single ownership | Anticipated that scheme developed out as single package, and private sector led. Open space over railway delivered through pooled contributions from wider development sites. | Mid to long term. Development only likely to be realised once improvements to wider area occur, such as completion of Stratford City and enhanced linkages to site and open areas. |
| Maryland/Maryland Station | Enhanced station with prospect of mixed use development above part of rail station. | Leytonstone Road - Various. Maryland Station - Network Rail. | For station improvements, then led by Network Rail/Crossrail. For Leytonstone Road, then a series of private sector led development plots coming forward. For Leytonstone Road, then a series of development plots with clear planning framework. | Mid term. Station phasing strategy could coincide with wider Crossrail proposals (Crossrail development programme 2011/2017). Improvements to retail parade will come forward in response to improvements and general enhancements to the station. |
| Great Eastern Road | Mixed use and open space provision by bridging railway delivery. | Potential single ownership | Comprehensive development of site envisaged as a single package and private sector led, although sub phasing of site could occur. Securing park land/open space likely to require contributions from wider development in the area. | Short to long term. Main development stock as a single phase and potential early win. Park land/rail delivery secured over long term. |
| SITE | PROPOSAL SUMMARY | LAND OWNERSHIP ISSUES | SUGGESTED DELIVERY APPROACH | TIMESCALES AND PHASING |
| Bywaters site Waste | Enhanced Bywaters waste site, with possible incorporation wider business opportunities. | Bywater/Thames Water | Discussions with landowner to determine future aspirations, and to assess scope to widen facilities here. | Short term. Continuity of service afforded to the waste operation and extend this as capacity needed. |
| Score Centre | Improved open space and possible allotments. | Single/limited interests - LBWF | Improvements funded by development of residential in Ruckholt Road area. | Mid to long term. In conjunction with Rudholt Road area re-development. |
| Ruckholt Road Area | Reconfiguration of area with new and improved road infrastructure to provide opportunities for residential, mixed use and commercial development. Package to include improvements to open space and enhancement of pedestrian and cycle connections. | Various interests present including LBWF | Significant reconfiguration of area likely to require comprehensive approach. Potential for LBWF to take lead role. Strong likelihood of CPO required, once development site marketed and developer selected. | Mid to long term. Relocation of allotments to occur prior to development. Some reconfiguration of road infrastructure likely to be needed before main construction begins. Need for significant land assembly some (which potentially includes residential units) also likely to dictate phasing and timescales. Commercial/offices phased in response to demand requirements. |
| Leyton Mills Retail Park | Major reconfiguration of Leyton Mills Retail Park to provide residential and retail mix, together with improvements to underground station and possible redevelopment of nearby properties and access to the retail park itself. New pedestrian/cycle bridge link also forms part of the package, alongside commercial uses on western edge. Improvements to adjacent bridge links to form part of package. | Linked freehold interests; more leasehold interests present | Expectation that proposals are private sector led with agreement between main owners to take forward proposals for Leyton Retail Park. Possible involvement of Council if land assembly powers required. | Mid to long term. Complex phasing approach needed. Initial extension to car park adjacent to foodstore needed. Release of car park land then facilitates wider opportunity for southern and western part of site. Thereafter, prospects to deal with eastern part of Leyton Mills and stations as later phases. Commercial uses built out to reflect demand, and provision of road infrastructure timing.
|
| SITE | PROPOSAL SUMMARY | LAND OWNERSHIP ISSUES | SUGGESTED DELIVERY APPROACH | TIMESCALES AND PHASING |
| Church Road and Seymour Road Industrial Estate
| Comprehensive redevelopment of industrial estates and properties at the junction of Church Road/Lea Bridge Road for residential led purposes, together with improvement to adjacent open space and Dagenham Brook.
| Various interests present - freehold and leasehold
| Discussions with land owners to determine appetite for re-development and scope to assemble land. High potential need for public sector intervention and possible strategic acquisitions and/or compulsory purchase powers. Intention that improvements to Dagenham Brook and Marsh Lane Playing Fields secured as part of package.
| Mid to long term. Relocation of existing occupiers key to facilitating development. Detailed knowledge of industrial estate tenure arrangements likely to provide basis for phasing strategy. If Church Road school relocated, then will require continuity of service. |
| Leyton Business Centre / Orient Industrial Park/Ive Farm Area
| Removal of Orient Industrial Park for housing and increased open space provision. Further residential ribbon development running southwards along edge of Ive Farm area, accommodated predominantly on open ground.
| Industrial areas - various freehold and leasehold. Ive Farm Area - LBWF.
| Southern residential ribbon development led by Council through direct disposal or development partner selection, with clear planning framework in place. For Northern Orient Industrial Park, then initial discussions with land owner(s) to determine appetite for redevelopment and potentially private sector led. Possible consideration of public sector intervention through strategic acquisitions, if necessary.
| Short to long term - Possible early development of southern residential ribbon adjacent to Park. Redevelopment of northern industrial estate likely to rest on specific tenant lease terms and ability to relocate tenants, as well as need to assemble land. |
| Gas Holders/Orient Way and Industrial Park
| Redevelopment for residential led neighborhood.
| National Grid, LDA
| ideally considered as single package. Possible joint venture land ownership approach. Enhanced bridge link secured as part of package.
| Mid to long term. Decommissioning, demolition and remediation of gas works site as initial step, with cross funding from early residential development in area. Redevelopment of new Orient Way Industrial Estate likely to be longer term prospect. |
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