The changing face of London - Evolving Cities Spring 2017 - Apleona.com
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Evolving Cities
The changing
face of London
Spring 2017
gva.co.uk
Evolving cities
The UK’s cities are The Changing Face of London is
part of our series of reports looking
undergoing a renaissance. at how the UK’s key cities are
Large scale place making evolving and the transformational
schemes are dramatically change that is occurring, either in
terms of the scale of regeneration
improving how they are activity or a shift in perception.
perceived, making them For each city, we identify the key
more desirable places to locations where such change has
live and work, and better occurred over the last 10 years,
and the major developments that
able to attract new people continue to deliver it. We then explore
and businesses. the key large scale regeneration
opportunities going forward.
London today
With 8.6 million people now This growth has been reflected re-emergence of London markets Development in new locations relies will add 10% to London’s capacity 8.6 million people
in the demand for business and such as Spitalfields re-invigorating on new infrastructure that can keep and the upgrade of London Bridge calling London home
calling the city home there residential accommodation. In the high quality independent sector. the city connected, serviced and will create potential for National Rail
are more people living the central London office market, moving. Major investments have service enhancements. However both Population has grown
As demand grows so does the need
in London than at any strong demand has seen take-up
for new supply. In the last eight
been made in London’s transport Clapham Junction and Waterloo by 1 million people
levels at their highest since 2001, infrastructure including new and face severe challenges in the coming
point in its history. In fact, years, London’s office stock has
and record rents in almost every upgraded Overground lines, major years which need to be addressed. 15% increase in jobs
since the end of 2007, the submarket. In residential terms,
increased by 12% and the city has
upgrades to the Victoria Line,
delivered approximately 155,000 new London’s existing success will
population has grown by over the same period, house prices
homes, which have revitalised the
improvements to Thameslink services
continue. As the previous major
Economy
almost 1 million people. In have increased by 47% compared and major new cycle facilities through grown by 16%
Thames riverfront and reintegrated development locations and phases
to a national average of just 6%. the delivery of Super Highways and
the same time, the number under-used industrial sites and
expansion of the Bike Hire Scheme.
near completion, the focus shifts to
Delivered over 150,000
of jobs in the capital has Central London also continues to institutional estates into the urban the next opportunity. Locations such
new homes
strengthen its position as a retail fabric. Opportunity Areas such as Despite this success London can’t, as Nine Elms Battersea, King’s Cross,
increased by 15% to 5.6 centre, not only in the West End Nine Elms Battersea and Kings Cross and doesn’t, stand still. Office vacancy White City, Elephant and Castle and Increased office
million and the economy but in the outer centres such as have captured significant attention; rates are at a post-recession low Stratford will continue to evolve and supply by 12%
has grown by 16%, despite White City, Croydon and Stratford. however equally significant changes whilst a chronic under-delivery of deliver, however as we investigate
Alongside major shopping centre seen in Brentford, Wandsworth housing has created acute price later in this report new opportunities
living through the effects developments there is increased and Lewisham have shifted where pressures. Our transport system is also are being unlocked that will once
of a global financial crisis. diversity with pop-ups such as Londoners seek to live and work. operating close to capacity. Crossrail again reshape the face of London.
BoxPark in Shoreditch and the
Changing places – Looking back
Growth in London over the This growth has not only delivered in perception of the area as a place
much needed new housing and to live and worth that regeneration
last decade has not been commercial floorspace, but in has created which is significant.
experienced equally, some some cases transformed whole
Between them our 10 locations
places have accommodated components of the city, reinvigorating
have delivered 10% of the total
failing town centres and enabling
and felt the benefit of homes London has delivered since
inactive sites to contribute to
development to a much their wider communities.
2008 and provided the capacity
for around 20% of London’s
greater extent than others. We have identified 10 locations employment growth over the same
where growth has been truly period. Each has delivered new
transformational. For some this and iconic buildings, public spaces
transformation is in terms of scale and community facilities that have
of activity, for others it is the shift truly changed the face of London.
King’s Cross Central, Argent
2007 – 2017
1 2 3
Enfield
South Bank King’s Cross Nine Elms Battersea
Barnet
Harrow
Haringey Havering
Waltham Redbridge
Forest
Brent Hackney
Islington
Camden
5 Barking and
4 5 6 6 Dagenham
Shoreditch Stratford Barking Town Centre Tower Newham
Hillingdon 2 City
4 Hamlets
Ealing Westminster
10
Ke d c smit
1
Ha d F
an er am
ns he h
an
9
ing ls
m ulh
m
to ea
n
Greenwich
Hounslow
3 Southwark
Richmond
8 7 Bexley
Wandsworth Lambeth
Lewisham
7 8 9 Richmond
Lewisham Wandsworth Riverside Brentford/Chiswick Merton
Kingston
Bromley
Sutton
Croydon
10
White City
Shell Centre: Total in major schemes:
140,000 sq m 500,000 sq m
office office
South Bank 750 homes 1,925 homes
The South Bank is home However, over the last eight years, and a 70 room hotel on the site
the area has seen significant of the former St Olave’s School,
to two of the UK’s busiest intensification, with substantial whilst the refurbishment of Sea
transport hubs: London schemes in the pipeline. Containers House has provided
Bridge and Waterloo, and In 2010, the final and largest building
a new 359 bedroom hotel and
33,000 sq m of offices, occupied
is viewed as an iconic and within the More London estate,
by Puma and Ogilvy & Mather.
cultural quarter, home to started in 2002, was completed, with
PWC occupying the 61,000 sq m Going forward, much of the
the Tate Modern, South building which is seen as one of the development pipeline is west of
Bank Centre, Bankside best designed buildings in London London Bridge station. At Blackfriars
and Borough Market. six years after its completion. Since Bridge, a consortium of Native Land,
then, another substantial estate Temasek, Hotel Properties Limited
has been brought to the market. and Amcorp Properties will develop
the 5.3 acre Bankside Quarter which
The final stage of the London
will provide 489 new homes, 27,000
Bridge Quarter is currently under
sq m of office space alongside retail,
construction, with Fielden House due
leisure and cultural facilities. Work is
to deliver 148 new homes to a scheme
due to start in 2018.
that, including The Shard and The
Place will have delivered 186,000 sq m On the site of the Shell Centre,
of commercial and residential space. Canary Wharf Group and Qatari
In conjunction with the development Diar are developing the 140,000 sq
of London Bridge Quarter, Southwark m Southbank Place, of which the
Towers and an adjoining section office element has been forward-sold
of London Bridge station were to Almacantar, and partly pre-let
demolished, with the station being back to Shell. The scheme will also
reconfigured and improved, including deliver 750 new homes and 7,200
a replacement of old tracks and sq m of new restaurants and cafes.
the addition of Thameslink. London & Regional’s new plans for
Elizabeth House will provide 142 new
At One Tower Bridge, Berkeley
homes, 1,500 sq m of new restaurants
Homes and Southwark Council have
and cafes, 10,000 sq m of public
developed a mixed use scheme
space and 61,000 sq m of offices.
of 9 blocks comprising 396 homes
Total:
316,000 sq m 83% increase
office in office values
King’s Cross 2,000 homes
in key schemes
The development at King’s The 67 acre site of former development later that year, with
railway sidings, warehouses and the first work starting on The Granary
Cross Central has changed contaminated land running north Complex, where University of Arts
the area from an unused from the Euston Road will, when London moved to in September 2011.
wasteland to one of the complete in 2020, have delivered
The early pre-let from the University
50 new buildings, almost 2,000
most desirable areas of of Arts is cited as being one of the
new homes, 316,000 sq m of office
central London. space, 46,500 sq ft of retail and
main factors in attracting Google,
who committed to the area (for
leisure space, 20 new streets, 10
the first time) in 2012. Infrastructure
new public parks and squares, and
improvements to what was already
1 new London postcode – N1C.
a major transport hub, in the form of
Plans for the redevelopment of the Thameslink extension and HS1,
King’s Cross had been in the pipeline the strong student presence as well
since the late 1980s, although the as street food market Eat Street have
decision in the mid-1990s to move helped establish the area as a part of
the HS1 railway lines to St Pancras central London, rather than a closed
and the subsequent redevelopment off estate.
of first St Pancras and then King’s
For residential and commercial space
Cross stations was a catalyst for the
in the area has been exceptional. In
landowners London & Continental
fact, as it stands, there is no readily
Railways and DHL to develop
available office space. Since the
the land, bringing Argent in as a
start of 2012, prime office rents in
development partner in 2001. In 2006
the area have seen an increase of
outline planning permission for the
83%, and Google have committed
scheme was granted, with the King’s
to taking more space in the form
Cross Central Limited Partnership
of three additional lettings.
forming in 2008, and starting
King’s Cross Central, Argent
Battersea Power Station:
3,000 homes 125,000 sq m of
in key schemes office/workspace
Nine Elms Battersea 54,000 sq m
new US Embassy
1,100 new
homes
Nine Elms Battersea The area has undergone significant The rapid growth of Nine Elms
change from an under-utilised Battersea has been fuelled by the
has been one of London’s industrial zone to a truly mixed- strength of the London residential
most high profile and use piece of the city that will market, with the opportunity
highly visible success eventually house major new to deliver high density living
employment opportunities and underpinned by the Northern Line
stories in the past eight
open spaces underpinned by Extension which will provide two
years with a series of enhanced transport connections. new stations within the area. These
high quality residential By the end of 2016 Nine Elms
enhancements coupled with readily
developments coming available land, the area’s diverse
Battersea will have delivered over
population and business mix, a
forward in what is an 3,000 news homes and a series
proactive delivery partnership and
entirely new part of of new commercial opportunities,
its proximity to central London
principally focussed on bringing
Central London. new retail and leisure and cultural
markets have driven considerable
market interest and investment.
offers to the area. St James’
eyecatching Riverlight scheme Nine Elms Battersea will continue
has seen over 800 new riverside to evolve with a further 6,000
home delivered whilst Ballymore’s homes consented, half of which
Embassy Gardens is bringing forward will be delivered by VSM as the
a further 2,000 alongside a new New Covent Garden Market is
linear park overlooking the new US reconfigured and surplus land
Embassy. The first phases of the unlocked for development. Further
regeneration of Battersea Power phases of the Battersea Power
Station are creating over 1,100 new Station development will deliver 1,300
homes and breathing new life into homes as well as a new commercial
one of London’s architectural icons. and retail district whilst another
1,800 homes will be delivered at
the former Royal Mail depot.
86% rental value
growth in 5 years
Shoreditch White Collar Factory
22,000 sq m
The last eight years have The strong demand from this refurbishment and change of
sector saw substantial activity in use including at the Old Truman
seen substantial change the City fringes. Rents in historically Brewery and the Tea Building,
in Shoreditch. During the cheap areas such as Shoreditch which offers 24,290 sq m of offices
financial crisis, much of and Spitalfields rose rapidly, as a in the old Lipton Tea Factory.
growing sector was willing to pay
the demand for office The development pipeline is catering
more and more for office space.
space in central London This had a profound effect on the
for a new breed of more corporate
tech occupier with Principal Place,
was driven by what has development viability in these
White Collar Factory, The Bower and
become known as the areas, with more occupiers willing to
The Stage all under construction.
pay rents in excess of those in the
TMT (technology, media City core in order to be surrounded
Development has been earmarked
and telecommunications) for Bishopsgate Goods Yard,
by like-minded occupiers.
although this has recently been
sector. Based on the strong demand for called in by the Mayor of London.
tech occupiers in the area, the
The area has always been very well
TechCity Investment Organisation
connected. Recently, this has been
was founded in 2010, built around
improved with the East London line
the ‘Silicon Roundabout’ at Old
now linking Shoreditch to Clerkenwell
Street, with the UK government
in the west and with less developed
keen to capitalise on the strong
areas such as Hackney, Dalston
occupier demand. As this demand
and New Cross. A Crossrail station
has changed, so has the supply.
at Liverpool Street will improve
During the last eight years, some
the connectivity even more.
of this has involved comprehensive
Tea Building, Derwent London
Here East 120,000 sq m digital,
tech and media campus
400,000 sq m office Westfield Stratford
in key schemes 175,000 sq m retail destination
Stratford 10,000 new homes
in key schemes
Olympicopolis knowledge
and cultural hub
The 2012 Olympic Games By 2030 this legacy will be over of UCL, whilst Stratford Waterfront
400,000 sq m of office space, 10,000 will host a new campus for University
was awarded to London new homes and a new cultural hub. of the Arts London, as well the
on the basis of leaving a Smithsonian’s first premises outside of
Here East uses the connectivity and
lasting legacy. The most facilities provided by the Broadcast
Washington DC, the V&A and Sadler’s
Wells, creating a new cultural hub.
obvious legacy of the and Press Centres to provide 121,000
games is the world class sq m of commercial space and At the International Quarter, 372,000
digital infrastructure, and will be fully sq m of commercial offices are
sporting facilities in the complete by 2018. The area is already being built, with the FCA and TfL
shape of the London home to BT Sport who started having already committed to the
Aquatics Centre, Lee Valley broadcasting in 2013. In the short area. This will sit alongside 300
VeloPark and Olympic term, Loughbrough University are new homes, alongside 25,600 sq
creating a new research centre, m of hotel provision and 4,830 sq
Stadium, which will whilst the scheme is also home m of neighbourhood retail space,
become the new home to Infinity SDC. intended to complement the
of West Ham by The transformation of the area
offering at Westfield Stratford City.
the end of 2016. was driven by the promise of the The area has traditionally well
Olympic Games, and has been connected and this has improved
supported by national and local further during the last eight years
government. The London Legacy with the addition of the London
Development Corporation (LLDC) is Overground and the Greater Anglia
now the principal landowner in the line extension. Furthermore, Stratford
area, and is promoting economic has recently been ‘re-zoned’ to
strategy. Furthermore, the Mayor zone 2/3, effectively making it more
of London has pushed forward the accessible to central London. Moving
notion of an Olympicopolis. This is forward, the transport infrastructure
made up of two sites: UCL East will will improve even further, as it
be a new campus for the students becomes of the Crossrail network.
International Quarter, Lend Lease
1,000 homes
in key schemes
Barking Town Centre Barking Central 500 homes,
New education hub
Barking has long been The past decade has seen the Abbeville Apartments, a 100
town change significantly with unit scheme aimed at the Private
a major town centre for major investments unlocking Rental Sector market as part of a
East London, providing new development that has wider scheme that delivered a new
a significant transport already delivered almost 1,000 supermarket and smaller retail units.
new homes, revitalised the They have also delivered phase one
interchange as well as
town centre environment and of the Creative Industries Quarter
a civic and retail hub delivered major new cultural at Abbey Road, that will ultimately
for residents. and community facilities. deliver over 250 residential units and
1,500 sq m of new commercial space
Within the heart of the town
aimed at small creative businesses.
Redrow’s award winning Barking
Central development has delivered Barking’s rapidly improving values
a new, truly mixed-use, quarter and excellent transport connections
combining 500 apartments, a new are now unlocking a wider range
hotel, library and learning centre and of opportunities around the town,
office space alongside a major new with the potential for over 4,500
public square. Its striking architecture further homes to be delivered.
has created a new landmark that has The Gascoigne Estate is a particular
helped drive values and encourage focus. Awarded Housing Zone
further investment and development. status, this redevelopment of the
In addition, Coplan have developed eastern part of the estate will
plans that will see the area around deliver 1,500 new and replacement
the station redeveloped, which could homes. The relationship with the
provide up to 1,500 further homes. River Roding is also being enhanced,
with Barking Wharf (Be:Here) and
Bouygues have brought forward
Fresh Wharf Estate (Countryside)
two major schemes. Together,
both regenerating former industrial
with Grainger they have delivered
sites to deliver 1,900 homes.
Trocoll House, CoplanRenaissance:
1,500 homes 795 Homes
in key schemes
Lewisham Lewisham Gateway
highway remodelling
state of the art
leisure centre
Lewisham as a borough has It also provided the basis to nearly 300 units aimed at the
consider the future of Lewisham Private Rental Sector whilst Thurston
benefitted significantly from town centre and how the station Central and Thurston Point (L&Q) are
investments in transport integrated into the wider town. delivering 415 new residential units
infrastructure made by Early developments focussed
alongside commercial floorspace
and live-work units. A further 750
Transport for London. The on areas away from the gyratory
homes are planned as part of
extension of the DLR to system, with Barratt’s Renaissance
the continued development of
SE13 scheme delivering 795
Greenwich and Lewisham in homes to the south west of the
Lewisham Gateway and through
1999 provided a catalyst for the redevelopment of redundant
town centre and the Silkworks (St
office floorspace at Citibank House.
the regeneration of Deptford, James) 460 homes to the north.
which has seen changes to The scale and pace of change
Development and growth within
is likely to be further enhanced
both the Thames waterfront Lewisham has gathered pace
by the proposed extension of
and Deptford Creek. considerably in the past eight years
the Bakerloo Line to Lewisham.
as the Lewisham Gateway project
This would enhance its role as
has begun to address the severance
a major interchange for South
issues caused by the gyratory system.
East London and unlock further
The first phases of the Lewisham
development capacity and
Gateway development (Muse and
demand for both residential
Taylor Wimpey) have delivered
and commercial floorspace.
Renaissance, Barratt London. Image courtsey of Assael2,500 homes
still to come
Wandsworth Riverside 2,500 homes delivered
in key schemes
New Thames
Clipper Service
The Thames riverfront Whilst the regeneration of the to Wandsworth Town Centre
Thames’ embankments in locations the Wandsworth Riverside Quarter
has long been London’s such as the Greenwich Peninsula, the (Frasers Property) has delivered 500
most significant asset. South Bank and Nine Elms Battersea new homes, with further phases
Originally providing a focus have attracted significant attention linking the river to the town itself.
a quieter but no less transformational
for passenger, freight and Driven by the strength of the west
evolution has been occurring further
economic activity, as port west within Wandsworth. In the past
London market and a revitalised
town centre the pace of change is
needs have changed it eight years the Wandsworth Riverside
likely to continue with a range of
has gone on to provide area has seen 2,500 new homes
sites currently in the pre-planning
delivered within high quality riverfront
the backdrop to some schemes that have both made
stage that could deliver a further
of London’s most high 600 homes. These will complement
creative re-use of historic industrial
major regeneration schemes
profile regeneration and buildings and revitalised redundant
focussed at Wandsworth Town
and under-utilised wharves.
development projects. Centre including the former Ram
St George are delivering the largest Brewery site (Greenland) which will
single development at Battersea deliver 660 new homes and new
Reach, where almost 1,100 homes retail and leisure facilities and the
have been completed with a further Filaments, a 340 home scheme
400 currently under construction. by Mount Anvil that includes
It has also delivered new retail new workspaces on the former
and dining spaces to enliven a Wandsworth Business Village site.
revitalised river walkway. Closer
Ram Brewery, Greenland65,000 sq m
office floorspace
Brentford/Chiswick 2,000 homes
in key schemes
New stadium
still to come
The Great West Road This economic transition has been Brentford’s waterfront is also being
underpinned by the presence of global rejuvenated. Brentford Lock West
corridor has undergone occupiers such as GSK and BskyB (ISIS Waterside Regeneration)
significant economic alongside a growing number of media has delivered over 500 homes
change in recent years, and other corporates attracted to whilst Ballymore’s Brentford
Chiswick Park. Waterside development will
witnessing the decline
deliver a further 875 new units.
in traditional higher This shift has created significant
new capacity for regeneration within The London Borough of Hounslow
value industrial and the area that has primarily been continues to support the growth and
manufacturing activity focussed around Brentford, as the development of this area, launching
and a renewed focus on area’s major town centre. The delivery a new vision for the “Golden Mile”
corporate and office of over 2,000 new homes across a that will further enhance the mix of
number of sites around the town is activities and quality of place along
based activities. in turn helping to revitalise the town the Great West Road. Continued
centre, bringing forward new retail, regeneration of Brentford itself will
culture and workspace opportunities. be underpinned by the relocation
of the football club from its current
The Berkley Group have delivered
Griffin Park ground to a new location
significant new high quality
north of the A4. Delivered by Wilmott
residential developments at both
Dixon the relocation will deliver of
Kew Bridge and Kew Bridge West,
almost 1,000 new homes both on
totalling almost 700 units to the
the site of the existing stadium and
east of the area. The Great West
as part of the new development.
Quarter, a Barratt scheme, has also
delivered over 750 units to the north
west of Brentford town centre.
Great West Quarter, Barratt London. Image courtsey of Assael1,500 new homes in
key schemes
Imperial West – 48,000 sq
White City 150,000 sq m
retail floorspace
m of education, community
and incubator space
In 1908, White City Westfield London, the 150,000 complete, including a new 21,400
sq m shopping centre by the sq m John Lewis department store,
hosted the Franco-British developers of the same name and 1,522 new homes. Elsewhere,
Exhibition before acting opened in 2008 regenerating Berkeley Group developer St
as emergency host to the brownfield land which had James are developing 1,465 new
previously been used as homes and a new park called
Olympic Games of the
railway depots. White City Green on a 10 acre
same year. However, since former M&S warehousing site.
As part of this development,
then the area had become Shepherd’s Bush station was At the former BBC television centre,
one of the most deprived rebuilt to include new lines and bus Stanhope and Mitsui Fudosan are
areas in London. interchanges, with an additional developing up to 950 new homes and
station being added at Wood 50,000 sq m of offices, part of which
Lane on the Hammersmith & City have already been re-occupied by
line. The retail-led regeneration BBC Worldwide, as well as a new 47
in the area has served to make it bedroom hotel, a private members’
more desirable, and increased the club and additional retail and leisure
viability of further development space. The initial phase of Imperial
which is now filtering through. College London’s White City campus
was completed in 2012 when Wood
Part of the future development
Lane Studios opened. Once finished,
pipeline includes the expansion
the Imperial West Innovation District
of Westfield’s presence in the area
will provide 48,000 sq m of education,
with 2017 due to see an additional
incubator and spinout space.
70,000 sq m of retail space
Westfield London, Westfield. Image courtesy of Weber ShandwickLondon tomorrow
London is already bigger That’s the equivalent of delivering Whilst central London will continue aspirations, housing estate renewal This will mean embracing a wider Tube train of people every
110 homes per day, every day, to be the focus of international and town centre rejuvenation. range of workspace types geared
than at any point in its accommodating another 30 Canary scale businesses and knowledge Enabling higher density, higher to meeting London’s evolving
week added to the population
history and currently Wharf Towers and adding a city creation we will see a quickening quality mixed use and residential sectoral base. These will extend Need 325,000
adds the equivalent of a the size of Leeds within the M25. To pace in the renaissance of Outer development across the capital, beyond traditional office or industrial new homes
accommodate this, the geography London. Key centres will grow on maximising the opportunity buildings to fully integrate co-working,
tube train full of people 110 homes needed
of the city will also change. The the back of new and enhanced of underutilised sites. incubation and hybrid spaces as
to its population every traditional approach of densifying connections, providing new business part of mixed use approaches to every day
However, to be truly successful
week. Over the next eight the core is not sustainable. Zones location opportunities, unlocking
London needs to deliver a new
development and placemaking.
2,3 and 4 now have a greater new residential neighbourhoods and It will also mean ensuring the full 315,000 new jobs
years (to 2024) London type of development that not only
role to play in accommodating reinvigorating existing town centres. range of infrastructure is in place,
will add a further 820,000 London’s success as the Mayor
delivers much needed housing but
allowing businesses to connect
new residents, requiring The Mayor’s focus on delivering also allows outer centres to grow
sets his focus in intensifying virtually and in person regardless
homes on publicly owned land will their retail, leisure and employment
the delivery of 325,000 Outer London and London’s
move forward the realisation of offer, providing attractive locations
of where they choose to locate.
under-exploited transport hubs
new homes and enabling longstanding Opportunity Area where businesses want to locate.
315,000 new jobs.Changing places – Looking forward
We believe there are a We consider that 10 of these
locations can provide London with
number of locations with the opportunity to grow the capacity
the fundamental assets in of Central London by expanding
place to ensure London can its fringes, revitalise social housing
estates to allow them to better
continue to grow and meet
serve their existing residents and
the wide ranging needs of accommodate new housing, breathe
an expanding population new life into former industrial sites
and economy. and create new opportunities for
employment growth beyond the
Central City. Between them these
10 places can deliver 30% of the
homes and capacity for 30% of
the jobs London needs to provide
over the next 8 years, they will
also provide the key locations to
expand London’s retail offer.
White Collar Factory, Derwent London2017 – 2027 13
Enfield
11 12 Tottenham-Blackhorse
Vauxhall Elephant & Castle Lane-Walthamstow
Barnet
Harrow
Haringey 13 Waltham Havering
Redbridge
14 Forest
Brent Hackney
Camden Islington
Barking and
Dagenham 14 15 16
21 Tower Newham 16 Brent Cross – Cricklewood Royal Docks London Riverside
Hillingdon City Hamlets
Ealing Westminster 15 17
Ke d c smit
Ha d F
an er am
ns he h
20
an
ing ls
m ulh
12
m
to ea
n
Greenwich
Hounslow 11 Southwark
Richmond
18 Bexley
Wandsworth Lambeth
Lewisham
Richmond 17 18 19
Merton Thamesmead Clapham Junction Croydon
Kingston
19 Bromley
Sutton
Croydon
20 21
Earl’s Court Old Oak Common1,500 new homes
in key schemes
Vauxhall 75,000 sq m
of office space New district centre
Lying at the heart of one of The Victoria Line connects Vauxhall These initial developments have
to the heart of the West End in less prepared the ground for much more
London’s fastest changing than 10 minutes and Heathrow significant scales of development
opportunity areas and and Gatwick are both accessible to come, which will deliver on
one of London’s busiest in less than an hour. Despite these Vauxhall’s potential as a business
enviable characteristics, until location. Consented schemes offer
transport interchanges,
recently, Vauxhall had failed to the potential for over 75,000 sq m of
Vauxhall benefits from capitalise and remained a secondary new office floorspace to be delivered
unrivalled connections location within central London. on key sites such as Vauxhall Square
both to central London (CLS Holdings), the Bondway (City
However, as London’s growth
Grove), Vauxhall Cross and Keybridge
and South West London. has accelerated the opportunity
House (Mount Anvil). This cluster of
presented by Vauxhall as a new
towers will clearly mark out Vauxhall
economic hub is being increasingly
as a destination on the London
realised, driven by the diversity and
skyline. These and other sites will also
character of the area as much as
deliver over 1,500 new homes and
its connectivity. Early development
further leisure, retail and hotel spaces.
has focussed on high quality mixed
use and residential developments Vauxhall offers even greater potential
along the river front and Albert as investment in infrastructure
Embankment, revitalising former and the public realm continue to
industrial sites and poor quality office unlock new capacity. Plans for the
buildings. This has delivered a new reconfiguration of the gyratory will
range of arts, culture and leisure create additional opportunities to
facilities to complement Vauxhall’s develop a new district centre and
vibrant night time economy. deliver additional development at
the heart of Vauxhall providing a new
gateway for the wider opportunity
area linked by a linear park to other
centres of change at Nine Elms
and Battersea Power Station.45,000 sq m
of retail space
30,000 sq m business
Elephant & Castle
4,000
and education inc.
new homes
University of the Arts
Elephant & Castle is Recently, however, there has been redeveloped by Delancey to include a
an increase in demand for residential new campus for the 4,500 students at
often cited as the last space in the area, with the 24,000 sq the University of Arts’ London College
underdeveloped part of zone m, 408 home Strata completing in of Communications, already based in
1. Redevelopment of the area 2010, and One The Elephant supplying the area. There will also be 28,000 sq
284 new homes, all of which were sold m of retail and restaurant space, with
has been mooted since the
before completion. construction due to start in mid-2017.
1990s but has repeatedly
Work is now underway centred round The area is seeing public transport
struggled to secure suitable the Heygate and Aylesbury estates, improvement including the upgrade
development partners. as well as the Elephant & Castle of the Northern Line tube station in
shopping centre. At the Heygate, the area which should be completed
Lend Lease is replacing 1,200 existing by early 2020s. The transformation
homes with 2,500 new apartments, of the northern roundabout has
plus 50 retail units in its new ‘Elephant now begun, which, in conjunction
Park’. At the Aylesbury Estate, with the new pedestrian crossings
Notting Hill Housing are building and cycle superhighways, should
3,500 new homes. At Two Fifty One, make the area substantially more
Oakmayne Properties are building a accessible. In the longer term, the
335 apartment tower. The Elephant Bakerloo Line extension will open
and Castle shopping centre will be up the area to south London.
Elephant & Castle, DelanceyTottenham – Blackhorse Lane 7,500 homes
in key schemes
60,000 sq m
workspace
– Walthamstow 50,000 sq m
of retail space
Access to the
Walthamstow Wetlands
Linked by the Victoria Encompassing two Housing In the future Crossrail 2 will further
Zones they are backed by strong enhance strategic connections,
line, these three locations commitment and investment whilst gyratory works at Tottenham
provide major hubs for the from the public sector, which is Hale have unlocked the potential
delivery of new residential, complemented and enhanced by for a new district centre around the
proactive private sector partners. station, which developer Argent
retail, employment and
Related will be masterplanning.
leisure space within With strategic connections to
Delivery of new ‘mini-Holland’ cycle
Cambridge, Stansted Airport,
the Upper Lee Valley Liverpool Street and King’s
routes and the opening up of the
Opportunity Area. Walthamstow Wetlands will further
Cross,demand for property has
enhance the quality of place and
increased significantly. Taken
environment. With initial sites being
together these areas provide the
delivered in Tottenham, the next
capacity to deliver over 15,000
phase of opportunities are being
homes, 100,000 sq m of retail and
brought forward that will regenerate
town centre space and70,000 sq m
the wider areas that complement
of workspace within identified and
the immediate station environment.
progressed sites. This development is
fundamentally shifting the perception Whilst Tottenham Hale has been
of the area, delivering high quality the initial focus and will provide a
mixed use environments that new district centre, major projects at
accommodate innovative residential High Road West and the significant
typologies and small business spaces. estate regeneration plans for
Northumberland Park (catalysed by
New development is complemented
Tottenham Hotspur’s new stadium)
by improvements to the public
have the potential to deliver up to
realm and transport infrastructure.
6,000 new homes alongside new
The upgrading of the Victoria
commercial, retail and community
Line has provided a fast, regular
facilities. More widely, enhancements
and reliable connection to central
to the retail offer in Walthamstow
London and, in particular, bringing
will build on the success of the
the Knowledge Quarter, centred
Scene development whilst the
around the Euston Road, within a 15
regeneration of former industrial
minute commute. This is providing
sites at Sutherland Road and north
a boon for housing demand but
of Blackhorse Road Station will
also attracting new creative and
continue Blackhorse Lane’s evolution.
tech based businesses to the area.400,000 sq m
commercial space
Brent Cross – Cricklewood 7,5000 homes
35,000 sq m of
additional retail
Brent Cross was London’s Plans have long existed for the rates growth in the area will pay
delivery of a major regeneration for the new station, meaning it can
first shopping mall, scheme that would see the area be delivered earlier and without
however despite its to the south of the shopping affecting development viability.
success as a retail location centre evolve into a modern town
The major redevelopment of the
centre providing 400,000 sq m
it has suffered from a area is being approached in two parts.
of commercial space, 35,000
lack of public transport sq m of additional retail space,
Argent Related have been appointed
as the Council’s development partner
infrastructure and failed 7,500 new homes and a range of
to deliver the Brent Cross South sites
to help support the growth community and leisure facilities.
whilst Hammerson and Standard
However, the need to provide
and regeneration of the major new infrastructure, and
Life are continuing to bring forward
wider Cricklewood area. the regeneration of the shopping
in particular a new Overground
centre itself as well as a number
station, in order to unlock the site
of new and replacement homes.
had acted as a barrier to delivery.
Hammerson’s development will
However, a new approach to
also overcome severance issues
both the development and the
created by the A406 by delivering a
infrastructure funding has been
new ‘living bridge’ and also creating
established that finally overcomes
a new linear park alongside the
these major barriers. The Chancellor
River Brent that will, for the first
confirmed in the 2015 budget that
time, enable the development
a combination of direct funding and
of a truly integrated town centre.
the long term retention of business
Brent Cross, Argent15,000 homes
in key schemes
Royal Docks 315,000 sq m
commercial space
The Royal Docks is already More recently, Ballymore’s 38 acre, Growth for this market has very
3,385 home Royal Wharf has seen much been public sector driven
home to the ExCel centre, its first phases of completion, with with the GLA in possession of
the University of East 811 homes delivered on a former large swathes of formerly industrial
London and the Siemens’ Shell oil plant as part of a JV with land in the area and the London
Singaporean developer Oxley. Borough of Newham actively
Future Cities catapult space
pushing the area as a location for
which form the basis of a Future plans for the area remain
biomedical, pharmaceutical and
even more substantial. In 2013,
small business ‘knowledge the Mayor of London signed an
telecoms industries, with substantial
economy’ hub. redevelopment opportunity.
agreement with Chinese developer
ABP which promised a £1 billion Going forward, accessibility to the
regeneration of the Royal Docks. area will improve with the Crossrail
This will act as a financial and station at Custom House whilst the
business district catering primarily cross-river cable car connects the
to Chinese occupiers looking for Royal Docks to North Greenwich.
a European headquarters, in much Long term, City Airport has
the same way Canary Wharf was permission for expansion and one
first aimed at American occupiers. of the only licences in Europe for
The new development will provide transportation of toxic waste which
310,000 sq m of office space, 86,000 could enable the area to provide for
sq m of residential as well as 45,000 green technology growth. Further
sq m of retail, leisure and other uses. ahead, a new Thames crossing at
Silvertown would improve access
with Greenwich and Deptford.13,000 homes
on key riverside sites
London Riverside 100,000 sq m of
industrial/commercial
floorspace
As London continues to The Mayor’s City in the East intervention that is due to open
Framework draws together these be 2021. The Havering Housing
grow increasing focus opportunities and identifies potential Zone (Countryside and L&Q) will
is being placed on East to deliver upwards of 200,000 new be focused around a new station
London, where there is homes and 280,000 new jobs in the at Beam Park on the C2C line and
area between the Isle of Dogs and deliver over 3,000 new homes.
a significant reservoir
the Dartford Crossing.
of underutilised former East Plus (a new development
London Riverside offers by far the partnership between the GLA and
industrial sites with the single biggest opportunity within this SEGRO) is providing new impetus
capacity to accommodate area. The regeneration of Barking to the delivery of jobs on GLA land,
significant levels of town centre and the initial phases with the focus on intensifying activity
new development. of Barking Riverside have set the and delivering new capacity for
scene, however truly transformational urban logistics and light industrial
change will be delivered that will spaces. It is expected that over
bring 26,500 new homes and 16,000 100,000 sq m of new industrial
new jobs to a range of ex-industrial development will be delivered,
sites along the Thames. accommodating 6,500 new jobs.
New infrastructure is being delivered The ongoing regeneration of Barking
that will facilitate key developments. town centre, the opportunity to
10,000 further homes at Barking develop fringe sites to the north of
Riverside will be unlocked by the the A13 and the potential tunnelling
extension of the Overground service of the A13 itself all create major
to a new station at the heart of future opportunities and will see
the development, in a fully funded this part of London become a fully
integrated part of the wider city.2,500 new homes
unlocked by Crossrail
Thamesmead £1bn of planned
investment
Long term potential
for 8,000 further homes
Thamesmead is one of The regeneration of Thamesmead Longer term aspirations focus on the
is being led by Peabody who control area to the north of Thamesmead
London’s few remaining the majority of the land and have and Thamesmead Town Centre.
great growth opportunities. plans to invest over £1bn in the area Existing consents allow for 2,000
It lies on the south bank of to unlock its potential and deliver a homes to be delivered in this area,
range of new homes and commercial however the provision of a new
the Thames less than 15km
amenities. The designation of two Thames Crossing to Gallions Reach
from central London and Housing Zones has brought further which (including a DLR extension)
has the potential to deliver funding alongside the support of the would see this opportunity increase
upwards of 15,000 new GLA, the Royal Borough of Greenwich dramatically, unlocking an additional
and the London Borough of Bexley. 8,000 new units and enabling the
homes through a mixture of comprehensive regeneration of
town centre regeneration, The first phases of Thamesmead’s
Thamesmead town centre into
regeneration are focused in South
estate renewal and Thamesmead, Abbey Wood and
a modern retail, community and
service hub. Physical regeneration
development of vacant Plumstead and are directly benefiting
and new connectivity will enhance
and former industrial land. from rail investment in Crossrail to
the public realm and provide
Woolwich and Abbey Wood stations.
new employment and education
Crossrail will mean Abbey Wood
opportunities as well as overcoming
Station will be 11 minutes from Canary
generations old barriers to jobs
Wharf, unlocking the opportunity
in Central and East London.
for Peabody to deliver over 2,500
new homes in the short term.
Thamesmead, PeabodyClapham Junction Estate renewal will
deliver 2,000 homes
Clapham Junction has However, this role has not translated The renewal of the estate, which
into the delivery of a high quality adjoins the station, will deliver over
long been recognised part of Inner London, with the station 2,000 replacement and additional
as a key asset for London fragmenting the area and impacting homes alongside an enhanced
in terms of transport both housing to the north and the retail, community and business
town centre to the south. offer. Importantly it will overcome
infrastructure and is the
issues that have blighted the local
UK’s (and Europe’s) busiest Clapham Junction is now on
community by better integrating
the cusp of change, driven by
station, providing a key the designation of the area as a
the estate into the wider area,
interchange for those creating a better interface with the
Housing Zone by the Mayor which is
station and enhancing the quality
accessing London and underpinning approaches to estate
of the open space provision.
locations across renewal and wider housing delivery.
Smaller developments have been Both TfL and Network Rail have
the country. delivered within the town centre, identified opportunities to enhance
including the redevelopment of the station itself, which will be
the former PCS office building and necessary to manage increasing
the regeneration of the Peabody passenger demand but also critical
Estate at St John’s Way in the long term to fully integrate a
new station on Crossrail 2. This will
Recently brought to the market by
create much enhanced permeability
London Borough of Wandsworth,
and could overcome the north-south
the opportunity to redevelop and
severance issues. Comprehensive
regenerate the Winstanley Estate
approaches may unlock new
presents one of London’s most
development opportunities in
exciting development opportunities.
the immediate station area.
Winstanley Estate. Image courtesy of LB Wandsworth£5bn of planned 8,300 homes
investment in key schemes
Croydon 250,000 sq m
of office space
Upgraded 200,000 sq m
of retail space
As one of London’s Activity and investment have been wider investment in the town centre.
focussed around Croydon’s two St George’s House (L&G), for example,
largest urban centres mainline stations, which themselves will deliver 265 new units in a building
Croydon is fast becoming have undergone significant formerly occupied by Nestlé.
a growth and development redevelopment to provide an
Office demand is returning to
enhanced passenger experience.
hotspot, with over £5bn Croydon, and major schemes are
of investment planned over At the heart of the area lies on site or permitted. Ruskin Square
the major redevelopment and (Croydon Gateway Partnership)
the next five years across revitalisation of Croydon’s retail are currently onsite for its first
20 city centre development offer. The Croydon Partnership office component whilst Morello
opportunities. (Westfield and Hammerson) are (Menta) will begin on site in the
bringing forward the £1bn proposals next two years. This renaissance is
for the redevelopment of the underpinned by Croydon’s changing
Whitgift Centre which, combined business base which has seen the
with Centrale, will deliver 100,000 area become one of London’s fastest
sq m of new retail and leisure space growing tech hotspots, supported
as well as over 600 new homes. It will by the Croydon Tech City network.
also greatly enhance the quality of
Croydon’s historic and cultural heart
the public realm within the centre.
is being revitalised. Regeneration
Croydon has a long history as a plans have been submitted for a £750
major commercial office location, million investment that will transform
however its prospects suffered the existing Fairfield Halls and create
significantly as central London a new purpose built facility for
office markets boomed. Much of Croydon College. Enhancements to
the outdated stock is now being the public realm will create improved
redeveloped providing a number links to the station and unlock
of high quality, high rise residential wider residential and commercial
developments that are supporting development opportunities.
Westfield Croydon, Westfield. Image courtesy of Weber Shandwick7,500 new homes
Earl’s Court 10,000 jobs
The Earl’s Court As part of the regeneration of the has been given to a JV between
area, the Earl’s Court Exhibition CapCp and the KFI for 808 homes
Opportunity Area Centre halls, the West Kensington between Seagrave Road, Stamford
straddles two London and Gibbs Green Estates as well as Bridge and the West Brompton
boroughs: Kensington London Underground’s Lillie Bridge railway lines. The Empress State
maintenance depot are making way, Building will be converted from office
& Chelsea and
with the Empress State Building being space to 55,000 sq m of residential
Hammersmith & Fulham. comprehensively refurbished and space across 440 new homes. In
change of use being obtained from addition, there are still plans for the
commercial to residential. redevelopment of Stamford Bridge to
the south of the CapCo development,
This is all part of the CapCo
which would expand the stadium’s
redevelopment of the area which is
capacity from 42,000 to 60,000.
based on Sir Terry Farrell’s masterplan
of the 77 acre site and offers to The regeneration of 30 acres of
provide 7,500 new homes, as well brownfield land has been driven
as the potential for 10,000 new jobs by central government’s desire to
and a range of retail and health, regenerate the area and CapCo’s
education and cultural facilities plus ability to work with both local
a ‘linear park’. As part of this, Earl’s authorities on their scheme. The
Court Village will provide 1,325 new developer has also worked with TfL
homes and 23 new shops in the first through the Earl’s Court Partnership
phase of the scheme whilst at Lillie Limited and has committed to public
Square, detailed planning consent transport improvement in the area.
© Rachel HoldsworthOld Oak Common
Old Oak Common and The delivery of High Speed 2 and Whilst a number of opportunities
Crossrail provides a once in a lifetime cannot be realised in the short term
Park Royal have long been opportunity to overcome the major due to the complex infrastructure
of critical importance challenges at Old Oak to finally arrangements, pioneering
to the functioning of connect the communities of North developments have already begun
Acton, Harlesden, Kensal and White to change perceptions of the area.
London, providing the
City and create an exemplary new
largest collection of piece of city that delivers long term
New, high density housing has
clustered around North Acton
urban industrial capacity value for London. Utilising significant
station (including West London’s
in Europe. However, the public sector land it will anchor the
tallest building) bringing new
Mayor’s vision for the ‘City in the
scale of rail infrastructure West’ providing a new city centre for
residents and students to the
has prevented it from area. Delivery of the Car Giant
West London, allowing London’s next
site and potential opportunities
becoming a fully generation to live, work and spend
unlocked by a reconfigured
leisure time and creating a global
integrated part of the destination for economic growth.
Willesden Junction station will
city, creating a significant create the first opportunities
Plans for the heart of Old Oak itself to establish the Old Oak core.
gap in West London’s will deliver at least 25,000 new
urban fabric. homes and accommodate around
Park Royal will also benefit from
new opportunities. Sympathetic
65,000 new jobs, underpinned by
regeneration and intensification
its city, national and international
will underpin its future success and
connections and accelerated by HS2
contribution to the London economy,
and the expansion of Heathrow. A
retaining its role as London’s industrial
network of transport options will
heartland whilst providing new
be connected by a new high street
opportunities to accommodate a
linking Harlesden to Wormwood
broader range of economic activities.
Scrubs, the Grand Union Canal will
provide a vital link from east to west.
© OPDCMoving forward
Achieving a step change We firmly believe that grasping – The delivery of enabling and It is critical that none of this is seen as It is clear that achieving this vision
this opportunity will require: supporting infrastructure an ‘either/or’ debate. Outer London for London will require significant
in delivery across in a timely fashion that is will not grow at the expense of the investment to unlock potential.
London will not be –A
n intelligence led approach to
targeted at unlocking potential CAZ, the funding of one transport Innovative approaches are already
the identification and release
simple and will require of development capacity that
and considered as part of a scheme should not be viewed as securing greater levels of contribution
comprehensive network over time. preventing another and the need towards infrastructure delivery than
innovative approaches focuses on maximising the
for housing should not come at the ever before and local authorities,
to development from impact of planned investments. – Joined up thinking between land,
cost of employment opportunities. TfL and the GLA are all utilising
infrastructure and planning to
the whole property, –A
coordinated approach to
support the case for the delivery There is a strategic need to address
their assets to unlock growth.
development and development across public and
of both housing and infrastructure, issues as part of a coordinated and However more can (and should)
privateland owners. This should
planning industry. ensure that both challenges and
ensuring that the most appropriate integrated network over the medium be done. The localisation of
sites are identified for development. to long term, ensuring that one business rate revenues will help
opportunities are addressed
intervention is not burdened with however the ability and freedom
beyond the site specific level – Aligning strategic and local
delivering everything but, over time, is to use other borrowing models or
where necessary to ensure infrastructure to maximise the
part of a series of interventions that revolving funds, as well as wider
opportunities are not blocked. potential of major investments and
have a defined purpose and goal. fiscal mechanism would provide
ensure that existing communities
–T
he development of growth a significant boost to delivery.
are connected to new opportunities.
propositions that are orientated
towards manageable and realistic
scale opportunities, breaking large
capacity sites into deliverable
phases and parcels that combine
to deliver a strategic vision.Westfield Stratford City, Westfield. Image courtesy of Weber Shandwick
For further information please contact: Ros Goode Regional Senior Director - London 020 7911 2840 ros.goode@gva.co.uk Patrick O’Keeffe Regional Senior Director - West End 020 7911 2768 pok@gva.co.uk Martyn Saunders Director Regeneration and Spatial Planning 020 7911 2037 martyn.saunders@gva.co.uk Daryl Perry Associate Research 020 7911 2340 daryl.perry@gva.co.uk Our offices: Birmingham Bristol Cardiff Dublin Edinburgh Glasgow Leeds Liverpool London Manchester Newcastle GVA 11259 65 Gresham Street, London EC2V 7NQ GVA is the trading name of GVA Grimley Limited an Apleona company. ©2017 GVA
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