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issu
e#1
aut
umn
2007
The regeneration magazine of Redbridge Council
inside:
opportunity: A borough on the brink of huge growth, for business and residentsLoCAtion, LoCAtion, LoCAtion: Transport links, Thames Gateway, Olympics...
vision
Editor: Sarah [email protected]
Deputy editor: Kirsty [email protected]
Art editor: Terry [email protected]
Contributors: Alison Jones, Robert Jones
Advertisement sales: Lee [email protected]
Production: Sue [email protected]
Managing director: Toby [email protected]
Printed by: Trade Winds
Images: Redbridge Borough Council, Hollybrook Developments, EPG, SMC Chartered Architects, Galliard Homes, Barratts, Higgins Homes, Hainault Business Park, George Wimpey, London 2012, www.britishcycling.org.uk
Published by:
Lower Ground Floor, 189 Lavender Hill, London SW11 5TBT: 020 7978 6840 F: 020 7978 6837
For Redbridge CouncilIlford Town Hall, London IG1 1DDTel: 020 8708 2238www.redbridge.gov.uk
Subscriptions and feedback: go to www.visionredbridge.com
© 3Fox International Limited 2007. All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Limited is strictly forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Limited or Redbridge Council.
04 Verge of discoveryRedbridge’s many assets – location, green spaces, education – mean it’s about to take off as a place to live and work
14 In the frameSo what is happening, where, and when, and how is the planning framework helping it all happen?
23 Gateway to the GamesWhat is the Olympic legacy for Redbridge? And how can the borough best take advantage of the opportunities on its doorstep?
26 Talking ‘bout regeneration Any future plans need to benefit the whole community, so for Redbridge consultation is at the heart of its plans
30 Balancing actRegeneration is not all about the new – it is vital to retain the character of all the different town centres in the face of major development
34 Contact pointA who’s who of Redbridge Council’s regeneration services and personnel
issue#1 autumn 2007
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Cover: Pioneer Point, IlfordAbove: Vision 20, Ilford
ConTenTs
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Verge of discovery
redbridge rediscovery
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Redbridge is about to be discovered as a great place to live. In fact, prospective purchasers may be too late – houses in such des res
conservation areas as Wanstead Village or South Woodford already command handsome prices, in keeping with their desirable settings. Such locations are set among some splendid open spaces: 1,200 hectares of forest, some of it ancient, and 600 hectares of green spaces and parks, much of it green belt, reminiscent of Redbridge’s time as a part of Essex, rather than East London. But as well as a good range of restaurants and well-preserved villages, Redbridge can also claim a great location within two areas of growth – the Thames Gateway and the London-Stansted-Cambridge-Peterborough growth corridor – as well as being right on the edge of London’s Olympic site.
Its residents already love it – surveyed satisfaction ratings are consistently high. Why? Crime’s on its way down, as are road accidents, and it’s a peaceful and tolerant place to live, despite being one of the most ethnically diverse boroughs in the country. As a visible sign of the borough being cared for, the council is investing an extra £300,000 in keeping the streets clean (tidy streets are rated by residents as the second most important factor in making their area a better place to live, and the first thing residents and visitors notice about a borough). It has fantastic transport connections, being only half an hour from two airports, a few minutes away by tube or train from the City of London and Canary Wharf, and well-served by the road network, including the M11 which starts in the borough.
Redbridge is a great location, within two
areas of growth: the Thames Gateway and the London-
Peterborough growth corridor
But one of the main factors attracting new residents to Redbridge is its superb education system. It’s the third highest borough in the country for pupils obtaining at least five GCSE grades A* - C, and was rated the best local education authority in the UK by The Observer newspaper. Its schools are currently ranked second in the country for children’s progress, and its primary schools are in the top ten. The council has agreed plans for two new primary schools, with construction starting on one now, to meet the growing demand for school places.
It is also developing an employment and skills strategy to ensure the skills of the community match the requirements of employers, via a partnership between training providers, such as colleges, JobCentre Plus, and the major employers in the area. It works both on the ‘demand’ side, ensuring skills will be available for the main sectors of growth – including retail, construction, and business services – both
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Verge of discoveryRedbridge residents already know it’s a good place to live. And, as Sarah Herbert discovers, it’s about to attract new businesses and even more people, attracted by the borough’s many assets and great location
Unity Square in Ilford will transform the centre of Redbridge’s ‘capital town’.
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redbridge rediscovery
in the borough and the sub-region, and the ‘supply’ side – providing basic employment skills to those members of the community who are traditionally more likely to be unemployed, such as the young, lone parents, and members of the black and ethnic minority community.
Not surprisingly, redbridge is also a good place to do business. The 113,000 people employed in the borough are mainly concentrated in service industries, and small ones at that, with 88% of companies having fewer than 10 employees. What’s more, a recent Mori survey showed that 40% of residents have been involved in some form of training and development in the past year. And unemployment in the borough is only 3.6%, well below the London average of 6.9%.
ilford, the largest ‘town centre’ of redbridge, is one of the top locations in the UK for business start-ups, so is home to a high number of micro businesses, many supported by the council-sponsored east London small business centre. Larger businesses are supported by such agencies as the Thames gateway London Partnership, the LdA, as well as the council and businessredbridge, the local economy cluster of the redbridge strategic Partnership.
The borough is also home to the Thames gateway’s first industrial business improvement district, in Hainault, with groundwork being prepared in ilford town centre to repeat the success.
About the only element residents aren’t satisfied with is the lack of sports facilities in the borough, but this shortfall should be more than alleviated with plans for new sports facilities in time for the 2012 olympic games, including a new pool and an impressive new cycle facility in Hainault, as well as various health initiatives. in fact, the olympics will have a big effect on the borough – which will act as a location for training, visitor facilities and entertainment – creating jobs in the construction and service industries. (For more on the effects of the olympics on the borough, see the feature on page 23).
And the future looks bright, thanks both to redbridge’s location, and the strategic importance of north east London as a growth area, especially as a location for new housing – the borough is expected to grow by at least 8,000 new homes by 2017. its location at the foot of the M11 makes it a gateway to the London-stansted-cambridge-Peterborough growth area corridor, identified in the government’s sustainable communities plan. What’s more, it’s on the edge of the Thames
Forty per cent of residents have been involved in some form of
training in the past year
alan WEinbErg, leader of redbridge Council
the future’s brightredbridge has come a long way on the journey to becoming one of London’s fastest growing and changing boroughs. Together with the portfolio holder for planning regeneration and environment, councillor Keith Prince, i and the other cabinet members are determined to make redbridge the destination of choice for a new generation of ambitious households seeking the best schools and a wide choice of new homes, as well as excellent cultural and recreational facilities.
The regeneration of the borough will also provide new and emerging opportunities for skilled work, both within redbridge and in the wider Thames gateway area and at canary Wharf and the city of London.
As a three-star cPA-rated council, we are using physical, economic and social regeneration to extend choice and opportunity for our community and encourage innovation and enterprise in the commercial and technological sectors.
The borough is full of fresh and exciting solutions to a brave new world that is already seeing the post industrial areas of east London transformed by global investment in the knowledge economy and preparation for the 2012 olympic and Paralympic games. There will also be enormous benefits ahead from cross rail, the expansion of stansted international Airport and new eurostar services to europe from st Pancras and ebbsfleet.
Together with investors, developers, employers and architects, we will achieve great things for redbridge.
the borough can take advantage of two huge areas of growth – the thames gateway and the M11 corridor.
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galliardhomes.com
Galliard Homes have longbeen associated with highquality mixed use/residentialregeneration schemes acrossthe Capital and suburbs.
The company is ever mindfulof sustainable energy efficiencyand the need for eco-friendlydevelopment.
R E G E N E R A T I O NContr ibut ing to
across the Cap i ta l
Galliard Homes LtdPO Box 206LoughtonEssexIG10 1PL
Galliard_Redbridge_Vision20FPC 7/8/07 20:01 Page 1
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Gateway, one of the country’s largest concentrations of brownfield sites, creating 180,000 new jobs and 160,000 new homes.
The designation of Ilford in the London Plan as one of two metropolitan centres in East London, and as a major commercial centre, will also have a huge impact on Redbridge, increasing demand for business support, retail and culture. And, what’s more, Redbridge residents should be able to take advantage of the predicted 30,000 jobs to be created in the redevelopment of Stratford City.
To make the most of the opportunities, Redbridge Council is chasing investment, which has already delivered results in the form of £4.3 million from the DCLG Growth Area Fund, which will help such projects as Unity Square in Ilford – a mixed-use cultural quarter – and improvements to Gants Hill and the Roding Valley.
To make the most of its assets, a lot of effort will be concentrated on improving the town centres. As Roger Hampson, Redbridge Council chief executive, says: “Town centres have always been crucial to growth and prosperity. For generations, Ilford has performed that role, sustaining and meeting the needs of its many and varied communities. Today, it provides a social, economic and cultural focus for the multicultural communities of Redbridge and beyond.
Ilford, as the capital of the borough, is the main focus for investment, beginning with a 30-year strategy called ‘Progressive Ilford’. The town centre will be renewed, with a high-quality urban environment, a network of public spaces and distinctively designed streets; an authentic residential mix of 5,500 new homes, with community services and facilities, and a wide range of
REDbRIDGE REDISCoVERy
Redbridge is well-connected, by road, rail and air
cultural facilities for both day and night, and for all cultures and generations.”
As Hampson says: “Ilford is once again ready to renew and regenerate. With new transport systems, high quality housing, retail and leisure facilities, Ilford will provide the impetus for wealth creation and prosperity for the people of Redbridge.”
but it’s not just Ilford. The other three flagship locations for development and investment – Gants Hill, Hainault and Chadwell Heath – are expected to generate considerable investment in private housing, transport and public amenities, with Chadwell Heath especially accommodating new housing on a variety of sites. (For more details, see feature on page 14, and the development map on page 20-21) The plan is for its regeneration to be design-led, to preserve and enhance the borough’s 18th and
Residents will take
advantage of the 30,000
jobs at Stratford City
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Queen Mary’s Gate, South WoodfordA landmark development of 1, 2 and 3 bedroomapartments and penthouses, in the heart of SouthWoodford. An exclusive gated development featuringlandscaped water gardens, concierges and securedparking. Minutes from South Woodford tube station.
Chepstow, WansteadSet in a mature residential area,these premium apartments andsemi-detached houses benefitfrom close proximity toWanstead town centre.
For more informationplease call 087 087 209 87or click www.telfordhomes.plc.uk
Current development Future developments (subject to planning)
TELFORD HOMES + EAST LONDONREGENERATION EASTLONDON RELATIONSHIPSKNOWLEDGE CONSTRUCTION REGENERATIONEASTLONDON RELATIONSHIPS KNOWLEDGECONSTRUCTION REGENERATION EASTLONDONRELATIONSHIPS KNOWLEDGE CONSTRUCTIONEASTLONDON RELATIONSHIPS REGENERATIONA RELATIONSHIP MADE TO LAST!
AT THE FOREFRONTOF EAST LONDONREGENERATION
Station Estate, South WoodfordRight beside South Woodford tubestation on the Central line & localtown centre shopping, ideal first time buyer or rental apartments.
225715 Composite 276x216 17/7/07 09:19 Page 1
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redbridge rediscovery
19th-century conservation areas, and to renew any tired elements of its edwardian, inter- and post-war town centres. its listed buildings will be preserved and repaired, with, for example, £5 million Heritage Lottery Funds going to valentines mansion and park. development will reflect local distinctiveness and protect the overall character of neighbourhoods. To this end, the council has set up a pre-application design advice service.
Among all the new development, the council is anxious to keep an eye on the future, ensuring that what’s built now will still be loved and used in the future. As Mark Lucas, redbridge council’s head of regeneration, says: “redbridge will try to encourage the best architecture and design by working with market leaders to ensure whatever’s built now will be fit for purpose in 20-30 years’ time, and won’t be seen as a mistake by the next generation.”
And the green spaces, one of redbridge’s greatest assets, will be protected via such measures as a biodiversity action plan, which will involve the community in enhancing and managing the parks. The roding valley, a much-loved open space, is home to the roding valley Way, a combined footpath and cycleway following the river roding to the Thames, providing a sustainable transport axis, a valuable link to epping Forest, and improved access to various town centres.
City limitsredbridge is also well placed to take advantage of current thinking on the importance of polycentric development. considering two-thirds of London’s land area and the majority of its population and workforce are in the suburbs, developing suburban centres makes sense, from an economic and sustainability point of view.
As Lucas puts it: “some planning thinking sees the centre of London as the economic dynamo, with the rest of the city becoming dormitory suburbs simply supplying workers. We don’t think like that.”
A study in 2005 by the bartlett school of Architecture on behalf of the (then) odPM found that suburban locations for offices offered businesses advantages such as ready supply of labour, liveable scale and lower crime.
The London Plan, which shaped the overall planning strategy in the city, goes some way to correcting this. As Ken Livingstone says in the introduction: “i am convinced that there is only one strategy, which the London Plan embodies, of accommodating growth of population and jobs in sustainable patterns of development, based on an improved and expanded public transport network. London has to become a more densely populated, intensively used city; and at the same time more open, accessible and better designed… development has
Left: Valentine’s Mansion, due for refurbishment, and the River Roding.Right: Education standards in Redbridge are some of the highest in the country.
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to be directed towards areas of social and economic deprivation, brownfield sites, areas of historic neglect and future opportunity. Sustainable growth requires that all of London’s diverse communities be supported, strengthened and recreated. “
Though some don’t think it goes far enough. A review of the London Plan by the London Planning and Development Forum found that the outer suburbs need to be even more involved in the future planning of London, especially in light of the need for sustainability.
“Ilford is an opportunity area in the London Plan,” says Lucas, “and there’s plenty of demand for office and industrial space, especially in education, R&D and social businesses. Redbridge is well placed to benefit from twin pressures in London – the insatiable demand for more housing, including affordable tenure, and the shift in the economy away from manufacturing and towards service industries and the knowledge economy.
“Also, the high demand for office space in Canary Wharf, for example, has meant
that area is reaching saturation point, and demand will push eastwards. I’m not suggesting that Ilford town centre can become the new Canary Wharf, but it does demonstrate that central locations can’t provide all the space needed by employers.
“Although you can read into the London Plan what you want to, it is based on concentrating development around transport nodes and town centres. While developers would like most town centre development to be residential, as it has the most value for them, we have to ensure it is balanced, mixed-use, and high quality.” •
Redbridge is well placed
to benefit from twin pressures in London – housing
demand and economic
shift
.co.uk
Limehouse Basin
Bellway Homes – Leaders in Regeneration
Bellway has one of the best track records for regeneration in the housebuilding industry. In a survey of industry experts drawn from the public and private sectors earlier this year focusing upon leading regeneration practitioners, housebuilder Bellway was ranked top in the UK in the residential construction field and as one of the country’s leading regeneration companies.
From major regeneration schemes in the Thames Gateway to complex housing renewal projects in the inner cities, Bellway is adding
value and creating vibrant new communities nationwide.
Bellway plc is the 4th largest house builder in the UK. Since its formation more than 50 years ago, Bellway has built over 100,000 homes. The housebuilder has enjoyed sustained growth, and is recognised throughout the industry for its regeneration capabilities.
Under the Housing Corporation’s Affordable Housing Programme, Bellway was awarded £8.7 million to deliver homes for rent and purchase to first-time buyers
and key workers. In the year to July 2006, Bellway delivered 790 homes to RSL’s.
More recently, Bellway City Solutions has been established specifically to co-ordinate all Bellway activities in major regeneration schemes, and is working in close partnership with a number of local authorities, and agencies including English Partnerships and the LDA, together with social housing organisations to resolve inner-city planning problems by transforming areas of market failure and creating
Bellway voted top for regeneration
B7H_270x420_Vision_Redbridge07.i1 1 5/9/07 14:47:17
Leyton Orient Football Club
The Lock, Stratford The Lock, Stratford
new sustainable communities. Ian Cox, Managing Director of Bellway City Solutions, Bellway’s specialist regeneration arm, said: “We have been delivering and investing in major regeneration schemes long before regeneration became fashionable. We have honed and developed our skills over many years and can field a team of specialists able to tackle the most complex of schemes”.
One exemplar of good practice is the work by Bellway Essex in the Limehouse Basin which began in 1997 as part of an £80 million, five phase, 660 home development that formed part of the regeneration of the area. The scheme was built on a 10.5 acre stretch of land owned by British Waterways.
At Barking Riverside, Bellway has formed a joint venture with English Partnerships – Barking Riverside Ltd – to create a sustainable, integrated community of over 10,000 new homes. At New Haddo in Greenwich, Bellway is building a mixed-tenure development, operating “Open Book” procedures on a scheme that will provide 510 new homes, 50% of them affordable, together with a community centre plus retail and commercial units.
Bellway’s commitment to delivering sustainable communities is exemplified in many notable developments where the
integration of housing, both private and social, coupled with new community amenities, leisure opportunities, and enhanced public realm and transport facilities, has dramatically improved social outcomes and given a new optimism and dynamism to previously run-down locations.
Nationally, Bellway’s record of urban renewal has grown substantially, and over the past
For further information about Bellway Regeneration projects, please contact Bellway Essex, 1 Rainsford Road, Chelmsford, Essex, CM1 2PZ. Telephone 01245 259989
five years notably in London and the Thames Gateway region. The majority of these major schemes contain elements of commercial, retail and leisure space, as well as mixed tenures, and often community buildings, libraries and purpose-built integrated surgeries and health centres. In the Thames Gateway area Bellway is working almost exclusively on brownfield sites, many of them in dense urban locations as key partner in the development of Thames Gateway.
B7H_270x420_Vision_Redbridge07.i2 2 5/9/07 14:46:39
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what’s happening
Unity Squarethis new cultural quarter, the heart of ilford’s redevelopment, will create a new civic space for ilford. it will include a new theatre, with state-of-the-art facilities and a flexible space that could double as a concert hall. the hope is for it to act as a catalyst for enhancing the quality of future developments and attract new investment.
the focus of the £100 million development will be a central square, with space for large open-air theatre or music events and markets that complements the surrounding buildings, including the grade ii listed town hall. it will also include around 500 private and keyworker homes.
Bellway homes was selected as preferred developer in august, with construction due to start in 2009, and completion in time for the 2012 Olympics.
Leisure centreilford’s leisure facilities will be much improved with the creation of a £30 million
In the frameimproving residents’ quality of life: that’s the central aim of Redbridge Council’s vision. so how, and where, are the changes taking place?
iLFORDthe main focus for development will be in ilford, the borough’s ‘capital’, where £1.5 billion of expected development investment will see the construction of 5,500 new homes under the ‘progressive ilford’ programme, published in 2002.
Via its draft planning and regeneration framework, and guided by the community strategy, the council’s vision for a cleaner, greener and safer cosmopolitan environment is being brought to life by a series of area action plans that will transform the borough over the next five to 15 years. the framework sets out the proposals for the built, environmental, social and economic future of Redbridge. such plans include developing and supporting the local economy, making the borough safer, promoting a positive attitude to the environment, giving people the skills and opportunities to make the most of their lives, and improving their health, care and well-being.
the community strategy, adopted in 2003, offers a focus for achieving the framework’s aims through a partnership between public and private sectors. the spatial strategy of the borough, illustrated by the local development framework (a portfolio of planning documents) encourages regeneration, enhancement and investment, building on existing local and regional initiatives based on comprehensive consultation with local residents and businesses.
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multi-purpose leisure development. The ultra-modern facility will provide an Olympic-sized 50m swimming pool and 25m learner pool. Completed by 2010, the larger pool will offer a training facility for UK athletes preparing for the 2012 Olympics, as its design will allow easy partitioning to provide a series of smaller swimming areas for competition use. The leisure centre will also include a 12-court multi-purpose sports hall, activity studios and fitness suite, spectator seating and viewing balcony.
Redbridge Council has appointed SMC architects to design the facility and submitted outline planning application in May following the results of community consultation.
Sustainable elements of the design could include a ground source heat pump and insulating building materials.
Traffic managementOther developments will focus on reducing the impact of traffic on the town centre. A £2.3 million improvement scheme will transform Clements Road, providing new street furniture and an improved street scene making the area more attractive and pedestrian-friendly.
Transport interchangeA transport interchange will be developed for the new Crossrail service, when it arrives, and a proposed new public square in front of a new Ilford station. This will create a more appropriate introduction for visitors arriving in the newly redeveloped town centre.
ResidentialThe transformation of Ilford is being shaped by a raft of residential developments – complete, under way or planned – that will offer city living in an outer suburb. These include: Vision 20Developer: Galliard Homes A 20-storey development with one-, two- and three-bedroom apartments with private gym and communal rooftop gardens.Completion: End 2008
Above: Galliard Homes’ 20-storey development Vision 20 will update Ilford’s skyline. Right: Ilford’s new £30 million leisure centre will have an Olympic-sized swimming pool.
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Pioneer Point Developer: empire property group a £100 million development comprising 297 residential units – in two towers of 34 and 24 storeys – 7,500sq m of retail and commercial space, a medical facility, and a specialist multi-cultural arts and crafts market with café and art gallery.Completion: 2009
CentrewayDeveloper: Barrattsthree buildings with a 15-storey tower comprising 239 one- and two-bedroom apartments including penthouses with gym and concierge. Completion: 2007
Westside ApartmentsDeveloper: hollybrook Developmenta joint venture with tower homes offering 83 one- and two-bedroom units.Completion: 2007
Kingsley MewsDeveloper: hollybrook Developmenta comprehensive conversion offering 24 one- and two-bedroom apartments. Completion: 2005
Vector Developer: higgins homes a seven-storey block with 24 two-bedroom, two-bathroom units and duplex apartments.Completion: July 2006
SpectrumDeveloper: Barrattsa centrally located nine-storey block with 67 one- and two-bedroom units.Completion: end 2003
MediciDeveloper: Bellways130 two-bedroom apartments on the former King george hospital site, newbury park.Completion: end 2008
across the rest of Chadwell heath a variety of small-scale residential developments, ranging from one-bedroom apartments to three-bedroom houses, are being planned and completed. projects include the construction of a block of nine one-bedroom flats on a former water company site and the recently completed development of four semi-detached houses on the former LeB sub-station site on grove Road.
ChaDweLL heathChadwell heath is on the verge of major changes. the Chadwell heath north partnership, set up last year, has considered the development of land owned and occupied by Redbridge College and goodmayes hospital (north east London Mental health trust).
Building Design partnership was commissioned to produce a development framework to determine what the two sites collectively offer and how redevelopment could achieve the maximum benefit. the council is keen to retain an education element on the college site, possibly developing a new secondary school. Core nhs mental health services will also remain on the goodmayes site. a decision about the future of the various services of the stakeholders should be made by the end of the autumn, enabling the Chadwell heath north partnership to finalise the preferred options.
City living comes to Ilford. From top: Pioneer Point, Centreway, Westside Apartments, Kingsley Mews, Vector, Spectrum.
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HAINAULTHealth centreThe Manford Way health centre has been replaced with a state-of-the-art purpose-built version, offering primary healthcare, community care and social services in one place. The development is being financed through the NHS LIFT scheme (local improvement finance trust).
Business parkHainault Business Park has undergone major improvements to the exterior environment with an upgraded lighting system, new signage, CCTV installation and landscaping. It has also become a business improvement district, with the local businesses contributing to the park’s regeneration (see page 32).
TransportGant’s Hill underground station is set for major redevelopment in a joint venture between Redbridge Council and Transport for London that will offer a much improved environment and street scene with better access routes.
ResidentialEscalaDeveloper: Fairview New HomesComprehensive conversion of an office block to provide residential units.Completion: Early 2007
Perth RoadDeveloper: George WimpeyDevelopment of one- and two-bedroom apartments. Completion: Summer 2007
Invito Developer: George WimpeyFour-storey development of studio, one- and two-bedroom apartments with en-suite bathrooms and balconies. Completion: Third quarter 2007
Heritage Redbridge Council and the National Lottery are jointly funding the restoration of Valentines Mansion. The £3.1 million project will establish the mansion as a valuable educational resource, providing recreational and leisure activities, the restoration should be complete by 2009.
GANTS HILLDevelopment plans will focus on traffic calming and improving pedestrian access in the heart of the town, currently severely limited by a network of subways and busy roads leading off the Gants Hill roundabout.
Immediate plans include providing surface-level pedestrian crossings and landscaping the roundabout.
The residential developments planned for Gants Hill will offer much needed accommodation, transforming the town centre and improving the evening economy.
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what’s happening
RiVeR RODing
a scheme to create a gateway to the River Roding and wanstead park from ilford town centre will provide much-needed access to open spaces as part of the thames gateway’s green grid project – a plan to connect east London together via its green spaces. a document produced in 2004 detailed plans to provide a walkway along the river creating access between town centres and residential developments, establishing a wider role for the town centre as a location for leisure and opening up the riverside.
Redbridge Council is now looking at ways to protect and promote open spaces while increasing the value of the important river corridor, by improving access, encouraging use and enhancing biodiversity, in partnership with adjacent boroughs.
TransportRedbridge is set to see a dramatic population rise in the next 10 years that will drastically increase demand on the local transport infrastructure. For the sake of sustainability, Redbridge Council aims to make public transport, as well as cycling and walking, the preferred mode of transport.
the area’s public transport network already provides comprehensive links with central London via mainline trains, London Underground and buses, and these will be augmented when new transport initiatives such as the Crossrail system and the east London transit scheme are put in place. Many of the borough’s train stations will be upgraded as part of this process, and proposals are being developed to transform ilford station into a 21st century transport interchange (see p15).
great significance is also being placed on the need to maintain efficient car access to town centres, particularly ilford where it is seen as desirable for the competitiveness of the town centre. Various plans are in place to alter the highways to allow public transport systems to operate more efficiently and provide a more pedestrian- and cyclist-friendly system.
Crossrail the Crossrail project will link east and west London via a fast rail service from Maidenhead and heathrow, through central London and Redbridge, and terminating in essex and Kent. Major improvements will be made to the stations served by the new link (ilford, seven Kings, goodmayes and Chadwell heath), which could soon obtain parliamentary approval.
East London Transit the east London transit scheme is a large-scale bus network linking town centres, train and underground stations throughout east London. the scheme, which is expected to carry six million passengers a year, will be implemented in stages, the first of which is set for completion in 2008. the first phase of the £35 million scheme will run between ilford, Barking and Dagenham. potential extensions to the network will link ilford with gants hill and Barkingside and possibly an extension to the service across the thames gateway bridge.
Green spacesRedbridge’s green spaces range from formal recreation grounds and parks to the large open spaces of epping Forest, Fairlop Country park, Claybury woods and hainault Forest Country park. the council recognises the benefits such areas provide for the community, such as space for recreation and activities, quiet enjoyment of the natural world and general enhancement of quality of life. public consultation on the future of Fairlop is under way, as is using Claybury woods as an ancient woodland for the community, funded by the heritage Lottery Fund.
the council is also preparing a biodiversity action plan in partnership with members of the community to protect specific species and habitats, and enhance neglected areas.
On the edge of Epping Forest, Redbridge has a good choice of green open spaces, from recreation grounds and formal parks to the more unspoilt beauty of Wanstead Flats.
Ilford is a town on the up –
rapidly regenerating to meet
the needs of its ever growing
population and the anticipated
demands of the 2012 Olympics.
As one of only 10 Metropolitan
Centres in London, Ilford has a
vital role to play in the future
development plans of the city.
0208 553 1001 | [email protected] | www.ilfordtowncentre.com
The Ilford Town Centre Partnership is at the heart of the community, serving the needs of the local residents, businesses and visitors. Its ambition is to transform the town centre into a beacon of best practice and innovation, to create a better future for its residents and a prosperous environment for business.
A range of pioneering projects includes a workforce development programme, a business engagement and outreach scheme, and a team of fully trained town centre ambassadors to help people get the most out of Ilford.
For more information contact Reg Woda, Town Centre Manager:
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RIVER
RODING
Redbridge Current & Future Regeneration Activity1. Gordon House, 31Woodford Road, London E18 (0.07ha)
2. 100a Pulteney Road, SouthWoodford, Essex E18 (0.0507ha)
3. 577-579 High Road,Woodford Green IG8 (0.10ha)
4. Land to rear of The George Public House,70-74 High Road, SouthWoodford, Essex (0.07ha)
5. 253-269 High Road,Woodford Green, Essex (0.35ha)
6. 98-106 High Road, SouthWoodford (3.2ha)
7. 44-46 Snakes LaneWest, Woodford Green, Essex (0.23ha)
8. Charteris House, Charteris Road,Woodford IG8 (0.0795ha)
9. 1A/1B Eagle Lane, Snaresbrook, London, E11 (0.148ha)
10. Chepstow, Leicester Road, London E11 (0.5977ha)
11. Findlay House, 7 Manor Road,Woodford Green, Essex (1.29ha)
12. Station Estate, off Eastwood Close, SouthWoodford, London (0.76ha)
13. 74a Nightingale Lane,Wanstead E11 (0.14ha)
14. Fullwell Avenue Playing Fields (1.77ha)
15. Land at Redbridge Station (0.75ha)
16. Odeon site. 454-468 Eastern Avenue (0.44ha)
17. Barnardo's HQ site, Tanners Lane, Barkingside (1.2ha)
18. NewMossford site, part of Barnardo's Village (1.86ha)
19. Parham Drive, former Car Park adjacent to5 & 7 Parham Drive, Gants Hill (0.29ha)
20. Citygate House, 399-425 Eastern Avenue (0.35ha)
21. Surface Car Park, WinstonWay, Ilford (1.039ha)
22. Ley Street Car Park & Bus Depot (0.80ha)
23. 6, 7, & 8 Mill Road, Ilford (0.32ha)
24. Jumpin' Jaks, 246-250 High Road, Ilford (0.15ha)
25. Former Loxford Allotment site, adjacent to junction ofLoxford Lane & South Park Drive, Ilford (2.0ha)
26. The Plough Public House, 417 Ilford Lane (0.3ha)
27. Arodene House, 41-55 Perth Road, Gants Hill (1.63ha)
28. 410-418 Ilford Lane, Ilford (0.84ha)
29. 674-700 High Road, Seven Kings (1.06ha)
30. IlfordWharf, Roden Street, Ilford (0.25ha)
31. 461 High Road, Ilford (0.22ha)
32. Cricklefields Athletic Club & Public Bath site, High Road, Ilford (4.26ha)
33. Former King George Hospital Site,Eastern Avenue, Newbury Park (0.473ha)
34. 1-5 Hainault Bridge Road & rear of 9-13 Hainault Street, Ilford (0.02ha)
35. Pioneer Point, WinstonWay, Ilford (0.19ha)
36. PLA site, The Drive, Ilford (10.9ha)
37. 366-380 Horns Road, Barkingside (0.07ha)
38. Five Oaks Lane, Hainault (22ha)
39. Former Hamilton Service Station,751-753 Cranbrook Road, Ilford (0.10ha)
NEWBURYPARK
GANTSHILL
A406
11M
CHADWELLHEATH
WOODFORDGREEN
WOODFORDBRIDGE
SOUTHWOODFORD
BARKINGSIDE
REDBRIDGE
WANSTEAD
Hainault Forest
SEVEN KINGS
GOODMAYES
ILFORD
HAINAULT
A406
A12
A1400
A12
To STRATFORD,CANARY WHARF &LIVERPOOL STREET
To STANSTED AIRPORT
Fairlop Waters
29
1
4
12
2
9
1310
3
7
8
5
6
11
14
19
27
20
16
15
36
34 2224 21S
352330
31 32L
2826H
25
18 17
37
33*
Newham
WalthamForest
Epping Forest
Havering
Barking &Dagenham
39
38
Schemes with Planning Permission acquired bydeveloper - under construction or recently completed
Schemes with Planning Permission but not started onsite/not implemented
Schemes with no Planning Permission - Opportunity Sites
Mixed Use Schemes over 1 Hectare
Mixed Use Schemes under 1 Hectare
Residential Schemes with more than 10 units
S School
L Leisure Scheme
H Health
* Hotel
Green Open Spaces
Railway Line & Stations
London Underground Stations
Based on Ordnance Survey material with permission of HMSO.LB Redbridge 100017755 & MSA Agreement No. DRED104.c Crown Copyright. All rights reserved.Unauthorised reproduction infringes Crown Copyright & may lead toprosecution or civil proceedings.
21
Wha
t’s h
appe
ning
N
RIVER
RODING
Redbridge Current & Future Regeneration Activity1. Gordon House, 31Woodford Road, London E18 (0.07ha)
2. 100a Pulteney Road, SouthWoodford, Essex E18 (0.0507ha)
3. 577-579 High Road,Woodford Green IG8 (0.10ha)
4. Land to rear of The George Public House,70-74 High Road, SouthWoodford, Essex (0.07ha)
5. 253-269 High Road,Woodford Green, Essex (0.35ha)
6. 98-106 High Road, SouthWoodford (3.2ha)
7. 44-46 Snakes LaneWest, Woodford Green, Essex (0.23ha)
8. Charteris House, Charteris Road,Woodford IG8 (0.0795ha)
9. 1A/1B Eagle Lane, Snaresbrook, London, E11 (0.148ha)
10. Chepstow, Leicester Road, London E11 (0.5977ha)
11. Findlay House, 7 Manor Road,Woodford Green, Essex (1.29ha)
12. Station Estate, off Eastwood Close, SouthWoodford, London (0.76ha)
13. 74a Nightingale Lane,Wanstead E11 (0.14ha)
14. Fullwell Avenue Playing Fields (1.77ha)
15. Land at Redbridge Station (0.75ha)
16. Odeon site. 454-468 Eastern Avenue (0.44ha)
17. Barnardo's HQ site, Tanners Lane, Barkingside (1.2ha)
18. NewMossford site, part of Barnardo's Village (1.86ha)
19. Parham Drive, former Car Park adjacent to5 & 7 Parham Drive, Gants Hill (0.29ha)
20. Citygate House, 399-425 Eastern Avenue (0.35ha)
21. Surface Car Park, WinstonWay, Ilford (1.039ha)
22. Ley Street Car Park & Bus Depot (0.80ha)
23. 6, 7, & 8 Mill Road, Ilford (0.32ha)
24. Jumpin' Jaks, 246-250 High Road, Ilford (0.15ha)
25. Former Loxford Allotment site, adjacent to junction ofLoxford Lane & South Park Drive, Ilford (2.0ha)
26. The Plough Public House, 417 Ilford Lane (0.3ha)
27. Arodene House, 41-55 Perth Road, Gants Hill (1.63ha)
28. 410-418 Ilford Lane, Ilford (0.84ha)
29. 674-700 High Road, Seven Kings (1.06ha)
30. IlfordWharf, Roden Street, Ilford (0.25ha)
31. 461 High Road, Ilford (0.22ha)
32. Cricklefields Athletic Club & Public Bath site, High Road, Ilford (4.26ha)
33. Former King George Hospital Site,Eastern Avenue, Newbury Park (0.473ha)
34. 1-5 Hainault Bridge Road & rear of 9-13 Hainault Street, Ilford (0.02ha)
35. Pioneer Point, WinstonWay, Ilford (0.19ha)
36. PLA site, The Drive, Ilford (10.9ha)
37. 366-380 Horns Road, Barkingside (0.07ha)
38. Five Oaks Lane, Hainault (22ha)
39. Former Hamilton Service Station,751-753 Cranbrook Road, Ilford (0.10ha)
NEWBURYPARK
GANTSHILL
A406
11M
CHADWELLHEATH
WOODFORDGREEN
WOODFORDBRIDGE
SOUTHWOODFORD
BARKINGSIDE
REDBRIDGE
WANSTEAD
Hainault Forest
SEVEN KINGS
GOODMAYES
ILFORD
HAINAULT
A406
A12
A1400
A12
To STRATFORD,CANARY WHARF &LIVERPOOL STREET
To STANSTED AIRPORT
Fairlop Waters
29
1
4
12
2
9
1310
3
7
8
5
6
11
14
19
27
20
16
15
36
34 2224 21S
352330
31 32L
2826H
25
18 17
37
33*
Newham
WalthamForest
Epping Forest
Havering
Barking &Dagenham
39
38
Schemes with Planning Permission acquired bydeveloper - under construction or recently completed
Schemes with Planning Permission but not started onsite/not implemented
Schemes with no Planning Permission - Opportunity Sites
Mixed Use Schemes over 1 Hectare
Mixed Use Schemes under 1 Hectare
Residential Schemes with more than 10 units
S School
L Leisure Scheme
H Health
* Hotel
Green Open Spaces
Railway Line & Stations
London Underground Stations
Based on Ordnance Survey material with permission of HMSO.LB Redbridge 100017755 & MSA Agreement No. DRED104.c Crown Copyright. All rights reserved.Unauthorised reproduction infringes Crown Copyright & may lead toprosecution or civil proceedings.
Empire Property Group is proud to be associated with the London Borough of Redbridge’s Progressive Ilford Plan and their adoptive stratergy and outlook towards the planning process as a whole
As works have now commenced on site,we very much look forward to continuing the working relationship with Redbridge in building and meeting the aspirations of local residents and their ideals for the future.
We will make a positive contribution to creating a Town Centre that will benefit the residents of Redbridge.
Pioneer Point, we believe, forms the catalyst with regard to starting the regeneration framework within the area. The development itself will certainly put Ilford, not only on the map, but also on the skyline as the two towers themselves stand 33 and 24 stories high.
in association withEmpire Property Group Ltd & Henry Developments Ltd
www.pioneerpoint-sales.com
Pioneer Point is a brand newlandmark development in London.
279 luxury apartments
1 & 2 bedroom apartments available
Stunning views
80,000 sq ft of commercial space
•
•
•
•
Pioneer Point
23
>
When London won the 2012 Olympic bid on Wednesday 6 July 2005, the whole nation cheered – and none more
so than the London Borough of Redbridge. While the country basked in the victory of beating strong competition from competing nations, east Londoners were already starting to look forward to the anticipated new opportunities for local people and businesses, with promises of improved sports facilities, more housing, jobs, skills and better transport facilities – all giving a brighter outlook to the local economy.
Perfectly placed to reap the benefits of 2012, Redbridge is the closest geographical neighbour to the Olympic Park and the five host boroughs, and in a prime location to play a pivotal part in the delivery of essential goods and services to the Games. Keen to capitalise on its location and proximity to Olympic Park, the borough is developing an Olympic 2012 strategy, setting out its aspirations. Initial scoping work, which will form the basis of a consultation programme that will start over the coming months, has identified six key areas: regeneration; tourism; young people; culture; sport, physical activity and health; and community engagement.
The council wants to encourage local businesses to maximise on opportunities offered by the Olympic and Paralympic Games, both in business development and corporate commitment, to deliver wider social, environmental and community benefits. They also, more obviously, have the opportunity to capitalise on the sheer increase in visitor numbers.
What has already put Redbridge on the 2012 map is the impressive new cycle facility in Redbridge, which has brought in £5.5 million investment to the borough. Relocating Eastway Cycle Circuit to Hog Hill in Hainault will provide a top-class cycle circuit as well as significant scope for off-road cycling. Redbridge is working closely with British Cycling to ensure that this will offer not only a first-rate competition venue but also a brand new facility for the whole community in Redbridge. The Hog Hill track is great news for Redbridge and cyclists across London and will be an excellent provision for amateur and professional cyclists alike, while at the same time encouraging others to get on a bike and enjoy the outdoors.
Redbridge Council’s cabinet member for leisure, culture and the Olympics, Ronnie Barden, says: “Hog Hill Cycling Centre will not only provide a superb venue for competitive cycling but will be a facility for the whole community. I am particularly keen that the young people of the borough use the site and all the cycling disciplines that will be based there. The centre – suitable for recreational, training and racing events – is an early benefit of the London 2012 Olympic Games and Paralympic Games and I would like to personally thank the London Development Agency, the many cyclists and cycling organisations that have worked so hard to make this happen. I look forward to the centre opening later in the year.”
Hog Hill was chosen as the preferred option to replace Eastway Cycle Circuit following more than a year of
Rebridge businesses are ideally placed to maximise the many opportunities from the neighbouring Olympic Games in 2012. Ali Jones investigates
Gateway to the Games
Oly
mpi
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gacy
24
A focus on sport and health will
also have a huge impact on the local community
Other key develOpments include:
n Refurbishment of Wanstead Leisure Centre and Ashton Playing Fields.
n Plans for development of a new major leisure development in Ilford.
n Submission of applications for pre-games training camps, working in partnership with Redbridge Sport & Leisure and Redbridge Judo Club to attract Olympic and Paralympics teams to Redbridge.
OLymPIC LegACy
consultation and meetings between the LDA, British Cycling, eastway users, cycling groups and local authorities. The complex will be run by Redbridge Council and is due to open in autumn 2007.
The games also brings a unique opportunity for Redbridge to boost its tourism – and local businesses will be urged to promote this. Like manchester at the time of the Commonwealth games, Redbridge wants to both maximise its visitors and improve tourist facilities, including the quality of hotel accommodation. Redbridge is at the gateway to the countryside for tourists and it is important that the visitor experience is highly publicised and is of a high quality. Improvements will be made to the local tourism infrastructure and visitor experience in Redbridge.
It’s also important that local people are encouraged to actively participate in the games and relish the synergy between culture and sport. Culture and sport can also be used to raise important environmental issues of sustainability, health and wellbeing. Parallel education programmes are being planned to enhance the learning, skills and personal development of young people. Also, a four-year cultural festival is planned that will start at the handover at the end of the Beijing games in summer 2008 and continue up to and over the period of the games in summer 2012. The festival will take place across the whole of London and Redbridge plans to play a part in this, contributing to events, exhibitions and educational activities.
The 2012 games can also be used as a brilliant opportunity to promote a healthy lifestyle and a love of sport to children and young people. Plans are already afoot for a ‘healthy schools’ programme, the national long term initiative that helps young people and their schools to be healthy, as well as ways of using the Olympic and Paralympics in a promotional way to help fight against racism and bullying in the community. There will also be new opportunities for community participation for care-leavers.
Schools will also be called upon to get involved. Indeed, teachers from Oakdale Junior School in Redbridge have already visited a school in Beijing to find out how children are getting involved in preparation
for the 2008 Olympic games and Paralympics games. The teachers could compare different classroom styles and share ideas about how pupils in Redbridge could become involved in London’s bid for the 2012 games.
There are also plans to develop a young ambassador scheme as well as volunteering opportunities for young people. For school-leavers, the borough will promote training and employment opportunities linked to 2012 in ways that are relevant to young people.
A focus on sport and health will also have a huge impact on the local community, and a number of initiatives are already under way by the council to nurture potential Olympian talent:
Skills 2012 building the human resources for the sector
Club 2012 building the capacity of clubs for long-term retention of participants through opportunities for progression and competition
Access 2012 making opportunities for sports participation more widely available
Fit 4 2012 building the physical activity levels in the community at large
Talent 2012 building programmes for talent identification and development.
The emphasis on physical activity and healthier lifestyles will be omnipresent in the build up to the games, as will provision of medical and health services during the games.
It is vital for Redbridge to develop its communication structures and channels to keep the community informed about 2012, particularly the harder-to-reach groups. Inspiring the local community is vital. For instance, the borough is using Redbridge Cycle track and the £5.5 million investment into the borough to demonstrate to the community the tangible benefits that 2012 will bring.
One of the priorities governing the contents of London’s bid was to avoid creating a white elephant, symbolic of so many other Olympic games. To be sure that important venues and stadiums do not go to waste, the organising committee
25
has planned what to do with them after the games. All venues that will not have a planned use after the games are over will be built as temporary venues. The vision of the 2012 Olympic Games and Paralympic Games will leave behind great sporting facilities, including swimming pools, cycling facilities and new tennis courts. These will be open for all Londoners to enjoy and create a legacy for the future.
Redbridge will be part of that future, and with excellent transport links to the competition venues, modern sporting and
Above: Eastway Cycle Circuit, a valuable local resource shortly to be relocated to a £5.5 million new facility. Below: The Olympic Park will transform East London
cultural facilities and quality residential and visitor accommodation, Redbridge Council has already shown its commitment to working with partners in delivering a legacy for local people. •
Oly
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26
consultation
Redbridge, home to a diverse population of 240,000 people, has been identified by the government as one of its top
priority regeneration areas in the uK. the borough was recently awarded £2.3 million communities and local Government’s Growth area funding to undertake a range of improvements in preparation for the exciting unity square in ilford (see p14), the £100 million first phase of a 30-year vision called ‘Progressive ilford’. the project will feature a variety of open spaces for recreation, cultural and pavement activities, open-air events, residential and business space and premises for community use. the grant is the second awarded to the project, after a £2 million award last year.
Major housing and business growth will, hopefully, take place in Redbridge over the next 10-20 years, with ilford, home to nearly three quarters of a million people, the borough’s main focus. alan Weinberg, leader of the council, was delighted by the announcement of the grant. He said: “this is a tremendous vote of confidence in this important project which is vital to maintaining ilford’s competitive edge as a metropolitan town centre able to offer outstanding quality residential, retail and cultural facilities.”
Roger Hampson, chief executive of Redbridge council, believes that the continuing development of town centres is crucial to growth and prosperity. He says: “today, ilford provides a social, economic and cultural focus for the multicultural communities of Redbridge and beyond. ilford is once again ready to renew and regenerate. new transport systems, high-quality housing, retail and leisure facilities will provide the impetus for wealth creation and prosperity for the people of the
borough. We believe Redbridge and ilford are ready to meet head-on the challenges we face. together, we are determined to promote ilford as an exciting, vibrant and cosmopolitan town centre in which people will seek to live, work and invest.”
securing benefits for the borough will, however, require a positive and proactive commitment among Redbridge’s stakeholders, so Redbridge council is committed to working with partners in delivering a legacy for local people. issues such as housing affordability, community involvement and consultation are all part of a selection process that aim to get the best for the people of Redbridge. Research has shown that councils can learn from leading firms in understanding the kind of services people want.
Redbridge’s attitude to consultation is progressive, involving numerous processes to satisfy both local residents and government legislation. the council uses consultation to try to encourage people to participate more actively in the public life of the borough, making sure the views of all residents are properly heard and taken into account and providing feedback to local people on how their views influenced the decision-making process. as the process also involves ensuring that community consultation is co-ordinated across services, the council work with other organisations, operating within the borough, to identify opportunities for sharing resources, expertise and outcomes of consultation.
John Pearce, head of planning policy and implementation at Redbridge council, said: “We have found that good consultation leads to less objections. Due to the involvement of different community representatives and a variety of groups looking at all aspects of planning, the
Talking ‘bout regeneration
Redbridge’s progressive attitude to consultation means that residents will be at the heart of the borough’s boom. Robert Jones reports
>
27
Con
sulta
tion
28
consultation
response to the ilford town centre development has been positive, particularly when compared with the number of objections to previous plans for the area.”
the consultation for ilford town centre has now moved into the formal stage after Redbridge council recently submitted the town centre area action plan (aaP) to the secretary of state. in May the council held a public meeting to explain the contents of the aaP, which shows how growth can be accommodated and used to improve the vitality and prosperity of the town for the benefit of residents and visitors. all comments and objections received by 8 June were passed to the independent government inspector for consideration. the inspector will then report to the council and offer advice on whether any changes are needed leaving the council free to adopt the aaP, including any changes made by the inspector.
aaPs, drawn up to help regeneration of a certain area, have also been drafted for both south Woodford and Barkingside. However, to try and provide longevity
to the ilford aaP, it has been decided to prepare it as part of the emerging local development framework, a move that has been replicated for the Gants Hill town centre aaP.
a population surge is expected in the next 10 years due, to Redbridge’s strategic position within the thames Gateway, as well as its proximity to the 2012 olympic Games, and new housing will be especially important to the borough’s ongoing development. construction of 250 residential units is already under way, and additional development of some 180 units per year is predicted for the next 15 years. in terms of the need for affordable housing, the council worked with housing associations to provide over 200 new affordable homes last year. in the future, local authority housing in the borough will be transferred to a not-for-profit organisation called Redbridge Homes, a move designed to help to provide extra money for improvements. Pearce believes: “Housing demand is a significant driver in terms of planning and development in Redbridge.”
Regeneration, and therefore consultation, will be at the hub of the exciting challenges Redbridge faces in the coming years as it continues to seek to attract external funding and build partnerships to help turn the vision for the area into reality. Pearce argues: “Regeneration and growth go hand in hand, and both are set to continue in Redbridge for many years. the stringent housing targets and the focus on town centres should, hopefully, lead to a more buoyant economy in the area, with Redbridge becoming a place where more and more people want to come and live.” •
“We have found
that good consultation leads to less
objection”
Above: some of the many new homes in Ilford town centre. Left: The cafe in Ilford’s town centre mall
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The regeneration magazine of Redbridge Counci
inside:
opportunity: A borough on the brink of huge growth, for business and residentsLoCAtion, LoCAtion, LoCAtion: Transport links, Thames Gateway, Olympics...
visionvision
issue
#1
Are you helping to transform Redbridge?
Use Vision magazine to promote your company and its work to more than 35,000 regeneration professionals.
Contact Lee Harrison 020 7978 6840.
30
town centre character
The word regeneration conjures up images of ultra-modern buildings, demolition
sites and big developments, but that is not the whole story. regeneration is not all about the new buildings – it also needs to enhance the character of an area, playing to its strengths and ensuring positive elements are preserved. Great emphasis must be placed on making sure developments are located appropriately to protect and complement the town’s principal attributes, fundamental to the essence of the area.
redbridge is determined that its regeneration will enhance, rather than detract from, the character of its town centres. the vision for the anticipated large influx of residents, thanks to the borough’s close proximity to the proposed thames Gateway and Stratford developments, is for urban rather than suburban living, with residential development concentrated in the town centres. this is in line with the substantial trend towards city living across the UK as the government pushes councils to encourage sustainable development.
Introducing residential projects within redbridge’s town centres will dramatically change their make-up. For
example, Ilford town centre’s present population of just 400 will significantly increase as 5,000 new homes are created over the next 10 years. John Pearce, redbridge council’s head of planning policy and implementation, explains: “households are becoming smaller and there is high demand for one- and two-bedroom properties. our borough is full of three-bedroom houses, which are suffering from huge under-occupancy, so it makes sense to locate growth in town centres where developments will offer smaller units.”
as well as changing the face of redbridge’s town centres, the new urban population will also generate more trade, promote vitality and encourage the evening economy and increase security. Murray Broad, senior policy planner at redbridge council, argues: “You can see the changes in Ilford already. there are more people in the town centre after work and the numbers will increase as more residential developments are completed. the move towards city living will lead to quite a turnaround for the town centre and should be complemented by an expanded retail and leisure offer to support the subsequent growth in the evening economy.”
the regeneration plan, in line with this trend, includes the creation of a new leisure centre and the development of a new civic space – Unity Square. as well as providing a focal point for the town it will offer a new theatre and concert hall alongside existing leisure facilities, including a bowling alley, cinema, library and restaurants. this variety of entertainment is expected to bring a more diverse mix
Balancing actwhat makes a town centre tick is at the very heart of the best regeneration plans, which are as much about keeping character as creating new buildings. Kirsty MacAulay reports
the move towards
city living will lead
to quite a turnaround
for the town centre
31
of people into the town centre and, in turn, establish a vibrant community atmosphere. Ilford town centre manager Reg Woda believes it will create “a village environment in a metropolitan centre”.
The success of a regeneration programme often hangs on how well the essence of the town centre has been preserved. “It is a question of balance,” explains Pearce. “For example, we don’t want >
Ilford Town Hall, at the heart of Redbridge’s ‘capital town’.
to obliterate Ilford and start again from scratch – we want to keep the best of what we’ve got. We want to encourage distinctiveness and areas of character such as the High Road, which is highly valued and well used, Ilford Lane, where there is a strong ethnic minority retail element, and the western end of the town, which stretches down to the river.”
To assess how the character of each town centre
is changing, Redbridge Council undertakes regular town centre ‘health checks’ to ascertain details such as footfall, types of retailers and number of vacant retail units. They include a survey of user habits to discover what facilities people use and what they feel is lacking, and the results form a base from which to plan improvements.
As a retail and leisure destination Ilford is in direct
Tow
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cha
ract
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32
town centre character
competition with nearby shopping centres Bluewater, romford and Lakeside. Pearce believes it is important to retain the town’s leading edge: “we can’t afford to stay where we are in such a competitive field. we need to respond to the challenge from other districts or Ilford will lose trade and decline.” this is echoed by woda, who claims: “our challenge is to hang onto our core customer base and enhance it through the town’s development.”
woda continues: “the retail units here cover a broad spectrum. we have retailers that have been trading in Ilford for more than 100 years, and are still very popular today. we are aware that the town has deficiencies, it needs an outstanding hotel and restaurant, but hopefully that will come with the redevelopment. the Unity Square project will provide an opportunity to design something that fits what people of today expect from a town centre.”
according to a council survey, residents believe regeneration priorities should be to maintain open spaces, suburban areas and the leafy character of the neighbourhoods. chadwell heath, South woodford and wanstead in particular benefit from open spaces and a
village atmosphere that makes them particularly desirable, especially as they are within easy reach of central London, giving residents the best of both worlds.
South woodford, the largest district centre in redbridge, avoided significant bomb damage during the war (unlike Ilford). as a result it has retained its original form, which strengthens the village atmosphere, further enhanced these days by a combination of historic buildings, a cinema, waitrose and quality restaurants.
the South woodford area action plan states that “opportunity for development must contribute to the continued prosperity of the area. Good building design is essential to ensure new constructions are in proportion with existing buildings.”
Similarly, it is clear that wanstead Village’s distinctiveness does not preclude good, contemporary design, which adds to the area’s vibrancy. while the village’s 250 street trees make an enormous contribution to the character of the conservation area, and residents want to both protect the wooded areas and variety of architectural styles, they don’t want them to hinder the viability of the town centre as a commercial success.
In Gants hill it is understood that there is a very real need for development, but the close-knit community is keen to retain the small town atmosphere. the area action plan suggests this can be done in two ways: requiring development to respect the scale of existing buildings and improving pedestrian access. James hetherington, implementation team leader at redbridge council, says: “Gants hill is a small suburban town centre and residents are understandably apprehensive of dramatic change, but we feel it is possible to achieve increased density without building tall towers.”
the heart of Gants hill town centre is dominated by a busy roundabout and the roads off it which effectively divide the area and limit much of the pedestrian access to subways. the regeneration plans focus on improving pedestrian links, in a bid to enhance the town centre atmosphere. one idea was to turn the roundabout into a piazza, giving the town centre a more people-friendly focal point.
all in all, exciting times are around the corner for redbridge, as its town centres are transformed into thriving urban districts built on a policy of enhancing distinctiveness through preservation and good building design. •
Hainault Business Improvement District
hainault Business Park became the second industrial estate in the country in March 2006 to form a business improvement district (BID). Participating companies contribute 1% extra on the business rates to undertake five years’ activities deemed to be in their collective interests.
Following the success of its initial initiatives – installing security cameras and traffic management to address concerns such as crime and trading conditions – the BID has put itself at the forefront of broader regeneration objectives. For example, it has begun a programme of local procurement, network meetings, e-commerce and intra-trading to improve competitiveness, and has engaged local schools and the wider community in a programme of environmental improvements, job and skills training or work placements, all designed to
regeneration must maintain open spaces,
suburban areas and the leafy character of the
neighbourhoods
33
Tow
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cha
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erTo
wn
cent
re c
hara
cter
Wanstead’s Christ Church, at the heart of the picturesque town centre
34
services
Redbridge planning and regeneration
contacts
● MarcDorfmanchiefplanningandregenerationofficerTel:02087082067Fax:02087082985email:[email protected]
● MarkLucasHeadofregenerationTel:02087082143Fax:02087082379email:[email protected]
● eWatsonandJHetheringtonActingheadsofplanningpolicyandimplementationTel:02087082235Fax:02087082062
● JohnPearceinterimheadofdevelopmentcontrolTel:02087082052Fax:02087082199email:[email protected]
● royGregorychiefpropertymanagerTel:02087083201Fax:02087083985email:[email protected]
● GeoffclaxtonHeadoftransportationTel:02087083670Fax:02087083970email:[email protected]
● iainvarahchiefcultureandcommunitylearningservicesofficerTel:02087082012Fax:02087083178email:[email protected]
● HemantAminBusinesscompetitivenessmanagerTel:02087082173Fax:02087082379email:[email protected]
● JulieKhanemploymentandskillsdevelopmentmanagerTel:02087082974Fax:02087082379email:[email protected]● JohnTurksonManager–redbridgestrategicPartnershipTel:02087082381Fax:02087082376email:[email protected]
Redbridge Planning and Regeneration for a new Generation…
Find out more; www.redbridge.gov.ukLondon Borough of Redbridge,Planning & Regeneration,PO Box 2, 128-142 High Road,Ilford, IG1 1DD
Townscape of Ilford town centre
Bellway Essex Developments
Something for everyoneWherever you are on the property ladder there is something nearby for you!
For more information please call our sales hotline
01245 357520Prices and details correct at time of going to press. Photography for illustration purposes only.
Clarendon GateMill Road, Colchester3 & 4 bedroom homes from £210,000
Sales Centre Tel: 01206 385929Daily 10am – 5.30pm
Downham ChaseRavenswood, Ipswich4 & 5 bedroom homes - only 5 remainfrom £250,000
Sales Centre Tel: 01473 712706Thursday to Monday 10am – 5.30pm
ProspectusBraganza Way, Beaulieu Park, Chelmsford2, 3 & 4 bedroom homes from £250,000
Sales Centre Tel: 0845 603 8278Daily 10am – 5.30pm
AspireGalleywood Road, Chelmsford3, 4 & 5 bedroom homesfrom £345,000
Sales Centre Tel: 0845 603 6842Daily 10am – 5.30pm
Priory CourtCrouch Street, Colchester2 bedroom apartments from £240,000
Sales Centre Tel: 01245 505347Thursday to Monday 10am – 5.30pm
South QuarterCostessey, Norwich1 & 2 bedroom apartments
from £150,000
Sales Centre Tel: 0845 603 8289Daily 10am – 5.30pm
Coming SoonThe Angle – BasildonUplands – StowmarketThe Edge – Bocking
www.bellway.co.uk
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