Living at the Royal Arsenal - A social sustainability report commissioned by the Berkeley Group
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Living at the
Royal Arsenal
A social sustainability report
commissioned by the Berkeley Group
Foreword
The importance of place-making is now You have to deliver on both to create
widely acknowledged by the house- a strong new community.
building industry. It wasn’t always this
In practice, this means looking at
way. But the quality of housing design
estate management in an increasingly
has improved significantly and people
sophisticated way. It involves
recognise you have to address social
developers working in partnership
and economic issues, as well as the
with housing associations and local
buildings and spaces, if you want to
authorities to put in place the right
create fantastic places.
funding and structures. It means
The idea of place-keeping, however, finding new ways to bring people
often remains an after-thought. together and actively involving
We have focused much less on how residents in decisions about how
these new communities are going places are managed in the long-term.
to be managed and maintained
What this research at the Royal Arsenal
and how residents should be involved
shows is that the same care, attention
if these places are going to thrive.
and investment now given to place-
The last time Britain built more making needs to be brought to thinking
than 200,000 homes a year back about the idea of place-keeping.
in the Sixties and Seventies, these
communities ultimately failed
because of management and
maintenance, as much as design.
So we need to start thinking about
place-making and place-keeping Tony Pidgley, CBE
as two elements of the same process. Chairman, the Berkeley Group
Contents
‘We need to start thinking Foreword 03
Executive summary 07
about place-making and What do residents think about Royal Arsenal Riverside? 08
What did we learn from the research? 12
place-keeping as two elements Social sustainability rating 13
1. Introduction 15
of the same process. You 2. Research framework and methods 17
2.1 What is social sustainability? 17
have to deliver on both to create 2.2 Benchmarking the research findings 18
3. Research findings 21
a strong new community.’ 3.1 Resident survey: who did we interview?
3.2 Social and cultural life
21
24
3.3 Voice and influence 31
3.4 Amenities and social infrastructure 33
3.5 Quality of life 38
3.6 Facilities residents would like to see 38
4. Contextual interviews 43
4.1 Neighbourliness and community spirit 43
4.2 Community cohesion 44
4.3 Prosperity of the area 44
4.4 Community voice and action 45
4.5 Built environment and design 46
4.6 Safety 46
4.7 Children 46
5. Visitors to Royal Arsenal Riverside 49
5.1 Visitor survey: who did we interview? 49
5.2 How often do they visit? 51
6. Key insights and opportunities 55
About this project 58
4 5
Executive Summary
This report describes the findings of a research project
exploring community strength and quality of life at Royal
Arsenal Riverside in the Royal Borough of Greenwich, south
London. Berkeley Homes, the developer of Royal Arsenal,
commissioned this work to understand what life is like
for new residents and to understand how to support the
community as it develops.
Royal Arsenal is a large-scale, new suburban community.
It is currently one of Europe’s largest regeneration projects
and has been planned to transform a derelict industrial
munitions site into a new mixed-tenure, mixed-used
community. Over 30 years 5000 homes, cafés, bars, shops,
restaurants, health facilities, offices and a new park will be
created at Royal Arsenal.
The research involved a household survey, a site survey, and
a number of in-depth, one-to-one interviews. The household
survey results were benchmarked against data from four
national, government surveys to assess the experience of
Royal Arsenal residents against that of people living in
comparable places.
6 7
226 residents (11% of the current population) were • The majority of residents plan to live at Royal Arsenal
interviewed in February 2014. A quota sampling method for a number of years to come: 75% of people living in
was used to reflect the overall proportion of private and privately owned or rented properties and 71% of people
affordable households at Royal Arsenal. 151 people lived in living in affordable properties.
private housing (67%), 72 in affordable housing (32%), and
three (1%) identified themselves as other. ‘Residents feel that people from different backgrounds get
along well but levels of neighbourliness are much lower
A visitor survey was also commissioned as part of this
than the benchmark.’
project to understand more about how non-residents use
Royal Arsenal and feel about the place and the facilities.
• 89% of people agree that people from different
backgrounds get along but less than half the respondents
What do residents think about Royal Arsenal? felt they could ask someone from their neighbourhood for
advice (45% private and 42% affordable, 44% overall).
‘Here I can have my London life, my city commute,
• 49% of affordable and 39% of private residents said they
but also village life.’
spoke regularly to neighbours.
Residents at Royal Arsenal report high levels of happiness,
‘It’s safe compared to the rest of Woolwich and London.’
belonging, and trust in their neighbours. They feel that where
they live makes a positive contribution to their sense of identity
and intend to live in the neighbourhood for a number of years. People feel safe at Royal Arsenal but less so in the
surrounding neighbourhoods:
• 93% of residents describe themselves as happy, which is
higher than the average for London (87%) and the UK (88%). • 88% of residents feel safe at Royal Arsenal after dark
but only 68% feel safe after dark in the surrounding
• Overall 74% of residents feel that where they live is neighbourhoods. This difference is less marked during the
important to their sense of identity. This figure was much day: 98% of residents feel safe at Royal Arsenal during the
higher for residents living in affordable housing (90%). day compared to 94% in the surrounding neighbourhoods.
• 66% of residents say they feel like they belong to the • Residents are willing to work with other people to
neighbourhood compared to 62% for London and 48% for improve the neighbourhood but only 40% feel they can
comparable areas. influence local decision-making.
8 9
‘It has changed the reputation of the area. People come and • Most residents are aged between 26 and 45. Fifty percent
say “I’ve never seen a building like this”.’ of people in private households and 40% in affordable
households are aged between 26-35.
Overall, the majority of residents, visitors and people working
• 17% of respondents from private households were aged
in the area who took part in the research felt that Royal
under 25.
Arsenal has made a positive contribution to the wider area.
• 66% of all private households are privately rented. This
• Residents and visitors place a high value on the quality
reflects the overall growth of the private rented sector,
of the built and natural environment at Royal Arsenal.
which overtook the social rented sector in 2012-2013 to
In particular, the riverside location and mix of heritage
become the second largest tenure group in England.1
buildings and modern architecture create a unique setting.
• People living in private rented homes were as likely to feel
• People recognise that the Royal Arsenal has helped to change
happy and report that the local area was a place where
the reputation of the area and has put Woolwich ‘on the map’.
people from different backgrounds get along, however, they
• Improved transport links and the future Crossrail link are were less likely than other tenure groups to stop and speak
acknowledged to be a lasting legacy of the development. to neighbours or borrow things and exchange favours.
• The built environment will continue to evolve but is In-depth interviews revealed that some residents felt that
already highly rated, with a wide range of community people from different tenure types were disconnected and not
facilities including shops, a pub, restaurants, health sufficiently integrated creating an us and them feel. Others
centre, dentist and nursery. were concerned that Royal Arsenal is cut off from the rest of
Woolwich. Not all interviewees shared this feeling; others
• The site has become a destination for residents and the thought that diversity of tenures and people from different
wider community. backgrounds created a cosmopolitan community, where people
were mutually respectful. Beresford Street (the dual carriage
‘The number of children is very low. Typically, it’s young way) and the wall around the development create physical
urban professionals.’ barriers between Royal Arsenal and Woolwich, and are seen
to symbolise the social and economic gap between residents.
Royal Arsenal has a young population and a large number
of households in the private rented sector. 1
Issue 10: English Housing Survey Bulletin, February 2014
10 11
What did we learn from the research? Social sustainability rating
The experience of the Royal Arsenal residents highlights This wheel diagram indicates how Royal Arsenal performs
three key issues that a new approach to community against the 13 social sustainability criteria and provides
management could address: an overall rating for the development. Seven of the 13
criteria receive a positive rating, mostly in the amenities
• First, expanding and re-designing estate management and infrastructure dimension, which reflect the
services to encompass community development development’s high quality built and natural environment.
functions. There is value in exploring a new hybrid The other six criteria are rated as satisfactory.
‘Community Concierge’ role that might integrate the
skills of community development with the functions
of estate management.
• Second, having different housing management RE
CO M
I TY
SO
arrangements for different tenures is both logical TU
ENT
MUN
C
TR
C
L ID
and problematic. It is impractical to suggest they
RU
AN
IA
S
UR
ITY S
ST
SP
A
L
could be streamlined into one system for everyone.
BO
LOC
O
AN
RA
H
RT
PACE
DI
G
ST
But there is scope for closer integration. This would
EI
LIN
IN
D
F
N
CT
ENITIES AND IN
KS
H
IVE
CUL
often support a stronger sense of inclusion and the
IT
CH
W
AR ING
LBE
KS
AC WEL
kind of innovations seen at the Royal Arsenal where
N
TURAL LIFE
TE
LI
R
LOCAL INTE
residents can opt-in to additional services are well GRATION
worth developing. FEELIN
GS OF
SAFET
UT Y
O
ET LAY
• Third, experience at the Royal Arsenal suggests we TRE LO
AM
S E
AC CA
ABI
CT
need to think through how residents influence the SP LF
AC
L I TY
A
LE IL
AB
TO
IT
management of public and open space in new PT IE
TO
S
ESS
A
AD
communities. This has been a recurring theme of
IN
GN
FLU
Berkeley’s social sustainability assessments. It can
LIN
ENC
WIL
be a cause of frustration. But done well, it brings people
E
Positive
VO
together and allows residents to take responsibility ICE CE
Satisfactory
AND INFLUEN
for the place where they live. Negative
12 13
1.0 Introduction
R
oyal Arsenal Riverside is outside areas are landscaped with
a £1.5 billion mixed-use lawns and paving.
regeneration scheme
But the journey is only half way
in Woolwich, south east
complete. When it is finished
London. Once a 300-year
around 2030, this development
old munitions site, it has now been
will provide a total of 5,000 homes,
decontaminated and re-developed
alongside a hotel, shops and
into a vibrant neighbourhood where
commercial work spaces.
2,000 households already live.
Twenty years ago, this site was derelict
and isolated. Now it is fast becoming What has been delivered so far?
one of the best connected places to
• 1,992 homes (1,364 private and 628
live in this part of London. Crossrail
affordable – 46% of the first phases)
will soon take commuters to Bond
Street in twenty minutes, adding to the • 500,000 sq. ft. of retail, leisure,
transport options already provided by community, office and light
the Thames Clipper and Docklands industrial space
Light Railway services.
• 18 Grade II listed buildings restored
The Royal Arsenal has undergone
• 3,000 construction jobs created
huge physical transformation. A
disused brownfield site is today a • Over 1,000 permanent jobs created
beautiful, enjoyable location, home
• £15.5 million invested in the
to restored and refurbished Georgian
community through Section 106
listed buildings. Bold contemporary
apartment blocks sit alongside a • The below ground infrastructure for
café, gastro pub and restaurant. The a Crossrail station
‘Twenty years ago, this site was derelict and isolated.
Now it is fast becoming one of the best connected places
to live in this part of London.’
14 15
2.0 Research framework
and methods
2.1 quality of life and wellbeing are related
to the built environment, for example:
What is social
sustainability? • ‘Physical factors’ include decent
and affordable housing, access
The Berkeley Group’s innovative to opportunities, high quality
social sustainability framework public services, good quality and
has been designed to explore and sustainable public realm, good
measure people’s quality of life and transport connections.
the strength of community on new
• ‘Non-physical factors’ encompass
housing developments. Social Life
safety, local social networks, social
and Professor Tim Dixon from Reading
inclusion and spatial integration,
University developed the framework
cultural heritage, a sense of belonging
for the Berkeley Group in 2012.2
and identity, and wellbeing.3
The framework assesses a wide range
The Berkeley Group framework pays
of factors that are known to influence
particular attention to how residents
local quality of life and the strength of
describe their quality of life, feelings of
a community. It contains 13 different
safety, satisfaction with local amenities
criteria that combine the results of 45
like shops and public transport, and
questions to measure three dimensions
their views on the strength of the
of social sustainability: social and
community. The criteria in the social
cultural life, voice and influence,
and cultural life and voice and influence
and amenities and social infrastructure.
dimensions are measured through
The framework is grounded in an independent resident survey. The
academic research about social criteria in the amenities and social
sustainability (as one of the three pillars infrastructure dimension are measured
of sustainable development) and how through an independent site survey.
2
Full details about the criteria and how the framework 3
N Dempsey, G Bramley, S Power and C Brown: ‘The
was developed and tested can be found in Creating social dimension of sustainable development: defining
Strong Communities urban social sustainability’. Sustainable Development,
2011, Vol. 19 (5), 289-300
16 17
2.2 the social sustainability assessment.
A RAG (red-amber-green) rating system Comparable area benchmarks for Royal Arsenal Riverside
Benchmarking the is used to provide a simple graphic
research findings representation of the results of the This chart shows how the responses from the Royal Arsenal residents survey compare
resident and site surveys and to show to responses you would expect areas with similar socio-economic characteristics
the results for all the criteria. Green
An important part of Berkeley’s indicates a positive result, meaning Talked to / written to a sporting or cultural facility
social sustainability framework is the resident survey responses are more
People in this neighbourhood pull together to improve the neighbourhood
ability to ‘benchmark’ residents’ positive than the comparable area
Joined a local group or attended a neighbourhood forum
experience against that of similar people benchmarks; amber is a satisfactory
Willingness to act
living in similar places. This is done by result in line with what would be I would be willing to work with others to improve my neighbourhood
comparing the results of the resident expected for a comparable place; and Helped organise a petition
survey at Royal Arsenal to responses red a negative response, lower than
Contacted the council
from national government surveys, would be expected. The site survey
which are matched to local areas using data is assigned a RAG rating based on Contacted a local radio station, TV station or paper
the Office of National Statistics Output a scoring system established by CABE Contacted a local councillor or MP
Area Classification (OAC) methodology. and the Home Builders’ Federation for Attended a protest meeting or joined a campaign group
the Building for Life criteria.
OAC provides a detailed, Satisfaction with local area as a place to live
socio-demographic
Wellbeing
Satisfaction with your life overall
profile of small
Felt you were playing a useful part in things
geographic areas, Berkeley Group social
which means we can sustainability framework Been feeling reasonably happy
make a meaningful Plan to remain resident of this neighbourhood for a number of years
Local identity
comparison between Importance of where you live to sense of who you are
the responses that
RE
Feel like I belong to this neighbourhood
CO M
ITY
Berkeley residents SO
TU
ENT
MUN
report and the This local area is a place where people from different backgrounds get on well
C
TR
C
L ID
RU
AN
IA
S
responses of OAC
UR
ITY S
ST
Links with neighbours
SP
A
L
Overall trust in people
BO
LOC
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AN
RA
H
sub-groups for
RT
PACE
DI
G
ST
EI
LIN
IN
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F
If I needed advice I could go to someone in my neighbourhood
N
CT
areas with similar
ENITIES AND IN
KS
H
IVE
CUL
IT
CH
W
AR EING I regularly stop and talk with people in my neighbourhood
socio-economic
KS
AC LB
WEL
N
TURAL LIFE
TE
LI
R
characteristics. LOCAL INTEG
RATION
I borrow things and exchange favours with my neighbours
We call this creating FEELIN
GS OF Friendships in my neighbourhood mean a lot to me
SAFET
‘benchmarks for OU
T Y
LAY How safe do you feel walking alone in this area during the day
EET LO
comparable places,’ ST R
AM
Feelings of
E
AC CA
ABI
CT
safety
SP LF
as shown opposite. AC How safe do you feel walking alone after dark
L I TY
A
B LE IL
TO
TA IT
IE
TO
AP S
ESS
How does the level of crime in your local area compare to the country as a whole
The results of the resident AD
IN
GN
FLU
How important is it for you personally to feel that you can influence decisions
survey are subject to
influence
Ability to
LIN
affecting your local area
ENC
WIL
statistical testing. Only Can you influence decisions affecting your local area
E
VO
statistically significant ICE N CE
AND IN FLUE -0.4 -0.2 0 0.2 0.4 0.6 0.8 1.0
results are reported in
Less positive More positive
18 193.0 Research findings
T
his section describes the two children, and 10% had between
findings of the resident three and five children.
survey, site survey and
• Royal Arsenal Riverside has a young
contextual interviews with
population. 50% of residents living
local stakeholders.
in private households were under
35 and 17% were under 25. 75% of
residents in affordable households
3.1 were under 45 and 40% under 35.
Only 5% of people from private
Resident survey: who households were aged over 56.
did we interview? • 18% had lived in their home for a
year, 51% for two years, 23% for three
226 people took part in the years, 5% for four years, and 3% for
resident survey.4 five years or more.
Household circumstances
• 151 people (67%) lived in private ‘When people who live
housing, 72 (32%) in affordable,
and three (1%) identified themselves
within the borough come
as other. in, they are surprised
• 59 households (25%) had children to see such beautiful and
under 18 living at home, of which, historic buildings.’
40 (70%) had one child, 13 (22%) had
4
Interviews were carried out during the day and the evening, during the week and at weekends, over a three-week
period in February 2014. A quota sampling method was used to ensure that the balance between private and affordable
households at Royal Arsenal Riverside was reflected in the data collection.
20 21Age of respondents Ethnicity
120
Number of respondents
50 Private
50%
Percent by tenure type
Affordable
105
40
40% 100
35
30%
80
21
20%
17
60
12
10%
7 7 45
6
4
40
1
0
0%
Under 25 26-35 36-45 46-55 56-65 66+
20 21
20
9
6 5 5 5
2 2 1
0
Average annual household income
Indian
Other mixed
White
British
Other white
African
Chinese
Caribbean
Irish
black mixed
Bangladeshi
ethnic group
Other black
White and
Other
Private
Affordable
40%
Percent by tenure type
37
35%
Work and household income Ethnicity
30%
27 76% of people from private households The majority of people living at Royal
25%
22
24
and 72% of people from affordable Arsenal described themselves as
20%
20 20 tenures were in full or part-time being of White British or Other White
17 paid work. 8% of respondents were backgrounds (66%). 9% were Indian
15% 14
unemployed (in line with the borough and 9% were African. The other
10% 9
average for Greenwich). 7% of private ethnic groups were Chinese (4%),
residents and 1% of affordable Caribbean (3%), White Irish (2%) and
5
5%
3 residents were students. Average a small number of people who were
2
household incomes ranged from Bangladeshi or from mixed African,
0%
Up to £14,000 £14,001 – £28,000 £28,001 – £41,000 £41,001 – £62,000 £62,001 – £83,000 Over £83,001 £14,000 to over £83,000 per year. Caribbean and Asian backgrounds.
22 233.2 the comparable area benchmarks, in
particular, residents described very How important is where you live to your sense of who you are?
Social and cultural life high levels of feeling that where they
live contributes positively to their Negative
sense of who they are. Residents and Positive
This section describes how residents
visitors place a high value on Royal
answered questions measuring the
Arsenal’s unique architectural and
social and cultural life dimension of 100%
natural landscapes. It is likely this
Percent of tenure type
the framework. 90
distinctiveness contributes significantly
to these positive responses. 80%
70
Local identity Overall, 75% of residents in private
households and 71% in affordable 60%
households plan to remain resident.
• Do you plan to remain a
A more detailed breakdown of
resident of this neighbourhood 40%
responses by tenure type shows an
for a number of years? 30
interesting picture:
• Do you feel like you belong to 20%
• 90% of owner occupiers and 10
this neighbourhood?
67% of tenants in private rented
• How important is where you live accommodation plan to stay in the 0%
Private Affordable
to your sense of who you are? neighbourhood. This seems like
a particularly positive response
from people living in private rented
accommodation, which is often Plan to remain a resident for a number of years
Much research about communities
assumed to be a more transient
explores how the identity and
tenure type. Private
character of a neighbourhood creates
Affordable
an identifiable sense of place and • 85% of residents who are living in
how this influences people’s feelings properties rented from a housing
80%
of belonging to an area. Physical and association plan to remain resident, yet
Percent by tenure type
75
71
social factors both contribute to a only 47% of people who have shared 70%
positive local identity, for example, ownership tenures planned to remain.
60%
distinctive architecture or natural The number of shared ownership
landscapes, community history, and properties at Royal Arsenal is relatively 50%
local social events like street parties. low (30 units), however, it could
40%
be assumed that households with
This criterion investigates how residents
shared equity would be more likely
at Royal Arsenal feel about the 30%
to want to stay in the neighbourhood.
identity of the area and how these 20%
16 15
feelings influence their own sense • The number of residents reporting 14
9
of self and belonging. For all three they plan to remain resident in 10%
questions in this criterion, residents the neighbourhood is above the 0%
report positive responses that are above comparable area benchmark. Negative Neutral Positive
24 25Feelings of belonging are higher than CABE has demonstrated that well-
the benchmark for comparable areas. designed and high quality public Local support networks to call on
Private residents reported stronger spaces, street layouts that connect and
feelings of belonging than residents integrate different neighbourhoods, Private
in affordable households (69% and shared facilities like shops and
Affordable
compared to 60%). parks, can encourage informal daily
50%
interaction between people of
Percent by tenure type
48
different backgrounds. This kind of 45
Links with neighbours daily social interaction between people 42
living and working in a neighbourhood 40%
37
has been demonstrated to build
• If I needed advice I could go to
trust and over time, to encourage the
someone in my neighbourhood
type of weak social ties that are often 30%
• I borrow things and exchange described as ‘latent neighbourliness’
favours with my neighbours or ‘collective efficacy’.
21
• I regularly stop and talk with 30% of residents at Royal Arsenal say 20%
people in my neighbourhood they trust other people who live locally,
which is a very positive response
• Friendships in my neighbourhood
(the second highest) against the
mean a lot to me 10%
comparable area benchmark. Almost 7
• Most people can be trusted 90% of residents (90% private and 87%
or you cannot be too careful affordable households) agree that
0%
with people the local area is a place where people Negative Neutral Positive
from different backgrounds get along,
• People from different
although these responses are lower
backgrounds get on well
than the comparable area benchmark.
day interaction with their neighbours. • People living in shared ownership
Roughly half of the people
Responses to the four questions and private rented tenures
interviewed said that local friendships
about neighbourliness were all below reported lower levels of interaction
Social ties at neighbourhood level and associations were important
the comparable area benchmark. with their neighbours across all the
are acknowledged to make a positive to them. Yet in spite of high levels
questions about neighbourliness.
contribution to individual wellbeing of trust residents at Royal Arsenal • 45% of private and 42% of affordable
They were least likely to say
and community resilience. Work by describe a mixed picture of day-to- households report they could
they could go to someone in the
seek advice from someone in the
neighbourhood if they needed
neighbourhood if they needed help
advice (31% shared ownership
‘Almost 90% of residents agree that the • 39% of private and 49% of affordable
households report they regularly talk
and 40% private rented compared
to 54% of owner occupiers) or to
local area is a place where people to their neighbours regularly stop and speak with their
neighbours (37% shared ownership
from different backgrounds get along.’
• Only 18% of private and affordable
and 33% private rented compared
households borrow things or
to 51% of owner occupiers).
exchange favours with neighbours
26 27Wellbeing those for owner occupiers and shared
ownership households (94%) but Have you been feeling reasonably happy?
significantly higher than people living
• Have you recently felt that
in social rented homes (86%). Negative
you were playing a useful part
in things? If the four questions in the criterion Positive
are taken individually, residents
• Have you been feeling
report very high levels of satisfaction
reasonably happy? 100%
with life overall and high levels of
Percent by tenure type
95
• How dissatisfied or satisfied feeling reasonably happy against 94
are you with life overall? the benchmark for comparable 90% 89
places. However, levels of satisfaction
• Overall, how satisfied or
with the area as a place to live and
dissatisfied are you with your
responses to the question ‘have 80%
local area as a place to live?
you recently felt you were playing a
useful part in things?’ are below the
70%
benchmark for comparable places.
80% private and 75% affordable
ONS is putting considerable focus
households report they felt they were 60%
on the measurement of the nation’s
playing a useful part in things and
wellbeing following a policy direction
91% of private and 89% of affordable
set out by the Prime Minister after 50%
households say they have been feeling
the 2010 election. ONS uses four
reasonably happy.
questions to explore different aspects
Residents report high levels of of wellbeing: ‘overall, how satisfied are 40%
satisfaction with the local area as a you with your life nowadays?’, ‘overall,
place to live (84% private and 80% to what extent do you think the things
30%
affordable households) and with their you do in your life are worthwhile?’,
current situation (86% private and 78% ‘overall, how happy did you feel
affordable households). yesterday?’, and ‘overall, how anxious 20%
did you feel yesterday?’.5
A closer look at different tenure groups
11
shows that people living in private This framework includes one of these 10%
rented homes report the highest levels questions in the social sustainability 6
5
of happiness; 95% say they have been assessment: ‘overall, how satisfied are
feeling reasonably happy and 88% you with your life nowadays?’ and three 0%
Owner occupied Private rented Affordable
said they felt happy yesterday. The questions from other national surveys.
results for the first question – ‘have These questions were selected when
you been feeling reasonably happy?’ the framework was developed because
– are only marginally higher than Berkeley Group and the research
team felt it was inappropriate to ask included in te Royal Arsenal resident
residents very personal questions. survey, although the results have not
However, an additional question ‘how been included in the benchmarking or
5
ONS (2011) Initial investigation into subjective wellbeing from the Opinions Survey. London: Office
for National Statistics. happy were you yesterday?’ was also overall social sustainability assessment.
28 29Feelings of safety Local facilities Royal Arsenal residents rated the two criteria that measure voice and
quality of sports and social facilities, influence.
and play facilities for children aged
• How safe do you feel walking Are you satisfied/dissatisfied with
5-11 as satisfactory. Residents were
alone in this area during the quality of facilities for:
very positive about the provision Willingness to act
the day?
• Children and young people of local health facilities but were
• How safe do you feel (0-4 years)? unsatisfied with the play facilities for
• I would be willing to work
walking alone in this area children under the age of four.
• Children and young people together with others on
after dark?
(5-11 years)? The lack of facilities and spaces for something to improve my
• Compared to the country children and young people emerged neighbourhood
• Children and young people
as a whole do you think in the in-depth contextual interviews
(12-15 years)? • To what extent do you agree
the level of crime in your local and was identified again when
or disagree that people in
area is… • Children and young people residents were asked what kind of
this neighbourhood pull
(16-18 years)? facilities they would like to see at Royal
together to improve this
Arsenal in the future. Provision of
• Quality of health facilities? neighbourhood?
facilities for young children was fourth
Residents were asked how safe they
• Quality of sport and leisure on the list of priorities for both private • In the last 12 months, have
feel walking alone in the area during
facilities? and affordable residents. you taken any of the following
the day and during the night in the
actions to try to get something
local area (defined as being 15-20 • Quality of facilities where Getting the right balance of play spaces
done about the quality of your
minutes walk from home) and also in you socialise with friends for children and young people is often a
local environment?
Royal Arsenal development. and family? challenge in new housing developments,
in particular, designing play spaces ∙∙ Contacted a local radio
The majority of residents feel
that are not rigidly managed so are or TV station or newspaper
very or fairly safe at Royal Arsenal
able to provide a degree of flexibility ∙∙ Talked to or written to
during the day (98%) and at night This criterion includes seven
in how young people use them and are a sporting or cultural facility
(88%). However, feelings of safety questions about residents’
able to adapt as children get older. ∙∙ Contacted the council
in the local area at night are much satisfaction with the availability and
∙∙ Contacted a local councillor
lower with 68% of people saying quality of community facilities in the The contextual interviews identified that
or MP
they feel fairly or very safe in the development, with a particular focus parking for the doctor’s surgery and
∙∙ Joined a local group or
neighbourhoods surrounding on provision for young children of pharmacy is felt to be very inadequate.
attended a neighbourhood
Royal Arsenal. different ages and spaces for people The practice has four parking bays for
forum
to socialise. staff but there are 15 clinical rooms with
Feelings of safety in the local area ∙∙ Attended a protest group
potentially 15 clinicians, 15 staff and 15
are higher than the comparable area These questions are intended to give or joined a campaign group
patients at any one time.
benchmark but responses to the residents a voice in assessing the ∙∙ Helped organise a petition
other two questions are lower than availability and quality of community
the comparable area benchmark. facilities as a counterpoint to the
30% of people feel that levels of independent site surveyor’s assessment. 3.3
crime in the neighbourhood are These questions are assessed as part Royal Arsenal residents report
higher than average. 17% feel they of the overall social sustainability rating
Voice and influence positive responses to all nine of the
are lower than average and 36% feel but are not benchmarked against This section describes how residents questions in this criterion compared
they are about the same. national datasets. responded to questions about the to the benchmarks.
30 31Three questions generated responses number of community-led initiatives the comparable area benchmark and timing of provision of facilities, with a
that were significantly higher than running alongside formal residents’ responses to the question ‘can you particular focus on provision for young
the others: associations, to bring people together influence decisions affecting your children of different ages, and spaces
and share information including a local area?’ were marginally above the for people to socialise.
• First, 27 of the 226 people surveyed
community website, a book club and comparable area benchmark.
(11%) said they had joined a local The site survey identified that access to
a supper club.
group or attended a neighbourhood retail facilities and other local services
forum in the previous 12 months. is excellent. Royal Arsenal has a Tesco
Although this is a relatively small 3.4 Express, a gym, office space, estate
Ability to influence
management offices, a nursery, a pub/
number of people, it is significantly
higher than the comparable area
Amenities and social restaurant, two cafés, shops, health
benchmark. • In the last 12 months, has any infrastructure facilities, the Firepower Royal Artillery
organisation asked you what you Museum and Local Heritage Centre.
• Second, 16 people (7%) reported
think about: Residents can also access a full range of
they had helped organise a petition.
This section of the report describes the national and local independent retailers
Again, this is a small number of people ∙∙Sporting facilities
results of the independent site survey, in Woolwich town centre and both a
but it is significantly higher than the ∙∙Cultural facilities
which is based on an independent site covered and open market in Plumstead
comparable area benchmark. ∙∙Environmental facilities
survey adapted from CABE’s Building Road and Beresford Square. There are
• Third, people reporting they would • Do you agree or disagree that for Life assessment. no on-site schools but there is a range of
be willing to work with other people you can influence decisions primary schools and secondary schools
to improve the neighbourhood (69% affecting you local area? of various denominations close by.
agree or strongly agree). Community space
• How important is it for you Open and green spaces are currently
The relatively high levels of community personally to feel that you can well provided and generally well
action are likely to be linked, in part, influence decisions affecting Does the development provide (or managed. There is Royal Arsenal
to opposition to future phases of your local area? is it close to) community facilities, Gardens, a riverfront public park
development at Royal Arsenal. A such as a school, parks, play areas, planned as a ‘Playable Route’. It includes
number of residents have recently shops, pubs or cafés? (What kind? a skateboard park, multi-purpose,
come together to raise concerns In spite of the high levels of activity Are the facilities appropriate for grassed and hard landscape areas
about how site expansion will impact reported by residents against the the whole community?) for a range of activities, although
on current residents. In addition, in- ‘willingness to act’ questions, they the January 2013 Masterplan proposes
Have the community facilities
depth interviews carried out alongside reported low rates of being consulted to re-provision this as a linear park.
been appropriately provided?
the resident survey identified a about the environment and local
The site survey describes the
sporting and cultural facilities. Is public space well designed and
reconfigured park as particularly
does it have suitable management
95% of residents said they had not been important, both to residents and the
arrangements in place?
‘69% agree or strongly asked what they thought about local wider area, as new phases of high-density
sporting, cultural or environmental development evolve at Royal Arsenal
agree that they would be facilities in the previous 12 months. it will provide an active, well-lit space.
This indicator includes three questions
willing to work with
Responses to the question ‘how about the appropriate and timely The only equipped, public play area
other people to improve important is it for you personally to feel provision of community facilities in the completed to date is at Wellington
the neighbourhood.’ that you can influence decisions affecting development. It captures information Park in the centre of the completed
your local area?’ were marginally below about the type, adequacy, and development.
32 33Transport links combined with a range of new additions
that are architecturally restrained.
However, the site survey identifies that
Does the development have easy
the proposed new development on
access to public transport?
The Waterfront, to the west of the site,
lacks the same contextual constraints
and creating a distinctive environment
The development is close to Network
will be more difficult.
Rail’s mainline stations of Woolwich
and Plumstead and Woolwich DLR
Station in the town centre. In addition,
Local integration
a new Crossrail station is currently
under construction on the site, which
Berkeley Homes has been instrumental Is there an accommodation mix that
in securing. reflects the needs and aspirations
of the local community?
Beresford Road (A206) is part of the
South Circular and gives access to Does the design of the site
the national road network and to encourage people from
the north bank of the Thames via the different backgrounds and social
Woolwich ferry. A number of buses groups to interact on a
and the Thames Clipper serve the site. day-to-day basis (eg public
Consequently, the site has a high Public spaces that are open to all,
Transport Accessibility Rating of 6a. amenities situated for everyone
to use, amenities accessible
to all without entrance barriers?)
Distinctive character
Does the design of the site
enable people from different
Does the scheme feel like a place backgrounds and social groups
with distinctive character? to share community, shopping,
social and leisure facilities like
parks and restaurants?
The development incorporates 18
Grade I and II listed buildings, dating
from 1545 to 1829, which have been A range of property types is provided
converted to a range of uses. The listed including: studio, one, two and three
buildings and the orthogonal pattern of bedroom flats, penthouse town
streets and spaces give the Royal Arsenal and mews houses. They have been
development an extremely distinctive, developed by Berkeley Homes to
formal character. The historic buildings a mix agreed with its Registered
are of exceptional quality with an Social Landlord (RSL) partners and
abundance of detail and these have been Greenwich Borough Council.
34 35The development to date includes behind a high perimeter wall that is in Adaptable space • Flexible land use planning that
46% affordable housing. When the part listed and a largely immovable leaves space for residents to
final scheme is delivered, it will make barrier to integration. The site is further influence the design and use of
Do external spaces and layout
up 25%. The site survey identifies the isolated from the town centre to the public spaces in a development;
allow for adaption, conversion or
reduced level of affordable housing south by Beresford Street/Plumstead
extension? • Scope and flexibility within
is likely to be due to the very high Road, a busy dual carriageway
governance and decision-making
costs of site abnormals including with few obvious opportunities for
structures for residents to shape
contributions to Crossrail, the need enhanced links. The Crossrail Station
The adaptable space criterion decisions that affect the area.
to retain and restore so many listed will make the Royal Arsenal site a
assesses the flexibility of external
buildings and general economic major destination and clearly major Adaptability and flexibility also
spaces in two ways: in the short-term
conditions. The percentage of improvements to pedestrian crossing play another role in large-scale new
to be re-programmed for a variety
affordable housing increases in The facilities will be needed. communities, which is to create
of uses, such as community events
Waterfront to 35%. opportunities to bring people
A new site access is proposed from or interim use projects, and in the together to shape their own space
the existing Beresford Street and long-term to be adapted as resident and services. Intermediate or
Street layout Macbean Street junction that populations change in age ‘meanwhile use’ of land and buildings
will allow improved pedestrian or composition. can provide space for community
access to Church Street in the town activities and for people to get to
Do the buildings and layout make Academic and applied research
centre, providing access to The know each other.
it easy to find your way around? about social sustainability has
Waterfront scheme.
repeatedly identified the importance Royal Arsenal performs weakly on the
Does the scheme integrate
To the east, the long Woolwich Arsenal of adaptability and flexibility to the adaptable space indicator. The site
with existing streets, paths and
boundary is defined by a high (approx long-term success of communities. survey identifies that other than in the
surrounding development?
2.5 metre) brick wall of relatively recent In practical terms, the idea of IO Business Park, the density of the
Are the streets pedestrian, cycle construction and integration with the adaptability can be interpreted as: development is such that it would be
and vehicle friendly? adjacent, residential development difficult to extend properties.
• Public spaces that can be adapted
areas is poor. The development of the
Does the design of the local for different uses as the The resident survey and contextual
suburban IO Centre business park
environment adequately support community changes, for example, interviews suggest that people
adjacent to the eastern boundary
the needs of people with limited play spaces that can evolve if would appreciate a more relaxed
exacerbates the situation, making
physical mobility? the average age of children in approach to how open spaces are
integration more difficult still due to
a community changes; used and managed at Royal Arsenal.
Are public spaces and pedestrian the dramatic change of land-use and
In addition, feedback about how
routes overlooked and do they development typology and issues of
children use streets as informal play
feel safe? safety and security.
spaces because the playground
‘Academic research is not appropriately located, and
Streets and public spaces, existing
and proposed, are well overlooked has repeatedly identified the tensions this creates with child-
The site survey describes Royal
Arsenal as legible with distinctive,
from adjacent buildings and generally the importance of free households, suggests there is
feel safe and are accessible to the value in working with residents to
memorable buildings, spaces and adaptability and flexibility explore alternatives.
disabled, frail and infirm. All buildings
artefacts at every turn.
are designed to meet Lifetime Home to the long-term success The research did not identify any
The Royal Woolwich Arsenal was Standards and 10% are adaptable to of communities.’ proposals for temporary or interim
designed as a separate, secure enclave Greenwich’s Wheelchair Site Plan. uses of Royal Arsenal’s open spaces.
36 373.5 and then quality of the housing and
built environment as fourth and fifth Factors contributing to quality of life
Quality of life factors for private households and
quality of housing and cleanliness
of the development for residents in 14 Affordable
Residents were asked what aspects
affordable households. Heritage
Private
of living in Royal Arsenal contributed 6
most to their quality of life. Residents
identified a wide range of factors Management of
8
and these have been analysed by 3.6 development (concierge)
30
tenure to determine whether there
are significant differences of opinion
Facilities residents would
like to see
16
between how residents in private Shops
35
and affordable households value the
development.
17
Residents were asked to identify Community
Transport links was the most highly rated
the facilities they would like to see 31
factor for private households who value
developed at Royal Arsenal.
the connections to central London, 27
the city and Canary Wharf, and the job Overall, a better and more upmarket Cleanliness of
development
25
opportunities and access to shopping, choice of bars, cafés and restaurants
leisure and cultural facilities elsewhere. and better sports facilities were
13
the top priorities for respondents from Facilities and
Royal Arsenal’s surroundings are the amenities
all tenures. 37
most highly rated factor for affordable
households, who identified the river, High street shops were the third
28
open and green spaces (rated second priority for people living in privately Quality of housing
and development
for private residents) followed by owned or rented households. 40
transport links.
Facilities for young children and 19
Safety and security were rated third community facilities were the third Quiet and peaceful
48
for private and affordable households, and fourth priorities for people living
followed by the peace and quiet in affordable households.
37
Safety and security
67
‘Crossrail means everything, it Surroundings
(river, green space)
53
77
guarantees Woolwich’s future – 43
access to Canary Wharf, the
Transport links
99
City, the West End and Heathrow.’ 0
20
Number of responses
40 60 80 100
38 39Facilites residents would like to see
Affordable
Don’t know
Private
Laundrette/dry cleaner
Art gallery
Resident meetings
More school places
More security
Cycling (Boris bikes,
cycle parking and paths)
Youth centre for
older children
Better transport
(boat, taxi, bus)
Exercise classes
Local shops
(grocer, florist)
Childcare (day care,
mother and toddler groups)
Open spaces
(parks and walks)
Hairdresser/beauty spa
Cinema, bowling, theatre
More parking for visitors/
free for residents
Dentist/GP
Community facilities
Facilities for young children
High street shops
Sports facilities (better/bigger
gym, swimming pool, sports field)
More upmarket restaurants and
bars, better choice of cafés
10 20 30 40 50 60 70
0
Number of responses
40 414.0 Contextual
interviews
T
his section of the report 4.1
describes the main
themes emerging from the Neighbourliness and
contextual interviews.
community spirit
Eight in-depth, one-to-
The interviews revealed a variety of
one interviews were carried out with
perspectives about Royal Arsenal’s
people working and living at Royal
sense of community. Some people felt
Arsenal Riverside,6 including housing
it was a friendly neighbourhood and ‘a
associations, local businesses,
tight community’ and gave examples
local councillors, the management
of neighbours helping each other
company, one of the residents’
out when there were problems with
associations, and a community
their houses, such as someone being
organisation. The purpose of the
locked out.
interviews was to capture a range of
perspectives that would be valuable For people who described a strong
in interpreting the results of the sense of community spirit at Royal
resident survey. Arsenal this feeling was attributed to
a sense of pride and solidarity, which
they felt creates a foundation for a
‘People recognised that more profound sense of community
cohesion. For example, some people
local businesses and thought that sharing a contained space,
facilities play an important separate from the rest of Woolwich,
role in enabling residents, created a positive sense of belonging.
Others that the site’s distinctive
and people from the wider character and the fact it is well kept and
area, to come together.’ managed, fosters a sense of pride that
residents want to maintain.
6
The interviews were semi-structured, up to an hour long, and took place in February and March 2014.
42 43Other interviewees felt that there were 4.2
cliques within the community and
‘subsets of different communities’.
Community cohesion
Some interviewees linked this feeling A number of interviewees identified
to the huge diversity of tenures and that the sense of disconnection was
people from different backgrounds reinforced by the way the development
living at Royal Arsenal and described is managed, which make it difficult
that people from different tenure types to bring different resident groups
were disconnected and not sufficiently together into a cohesive community, in
integrated creating an ‘us and them particular, enabling residents to come
feel’. Not all interviewees shared this together and develop a shared voice
feeling; others thought that diversity about local issues.
of tenures and people from different
Some people found the different
backgrounds created a cosmopolitan
management structures and
community, where people were
variations in service charges linked
mutually respectful.
to different tenure types confusing
People recognized that local businesses and identified this as a source of
development, which would not have 4.4
and facilities play an important role in tension for some residents, who
been possible without Berkeley.
enabling residents, and people from were unclear about what to expect Community voice
the wider area, to come together. One in return. For example, although the Interviewees described Woolwich
person described how The Dial Arch gym is now accessible to all residents, as changing fast from a working
and action
pub ‘works like a village pub… you can the concierge service is limited to class area of London to a much more People recognized the residents’
walk in and just join a group of people.’ some tenure types. People felt this mixed area as a result of the influx of forum does a good job and works
Another person described how the kind of distinction is unhelpful and professionals who work in the city hard. However, some interviewees felt
Cornerstone Café is an important reinforces feelings of difference and now choosing to buy homes in the that the forum is limited in what it can
‘social hub’ and informal community sometimes exclusion. Some people area. Some people said that locals do and is trying to build a community
meeting space for a book club, supper suggested that having a Community welcomed the change but others were against the odds. Others felt that it is
club, and the badminton club meet-up. Liaison Officer who could help to concerned that ‘the money made in hard for some people to have a voice
Interviewees appreciated the holiday organise local events would improve the Arsenal stays there’ and doesn’t in the forum and Berkeley should
time children’s activities organised by community strength. feed into the wider area because provide more practical support for
Southern Housing and the summer fun Royal Arsenal residents don’t shop in residents and groups in the community
day organised with sponsorship from Woolwich. Conversely, some people to come together.
Berkeley Homes and Rendall & Rittner. 4.3 said that people living around Royal
Interviewees described a number of
Arsenal don’t use the shops, bars,
Overall, interviewees felt that initiatives to provide local information
support for the community could
Prosperity of the area cafés and parks in the development.
and support residents: people use
be better but at the moment ‘it Generally, Royal Arsenal is seen to have Beresford Street (the dual carriage way) Facebook and Twitter to organise
was heading in the right direction’, boosted the reputation of Woolwich and the wall around the development community activities, there is a
although interviewees were keen and made a positive contribution are physical barriers between Royal residents’ website providing updates
to stress that, as the development to the area. Interviewees described Arsenal and Woolwich and are seen to about the local surgery and pharmacy
grows, the fragile new community the DLR and forthcoming Crossrail symbolize the social and economic gap opening times, and local businesses
will need to be nurtured. connection as the lasting legacy of the between residents. organise events for the community.
44 45Some people are concerned about 4.6
how the scale of future development
will impact on the existing community.
Safety
Interviewees described how some Interviewees said that Royal Arsenal
residents are hostile because feels much safer than the rest of
they feel they were not properly Woolwich and London, creating ‘a
informed about the next phases sense of relief as people come through
of development and at the same the gate’ from the outside area.
time, there are feelings of irritation
There have been very few incidents
that some facilities, like a local
of opportunistic crime such as bicycle
cinema, were promised but are yet
theft, and anti-social behaviour is
to materialise.
not seen as a cause for concern.
Interviewees said people are reassured
by the two security officers patrolling
4.5 the site and the CCTV cameras. The
local Safer Neighbourhood Team
Built environment holds resident surgeries regularly,
however, interviewees said that not
and design many people turn up.
People are attracted to Royal Arsenal
because of its unique heritage.
Interviewees described the buildings
as ‘beautiful’, ‘unusual’ and ‘a 4.7
sensitive mix of old and new’ and
recognised the development’s
Children
proximity to the Thames and the Royal Arsenal was not felt by three
riverside walks make it a distinctive interviewees to be very family friendly
place to be. Although some people and the number of children living
felt the built environment is stark in the development was generally
and regimental as this quote thought to be low. Interviewees
indicates: ‘Everything is square… described ‘typical residents’ as
long roads, square buildings. It has young urban professionals, nearly
no soft part to it’. all couples, or people with different
lifestyles with high disposable
Interviewees said that most residents
incomes who ‘don’t want children’s
feel proud of and respect the built
facilities to be near where they live’.
environment, evidenced by people
picking up litter and keeping their Interviewees felt the strict rules
surrounding environment clean. imposed by the management company
However, people also described created tensions for families. For It was also felt the park and children’s to play outside their houses, where
the estate management regime as example, the park was described as a play area is too far from people’s they can be made to feel like
excessively strict. ‘space to be admired and walked on’. homes, which means children tend a nuisance.
46 47You can also read
