Thames Gateway Interim Plan Development Prospectus - EUKN

Thames Gateway Interim Plan 

Development Prospectus

On 5th May 2006 the responsibilities of the Office of the Deputy Prime Minister (ODPM) 

transferred to the Department for Communities and Local Government. 

Department for Communities and Local Government 

Eland House 

Bressenden Place 

London SW1E 5DU 

Telephone: 020 7944 4400 

Website: www.communities.gov.uk 

© Crown Copyright 2006 

Copyright in the typographical arrangement rests with the Crown. 

This publication, excluding logos, may be reproduced free of charge in any format or medium for research, private 

study or for internal circulation within an organisation. This is subject to it being reproduced accurately and not 

used in a misleading context. The material must be acknowledged as Crown copyright and the title of the publication 

specified. 

Any other use of the contents of this publication would require a copyright licence. Please apply for a Click-Use 

Licence for core material at www.opsi.gov.uk/click-use/system/online/pLogin.asp or by writing to the Office of 

Public Sector Information, Information Policy Team, St Clements House, 2-16 Colegate, Norwich NR3 1BQ. 

Fax: 01603 723000 or e-mail: HMSOlicensing@cabinet-office.x.gsi.gov.uk. 

Further copies of this publication and alternative formats are available from: 

Communities and Local Government Publications 

PO Box 236 

Wetherby 

West Yorkshire 

LS23 7NB 

Tel: 0870 1226 236 

Fax: 0870 1226 237 

Textphone: 0870 1207 405 

E-mail: communities@twoten.com 

or online via the Department’s website: www.communities.gov.uk 

Printed in the UK on material containing no less than 75% post-consumer waste. 

November 2006 

Product Code 06 TGDU 04176/C

Contents 

Introduction 

01 

A. London Thames Gateway 03 

B. Thames Gateway North Kent 65 

C. Thames Gateway South Essex 107

The partner organisations that have worked together to 

produce this Interim Plan are: 

Basildon Renaissance Partnership 

Bexley Regeneration Partnership 

Commission for Architecture and the Built Environment 

Communities & Local Government 

East of England Development Agency 

East of England Regional Assembly 

English Partnerships 

Environment Agency 

Greater London Authority 

Housing Corporation 

Kent Thameside Delivery Board 

London Development Agency 

London Thames Gateway Development Corporation 

Medway Renaissance Partnership 

Renaissance Southend Ltd 

South East England Development Agency 

South East England Regional Assembly 

Swale Forward 

Thames Gateway Kent Partnership 

Thames Gateway London Partnership 

Thames Gateway South Essex Partnership 

Thurrock Thames Gateway Development Corporation 

Woolwich Regeneration Agency

Introduction 

Discover what the Thames Gateway could mean for you by opening this development 

prospectus – you'll find the best regeneration opportunities in Western Europe. 

This prospectus sets out for each location in the Gateway, the nature and scale of 

development proposed including major planning applications lodged and details of 

investment in key transport infrastructure. It brings together for the first time existing 

plans, proposals that are being developed, work that is already underway and what 

remains to be done across the whole of the Gateway. It highlights opportunities for 

private sector partners to get involved. And it shows how sustainable growth can be 

achieved where public and private sector investment works together. 

Together with a policy statement published separately, the prospectus forms part of the 

Thames Gateway Interim Plan which the government and members of the Thames 

Gateway Strategic Partnership (TGSP), with Yvette Cooper MP in the chair, have worked 

closely together to produce. The TGSP is the high-level public sector body that is 

responsible for delivering growth and regeneration across the Gateway. 

Not all of the developments mentioned here are certain to come to fruition – many still 

require planning consent – but we believe the prospectus provides a clear picture of the 

scale of delivery on the ground that is possible. On this basis, we estimate that some 

£38bn of private sector investment could come into the Gateway by 2016. 

This prospectus will also be of help to people living in the Gateway by providing a 

summary of the plans and policies for their area. Investors and developers can gain a 

flavour of the development sites on offer. A list of key contacts is at the end of this 

document. 

The policy statement that is also part of the Interim Plan – our statement of common 

purpose – describes TGSP’s collective ambitions for the Gateway and how we are 

working together to achieve them. It explains that the Gateway will offer: 

economic and employment opportunities in the key transformational locations – 

Canary Wharf, Ebbsfleet Valley, the Olympic site/Stratford City and the Gateway 

ports cluster – as well as in town centres and in key regeneration areas, 

developing the potential in local businesses and brownfield sites; 

 

 

housing opportunities to accommodate the region’s growing workforce and 

improve conditions for current residents; 

environmental opportunities through the creation of the Thames Gateway 

Parklands and new approaches to addressing climate change; and 

THAMES GATEWAY DEVELOPMENT PROSPECTUS 1

community opportunities through investment in education and training, better 

quality public services and support for inclusive communities. 

This prospectus explains in more detail where we think these ambitions can be realised. 

Communities and Local Government has produced a detailed analysis of the ‘baseline’ 

position: that is, how the Gateway is performing now against a wide range of 

indicators. This information, contained in an evaluation report titled State of the 

Gateway, will also be published alongside the Interim Plan, and will be used to 

monitor the impact of the investments planned as regeneration work progresses. 1 

Future investment from central government and its agencies will depend on the 

outcome of the next and subsequent spending reviews. 

The final version of the Interim Plan – the investment and delivery plan – will be 

formally published following the 2007 Comprehensive Spending Review. It will include 

a detailed programme and timetable for each delivery partnership and other key sites. 

This will be updated each year by Communities and Local Government. 

1 The State of the Gateway; a baseline for evaluating the Thames Gateway programme, published by the 

Department for Communities and Local Government 

2 

THAMES GATEWAY DEVELOPMENT PROSPECTUS

A London Thames Gateway 

London Thames Gateway holds the key to the future expansion of 

London as a world city, and to the continued economic growth of the 

Greater South East. 

1. The London Thames Gateway (LTG) is home to around 500,000 people. It 

includes 10,000 hectares of land along the riverside of eight London Boroughs: 

Barking and Dagenham, Bexley, Greenwich, Hackney, Havering, Lewisham, 

Newham and Tower Hamlets. The London Plan proposes that, over the next two 

decades, almost half of the capital’s new homes will be built in these boroughs. 

Canary Wharf and Stratford, Lewisham and Woolwich town centres will 

accommodate very substantial employment growth. Canning Town, Barking, 

Lewisham, Erith and Rainham, amongst others, offer considerable potential for 

mixed-use development. The development of the Greenwich Peninsula is well 

underway with The O 2 

at the heart of a new regional leisure destination and an 

ambitious office and housing development programme. 

Sub-regional map of London 


2. Hosting the 2012 Olympic Games will provide a major boost to the regeneration 

of the London Thames Gateway. A massive programme of transport, 

infrastructure and environmental improvements is now underway, boosting 

developer confidence. The Olympic Park and the network of waterways running 

through the Lower Lea Valley will become a major new asset for the whole 

of London. 

New Homes in Sustainable Mixed Communities 

3. London partners have identified the potential to develop over 100,000 new 

homes in London Thames Gateway between 2001 and 2016. As set out in the 

London Plan, indicative assessments of the large sites in each of the main 

development areas in the Gateway show that this capacity exists. (This excludes 

the smaller sites already allocated for housing and other 'windfall' areas that may 

be identified.) 

Table A Potential new homes in the London Thames Gateway 

Area Potential homes to 2016 

Isle of Dogs 13,000 

Deptford and Lewisham 9,950 

Greenwich Peninsula 7,200 

Stratford and Olympic Park 9,200 

Lower Lea 16,700 

Royal Docks 15,900 

Barking Town Centre 5,900 

London Riverside 10,000 

Woolwich, Thamesmead, Belvedere & Erith 11,200 

Other Developments 950 

Total 100,000 

Bold Aspirations for Economic Growth 

4. Canary Wharf is well established as a major international financial and business 

services centre; 82,000 people are currently employed there, with an additional 

15,000 working in the Isle of Dogs. Employment at Canary Wharf is expected to 

grow to 120,000 by 2016. Significant growth is also anticipated in business 

services including media, communications and information technology at 

Stratford City and on the Greenwich Peninsula. These locations will generate 

4 


thousands of jobs in the retail, hospitality, tourism and leisure sectors together 

with The O 2 

, Biota and the Conservation Park at Rainham Marshes. 

Canary Wharf at night 

5. The Gateway’s emerging environmental sector offers significant potential; the 

proposed development at Dagenham Dock for sustainable technologies will 

accommodate some of this growth. Queen Mary University of London is already 

a European leader in materials technology research. The Centre for Engineering 

and Manufacturing Excellence (CEME) and Beam Reach Business Park (Havering), 

the Thamesmead Innovation Centre/Veridion Park and Belvedere industrial park 

(Bexley), University of East London’s Knowledge Dock and creative business 

incubators at Creekmouth are all locations for the development of high value 

added companies. 


Docklands Light Railway at Harbour Exchange 

Investing in Transport Infrastructure 

6. Transport infrastructure is fundamental to unlocking regeneration opportunities. 

Much is being done but continuing investment is essential to supporting the 

growth of housing, jobs and town centres. The Channel Tunnel Rail Link station 

at Stratford will provide enhanced domestic services to central London and 

Kent in 2009, with continental European services following on. Jubilee Line 

enhancements and the Docklands Light Railway (DLR) Three Car Upgrade will 

improve services to Canary Wharf, Stratford, Lewisham, West Ham and Canning 

Town. The DLR is now being extended to Woolwich, opening in 2009, with 

London City Airport already benefiting from the new link. It will also serve 

Stratford City and Stratford International with its replacement of the North 

London line opening in 2010. The East London line is now under construction 

and proposals are well developed to extend the DLR to Barking Riverside and 

Dagenham Dock. East London Transit and Greenwich Waterfront Transit (GWT) 

will make connections between town centres and new major housing and 

employment areas. Improving the frequency and capacity of c2c rail services 

is also under consideration. 

6 


The Olympic Javelin arriving at Stratford International Station 

7. However, to achieve the full economic potential of the Thames Gateway requires 

investment in Crossrail to bring about the capacity increases and direct 

connections to Heathrow. 2 Crossrail is key to ensuring that employment and 

sustainable housing development will continue at a fast rate over the next 

two decades. 

Towards a Detailed Delivery Plan 

8. The Olympic Delivery Authority is working with the London Development 

Agency, Transport for London and borough councils across East London to 

provide the necessary facilities to host the 2012 Games and also to provide 

a lasting legacy. 

9. The London Thames Gateway Development Corporation (LTGDC) was 

established to regenerate the two areas with the most potential for growth 

in the Thames Gateway – the Lower Lea Valley and London Riverside. This area 

is seven times the size of the London Borough of Westminster. It has planning 

and delivery powers to transform these two areas over its ten-year life. A 

regeneration strategy for the Lower Lea Valley has been agreed and a draft 

planning framework published, while a framework for the London Riverside area 

will be published in the near future. At the same time, work is already underway 

on a number of key projects across both areas. 

2 The Cross London Rail Link initiative to promote and develop a rail route across the capital. 


The London Thames Gateway 

10. Outside these areas, Bexley’s draft regeneration framework with its focus on 

Erith, Crayford and Belvedere published by the regeneration partnership ‘Invest 

Bexley’ and Greenwich’s draft regeneration framework with its focus on 

Woolwich, Charlton, Plumstead and Thamesmead, combined with the 

Greenwich Peninsula Development Framework (currently under revision), provide 

the respective visions for these boroughs. Newham and Lewisham councils have 

prepared an area action plan for the ‘Royals’ and a regeneration statement for 

Lewisham respectively. Each establishes a cohesive vision and structure for 

investment. 

11. The following sections highlight by area the range of opportunities across the 

London Thames Gateway: 

A1 

A2 

A3 

A4 

A5 

A6 

Lower Lea Valley and Canary Wharf 

London Riverside 

The Royals 

Lewisham 

Greenwich 

Bexley 

8 


A1 Lower Lea Valley and Canary Wharf 

A1.1 The Lower Lea Valley is just three miles from Central London between Stratford 

City and Canary Wharf. It offers five square miles of opportunity to establish a 

new quarter for London, anchoring the western end of the Gateway firmly at 

the heart of London’s future prosperity. Working with four borough councils and 

Mayoral and government agencies, the London Thames Gateway Development 

Corporation's (LTGDC) remit is: 

“to transform the Lower Lea Valley to become a vibrant, high-quality and 

sustainable mixed-use new city district, that is fully integrated into the urban 

fabric of London and is set within an unrivalled landscape that contains new 

high-quality parkland and water features.” 

A1.2 The transformation of the Lower Lea Valley is underway. The springboard will be 

the Olympic Park and Athletes Village for the 2012 Olympic and Paralympic 

Games. The Mayor has recently published the Opportunity Area Planning 

Framework for the Valley to guide development. LTGDC, the London 

Development Agency (LDA) and the Greater London Authority (GLA) are 

committed to the implementation of their detailed regeneration strategy. The 

borough councils are preparing Local Development frameworks and more 

detailed area action plans to help guide regenerative outcomes. 

A1.3 One of the most important challenges being addressed is to ensure that new 

development provides jobs for people who are currently living in some of the 

country’s most deprived communities. The Local Employment and Training 

Framework (LETF) sets out proposals to do this. These include job brokerage 

services, training and education and local labour recruitment targets, adding to 

other local and borough supported training and job pathway programmes. A 

second challenge is to develop a wide mix of new homes. These must include 

family housing as well as smaller dwellings, and affordable homes as well as 

higher-priced housing. 

A1.4 A third challenge is to transform the extensive network of underused canals and 

waterways into a new ‘water city’, providing high-quality settings for new 

commercial and residential development. The vision is to create an integrated 

park system through the Valley that celebrates its natural attributes, creates an 

ecological resource and provides new recreation opportunities for everyone. 


The natural beauty of the Lower Lea Valley’s waterways will be 

further enhanced 

A1.5 Investment to upgrade utilities to cope with future demand is underway. 

Similarly, detailed plans are being implemented to ensure that schools, health 

centres and other community services are in the right locations, at the right time, 

for both new and existing residents across the Valley. 

Artist’s impression of the Olympic Park after the Games 

10 


Canary Wharf 

A1.6 Canary Wharf is a prime driver of London’s recent economic success and has 

already nearly one third of the employment in the London Thames Gateway. 

Employment is expected to grow from 82,000 to 120,000 jobs by 2016. The 

continuing growth of the financial and business services sector – along with 

supporting sectors such as information and communications technology – 

appears likely. Canary Wharf has been identified by Greater South East Regional 

Development Agencies (RDAs) as one of the four primary drivers of economic 

growth in the Gateway. The construction of Crossrail would enable growth of up 

to 190,000 jobs within 20 years. A total of 13,000 homes are expected to be 

provided on the Isle of Dogs by 2016. 

Stratford City 

A1.7 Stratford is currently very well served by public transport as an interchange for 

the Central and Jubilee Underground lines, DLR and National Rail. Stratford 

International will provide services to Europe through the Channel Tunnel Rail 

Link. As an international transport hub, Stratford will be the prime location for 

major office developments in the Gateway after Canary Wharf. 

A1.8 The 70 hectare site for Stratford City is just to the east of the Olympic Park in 

Newham. Outline consent was granted in 2005 for 4,800 residential units, 

including the Olympic Village, over 620,000 sq.m of commercial, hotel and 

leisure space and 150,000 sq.m of retail space. Construction of phase one of 

Stratford City will start in 2007. This will include up to 150,000 sq.m of retail 

space in a new shopping centre that will rival Bluewater, 37,200 sq.m of leisure 

facilities, a hotel, up to 93,000 sq.m of offices and 500 homes. The Stratford 

City development could produce up to 34,000 jobs. 


Aerial view of proposed developments at Stratford City 

The Olympic Park 

A1.9 Most of the land for the 213 hectare Olympic Park is now in public ownership. 

The Park includes the main Olympic Stadium, the Aquatics Centre, Velodrome, 

Olympic Village and a wide range of supporting facilities. Approximately 110 

hectares of brownfield land will be reclaimed. The legacy of the Games will 

include at least 6,300 new homes, possibly more, and 11,000 jobs. 

The Olympics will leave behind a great legacy 

12 


Olympic Fringe 

A1.10 The Olympic Fringe comprises the areas of Hackney Wick, Fish Island and 

Stratford. The Fringe includes many sites which, in due course, will be suitable 

for high-quality business accommodation and new homes. These sites will be 

well served by public transport and will benefit from easy access to the new 

parks in the Lea Valley. There is the potential to develop accommodation for over 

2,000 jobs and around 4,500 new homes. The LTGDC and partners are now 

preparing a detailed programme of investment to complement the Olympic 

legacy programme and integrate the area with its surrounding neighbourhoods. 

A1.11 In Hackney Wick, the Olympic International Broadcast and Press Centres could 

accommodate significant new employment after the Games in digital media, arts 

and IT sectors. A new local town centre will be fostered, supported by improved 

rail services on the north London line. New green spaces will be developed 

providing superb settings for family housing served by new social infrastructure. 

At Fish Island, new knowledge-based employment uses are proposed for the 

area, with increased levels of housing and further social and community facilities. 

A1.12 Stratford Town Centre will be fully integrated with the Stratford City project and 

with the Olympic Park. A range of public and private partners have joined forces 

to commit to the regeneration of the town centre offering significant retail, 

leisure, cultural, housing and employment opportunities for residents and visitors. 

Canning Town 

A1.13 Canning Town is located just a few minutes from Canary Wharf and Stratford. 

It is adjacent to the A13 with an excellent transport interchange providing access 

to the Jubilee underground line, the DLR network and the local bus network. The 

LTGDC is working closely with the London Borough of Newham to bring forward 

a number of sites to create a new town centre, better access to the transport 

interchange and improved links with adjacent areas. This will be the flagship 

project for the transformation of the whole of Canning Town and Custom House 

and the southern part of the Lower Lea Valley. The revitalised town centre will 

feature some 1,500 new homes and 4,500 jobs in office, retail and leisure 

units, landmark architecture and high-quality public spaces. A further 7,000 

new homes will be built in the rest of the wider Canning Town and Custom 

House area. 


Bromley-by-Bow 

A1.14 Located in the heart of the Lower Lea Valley, and listed in the Domesday Book of 

1086, Bromley-by-Bow has an established identity. The waterways, Bow Locks 

and the listed tidal mill on Three Mills Island form a high-quality setting for new 

homes and public areas by the river. The A12 runs through the heart of the area 

but it is improving access to public transport provision that will unlock further 

development potential. A significant cluster of media and film activity is based in 

the Three Mills area. The Bromley-by-Bow area can easily accommodate around 

3,500 new homes, including a substantial proportion of family homes, and at 

least 500 new jobs. Key sites contributing to this will include the former St. 

Andrew’s Hospital site and the areas east of the A12 up to Sugarhouse Lane. 

Lea Valley Park 

A1.15 An exciting new park is now being created throughout the Olympic zone up to 

the Lee Valley Regional Park at Hackney Wick and southwards down to the River 

Thames at East India Dock following the north-south routes of the existing 

waterways. The new park will open up 75 hectares of the Lower Lea Valley that 

is currently inaccessible, unattractive and almost completely ignored. A linked 

series of green, public spaces will be created around the water, providing settings 

for new urban centres. 

Three Mills on the River Lea 

14 


West Ham 

A1.16 West Ham lies at a pivotal location within the centre of the Valley, enjoying 

access to excellent transport infrastructure and is soon to become the southern 

gateway to the Olympic Park. The challenge is to harness this opportunity to 

create a location which is more than just an interchange. Proposals currently 

include plans for the mixed-use redevelopment of the Royal Mail site and 

improving links with Bromley-by-Bow. The masterplan shows that the area can 

accommodate around 2,750 new homes and around 1,000 new jobs. 

Leaside and Thameside West 

A1.17 The north bank of the Thames from Blackwall to Barrier Park offers the 

opportunity for large-scale residential and employment development, which will 

be well served by the newly extended DLR. At the eastern end, large-scale 

residential development is already taking place. At the mouth of the Lea, East 

India Dock will be the focus for the start of the extended Lea Valley Park and 

proposals for a major residential development at Orchard Place are well 

advanced. At the western end, a mix of high-rise residential developments 

combined with new business premises will come forward over the next few 

years. Some of the wharves will be brought back into use. In excess of 9,600 

homes and 3,700 jobs will be delivered through the regeneration of this area. 

A map of development sites 

in the Lower Lea Valley 


Area Description Outputs/ Phasing Estimates 

Capacity 

Canary 

Wharf 

and the 

Isle of 

Dogs 

Rapid growth in financial and business 

services continues; already 1.3m sq.m of 

office floorspace and over 19,000 sq.m 

of retail, with over 80,000 people 

employed; potential for a further 1m 

sq.m of office by 2016 with 

employment set to double by 2026; 

capacity exists for a similarly strong 

growth in homes. 

13,000 homes 

(to 2016) 

Up to 120,000 

more jobs 

40,000 more jobs to 2016; rate 

of subsequent growth 

dependent on Crossrail 

Current rate of residential 

development suggests majority 

of homes in pipeline could be 

delivered by 2011 

Whilst the largest increase in 

employment will be in the core 

area centred on the Canary 

Wharf Estate, there are key 

mixed-use areas contributing to 

the Isle of Dogs growth 

including Wood Wharf, South 

Quay, the Millennium Quarter 

and Crossharbour. Major 

residential development areas 

on the Isle of Dogs include 

Millharbour, Marsh Wall, 

London Arena and Asda sites 

16 



Capacity 

Lower Lea Valley 

Stratford 

City 

Major new commercial and residential 

quarter for London, centred around the 

new International Station and adjacent to 

the Olympic Park. 

5,100 homes 

34,000 jobs 

620,000 sq.m 

commercial 

150,000 sq.m 

retail 

Education 

campus 

First phase on site 2007. 

First homes completed 

2009 

First retail 2010 

1,000 homes delivered 

by 2012 

Stratford International 

Station complete 

Scheme will accommodate 

elements of Olympic Village 

and contribute to potential 

final total of 11,000 new 

homes in Stratford City and 

the Olympic Park 

Olympic 

Park 

Home to the 2012 Olympics and 

Paralympics, a 213 hectare development 

of sports facilities, public venues and 

open space. 

6,300 homes 

11,000 jobs 

Olympic Park, 

venues and 

infrastructure 

Olympics delivery: 

2 years: Acquire and 

remediate land, secure 

planning and design 

2006–07 

4 years: Build venues and 

infrastructure 2008–11 

1 year: Test 

Housing delivery: 

2,200 homes delivered in 

2013. Remainder estimated 

at 600 per year from 2013 

Olympic 

Fringe: 

Hackney 

Wick, Fish 

Island and 

Stratford 

A revitalised Stratford with new retail and 

commercial opportunities along with a 

major increase in high-quality residential 

properties. Fish Island and Hackney Wick 

provide a unique mix of new 

developments alongside the area’s 

industrial heritage. This combined with 

the massive Olympic media and broadcast 

centres creates opportunities for exciting 

new creative developments. 

4,500 homes 

2,000 jobs 

Redevelopment already 

commenced on some 

smaller sites 

Completion of first phase 

of Stratford new homes 

due 2007 

4,000 homes delivered by 

2012 



Capacity 

Canning 

Town 

A major new town centre built around 

one of London’s best transport 

interchanges to support a significant 

intensification of local housing and the 

adjacent areas of Canary Wharf, Stratford 

and Greenwich. 

8,500 homes 

4,500 jobs 

40,000 sq.m 

commercial 

Masterplanning and site 

assembly well underway 

with selection of developers 

for town centre expected 

late 2007 for early phases 

Decisions on major 

transport improvements 

due end 2006 


2012 

Bromleyby-Bow 

& 

Three Mills 

A new focus for Bromley-by-Bow to 

include major improvements to transport, 

revitalised retail and community services 

and major residential development, 

especially family housing, to serve the 

existing and new communities. 

Three Mills is an oasis of heritage value 

accommodating an important cluster of 

media, film and arts related activities 

presenting an opportunity to strengthen 

the local cultural/creative industries sector 

and longer term quality residential 

developments. 

3,550 homes 

500 jobs 


2012 with some large sites 

under way or with planning 

consent 

Three Mills provides 

prospects for some early 

expansion of commercial 

space 

Lea Valley 

Park 

West Ham 

A world class park connecting the 

Olympics with the Thames, serving 

London and the local community. An 

integrated park system through the Valley 

that celebrates its natural attributes whilst 

providing a strikingly attractive 

environment for new and rejuvenated 

urban mixed-use centres. 

A residential-led mixed-use development 

to the west of the existing West Ham 

station interchange and adjacent to the 

southern entrance to the Olympic Park. 

Potential for significant mixed-use scheme 

focussed on the former Royal Mail site. 

8.5 ha of new 

public open 

space 

3.1 ha of 

improved open 

space 

3.5km walk 

and cycle ways 

5 new bridges 

2,750 homes 

1,000 jobs 

School, open 

space, retail, 

business units 

Initial enhancements to 

existing spaces underway 

Masterplan due in 2007/8 

Masterplan preparation 

underway 

500 homes delivered by 

2012 

Expect start on Royal Mail 

site in 2010 

18 



Capacity 

Leaside & 

Thameside 

West 

The Leamouth area, where the Lea joins 

the Thames, has an established creative 

industries centre. It will become a focus 

for the southern end of the new Lea 

Valley Park with significant potential for 

homes on neighbouring derelict sites. 

9,600 homes 

3,700 jobs 

A ten-year programme of 

sustained residential 

development on waterside 

sites. Some schemes on site 

and others with planning 

consent 

The Thameside West area offers 

exceptional waterfront opportunities for 

innovative mixed-use, high-rise 

developments. 


2012 


A2 London Riverside 

A2.1 London Riverside lies on the north bank of the Thames to the east of the Lower 

Lea Valley and the Royal Docks. It covers 15 square miles in parts of Newham, 

Barking and Dagenham and Havering and is anchored to the west by East 

Beckton and Barking Town Centre and to the east by Rainham Village and the 

Rainham Conservation Park. 

A2.2 London Riverside offers 3,500 hectares of brownfield land available for 

development, the largest concentration in London. LTGDC is working with three 

borough councils, English Partnerships and the London Development Agency 

(LDA) to attract private investors to create places where people want to work, 

invest, live and relax. In due course, up to 31,000 homes will be developed along 

with provision for up to 18,000 jobs. 

Barking Town Centre 

A2.3 With excellent transport links - and further improvements underway – Barking 

town centre is an important regeneration opportunity. Together, Barking and 

Dagenham Council and the LTGDC are promoting a comprehensive regeneration 

programme. Plans are being prepared to expand the retail offer to attract those 

UK high street retailers who are normally found in centres of comparable 

importance. Overall, the town centre will include sites for up to 8,500 new 

homes. These will include the redevelopment of the Lintons and Gascoigne and 

Fresh Wharf estates. To date, 460 new dwellings have been completed and a 

further 650 are under construction. 

A2.4 Barking rail station will be improved and a new multi-modal transport gateway 

into the town centre will be created. In 2008, a new bus-based transit system, 

East London Transit, will link Barking town centre to Barking Riverside, 

Dagenham Dock and Ilford. Subsequent phases could be extended out to the 

proposed Thames Gateway Bridge and to Rainham. 

20 


The DLR has recently been extended to serve London City Airport 

A2.5 In due course, Barking will be more urban, more recognisably part of 

metropolitan London. Commercial opportunities created by transport links and 

the development of Barking Riverside will be exploited. It will have a distinct 

identity based on the heritage of the Abbey, an improved market, new 

waterfront quarter, specialist retail and new creative and cultural industries. 

A2.6 Earlier in 2006, Barking and Dagenham won Local Enterprise and Growth 

Initiative funding to support business expansion and new education and training 

facilities, including a 3,000 sq.m centre in the town centre. 

The vision for Barking town centre 


East Beckton 

A2.7 East Beckton was formerly home to the world’s largest gas works. It is set to 

become a good destination for shopping, further business and residential 

investment. There is already much retail activity in Gallions Reach and Beckton 

Triangle retail park. East Beckton is already served by the DLR and has good road 

links. Accessibility will be further improved by the Dagenham Dock extension of 

the DLR with a new Beckton Riverside Station. The building of the Thames 

Gateway Bridge where the planning application will be decided in the near 

future would offer badly needed links across the Thames and add to the area’s 

connectivity with the extension of the East London Transit to East Beckton and 

across the river. 

A2.8 The LDA and English Partnerships are already bringing forward new residential 

developments around Gallions Reach. Opportunities exist to combine investment 

activity, both business and residential, with greening investment to open up the 

riverside and to offer good recreation activities. 

A2.9 Just to the west of the area the LDA are also promoting an exemplary low 

carbon residential development at Gallions Park. The planned 230 high-quality 

homes will incorporate the best of modern construction and energy technology 

and demonstrate the commercial viability of such low energy projects. It will help 

to set an environmental innovation benchmark for development in the whole of 

the Gateway. 

Barking Riverside 

A2.10 Much of Barking Riverside is currently derelict industrial land and includes former 

power station buildings, a former landfill site and some disused allotments. 

Working with Barking and Dagenham Council, English Partnerships and Bellway 

Homes are proposing to develop a new mixed community with up to 10,800 

dwellings, employment areas, new schools, health facilities and other community 

facilities. The masterplan proposes several distinct sub centres and an extensive 

open space network. 

A2.11 The adjacent Thames View Estate, developed in the 1950s and 60s comprises 

terraced housing and several tower blocks. The Council intends to replace four 

of the tower blocks with new, high-quality, affordable homes. 

A2.12 The East London Transit scheme will connect Barking Riverside to Barking town 

centre, Dagenham and Beckton. 

22 


The vision for Barking Riverside 

South Dagenham, Dagenham Dock and Rainham Employment Area 

A2.13 For much of the 20th century, Dagenham was synonymous with the Ford Motor 

Company. Although car production ceased in 2001, Ford retains a major 

presence and the company has invested heavily in expanding its engine 

production. One in three of all Ford’s advanced diesel engines are made at 

Dagenham. Ford is London’s largest manufacturing employer. 

A2.14 The rationalisation of Ford’s operations led to 55 hectares of land being declared 

surplus to requirements; this was subsequently acquired by the London 

Development Agency. Taking advantage of the area’s strategic road transport 

connections, about 15 hectares of land was earmarked for the Centre for 

Engineering and Manufacturing Excellence (CEME) and the development of 

Beam Reach Business Park in Havering. CEME is already operating, and following 

an extensive programme of land remediation and site development, efforts are 

underway to attract high-value-added businesses to Beam Reach. Further east, 

the Ferry Lane Industrial Area is being progressively improved and redeveloped 

for good-quality businesses. 

A2.15 The sustainable regeneration of the remaining surplus land in this part of 

Rainham and Dagenham is to be secured through the promotion of mixed-use 

development proposals to provide a ‘new heart’ for Dagenham based around 


Chequers Corner. The sites have a combined residential capacity of some 6,500 

homes for rent and for sale together with new schools, community facilities and 

a Centre for Sporting Excellence. 

A2.16 Transport infrastructure aspirations for the area include a new station on the 

London-Tilbury-Southend (c2c) railway line at Beam Park. It is planned that the 

existing station at Dagenham Dock will become a new transport interchange 

linking East London Transit services and new bus services. 

A2.17 The adjacent Dagenham Dock employment area comprises 133 hectares of 

largely under-utilised brownfield land. For many years Dagenham Dock has 

suffered from poor access, fragmented ownership, poor-quality infrastructure, 

contaminated land, limited public transport and the open storage of scrap metal, 

containers and aggregates. A substantial public sector investment programme is 

underway, including new linkages into the strategic road network. This is 

stimulating significant private sector investment; some 1,400 jobs have resulted 

since 2002. Dagenham Dock is being promoted as a sustainable industrial park 

suitable for environmental technology businesses. 

Voltaic, an Exemplar of Sustainable Industrial Development 

24 


Rainham Village and Rainham West 

A2.18 Rainham Village has a unique historic character, on the edge of Rainham 

Marshes yet just two miles east of Dagenham. It is characterised by some fine 

buildings, small shops and pubs, green squares and gardens. This identity will be 

enhanced with sensitively-designed new development. The village will continue 

to be a place for people to bring up families in safe and sustainable 

neighbourhoods within a short commute of central London. West of the village, 

along the A1306, there are plans to redevelop the existing industrial land for 

predominantly residential and mixed use. Some 2,500 new homes will be built in 

the combined area. 

A2.19 At the site of the existing Rainham station, a new public transport interchange 

will be constructed to facilitate linkages between various modes of transport, 

including metro-style c2c services, the East London Transit and bus services. 

There is the potential to accommodate a new public library, community 

resources, offices, shops and cafés, as well as residential units in the new 

building, which will span the rail line. 

Rainham Marshes 

London Riverside Conservation Park 

A2.20 The area identified as the London Riverside Conservation Park is located beside 

the Thames at the eastern extremity of London Riverside, between Rainham and 

Purfleet. Rainham Marshes, together with Wennington Marshes and Aveley 


Marshes, form the largest remaining wetlands in the Thames Estuary. They are 

nationally important for wildlife and designated as a Site of Special Scientific 

Interest (SSSI). The southern portion of the site, currently used for land-fill, is 

expected to be restored in phases as open parkland. Known as ‘Wildspace’, it 

will be the biggest public park to be created in London for over a century. 

Leading a consortium of interests, the LTGDC is bringing to life one of the UK’s 

most exciting wild spaces on London’s doorstep. At 645 hectares, it is twice the 

size of Hampstead Heath. 

A2.21 The ‘Wildspace’ proposals will provide a wildlife sanctuary and an amenity and 

leisure destination for the Thames Gateway, potentially attracting up to 1 million 

visitors annually. There will be improved transport infrastructure, a ‘green tram’ 

route linking Rainham and Purfleet villages, improved pedestrian access, 

footpaths, boardwalks, riverside walks, information points (‘virtual gateways’) at 

entrances to the park, and parking facilities. Recreational facilities will include 

resource and education centres, viewing facilities, an urban farm, children’s play 

areas, cafés, jetties, open parkland and an outdoor arena. Implementation is 

already underway, with a phased programme to 2023. 

A Map of the LTGDC area 

26 



Capacity 

Barking 

Town 

Centre 

A rejuvenated town centre with an 

improved transport interchange serving 

the expanding catchment area including 

Barking Riverside. Intensification of new 

housing, retail and leisure. A major 

development of Barking’s hidden Roding 

riverfront and basin including the 

establishment of a new vibrant creative 

quarter and high-quality public realm. 

The East London Transit (ELT) scheme is 

underway to significantly improve the 

connections between Barking Town and 

the rest of London Riverside. 

8,500 homes 

1,600 Jobs 

26,000 sq.m 

retail 

34,000 sq.m 

commercial 

Over 500 homes currently 

being delivered with major 

sites (Lintons, Abbey Rd) 

about to come to market 


2012 

Town centre phase 1 

nearing completion with 

planning on phase 2 

imminent 

Area Action Plan being 

developed 

East London Transit: Phase 

1a complete 2008; Phase 

1b 2010; Phase 2 2012 

in line with Thames 

Gateway Bridge 

East 

Beckton 

New commercial (33 hectares) and 

residential development linked to a new 

Primary School and Health Centre by a 

series of pedestrian routes and cycle 

ways. Located close to an existing DLR 

transport interchange, the Gallions Reach 

Shopping Centre and the proposed 

Thames Gateway Bridge. 

Development already underway with the 

relocation of a number of businesses 

from the Lower Lea Valley. 

3,900 homes 

1,600 jobs 

Large-scale site 

preparation works already 

underway on the Olympic 

relocation sites 

Housing development 

commenced with further 

phases due to begin in 

2007 with other sites likely 

to be developed over the 

next 5-10 years 


2012 



Capacity 

Barking 

Riverside 

Barking Riverside will comprise 10,800 

new mixed-tenure homes within a highquality 

urban environment and a range of 

community facilities all supported by new, 

integrated public transport links. 

Barking Riverside Ltd plan to begin 

marketing sites to potential developers 

from summer 2007. Proposal is that up to 

three developers will develop 4-6 sites at 

any one time. 

10,800 homes 

2,500 jobs 

19,700 sq.m 

retail 

12,000 sq.m 

commercial 

Outline planning 

application approved by 

Barking and Dagenham 

Council subject to no 

direction and completion 

of S106 agreement – 

November 2006 

Marketing of sites from 

Summer 2007. 

East London Transit phase 

1b complete 2010 

South 

Dagenham 

and 

Rainham 

Employment 

Area 

Focussed around the new regional 

transport hub at Dagenham Dock station, 

the areas to the north and south of the 

A13 will deliver significant opportunities 

for high-density, residential-led 

development. 

The Dagenham Dock area offers 

significant opportunity for industrial 

development, in particular, building on 

the emerging environmental technologies 

business cluster. 

Beam Reach Business Park is being 

developed for advanced manufacturing 

and modern industries next to the 

proposed Beam Park station, while 

redevelopment of Ferry Lane Industrial 

Area offers further potential for 

employment growth. 

6,500 homes 

7,000 jobs 

12,000 sq.m 

industrial 

6,500 sq.m 

commercial 

1,850 homes delivered 

by 2012. 

South Dagenham West: 

residential-led mixed-use 

scheme with supporting 

community facilities, 

anticipated start 2008 

South Dagenham East: 

residential-led mixed-use 

scheme – main 

development period 

2009–14 

Employment 

developments underway, 

including environmental 

technologies at Dagenham 

Dock, first occupiers on 

Beam Reach Business Park, 

improvement and 

redevelopment of Ferry 

Lane. 

East London Transit phase 

1a complete 2008 

28 



Capacity 

Rainham 

Village and 

Rainham 

West 

An historic village providing an 

opportunity to create a bespoke familyfriendly 

place on the edge of London. 

Sensitive redevelopment of Rainham 

Village will provide improved retail and 

employment around excellent transport 

links through c2c and East London Transit 

next to London’s most exciting new park, 

‘Wildspace’. 

Rainham West will be redeveloped for 

predominantly residential and mixed-use. 

2,500 homes 

50 jobs 

Masterplanning and site 

assembly underway 


2012 

Opportunities for steady 

delivery of residential-led 

mixed-use developments 

from early 2008 

Wildspace A flagship 21st century park for London. 

Conservation 

Phase 1 of further work accessibility 

Park 

enhancements are complete, committed 

to 2008 for footpaths, cycle ways and 

bridges. 

645 ha 

conservation 

park 

Phase 1 to be completed 

by 2008 including: 

Environment and education 

centre; visitor facilities; 

pathways; hides; industrial 

area improvements; 

roundabout 

enhancements; and 

improved bus access 

Phases 2 and 3 to be 

completed by 2023 


A3 The Royals 

A3.1 The area known as ‘The Royals’ lies in the London Borough of Newham. Close to 

Canary Wharf and The O 2 

, these majestic docks are a prime development 

location. Many key sites are owned by the LDA. 

A3.2 Regeneration in the area is well underway. The ExCeL exhibition centre – 

London’s largest single site exhibition centre – is stimulating new investment in 

associated facilities. Plans are well advanced to add significantly to the existing 

exhibition space and to provide major new conference facilities. The Royals 

Business Park will become one of London’s largest urban business parks. London 

City Airport is expanding, serving Canary Wharf, the City and London’s business 

community. It is a leading private sector employer in Newham with about 1200 

employees. 

A3.3 The University of East London (UEL) is completing a major expansion of its 

campus at the eastern end of the Royals, specialising in business technologies 

and media-related courses. UEL makes a major contribution to increasing 

participation in higher education. This is particularly important as East London 

has some of the lowest participation rates in the UK. 

A3.4 Further investment in the Docklands Light Railway is stimulating regeneration. 

The extension from Canning Town to London City Airport is now complete; 

further work is underway to extend the line to Woolwich Town Centre. 

The Thames Barrier Park has brought a previously contaminated site back into 

beneficial use. This is London’s first major riverside park. 

30 


Thames Barrier Park 

A3.5 The vision for the area is to create a model of high-density, well-connected, 

mixed and sustainable living. Current assessments indicate that over 14,000 

homes could be accommodated in the Royals in the long term. This presents an 

opportunity for radical change, provided key constraints are addressed including 

the high-voltage transmission lines which limit high-density development. 

The Royal Docks and Thameside West 

A3.6 An area action plan is being prepared by the London Borough of Newham for 

the Royal Docks and Thameside West area. Supplementary Planning Guidance 

(SPG) has already been published for the Royal Albert Basin area, a site owned 

by the LDA. This estimated that the area could accommodate nearly 3,000 new 

jobs and over 2,000 new homes. 

A3.7 Major residential-led developments recently completed include: Britannia Village 

immediately south of the Royal Victoria Dock; new homes on either side of 

Thames Barrier Park; Gallions Point near north Woolwich; and at the Royal Albert 

Basin. Further significant developments include: 

 

Good progress is being made to complete a series of residential developments 

and hotels immediately to the west of ExCeL. When complete there will be some 

1,275 homes. 


Silvertown Quays, south of the Royal Victoria Dock, is one of the largest sites in 

the Royals. Plans include the development of a new Urban Quarter at West 

Silvertown and a major new visitor attraction: the Biota! Aquarium. The 

development includes 5,000 residential units as well as new office space, retail, 

leisure and community facilities. Work is due to begin on site in 2007. 

The Biota! Aquarium will be a world class visitor attraction 

 

 

 

 

At Minoco Wharf, immediately south of Silvertown Quays, residential-led 

proposals for 2500 – 3500 homes have now been submitted for planning 

approval. 

Barrier Park East is an LDA-owned site comprising some 2.5 hectares. A planning 

application for a residential led development of about 900 homes is expected in 

the near future. 

The Landmark Site is a LDA/Newham-owned site with fine vistas at the western 

end of the Royal Victoria Dock. Plans are well advanced for a development of 

about 900 homes and the LDA/Newham are seeking a development partner. 

Gallions Park will be the Gateway’s first zero-carbon development. The three-acre 

site in Albert Docks will comprise 230 high-quality new homes that incorporate 

the best of modern construction and energy technology to ensure the 

development produces virtually zero carbon emissions. The development will 

demonstrate the commercial and financial viability of such projects and highlight 

the Gateway as a location for environmental innovation. 

32 


Strengthening the Local Economy 

A3.8 At the Royals Business Park planning consent has been granted for 150,000 sq.m 

of offices and 9,300 sq.m of ancillary retail and leisure accommodation. The first 

phase of the development – the £70m ‘Building 1000’ - is now complete and 

further phases will follow. It is the first major speculative office building in the 

Royal Docks, with the potential to attract high technology companies, 

complementing the ExCeL exhibition centre. The masterplan for the area is being 

reviewed with the aim of retaining planned employment floorspace. 

A3.9 Just to the east of the business park is the University of East London’s Knowledge 

Dock Centre. It provides a single location for all UEL’s main knowledge transfer 

work and 5,000 sq.m of incubator space. The Centre enables local businesses 

to forge closer links with other further and higher education institutions and 

initiatives such as CEME (see Section A2 on London Riverside). 

The University of East London 

A3.10 Newham Council are minded to maintain a balance between employment and 

residential uses. The Thameside West area presents a major opportunity to 

establish a new residential community as well as a consolidated and strengthened 

industrial area. Joint working between partners is ongoing, and will define future 

development scenarios for this area, which can be incorporated in the area 

action plan for the Royal Docks area. This process is likely to confirm the release 

of around 40% of currently safeguarded strategic industrial land, allowing 

development of approximately 3,000 new homes, and local community facilities, 


within an improved public space and local movement network which better 

integrates Thameside West with the surrounding areas. 

A3.11 Opportunities also exist for mixed-use development to complement proposals for 

Silvertown Quays including 5,000 new residential units with a significant element 

of family housing. There are also plans for an additional two hectares of public 

open space adjacent to Lyle Park, with provision for a primary and a secondary 

school. These, together with other community facilities, will cater for the needs 

of new residents as well as enhancing facilities for existing residents. 

Looking Forward 

A3.12 Connectivity to and within the Royals is improving markedly with the DLR 

extension to London City Airport and the current work to extend the DLR across 

the river to Woolwich. Subject to planning permission, the Thames Gateway 

Bridge will serve the eastern part of the area from about 2013 onwards and will 

be a significant catalyst for business and employment growth in East Beckton. 

The Crossrail project would include a major new station in the Custom House 

area adjoining the ExCeL Exhibion Centre. This would stimulate further business 

and residential development and improve north south links between Canning 

Town and Custom House and the Royals themselves. 

Newham’s action area plan for the Royals 

34 



Capacity 

North Side 

Royal 

Victoria 

Dock, 

adjoining 

ExCeL 

Residential development. 

1,275 units 

450 homes completed and 

remainder under 

construction 

Landmark 

Site 

LDA/Newham-owned site Royal Victoria 

western end. 

800 dwellings 

Planning application to be 

submitted 

Silvertown 

Quays 

Major mixed-use development planned 

alongside the impressive waterfront of 

the River Thames in East London. 

5,000 

residential units 

8,925 sq.m 

leisure space 

Work due to commence 

on site by 2007 

7,600 sq.m 

Flexible/ 

workspace 

8,000 sq.m 

Community 

facilities 

Restaurant/bar 

4,320 sq.m 

Retail 

Minoco 

Wharf 

Residential-led mixed-use development on 

riverside immediately south of Silvertown 

Quays. 

2,500-3,500 

dwellings 

Planning application 

submitted to Newham 

Barrier Park 

East 

LDA brownfield site immediately 

adjoining Thames barrier park residential 

development on eastern side. 

900 units 

Planning application to be 

submitted 

Albert 

Basin 

Residential development around Albert 

Basin and East Beckton. 

2,500 

dwellings 

First phase completed, 

further phases under 

construction and being 

planned 

Gallions 

Park 

Exemplary zero-carbon residential-led 

development promoted by Mayor of 

London. 

230 homes 

The LDA is now seeking 

development partners 


A4 Lewisham 

A4.1 Lewisham is located on the south western edge of London Thames Gateway, just 

across the river from the Isle of Dogs and only 15 minutes from Canary Wharf. 

It is comprised of a set of diverse communities with their distinctive town centres 

and vibrant markets. Several major arterial roads run through North Lewisham, 

including the A20, A21 and A205 South Circular. It is also well served by public 

transport with access to mainline rail services, the DLR and several bus routes. 

A4.2 In recent years, improved transport links – most significantly the DLR extension to 

Lewisham - have led to renewed developer interest in the area. For example, One 

SE8 is an award winning residential development of some 700 units which is 

now under construction adjacent to Deptford Bridge DLR station. Capacity has 

been identified for 9,950 homes to 2016. 

A4.3 Lewisham’s Regeneration Statement shows how they are building on these 

strengths to deliver an integrated network of town centres providing high-quality 

living, working and learning environments. The four town centres with the most 

potential for change are Deptford, New Cross, Lewisham and Catford. 

A4.4 As a whole, the Borough suffers from disproportionately high levels of 

deprivation, including high unemployment, poor quality housing and low levels 

of literacy and numeracy. The regeneration of Lewisham will benefit local 

residents by creating new employment opportunities, offering more high-quality 

homes and providing an improved environment. 

Town Centre Regeneration 

Deptford 

A4.5 Long recognised as an important location, Deptford is expected to accommodate 

significant growth. Deptford is identified as an ‘Opportunity Area’ in the London 

Plan with potential for 5,500 new jobs and 1,000 new homes by 2016. It has a 

large number of sites which will make an important contribution to the delivery 

of new homes and jobs in Lewisham. 

A4.6 Currently, the key local project is the redevelopment of Deptford Station. This 

involves the construction of a new station building, new commercial units for the 

creative sector or retail use and a new public area with improved access to the 

station. The project is on course for completion in May 2008. 

36 


A4.7 Deptford Station will be the main public transport interchange for a new 

development at Convoys Wharf, a 16 hectare site along the waterfront which 

is potentially the largest scheme in the borough. A private sector led proposal 

includes 450,000 sq.m of mixed-use development space with up to 3,500 new 

homes and 70,000 sq.m of employment space, capable of accommodating up 

to 2,000 jobs. It will include a sustainable business park integrated with the 

safeguarded wharf. Section 106 agreements will see the provision of a primary 

school and health centre. Alongside Convoys Wharf, the One SE8 suite of 700 

luxury apartments, designed for those working in Canary Wharf, is currently 

nearing completion. 

A4.8 Nearby, the recently completed iconic Laban Contemporary Dance Centre is 

providing local residents with an exceptional range of education and creative 

opportunities. Designed by Herzog & de Meuron, the Centre is purpose-built for 

dance training and the largest contemporary dance school in Europe. In 2005 

Laban merged with Trinity College of Music to form the first conservatoire for 

music and dance in the UK. 

The Laban Contemporary Dance Centre 

Lewisham Town Centre 

A4.9 Lewisham town centre is the borough’s main retail centre and an important 

transport hub with mainline rail, DLR and bus interchanges. Lewisham Council is 

preparing an area action plan for the town centre focused on the realisation of 


the Lewisham Gateway scheme. The scheme will provide 1,000 new homes, new 

shopping and environmental improvements. Further investment in the High 

Street is planned. This centres on the extension and refurbishment of the 

Riverdale Shopping Centre and renewal of the public realm. In due course, the 

redevelopment of sites at Lewis Grove Island and Engate Street may take place. 

Other areas, each with planning consent for over 200 homes, include the 

Thurston Road and Venson sites. 

Map illustrating proposals for Lewisham Gateway 

38 


Catford Town Centre 

A4.10 The Council is also preparing an area action plan for Catford town centre, and 

proposals are currently being developed to create a pedestrianised civic space, 

linking the shopping centre to the north and the council offices and library to 

the south. Additionally, improvements to the shopping centre and public spaces 

are being proposed. Plans are being drawn up by English Partnerships for 

enhancement of the existing Catford and Catford Bridge stations and their 

environment, together with new residential development of up to 600 units at 

the former greyhound track to the north. 

New Cross 

A4.11 New Cross, on the northern tip of the borough, is home to Goldsmiths College. 

The college is key to the emerging creative and cultural offer in Lewisham and 

further expansion of the campus is proposed. The area is served by two stations, 

New Cross and New Cross Gate, both offering London Underground and 

suburban rail services and undergoing modernisation. 


A4.12 Lewisham is not a major office location and is typically a ‘net exporter’ of people 

to work. However, it is rapidly emerging as a creative and cultural hotspot in 

London; further expansion is anticipated. Lewisham and Catford town centres 

are important administrative centres; the council, Lewisham University Hospital 

and a new police station are all large public sector employers. Lewisham is also 

the main retail centre of the borough. Currently, efforts are being directed 

towards achieving ‘metropolitan status’ with expansion in the retail and leisure 

sectors of between 4,000 and 7,000 sq.m being forecast. 


Housing Market Renewal 

A4.13 Many of the existing housing estates in Lewisham are undergoing an extensive 

programme of renewal. At the Pepys Estate in Deptford, this involves the 

disposal of five council owned blocks of flats to Hyde Housing Association and 

a tower block, Aragon Tower, to Berkley Homes for refurbishment and outright 

sale. As well as a modest increase of 250 homes in the housing supply, the 

project will diversify tenure and link into other potential housing sites such as the 

adjacent Convoys Wharf. Also in Deptford, at the Silwood estate, demolition 

work is underway and new housing is being developed by registered social 

landlords. 

Impression of proposed developments at Convoy’s Wharf 

Improving Quality of Life: Environmental and Community Infrastructure 

A4.14 A number of environmental projects have been implemented in Lewisham at 

Deptford Creek and Convoy’s Wharf, making use of existing opportunities at the 

locally important open spaces of Deptford Park, Fordham Park and Ladywell 

Fields. Future plans include developing a ‘creativity centre’ using the creekside 

location as a focal point and enhancing the route along the Ravensbourne River, 

creating a ‘Waterlink Way’, flowing through Catford and Lewisham on to New 

Cross and Deptford. 

40 


Health and Education 

A4.15 Lewisham is currently seeing unprecedented levels of investment in health and 

education. The Building Schools for the Future and Schools Private Finance 

Initiative funding programmes will see £240m of schools investment over the next 

six years. Goldsmiths College and Lewisham College plan significant programmes 

of investment, the former having recently completed the iconic Ben Pimlott arts 

building on its New Cross campus. The Primary Care Trust is investing in new 

surgery buildings and has recently completed the Children and Young Peoples 

Centre in Catford. Work is also underway on the Waldron Health Centre in New 

Cross. Lewisham Hospital NHS Trust has recently completed The Riverside, a £69m 

seven storey ward building sited next to the River Ravensbourne. 

Goldsmiths College, Ben Pimlott Building 


A4.16 Further investments to reconfigure Lewisham town centre and market area, and 

redesign local shop frontages, could create performance space and further 

enhance the character of the community. 



Capacity 

Convoys 

Wharf, 

Deptford 

Comprehensive redevelopment for a high 

density mixed-use scheme comprising 

residential, employment, wharf facilities, 

retail and restaurants/bars, cultural, 

community and leisure uses. 

3,500 homes 

2,000 jobs 

70,000 sq.m 

employment 

space 

Planning to be determined 

Silwood 

Estate, 

Deptford 

Regeneration of former local authority 

housing via the demolition of existing 

homes and the construction of new 

homes through Registered Social 

Landlords (RSLs) to achieve physical 

regeneration. 

216 homes 

Phases 1 and 2 complete 

Phases 3 and 4 underway 

for completion by 2007 

Pepys 

Estate, 

Deptford 

Residential development with improved 

riverside access and community facilities. 

250 homes 

Construction underway 

and due for completion 

2007. 

Deptford 

Station 

New and improved station facilities with 

arches being converted to 

retail/commercial space. 

100 homes 

Commercial and 

retail arches. 

Planning consent 2005 

Construction 2006–08 

New station opens 2008 

One SE8 

(Deal’s 

Gateway), 

Deptford 

Residential development with access to 

Deptford station and gym and café 

facilities and facilities to ‘work from 

home’. 

700 homes 

Constuction underway 

Completion 2009 

Catford 

greyhound 

track, 

Catford 

Redevelopment of former greyhound 

track into key worker residential 

properties with access to Catford station. 

600 homes 

Over period 2006–12 

42 



Capacity 

Seager 

Distillery, 

Deptford 

Residential led mixed use. 

220 homes 

4,180 sq.m 

commercial 

space 


Lewisham 

Town 

Centre 

Mixed use development including retail, 

restaurants, cinema and college. 

1,000 homes 

Retail and 

commercial 

Over period 2008-16 

Sunderland 

Estate/ 

Silver Road 

Depot, 

Lewisham 

Estate renewal programme. 

Housing 

renewal 

Planning consent – 2002 

Phase 1 completed – 2005 

Phase 2 completion – 2007 

Thurston 

Road, 

Lewisham 


290 homes 

Retail 


Venson 

Site, 

Lewisham 


202 homes 

Retail 



A5 Greenwich 

A5.1 The London Borough of Greenwich stretches for eight miles along the south 

bank of the river Thames. The Maritime Greenwich World Heritage Site including 

the Cutty Sark and Royal Observatory is one of London’s most famous tourism 

and leisure destinations. 

A5.2 Greenwich is a borough with contrasting fortunes. The relatively affluent parts of 

Greenwich Village contrast with the urban experience of Woolwich Town Centre. 

The most deprived neighbourhoods are concentrated in Woolwich; the local 

economy was hit particularly hard by the closure of the Royal Arsenal. 

A5.3 Now, the borough is experiencing significant growth, guided by Greenwich 

Council’s vision for Woolwich, Plumstead, Charlton, Thamesmead and the 

Greenwich Peninsula. The main locations for growth will be the Greenwich 

Peninsula and Woolwich Town Centre, including the Royal Arsenal site with 

potential for up to 15,000 homes and 11,000 jobs by 2016. Greenwich has a 

strong cultural offer, with the recent Trinity Laban investment adding to the local 

theatre, concert and dance programme. It is hoped that this substantial 

investment will be enhanced by the Ravensbourne College of Design and 

Communication. Culture, tourism and visitor attractions will be an increasing part 

of Greenwich’s appeal. 

A5.4 Investment in public transport is stimulating growth. The Jubilee line extension 

has transformed the development potential of the Peninsula. Greenwich 

Waterfront Transit will open in 2009, providing a bus-based rapid transit system 

linking Woolwich, the Peninsula and Thamesmead. Work has started on an 

extension of the DLR to Woolwich Arsenal; this will provide a direct rail 

connection from Woolwich to the City and Canary Wharf and London City 

Airport. The Woolwich New Road project will improve transport links between 

Woolwich town centre and the Royal Arsenal. A new public transport 

interchange at General Gordon Square opposite Woolwich Arsenal station will tie 

these together, improving links with Thamesmead, Plumstead and Charlton. 

44 


Impression of the proposed DLR station at Woolwich 

Greenwich Peninsula 

A5.5 The Peninsula is a 120 hectare site, comprising several major development sites. 

The construction of the award-winning Greenwich Millennium Village is well 

underway; around 700 homes have been built, of the 2,950 planned by 2016, 

along with a new primary school and health centre. The next phase of 

development on the Peninsula is even more ambitious. English Partnerships has 

signed an agreement with Anschutz Entertainment Group (AEG) on the future 

use of the Dome. English Partnerships also has an agreement with Meridian 

Delta Ltd (MDL) and, over the next twenty years, MDL will create a new 

community, masterplanned by Terry Farrell and Partners. Over 10,000 homes are 

planned, of which 38 per cent will be affordable. Overall, the Peninsula 

regeneration programme represents the largest single housing-led group of 

projects in the Gateway. 

A5.6 The Ravensbourne College of Design and Communication’s planned move in 

2009–10 from its current site in Chiselhurst to the Greenwich Peninsula, next to 

The O 2 

, will provide a new landmark building to accommodate higher education 

provision, business incubation space and business support services, primarily for 

creative industries. 


Map of proposed developments on the Greenwich Peninsula 

A5.7 In addition, up to 24,000 jobs could be created through the provision of 

343,600 sq.m of employment and office space, 33,750 sq.m of retail space and 

extensive community facilities. The O 2 

is being transformed into a world-class 

leisure and entertainment destination with a new 23,000-capacity arena for 

music, entertainment and sports. Phase 1 will open in July 2007. It also includes 

an 11-screen cinema, 2,200 capacity live music club, an exhibition building and 

14 bars and restaurants. A new public square, the size of Leicester Square, will 

open at the same time. 

A5.8 Almost one sixth of the Greenwich Peninsula is public open space. This includes 

three main areas of parkland – the Central, Southern and Ecology Parks – and 

2.2km of river walkways on the Thames Path. 

46 


Aerial impression of proposed developments on the Greenwich Peninsula 


A5.9 Woolwich will be re-established as the main town centre in the borough. The 

extension of the DLR is due to open in early 2009, and will link Woolwich with 

the Greenwich Waterfront Transit in a new transport interchange. A new Tesco 

store, around 50,000 sq.m of new retail space, a new civic headquarters and 1,000 

new homes at the Love Lane site are due for completion in 2010. A planning 

application for the nearby Hare Street Triangle has been submitted, for 275,000 

sq ft of new retail floor space and 80 homes, with completion due for 2008. 

Impression of future Woolwich town centre 


A5.10 The Royal Arsenal, close to Woolwich Town Centre, is already home to 1,000 

residents, 40 businesses employing around 350 staff, and two museums. In 

2005, planning consent was granted for 1,250 new homes and construction is 

now underway; all are expected to be sold by the end of 2007. The development 

will link with the centre of Woolwich and almost double the size of the town 

centre, with further retail units, bars, restaurants and a 10-screen cinema 

complex. The second phase of development called the ‘Warren’, is expected to 

deliver a further 2,500 units, a cinema and a hotel by 2016. 

An impression of the proposed Love Lane Development 

A5.11 At Thamesmead, approximately 3,000 housing units have either been 

constructed or received detailed planning consent, and a further 2,000 units 

currently have outline consent. Major waterfront sites at Gallions Reach, where 

the development of the urban village is already well underway, and Tamesis Point 

further augment the residential offer. 

A5.12 North Charlton is a key source of local employment; the area will be transformed 

into a mixed-use waterfront development. Elsewhere, at Plumstead, the high 

street will be substantially improved; this will further strengthen the area as an 

attractive location for families supported by high-quality community facilities. 


A5.13 Much of the employment growth in the Borough will take place in the new 

office development planned for the Greenwich Peninsula and in The O 2 

. In 

addition, a major new business park is being planned at White Hart Triangle, 

48 


including around 100,000 sq.m of industrial space, accommodating some 2,000 

new jobs. In addition, the substantial projected growth in population in the 

borough will drive the expansion of local services, retail and leisure employment, 

particularly in town centres. Greenwich University is an important economic 

asset; it provides a major source of graduate training, local employment and 

foreign direct investment. Greenwich is a leader in promoting schemes to 

support local labour and business involvement. Greenwich Local Labour and 

Business (GLLaB) has already helped to place some 7,000 people into jobs and 

GLLaB provides a model for the Olympics-related employment and training 

framework. It is essential that local residents are able to reap full benefit from 

the economic opportunities created by regeneration. 


A5.14 Much of the current housing stock is in severe need of renewal, particularly 

those estates surrounding Woolwich town centre. New homes need to be built 

to high standards of energy conservation, and a wide mix of dwellings, by size 

and tenure, must be developed to ensure that households can remain in the 

Borough as their needs change. As part of the Council’s ‘Decent Homes’ 

programme, consultations are underway on plans to remodel 1000 homes 

at the Connaught, Morris Walk and Maryon Road estates. 


A5.15 New open spaces and green links are planned for Woolwich, Charlton and 

Plumstead, enhancing the local area’s attractiveness to visitors and forming a key 

component of the Thames Gateway Parklands. In Woolwich, consultations are 

underway on plans to improve the public realm at General Gordon, Beresford 

and Dial Arch squares. 

A5.16 The council has also embarked upon a programme to develop ‘children’s centres’ 

across the borough. These will provide integrated education, health and family 

services for children aged under five and their parents. 


A5.17 Health, education and community facilities need to be provided to meet the 

demands of the current and future population. In order to achieve this, funding 

for health facilities and school places is being negotiated through Section 106 

agreements. For example, a new health facility is being developed as part of the 

Warren. Furthermore, it has been established that a new secondary school is 

needed for Woolwich and Charlton, and the council are looking to identify a site 


in the Charlton masterplan. In addition, the Council is modelling the social 

infrastructure requirements of the borough. Local labour agreements are being 

included in Section 106 agreements. Discussions are underway with the 

University of Greenwich and the LSC about how best to provide higher and 

further education opportunities in Woolwich. 


A5.18 Looking forward, major projects are in the pipeline which have the potential to 

provide a further boost to the fortunes of Greenwich. A bid for the designation 

of a regional casino at The O 2 

was submitted to the Department for Culture 

Media and Sport in March 2006; a decision is expected in early 2007. The 

provision of a Crossrail station at Woolwich would provide a further boost to 

regeneration; legislation is currently with Parliament. Investment in East 

Greenwich could create around 700 new residential units, with an integrated 

community hub consisting of a new library, leisure centre, health centre, a 

council joint service centre, offices, retail and a new public square. 

Map of Woolwich Town Centre showing key development sites 

50 



Capacity 

WOOLWICH 

Royal 

Arsenal 

Redevelopment of the former Arsenal at 

Woolwich combining new buildings with 

existing ones to create a mixed-tenure 

estate. 

1,250 homes 



The 

Warren, 

Woolwich 

Town 

Centre 

New homes adjacent to the Royal Arsenal 

site. Mixed-tenure development with new 

community facilities. 

2,500 homes 



Hare Street 

Triangle, 

Woolwich 

Town 

Centre 

Refurbishment and new build to provide 

new retail space including a department 

store, a hotel and residential development 

at a key strategic site in Woolwich Town 

Centre. 

80 homes 

25,500 sq.m 

of retail space 


Love Lane, 

Woolwich 

Town 

Centre 

New supermarket and residential units 

with space for new civic centre including 

a library. 

1,000 homes 

14,000 sq.m 

of retail space 

600 jobs. Local 

labour 

agreements 



Tamesis 

Point 

Create a high-quality residential location 

alongside the river Thames with new 

leisure facilities, health centre and primary 

school. 

2,000 homes 


Start on site 2007 


Mc Bean A small mixed-use development in 

Street, Woolwich with new supermarket. 

Woolwich 

Town centre 

100 homes 

4,600 sq.m 

retail space 

Local labour 

agreements 



Academy, 

Woolwich 

Common 

A village scene residential development 

incorporating artist workshops. 

500 homes 

Local labour 

agreements 



Woolwich 

DLR 

exchange 

Mixed-use town centre development 

building on the DLR extension. 

670 homes 

2,500 sq.m 

retail space 





Capacity 

White Hart 

Triangle 

Development of a high-quality business 

park. 

100,000 sq.m 

of industrial 

space 

2,000 jobs 


Vista 

Building, 

Woolwich 

town 

Centre 

Conversion of town centre high rise 

building with environmental 

improvements. 

224 homes 

Completed 2006 

Artillery 

Quay, 

Woolwich 

Small residential development combined 

with improved public realm. 

546 homes 


Gallions 

Reach 

Urban 

Village, 

Woolwich 

Residential development 

347 homes 


Anchor and 

Hope Lane, 

Woolwich 

Retail development 

330 sq.m retail 

space 


Mastpond 

Wharf 


181 homes 


GREENWICH 

MDL Sites, 

Greenwich 

Peninsula 

New mixed-use development combining 

new secondary school, primary school(s) 

and health care facilities. 

10,000 homes 

by 2021 

325,000 sq.m 

of employment 

space 

Outline planning consent – 

2003 

Construction start – 2007 

Completion – 2021 

Greenwich 

Millennium 

Village, 

Greenwich 

Peninsula 

New mixed-use development 

incorporating new community facilities 

and ecological park. 

2,950 homes 

650 jobs 

700 homes in phases 1 

and 2 occupied. 


52 



Capacity 

Lovells, 

Granite and 

Pipers 

Wharf, 

Greenwich 

Peninsula 

Mixed-use development with health 

facilities and riverside walk. 

500-600 

homes 

500 jobs 


The O 2 

, 

Greenwich 

Peninsula 

Large leisure and entertainment led 

development of the Millennium Dome. 

Application for regional casino under 

consideration. 

1,700 jobs, up 

to 4,000 if 

Regional 

Casino is built. 


Phase 1 completion (arena 

and entertainment centre) 

– 2007 

New Heart 

for East 

Greenwich 

Housing development set around new 

public square combining local health care, 

library and leisure facilities. 

700 homes 



A6 Bexley 

A6.1 The London Borough of Bexley has the potential to become a key location for 

businesses and for people seeking a new home, particularly those with families. 

Bexley is served by three frequent mainline services – to London Bridge, Charing 

Cross and Cannon Street stations – providing a 30-35 minute journey time into 

central London. Abbey Wood is also part of the proposed Crossrail route and, if 

constructed, would provide residents and businesses with easy access to central 

and east London, Canary Wharf, and Ebbsfleet. 

A6.2 The vision for Bexley, as outlined by ‘Invest Bexley’, is to create a Borough where 

people choose to live because it offers a real sense of community and identity; 

a range of job opportunities; high quality education and training; and well 

connected places with a high-quality public realm. The Council is planning for 

up to 2,000 new homes and over 5,000 new jobs by 2016. 

A6.3 Bexley comprises several communities, including Erith, Crayford, Thamesmead, 

Slade Green, Sidcup, Welling and Bexleyheath. The Borough boasts some high 

quality green and open spaces, good schools and relatively low crime rates. 

However, the popular perception that Bexley is a wealthy corner of suburbia is 

misplaced. A particular concern is the Borough’s underperforming economy. 

Rates of new job creation are relatively low, many residents are low skilled and 

productivity is exceptionally low. Moreover, there are some housing estates in 

urgent need of improvement, particularly in the Thamesmead area, where many 

residents suffer from multiple deprivation. The draft Invest Bexley Regeneration 

Framework focuses on Erith town centre, particularly the Western Gateway, 

Crayford, Thamesmead and Belvedere. 


A6.4 Investment in Erith town centre has enabled property acquisitions, enhancements 

to the public realm and a new library to be delivered. As a consequence, new 

commercial and residential sites are now coming forward for development. 

Further investment will bring forward remaining town centre sites and open up 

new opportunities in Erith Western Gateway. Together these sites could provide 

between 2,000-2,500 homes by 2016. 

54 


A6.5 Erith’s retail offer has been boosted by the arrival of a Morrisons superstore, 

refurbishment of Erith Pier and the new Riverside Shopping Centre. A retail spine 

can be identified between Bexley Road and Pier Road running through to the 

Manor Road Industrial Estate. The Regeneration Framework proposes to 

strengthen this retail spine and to reorganise town centre car parking. Building 

on these proposals, the Partnership is exploring how to create a new civic heart 

for the town to provide a stronger sense of community. 

A6.6 To exploit Erith’s riverside location, new leisure and recreational facilities are 

being promoted at sites along the Thames, with appropriate residential 

development also a possibility. Other commercial, retail and residential uses will 

be promoted within town centre expansion zones – sites currently regarded as 

low density, low grade and ripe for redevelopment. 

Crayford Marshes 

A6.7 Erith Western Gateway, adjacent to Erith railway station, marks the entry point to 

the town centre and plays a key role, knitting together the town centre and major 

development sites to the west of the A2016. A masterplan is being prepared led 

by English Partnerships. New investment could unlock development of 500 or more 

new dwellings, 6,000 sq.m of commercial floorspace and 400 sq.m of community 

space. The Gateway could be extended by the acquisition of shops around Pier 

Road, for a further 200 houses and 2,000 sq.m of commercial floor space. 


Aerial view of Erith Riverside 

A6.8 Historically, Crayford was known for its manufacture of armaments, aircraft and 

cars. Today, Crayford is a suburban shopping centre located next to an industrial 

area with a large residential hinterland. Derelict industrial sites, particularly along 

the river Cray, offer significant opportunities for redevelopment. In July 2005, the 

Council published a Strategy and Action Plan for Crayford. This proposes 700 

new homes, approximately 12,500 sq.m of industrial floor space, a creative 

industries hub and 400 sq.m of commercial office space by 2016. The Vision is 

to create a truly sustainable community with new facilities for residents including 

an expanded retail zone, a civic quarter, a creative and cultural quarter and 

improved access to green space along the river and at Crayford Marshes. 

A6.9 Thamesmead is on the border of Bexley and Greenwich boroughs. It is a mixture 

of 1960s high rise social housing estates and lower density infill developments 

dating from the 1980s. Many residents experience a range of social and 

economic problems. 

A6.10 A wide range of regeneration projects is now underway. A £180m redevelopment 

of Tavy Bridge will be completed in summer 2007, delivering 827 new, mixedtenure 

homes, a library, a health centre and a range of other community facilities. 

56 


A new Business Park and Innovation Centre on a 27 hectare site in East 

Thamesmead is due for completion in February 2007. 

A6.11 Abbey Wood station is set to become a significant transport interchange that will 

help to underpin growth in the borough. The station is on the proposed Crossrail 

route, and, should the line be granted planning consent, it would provide a link 

to Canary Wharf. Abbey Wood will also form the terminus of the Greenwich 

Waterfront Transit. Bexley Council is promoting a transit link across the north of 

the borough to join up Greenwich Waterfront Transit and Kent Fastrack at 

Dartford. In due course, Abbey Wood will become an attractive location for 

commercial development. 

Erith Riverside Shopping Centre 

Strengthening the Local Economy: a New Belvedere 

A6.12 Knowing Bexley is the borough’s economic and employment development 

strategy (2004-09) to address the productivity challenge. It aims to put 

‘knowledge’ at the core of the local business base and to empower local people 

to access new employment opportunities. The strategy seeks to channel 

investment into the borough’s employment areas and town centres to sow the 

seeds of a more dynamic and sustainable economy. 

A6.13 One of the most important employment areas in Bexley is Belvedere. Some 

23,000 people are employed there in a range of industries including food 

products and logistics. 3 Planning policies protect Belvedere as a strategically 

3 Based on the five wards of Thamesmead East, Belvedere, Erith, North End and Northumberland Heath. 


important employment area, but one which is in need of significant 

modernisation. The Partnership’s vision is to establish a ‘new Belvedere’ with 

a strongly branded identity, and a diversified employment base in an improved 

landscape. This will require much improved local infrastructure and services, 

including upgraded fibre optics, telecommunications lines and power supply. 

Moreover, a major environmental upgrade is required; currently, the public realm 

is poor and the layout of sites is disjointed. Road and pedestrian connections are 

fragmented both within and to surrounding areas. 

Map of current and proposed developments in Belvedere 

A6.14 An area development framework has been produced jointly between the LDA, 

GLA and Bexley Council. This indicated that, if successfully upgraded, Belvedere 

has capacity for a net increase of up to 20,000 additional jobs in high 

technology and knowledge-intensive industries. Up to 70 hectares of vacant or 

derelict land has been identified; around 20 hectares are available in the short 

term (mainly the Pirelli site) providing capacity for 1,200 to 1,500 jobs. In the 

medium term, a further 65 hectares of vacant and under-used land could 

become available with the potential to accommodate 9,000 jobs. Longer term 

redevelopment opportunities of older industrial sites could increase supply up to 

85 hectares. The strategy to transform the Belvedere includes proposals to 

exploit the ecology of the area, creating a higher quality environment desirable 

to high tech companies, with good road access and links to the station. 

58 


A6.15 Underpinning the Belvedere expansion is the Thamesmead Innovation Centre 

which is on course for completion in April 2007. The Centre will provide bespoke 

services to entrepreneurs and small firms, supporting innovation and enterprise in 

the borough. 


A6.16 In addition to Thamesmead, there are some other key housing estates renewal 

projects. Less than a mile to the south of Erith Town centre are two large, monotenure, 

former council housing estates now in the ownership of Orbit Bexley 

Housing Association. Nearly 1,000 homes including 10 tower blocks built in the 

1960s suffer from a lack of local facilities and a poor reputation. A package of 

improvement works has been carried out by Orbit Bexley, most notably 

overcladding, which was completed in 2003. Following a detailed options 

appraisal exercise in 2005, a programme of regeneration is being developed 

for further consideration. This will include options for demolition and 

re-development of a mixed-tenure more sustainable community. 


A6.17 The southern marshes of the London Gateway are unique places with a special 

character and history. In Bexley the marshes of the Cray Valley running through 

Erith and Crayford provide local people with access to nature for recreation; and 

create a high quality setting for new residential and economic development. 

Investment in Erith Marshes has improved public access and added an education 

area for the benefit of local school children. 


Bexley Academy 

A6.18 Creating a greater sense of community and identity is key to the regeneration of 

Bexley. As described above, investment is being channelled into the town centres 

to improve community facilities and to enhance the public realm. 


A6.19 Improving social infrastructure alongside building new homes and work places is 

a priority for Bexley. Crayford town centre, a regeneration priority area, will see a 

new secondary school built by 2009 as part of the Building Schools for the 

Future programme. The new school will cater for 900 pupils plus 150 post-16 

places. The site of the former Town Hall in Crayford is to be redeveloped and will 

include a health centre, a new library and a new community building. 

A6.20 The Tavy Bridge development at Thamesmead will be supported by a new onestop-shop 

health centre and community facilities, including sports provision that 

utilises Thamesmead’s natural waterway assets. 

A6.21 Development in Erith also includes social infrastructure. A new library, new 

accommodation for Resources Plus, the successful local labour scheme, and a 

new dispersed housing foyer form part of the Erith High Street development. 

Community infrastructure also will form a key part of the future Erith Western 

Gateway development. 

60 



A6.22 Looking forward, there is potential for development at Erith Quarry, a large 

former sand and gravel quarry subsequently used for landfill but now disused. 

The current owner is interested in realising the site’s potential for residential use, 

with capacity for up to 1,000 homes. Ground conditions need to be investigated 

and a masterplan developed. 

Map of current and proposed developments in Erith 



Capacity 

Veridion Park 

and 

Thamesmead 

Innovation 

Centre, 

Belvedere 

Infrastructure and environmental 

improvement of Veridion Park. The new 

Innovation Centre leads the creation of a 

new science quarter within the park. 

5,000 sq.m 

office space 

3,348 sq.m 

business space 

7,880 jobs 

Innovation Centre opens 

February 2007 

Imperial 

Park 

(Norman 

Park site), 

Belvedere 

Mixed-use development including a hotel 

and service centre for local businesses. 

400 homes 

750 Jobs 


Bronze 

Age Park, 

Belvedere 

Redevelopment of the former Pirelli cable 

manufacturing works to provide high 

quality industrial/commercial park. 

1,200 jobs 

Site cleared 2005 



health 

centre, 


Tavy Bridge, 


Creation of new primary care health 

centre for existing and growing 

community. 

Redevelopment of existing estate. New 

and improved traffic management and 

improved facilities for health and sports 

provision will increase the attractiveness 

of area for people to live in. 

62 jobs 

827 homes 


Outline planning consent – 

2005 


Erith 

Western 

Gateway, 

Erith 

Key regeneration programme in north 

Bexley. Junction improvements and traffic 

management will open up this land for 

development. Link up with the river 

frontage. 

500 new 

homes 

400 jobs 

Transport Studies 2006-07 

Soil Survey 2006-07 

Site to market 2007 

Erith Quarry 

New housing development whilst linking 

up with green grid and other social 

infrastructure. 

1,000 new 

homes 

50 new jobs 

Project in early stages. 

2006-20 

62 



Capacity 

Crayford 

Sites 

Town centre improvements. Making town 

more accessible and linking up with green 

grid. New community facilities. 

700 homes 

500 jobs 

Town Hall site – complete 

2009 

Samas Roneo site – Start of 

construction 2008 

Riverside site – complete 

2012 

Erith High 

Street 

Creation of improved shopping 

environment, traffic management, public 

art and a mixed-use facility in the 

town-centre. 

106 homes 

Public works to complete 

November 2006 

Mixed-use building to 

complete March 2008 


B 

Thames Gateway North Kent 

“Exciting waterside towns and cities with a world-class environment 

and a real civic pride that provides an international exemplar of urban 

renaissance.” 4 

Map of the area to be supplied 

1. The Thames Gateway in Kent covers broadly the area east of the M25, bounded 

to the north by the Thames River and to the south by the A2 and the Downs. 

The main concentrations of population are in Medway and in the towns of 

Dartford, Gravesham, and Sittingbourne. In 2005, approximately 560,000 people 

lived in the boroughs of North Kent. 

2. The area has many outstanding assets – its heritage, countryside, town centres, 

riverside and people with a strong identity and pride in their communities. It also 

has tremendous potential – an excellent location on strategic transport routes, 

near to major UK and European markets, with large areas of brownfield land 

and rapidly developing infrastructure. 

4 Thames Gateway Kent Partnership North Kent Area Investment Framework, 2001 


The Queen Elizabeth II Bridge at Dartford 

3. Each of the areas in Thames Gateway Kent is developing a distinctive role. Kent 

Thameside is set to become an international commercial centre with a major 

new business district being developed at Ebbsfleet Valley around the new 

international rail station. The development of Ebbsfleet Valley is the top priority 

for the sub-region and will complement the revitalisation of Dartford and 

Gravesend town centres. In Swale, logistics and science-based industries are 

emerging as key drivers of growth. The new Sheppey Crossing will unlock the 

full potential of Sheerness Port and the Isle of Sheppey. With its superb riverside 

developments, historical sites and new university campus, Medway is rapidly 

developing as a new city of learning, culture, tourism and enterprise, and 

Thamesport on the Isle of Grain has the potential to develop further port and 

logistics employment. 

4. Currently, nearly 100,000 people commute out of the area daily to work, mainly 

to London. Whilst this proximity to London is one of North Kent’s main assets, 

regeneration of Thames Gateway Kent is creating strong employment-led growth 

and communities that are more self-reliant. Thus, delivery partners have set 

66 


ambitious targets to build some 48,000 new homes and to enable the creation 

of 80,000 new jobs over a 20-year period. 

5. Government investments span a range of projects – including brownfield 

remediation, land assembly, new transport infrastructure, environmental and 

cultural enhancements, town centre regeneration, and better education and skills 

facilities. Each of these will play a key part in transforming the opportunities and 

fabric of North Kent. 

Rochester Castle, Medway 

6. These investments, together with the growth and regeneration already 

underway, will bring immense benefits for existing residents as well as 

newcomers. The importance of a socially inclusive approach, of ensuring that 

both new and existing communities are able to enjoy the best possible quality of 

life and achieve their full potential, is central to the work of all partners. 


The new Shorne Woods Country Park Visitor Centre in Gravesend 


7. The draft South East Plan proposes almost 48,000 new homes across North Kent 

over the next 20 years. The balance of housing growth is expected to be as 

follows: 

Table B Potential new homes in Thames Gateway North Kent 

Area Delivered 2001 – Anticipated Draft SE Plan* 

summer 2006 2006-2016 Proposed Policy 

(local authority (SE Plan*, TG 2006-2026 

totals) areas pro-rata) (TG areas) 

Dartford 2,240 7,750 15,500 

Gravesham 1,224 4,600 9,200 

Medway 3,822 7,850 15,700 

Swale 2,662 3,800 7,600 

North Kent Total 9,948 24,000 48,000 

Note: *Policy KTG1 of the draft South East Plan, subject to forthcoming Examination in Public. 

8. In developing new homes the emphasis is on high quality, good design and 

effective community participation. Both Kent County Council and Medway 

Council have appointed Design Champions to promote good design. Already 

68 


award-winning developments are well on the way to completion, for example at 

St Mary’s Island in Chatham Maritime and at Ingress Park on the riverside at 

Dartford. The development of the masterplan at Queenborough and Rushenden 

on the Isle of Sheppey has proved a model for community participation in a 

highly effective ‘planning for real’ exercise. 

Award winning housing at Ingress Park 


9. Employment growth in North Kent over recent years has been strong. Notable 

successes include Bluewater, the highly successful new regional shopping centre 

with over 5,000 new jobs, and Crossways Business Park, located next to the 

Dartford Crossing and now at 80 per cent occupancy providing 5,000 jobs. 

Other key economic assets include: the Kent Science Park in Sittingbourne and 

the ports at Sheerness and the Isle of Grain (Thamesport). These assets will be 

key to future economic growth. In due course, they will be complemented by the 

new commercial centre at Ebbsfleet Valley. Dartford’s ‘The Bridge’ will also create 

some 7,500 new jobs and will be home to the London Science Park and a new 

Innovation Centre. 

10. Growth will be supported by the expansion of the main town centres and the 

creation of Medway City. Retail expansion in these areas will create many new 

jobs together with tourism and culture, particularly in Medway. The unique 

universities cluster in Medway is also a key economic asset, which is now 

expanding to give people the skills they need to exploit new employment 

opportunities in the sub-region. The £40m Medway Innovation Centre is set to 

create 2,000 jobs and stimulate the development of knowledge-based hightechnology 

companies. 


An artist’s impression of the new Medway City 

Investing In Transport Infrastructure 

11. North Kent is already very well connected, and sits in the prime location between 

London and continental Europe. The A2/M2, which has benefited from a number 

of continuing infrastructure upgrades, provides the link through the area from 

London to Dover. The Dartford Crossing, the newly opened Sheppey Crossing, 

and the Medway Tunnel are all examples of key infrastructure assets provided 

in the area. 

12. The connectivity of the area will be transformed by the opening of Ebbsfleet 

International Station and vast commercial centre at the heart of Kent Thameside. 

Ebbsfleet International has now been completed and will open in 2007, with 

international trains to Paris and Brussels from 2007, and domestic services from 

2009. This will be the catalyst for the economic regeneration of the area. The 

new line will dramatically reduce the journey time to London St Pancras to only 

17 minutes, and Ebbsfleet will be less than 12 minutes from the 2012 Olympics 

site at Stratford. Within Kent Thameside, an innovative rapid transit system, 

Fastrack, is designed to make the new developments less car-dependent. 

70 


Ebbsfleet International – now complete 

13. In the longer term, additional capacity in crossing the Thames and extending 

Crossrail to Ebbsfleet are both identified by local partners as key pieces of 

strategic infrastructure that have the ability to drive forward further development 

and investment into the area. 


14. Local delivery partners in North Kent – Kent Thameside Delivery Board, Medway 

Renaissance and Swale Forward – have each agreed and published their 

Regeneration Frameworks, setting out the long-term vision and aims for each of 

their areas. Thames Gateway Kent Partnership (TGKP) acts to support local 

delivery partners on cross-cutting issues and initiatives in North Kent. In 2001 the 

Partnership published an Area Investment Framework on behalf of all partners. 

An update on progress has just been published. 


B1 Kent Thameside 

B1.1 Kent Thameside comprises the urban areas of Dartford and Gravesham north 

of the A2. Kent Thameside Delivery Board has agreed in its Regeneration 

Framework a target of 30,000 new homes and 50,000 new jobs for the period 

2001-26. The housing target will be reviewed following the conclusion of the 

Examination in Public for the draft South East Plan, which currently sets a target 

for 24,700 dwellings in the period 2006-26. 5 The majority of these new homes 

will be on redundant chalk quarries and redeveloped industrial land. 

Development sites and infrastructure at Kent Thameside 

B1.2 In 2004, there were 46,000 jobs in Dartford and 26,800 in Gravesham, which 

represents a relatively high population to jobs ratio due to the high rates of outcommuting 

to work elsewhere. 6 Key economic assets include the Crossways 

Business Park, where over 5,000 people are now employed, and Bluewater 

Shopping Centre which attracts 26 million visitors per year. The development of 

Kent Thameside has been planned from the beginning around sustainable public 

transport. Fastrack is a new rapid transport network linking established centres 

to new developments, encouraging greater use of public transport. In due 

course, the Channel Tunnel Rail Link will be the catalyst for the new business 

and financial services centre at Ebbsfleet International, connecting to London 

St Pancras in 17 minutes and to Paris in less than 2 hours. 

5 Draft South East Plan, Policy KTG1, includes only those parts of Dartford and Gravesham in the Thames 

Gateway. 

6 Annual Business Inquiry, Employee Analysis, 2004, NOMIS. 

72 


Ebbsfleet International services will operate from 2007 

B1.3 A timetabled investment programme embracing road capacity improvements, 

public transport and traffic management measures is now being prepared to 

accommodate the planned growth. Partners are determined to ensure that the 

regeneration of the town centres accelerates and that the opportunities to create 

world-class waterfronts and green links are not missed. 


B1.4 Dartford and Gravesend both place a high priority on development in the two 

town centres, with investment in residential accommodation, commercial and 

retail floor space, and in culture all under way. Across the two town centres, 

nearly 4,000 new homes are planned. 7 In Dartford, further expansion of the 

retail offer is being explored by partners. Area Action Plans are being prepared 

for the Town Centre and Northern Gateway, and Communities and Local 

Government has funded the South East England Development Agency (SEEDA) 

to acquire several land holdings. Development plans include the new stadium at 

nearby Princes Park – now completed – and public realm improvements. The 

Gravesend Town Centre Initiative has been awarded Beacon Status and this 

comprehensive development strategy was updated in 2004. Implementation is 

well underway. The £100m retail-led mixed-use scheme by Edinburgh House 

Estates aims to reconnect the town to the Thames, while refurbishment of the 

cast iron pier has provided a new landmark for the town centre. 

7 KTDB Policy Statement. 


Retail expansion will re-connect Gravesend Town Centre to the 

waterfront 

Ebbsfleet Valley 

B1.5 Outside the two town centres, most of the rest of the new housing and 

employment growth in Kent Thameside will centre round the new Ebbsfleet 

station and Eastern Quarry, an area collectively known as Ebbsfleet Valley. 

Situated between Dartford and Gravesend, most development will fall inside 

the borough of Dartford. 

B1.6 Ebbsfleet itself will be the showpiece for Kent Thameside. Some 789,550 sq.m 

of development is proposed around the new rail station, including up to 3,000 

housing units. International services will run from the station in 2007 with 

domestic services following in 2009. Outline planning permission has been 

granted for up to 371,600 sq.m of office space. Residential development has 

begun at nearby Springhead, and the rail station has been handed over to the 

operator. A recent report by Knight Frank has demonstrated that demand exists 

from the financial sector for Ebbsfleet as a location, and that aspirations to 

create up to 20,000 new jobs are not unrealistic. 

74 


The scale of development planned at Ebbsfleet Valley 

B1.7 In Eastern Quarry, Land Securities are seeking to develop the square mile site to 

provide 6,250 new homes in a series of three urban villages, amongst high 

quality open space including a stunning new lake, with ancillary social, 

community, retail and leisure facilities. Each area will be connected with the 

wider Kent Thameside area, including the town centres, Ebbsfleet International 

and Bluewater, by the Fastrack system. At Eastern Quarry’s south eastern edge, 

National Grid Property have also submitted a planning application for up to 

1,500 new homes and 10,000 sq.m of office space. 

The Waterfront and Other Developments 

B1.8 Riverside development opportunities exist along the nine miles of the Thames 

connecting the two town centres. Ingress Park, Dartford, is being developed by 

Crest Nicholson. The 950-unit scheme is scheduled for completion in 2008; over 

600 homes are already occupied. The development includes the restoration of a 

historic abbey on the site and has already won several awards. 

B1.9 In Gravesend, developments are planned along the Canal Basin and at Northfleet 

Embankment. The Canal Basin area could provide up to 1,800 new homes, and 

300 are currently under construction. Northfleet Embankment is close to the new 

Ebbsfleet International Rail Station and will be served by Fastrack. SEEDA, with 

Communities and Local Government funding, has assembled key parcels of land 

for redevelopment and a range of new, mixed uses are proposed, including 

office, residential and leisure development, as well as new public open space 

and a riverside walk/cycle way. 


B1.10 Swanscombe Peninsula West is situated next to Ingress Park. The western part of 

the site is allocated for housing, and the southern part adjacent to London Road 

is allocated for employment. 

B1.11 Elsewhere, the award-winning 15 hectare Waterstone Park will provide 650 new 

homes surrounding the Grade II Stone Castle. The first phase of this joint venture 

with Countryside Properties has provided 201 homes (now occupied) and the 

second stage of construction is underway. 

Award-winning housing at Waterstone Park 

B1.12 In North Dartford, The Bridge is a joint venture between ProLogis Developments 

and Dartford Borough Council. It will be a mixed-use scheme including a Science 

Park and Innovation Centre, housing, new community facilities and open space. 

Fastrack will link the site to Dartford town centre and the Bluewater shopping 

complex. Some 7,500 new jobs will be created, alongside 1,500 new housing 

units, with the first completions expected in 2007. George Wimpey homes are 

developing the first phase of housing; Wayne Hemingway has acted as design 

adviser to the scheme. 

76 


Skills and Learning 

B1.13 Employ Kent Thameside and Construct Kent Thameside are bringing together 

industry and public sector resources to meet the skills needs of new and future 

employers. A number of vocational centres has also been set up, including the 

Thamesview Vocational Centre. These are providing new skills that lead directly 

to employment opportunities, including healthcare and construction skills. 


B1.14 Several elements of the Thames Gateway Parklands are being developed in Kent 

Thameside. Dartford Marshes are being re-interpreted as part of the Managing 

the Marshes project. Within the urban area, the Swanscombe Heritage Park 

has been established. Further east, a green conurbation of over 800 hectares 

includes the new community woodland of Jeskyn’s, restoration of Cobham Park 

and Ashenbank Woods, and an enlarged Shorne Wood Country Park with its 

stunning new visitor centre. The Green Grid will reach into all new developments. 

Over 800 hectares of improved greenspace in Kent 


Fastrack 

B1.15 From the beginning, development at Kent Thameside has been planned around 

major investment in public transport. A new transit system, Fastrack, serving the 

existing town centres, the new developments, Ebbsfleet International Station, 

and the Bluewater shopping complex, is integral to the vision. The first Fastrack 

route, linking Dartford and Gravesend Town Centres, began operation in March 

2006. Passenger numbers are already 50 per cent above original forecasts. Work 

is in hand on the development of subsequent routes. State-of-the-art vehicles 

run, as far as possible, on dedicated busways, separate from existing roads. 

Fastrack connects new development and existing communities 

78 



Capacity 

Gravesham Sites 

North East 

Canal Basin 

Predominantly residential 

development at North 

East Gravesend, and 

green/tourism 

opportunities. 

1,800 units of which 

450 Affordable 

Outline planning permission 

granted August 2004 for 1,000 

units 

Detailed planning permission 

granted for Phase 1.1, for 350 

units October 2004 

Public consultation completed 

December 2005 

Draft Supplementary Planning 

Document anticipated 

Gravesend 

Town 

Centre: 

Civic/ 

Leisure 

Quarter 

Town Centre Housing 

development, including 

Barratts scheme, 

complementing new 

parking and renovated 

civic centre/theatre 

facilities. 

152 units of which 38 

affordable 

956 sq.m commercial 

space 

1000 new jobs 

Demolition commenced early 

2006 

Car park rebuilt and part of 

development nearly complete. 

Gravesend 

Town 

Centre: 

Commercial 

and 

Heritage 

Quarter 

Major retail expansion of 

the town centre in joint 

venture between 

Gravesham Borough 

Council and Edinburgh 

House Estates. 


affordable 

13,000 sq.m commercial 

space 

Retail-led leisure and 

new market square 

Development Agreement – 

agreed and signed early 2006 

Application pending – expected 

Spring 2007 

Gravesend 

Town 

Centre: 

Transport 

Quarter 

New public transport 

interchange to link the 

new Fastrack and CTRL 

domestic services, 

commercial facilities and 

public realm with improved 

and pedestrianised town 

centre. 


space and 170 units of 

which 51 affordable 

300 new jobs 

Initial masterplan completed 

Public consultation undertaken 



Capacity 

Northfleet 

Embankment 

74 hectare mixed-use 

development on freedup/underused 

riverside 

industrial sites. 


840 affordable 

400 jobs retained 

1,800 (East site only) 

25,000 sq.m new 

commercial space (East 

site only) leisure, office, 

manufacturing, industrial 

Strategic land purchases 

complete March 2005 

Masterplan complete September 

2005 

Planning Applications pending. 

Northfleet East expected Spring 

2007 

Christianfields 

Redevelopment of existing 

GBC Council housing 

with Countryside 

Properties and Moat 

Housing 

316 new, 282 net of 

demolitions 

Permsision granted for first 

phase 

Ebbsfleet Valley Sites 

Ebbsfleet 

Including 

Springhead 


development surrounding 

Ebbsfleet International 

and high-speed trains to 

London and Europe. 

790,000 sq.m 

development floor space 

3,384 units 

Circa 750 affordable 

Up to 455,000 sq.m of 

office space 

Banking, financial 

services and other office 

space targeted 

Outline permission granted; 

Masterplan submitted for SQS 

Springhead masterplan approved 

and reserved matters for first 

residential phase approved. 

Construction in Springhead 

begins late 2006 

Eastern 

Quarry 

Over 260 hectares of 

previous quarry for 

development into mainly 

housing, plus landscape 

of parks and lakes and 

community facilities. 


1,875 affordable 

Up to 120,000 sq.m 

office space 

Planning Brief adopted as SPG 

2002 

Initial outline applications 2003 

Duplicate outline application 

submitted July 2005 

DBC resolution to grant 

permission subject to 

outstanding issues July 2005 

S106 under negotiation 

Housing start on site Spring 

2008, subject to planning 

80 



Capacity 

Northfleet 

West 

Sub-Station 

40 hectare site adjacent 

to Eastern Quarry. 




floorspace 

Northfleet West Sub-Station 

outline planning applications 

submitted December 2005 

Dartford Sites 

The Bridge 

New science park and 

housing on former Joyce 

Green Hospital site at 

Dartford. 



185,800 sq.m 

commercial floorspace, 

comprising: 

121,746 sq.m Science 

Park 

2,875 sq.m Innovation 

Centre 

61,179 sq.m Distribution 

centre 

7,500 new jobs 

Outline permission submitted 

May 2002 

Outline application approved 

April 2003 

Development Agreement signed 

with developer August 2004 

CPO and relevant land acquired 

May 2005 

Start on site (infrastructure) 

September 2005 

Completion of infrastructure 

forecast for September 2007 

Innovation Centre and 

Distribution Centre commenced 

2006 

First housing delivered end 2007 

Ingress Park 

Award-winning housing 

scheme surrounding 

renovated Ingress Abbey. 


affordable 

Restoration of Ingress 

Abbey for commercial 

use 

Outline permission granted 

Detailed permission granted 

600 completed 

Ingress Abbey restored and in 

commercial use 

Details submitted 2006 for 

waterfront facilities – local 

centre and slipway 



Capacity 

Waterstone 

Park 


at Stone Castle, 

Greenhithe, including 

green space/links. 


affordable 

Outline and detailed permission 

granted 

Start on site Phase 1 2002 

Phase 1 (200) completed 

Start on site Phase 2 March 2005 

Phase 2 (450) underway – 200 

completed 

Korsnas, 

Galley Hill 

Road 

Swanscombe housing 

development at former 

Korsnas Sack sites 


affordable 


2004 

Reserved matters permitted 

2005 

Under construction 

Princes Park 

Major new sports facility, 

centred around Princes 

Park football stadium, 

plus tennis courts, 

community pitch, 

conference and 

community facilities all 

served by Fastrack. 

Completed November 2006 

Dartford 

Town Centre 

Swanscombe 

Peninsula 

West 

Retail-led expansion of 

the town centre. 

Mixed-use urban village 

bisected by CTRL on 

Thames riverfront. 

Under review 

630 units of which 



25,000 sq.m 

employment space 

Outline application approved in 

principle August 2004 

Outline application called in 

June 2005 

Planning inquiry completed 

December 2005 

PIanning Decision – application 

refused 

LDF Site Specific Allocations – 

Preferred Policy Approach (July 

2006) allocated site for 630 

dwellings of which 30% to be 

affordable and 25,000 sq.m 

employment floorspace 

82 



Capacity 

St James 

Lane Pit 

Application recently 

submitted for up to 1000 

dwellings plus ancillary 

and support facilities. 

1,000 units 


LDF Site Specific Allocations – 

Preferred Policy Approach (July 

2006) allocated site for 500 

dwellings of which 30% to be 

affordable 

Planning application submitted 

October 2006 for 1000 homes 

Dartford 

Northern 

Gateway 

Comprehensive mixed-use 

re-development of area 

North of Dartford Station. 


affordable 

30,000 sq.m 

employment space, 

including riverside 

activities, retail, culture 

and leisure. 

Area Action Plan Issues and 

Options Consultation undertaken 

September/October 2005 

Area Action Plan – Preferred 

Policy Approaches being prepared 

SEEDA pursuing various strategic 

land purchases by March 2006 

(some completed) 

Planning Applications pending 

further land purchase and final 

Masterplan 

Working to submit planning 

applications during 2006-07 

Thames 

Europort 

Mixed-use development 

850 units 

New Marina 

Identified in LDF Site Specific 

Allocations – Preferred Policy 

Approach (July 2006) for 850 

residential units and a marina 

Economic Development Projects 

Crossways 

Business 

Park 

Over 278,700 sq.m 

commercial business park 

on the M25 including 

hotels, nursery, shops, 

restaurant and public 

house and attractive 

landscaping. 

24 units 

278,700 sq.m 

commercial space 

(70,000 sq.m remaining) 

50 businesses located 

creating 5,000 new jobs 

3 hotels 


with S106 1995 

Subsequent reserved matters 

submitted as demand dictated 



Capacity 

Littlebrook 

Storage and distribution 

uses with associated 

highway works and 

landscaping. 


space 


2005 

St. 

Clements 

Valley 

Office Development 

50,000 sq.m B1 

floorspace 

Identified in Local Plan Review 

Amended Second Deposit Draft 

(April 2004) and LDF Site 

Specific Allocations – Preferred 

Policy Approach (July 2006) for 

50,000 sq.m B1 floorspace. 

84 


B2 Medway 

B2.1 Medway is the largest free-standing urban area in the South East, comprised of a 

series of towns along the River Medway, including Chatham, Rochester, Strood, 

Rainham and Gillingham. The Borough of Medway, a unitary authority, was 

formed in 1998. Rail services and road links between Medway and London are 

good, with shortest rail journey times to the capital of approximately 45 minutes. 

Key waterfront development in Medway 

B2.2 Medway’s current population is 251,000, making it comparable in size to 

Newcastle. Projections by the Office for National Statistics (ONS) indicate that 

its population will increase to 278,000 by 2020. There are currently 13,000 

businesses with 85,400 jobs, predominantly in public administration, retail and 

distribution, but also a significant financial service sector and high levels of 

specialist manufacturing and engineering, including BAE Systems – Medway’s 

biggest single private-sector employer. 

B2.3 The area benefits from 11km of riverside with a strong naval heritage, centered 

on the old dockyard at Chatham Maritime. Rochester has a castle and cathedral, 

while Medway as a whole has over 800 listed buildings. The countryside 

surrounding the Medway area includes Sites of Special Scientific Interest (SSSI) 

and Ramsar sites on the Hoo Peninsula. Three universities have campuses on the 

large site of the former Royal Naval College at Chatham Maritime, and these are 


known collectively as the Universities at Medway. Also, the University College of 

Creative Arts has a campus in Chatham. 

B2.4 Regeneration across Medway is well underway. Chatham Maritime is now a wellestablished 

residential and business location. The Historic Dockyards is a popular 

tourist attraction. Key sites include mixed-use development at Rochester 

Riverside, retail led expansion of Chatham Town Centre and Waterfront, plus 

several major mixed-use riverside sites. 

Aerial view of Chatham Maritime 

B2.5 The draft South East Plan states that provision will be made for 15,700 new 

homes in Medway for the period 2006-26. 8 Medway Council has set an 

aspirational target for the creation of up to 40,000 new jobs. The Medway 

Renaissance partnership co-ordinates development activity within Medway and 

actively manages key regeneration projects to help to meet these targets. 

B2.6 Medway Renaissance’s vision is to combine the Medway local centres and create 

‘a City of Learning, Culture, Tourism and Enterprise’. The building blocks for 

making this concept a reality are set out in the following paragraphs. 

8 Draft South East Plan, Policy KTG1, includes only those parts of Medway in the Thames Gateway. 

86 


Chatham Centre and Waterfront 

B2.7 The Waterfront Renaissance Strategy envisages establishing Medway as a city 

with Chatham Centre as its cultural and commercial heart. This includes 

improving and expanding shopping, establishing a cultural quarter, building new 

hotels, restructuring road and pedestrian networks, and providing new car parks 

and a new bus station. The development framework for Chatham Centre makes 

provision for up to 1,370 new homes and 3,000 new jobs. Medway Council has 

approved a development brief to increase the Pentagon Centre to 51,100 sq.m 

and a planning application is expected from Dunedin in late 2006. Development 

briefs for other key sites are being prepared and there is active developer interest. 

Major retail and cultural expansion of Chatham Town Centre 

B2.8 The proposals for Medway REACH Cultural Quarter include a multi-purpose 

auditorium, community and arts-related provision alongside a riverside hotel and 

residential buildings; ARTSyard will incorporate gallery space, a studio, an arthouse 

cinema, live-work units and a popular music venue. A cable-car river 

crossing is also being promoted. 


Chatham Maritime and St Mary’s Island 

B2.9 Chatham Maritime, part of the former royal dockyard, has been transformed over 

the last 20 years. Over £500m has been invested by the private and public sectors 

in this 140 hectare site. The development is now led by SEEDA. Some 900,000 

sq.m of offices have been built; occupiers include Natwest Bank Plc, Halifax Plc 

and Lloyd’s of London. A major tourist attraction, Dickens World, is currently 

under construction. St Mary’s Island, a major housing site, is being developed in a 

joint venture between SEEDA and Countryside Properties. Around 1,000 dwellings 

have been completed to date with a further homes planned. A new primary 

school, doctors’ surgery and community centre have also been provided. 

Award-winning housing at St Mary’s Island 

Rochester Riverside 

B2.10 Rochester Riverside is a 30 hectare brownfield, mixed-use development. The site 

will accommodate some 900 jobs and up to 2,000 homes. The site is mainly 

owned by Medway Council. An £85m public sector remediation programme is 

being carried out, including flood defences. Outline planning permission has 

been granted and marketing of the site for developer disposal is in progress. 

88 


New mixed-use development being delivered at Rochester Riverside 

An Innovative Entrepreneurial Economy 

B2.11 The £50m Universities at Medway initiative, established in 2003, is a 

collaboration between the University of Kent and the University of Greenwich, 

and now also involves Canterbury Christ Church University and Mid-Kent 

College. All institutions share a ‘multiversity’ campus at Chatham Maritime. 

Mid-Kent College is seeking to relocate facilities to a site adjacent to the campus, 

and the University College of Creative Arts is also considering this possibility. 

Some 6,000 students are now enrolled and this is expected to rise to at least 

10,000 by 2010. The campus is at the core of Medway’s strategy to improve 

workforce skills and accelerate economic growth. 

New Universities at Medway campus established 


B2.12 The £40m Medway Innovation Centre (MIC) will develop a knowledge cluster on 

a four hectare site adjoining Rochester Airfield and BAE Systems. The first of 

three phases is nearing completion. The project will create high-skilled jobs, 

retain and attract more university graduates, and help to retain BAE Systems as 

the major employer in Medway. In total some 200,000 sq.m of floor space will 

be developed for at least 2,000 jobs. The MIC itself is managed by Medway 

Campus Ltd – a limited company consisting of Medway Council, BAE Systems, 

University of Kent, University of Greenwich, and the Royal Bank of Scotland. 

Housing Growth 

B2.13 The majority of housing sites are riverside sites, which will be promoted for 

mixed-use developments. These include a range of sites in the town centres: 

Rochester and Strood Riverside, Strood Temple Waterfront, St Mary’s Island and 

Gillingham Waterfront. In addition, the MOD-owned land, particularly sites at 

Chattenden and Lodge Farm, will deliver over 5,000 new homes. 

Planned development and marina at Gillingham Waterfront 

90 



B2.14 Despite Medway being the largest South East conurbation outside of London, 

only roughly 50 per cent of the area is urban. Medway includes valuable natural 

environments such as the North Kent Marshes and Cliffe Pools on the Hoo 

Peninsula. Ranscombe Park has already opened with support from Communities 

and Local Government and other partners. Medway Renaissance is promoting 

the creation of a new 30 hectare ‘City Park’ along the Great Lines and 

overlooking Chatham and the Historic Dockyard. This would connect Chatham 

with Chatham Maritime and Gillingham. Elsewhere, quality public realm and 

green space will be a key feature of all new development. Examples include 

ambitions for river walkways through all new riverside development sites and 

Rochester Riverside’s ‘Green Charter’ which sets environmental standards for the 

new development. 

Transport for Medway 

B2.15 The Transport for Medway Study details an action plan to provide integrated 

public transport services. Key projects include bus route enhancements served by 

a new bus station, a park and ride scheme and improved station interchange 

facilities at Chatham, Rochester and Strood. In the longer term, Medway are also 

considering more innovative forms of public transport, including the potential of 

Personal Rapid Transport (PRT), a network of Cable Cars crossing the Medway, or 

river transit methods. 



Capacity 

Medway Sites 

Chattenden 

and Lodge 

Hill 

MoD-held land to be 

made surplus and 

released for housing 

development following 

the implementation of 

a new training Private 

Finance Initiative with the 

Royal School of Military 

Engineering. 

5,000 – 6,000 units 

Jobs TBC; commercial/ 

light industrial space 

Mixed-use new settlement 

Area Action Plan to be produced 

which will determine the 

development mix 

Chatham 

Maritime/ 

St Mary’s 

Island 

Major mixed-use 

development surrounding 

the former dockyard sites. 

2,000 total units 

3,000 total jobs 

Major office 

development, leisure, 

tourism, retail, hotels, 

marina, universities 


granted 

1,000 completed 

Next phase detailed planning 

application agreed late 2005 

Work about to start on new 

masterplan for St Mary’s Island 

The original outline planning 

permission for St. Mary’s Island 

pre-dates both the local plan 

and substantive national 

guidance on affordable housing 

and therefore the affordable 

requirement was 12.5% 

All subsequent planning 

permissions (not reserved 

matters under the outline) have 

sought 25% in accordance with 

the local plan 

Gillingham 

Waterfront 

Former Azko Nobel site 

purchased by Berkeley 

Homes for mixed-use 

scheme and marina. 

808 units 

200 new jobs 

11 live/work units, retail 

use, restaurants, hotel, 

offices, creche, harbour 

masters, student 

accommodation 

Outline permission granted May 

2006 

Reserved matters for Phase 1 

submitted 

Alternative proposal for front of 

site submitted in July 2006 to 

include accommodation for 405 

students, retail, community 

space and 32 residential units. 

92 



Capacity 

Gillingham 

Town 

Centre 

Comprehensive 

programme of mixed 

development and public 

realm enhancements. 

Residential 21,318 sq.m 

Converted residential 

4,170 sq.m 

Employment 15,135 sq.m 

Retail 12,674 sq.m 

Converted retail 

2,856 sq.m 

Leisure 4,047 sq.m 

Health 330 sq.m 

Final development brief to be 

completed by March 07 

Phase 1 of development 2007- 

09 

Historic 

Dockyard 

and the 

‘Interface 

Land’ 

Dockyard land for new 

housing and revitalised 

mast pool. 

875 units 

Leisure tourism and 

office and small business 

space 

Proposed site in emerging 

Medway LDF 

Illustrative Design Statement 

produced August 2006 

Planning application pending – 

expected autumn 2006 

Chatham 

Centre and 

Waterfront 

Major town centre 

redevelopment scheme, 

including waterfront, 

major cultural facilities, 

retail expansion, transport 

network and public realm. 

1,500 units 


Major retail growth, 

including £160m 

shopping centre 

expansion 

Key Developers selected 2006 

Proposed sites in emerging 

Medway LDF 

Work on 3 development briefs, 

to be adopted as SPD, started in 

2006 

Planning application(s) pending 

– expected 2007 

Star Hill to 

Sun Pier 

New housing and 

commercial development 

connecting Chatham and 

Rochester waterfronts. 

600 units 

12.5% of units to be 

affordable 

400 new jobs 

Mixed-use, creative and 

cultural businesses 

Star Hill to Sun Pier Planning and 

Design Strategy adopted 

Adopted Development Brief for 

the THI area only requires 

12.5% affordable housing 

Key Developers selected 2006 

Application(s) expected 2007 



Capacity 

Rochester 

Riverside 


development scheme with 

planning approval for 

2,000 homes and 

associated facilities on 

previously industrial 

waterfront. 

2,000 residential units 

900 jobs 

Office, 2 hotels, 

leisure/retail space 

Outline permission granted 

October 2005 


(infrastructure works) October 

2005 

Land disposal to private 

developers (and government 

returns) from 2007 

Historic 

Rochester 

Additional housing and 

retail along Rochester’s 

historic High Street. 

c. 200 units 

Specialist retail 

Role of Town Centre as retail 

and tourist offer enhanced 

Rochester Heritage 

Interpretation Partnership 

feasibility work on-going 

Strood 

‘Temple’ 

Waterfront 

Mixed-use development 

and greenspace 

enhancement led by La 

Farge surrounding Temple 

Marsh. 

500 units 

250 new jobs 

Light 

industrial/warehousing 

Enhanced open space 

provision 

Development brief adopted 

Proposed allocation in emerging 

Medway LDF 



Strood 

Centre 

Town centre development 

and transport network 

improvements. 

350 units 

200 new jobs 

Commercial/leisure space 

Area Action Plan under 

production 

Civic Centre and Safeway sites 

are proposed mixed-use 

allocations in emerging Medway 

LDF 

Strood 

Riverside 


development opposite 

Rochester Riverside. 

600 units 

50 new jobs 

Proposed allocation in emerging 

Medway LDF 

Development brief adopted in 

Sept 2006 



94 



Capacity 

Other Key Housing Sites 

Bells Lane 

Housing development 

including extension to 

doctors surgery car park. 

558 residential units 

Consent given on appeal, in 

2005, for full applications 

covering part of the site 

Phases 1a, 2 & 3 recommended 

for approval Sept 2006 

Brompton, 

Fort 

Amherst 

and the 

Lines 

MoD land, brought 

forward alongside 

Chattenden. 

334 units 

750 new jobs 

Proposed allocations in 

emerging Medway LDF 

Supplementary Planning 

Document to be produced for 

RSME Brompton (Kitchener 

Barracks) 

Allocation for residential 

development on the Lower Lines 

will not be implemented 

because of the Council’s 

resolution on Mid-Kent College 

(open space replacement) 

Planning applications pending 

CEMEX Site 

Former Halling Cements 

works. 

550 residential units 

Employment 

Proposed mixed-use allocation in 


Community uses 

Potential for waterbased 

leisure uses 

Medway 

Gate 

Mixed-use development in 

progress by Persimmon on 

Medway fringe. 

400 units 


space 


granted 

Detailed Phase 1 permission 

granted 

Mid Kent 

College 

(City Way) 

Residential redevelopment 

of former MKC site 

(subject to relocation). 

Outline application for 

residential development 

(220 units) 

Vacation of this site for 

development will depend on 

construction of new campus for 

Mid-Kent College on the Lower 

Lines 

Outline planning consent subject 

to S106 



Capacity 

Mid Kent 

College 

(Horstead) 

Mixed-use redevelopment 

of former MKC site 

(subject to relocation). 

Outline application for 

mixed residential (400 

units), commercial, retail 

and community 

development 

Vacation of this site for 

development will depend on 

construction of new campus for 

Mid-Kent College on the Lower 

Lines 

Outline planning consent subject 

to S106 

Medway 

City Estate 

Additional commercial 

space at industrial site. 

100 new jobs 

Commercial/industrial 

Future re-modelling programme 

required 

The Upnors 

Mixed-use development. 

110 new residential 

units 

Proposed mixed-use allocation in 


100 new jobs 

Leisure use and some 

employment 

Mixed-use – commercial, leisure/ 

restaurants and retail with 

residential on Lower Upnor 

(clear link to river) – Residential 

predominantly on Upper Upnor 

Details to be determined in 

Supplementary Planning 

Document 

Appropriate Assessments have 

been undertaken for this and 

other allocations which are 

considered to have a potential 

impact on Natura 2000 sites 


Universities 

at Medway 

Shared university space 

and facilities by 4 HE/FE 

institutions established at 

Chatham Maritime. 

10,000 new students by 2010 

Medway 

Innovation 

Centre 

Innovation Centre created 

adjacent to Rochester 

Airport, supporting BAE 

Systems and Universities 

at Medway in hightechnology 

engineering 

innovation and job / 

business creation. 


commercial space: 

1,500 sq.m 

3,670 sq.m 

4,692 sq.m follow on 

space 

11,659 sq.m 

Open now 

Target April 08 


Phase 3 

96 


B3 Swale 

B3.1 The Borough of Swale is located between the North Kent Coast and the North 

Downs, some 40 miles from London and 20 miles from the M25, with a 

population of around 125,000. With five main urban centres (Sittingbourne, 

Faversham, Minster-on-Sea, Sheerness and Queenborough/Rushenden), much of 

the borough is nevertheless rural, including most of the Isle of Sheppey. Swale 

benefits from an extensive coastline, Areas of Outstanding Natural Beauty (part 

of the North Downs), and also boasts internationally protected wetlands on the 

Isle of Sheppey. 

Stunning natural setting at Harty Ferry, Swale 

B3.2 Today, manufacturing and logistics are both strong sectors of the economy. 

Swale Forward, the regeneration partnership, intends to shift the balance of 

employment by creating conditions where knowledge-based industries can grow. 

To do this, Swale recognises the need to enhance the conditions for businesses 

to flourish by improving the population skills profile and ensuring that necessary 

infrastructure improvements are made. 

B3.3 The draft South East Plan states that provision will be made for 7,600 dwellings 

in Swale in the period 2006-26. 9 Swale Forward’s Regeneration Framework sets 

a target for the creation of 12,000 new jobs for the borough of Swale between 

2001 and 2016. Key projects include mixed-use development at Queenborough 

9 Draft South East Plan, Policy KTG1, includes only those parts of Swale in the Thames Gateway. 


and Rushenden, retail-led expansion of Sittingbourne Town Centre, and several 

large housing sites. Significant progress in new infrastructure has already been 

made. This includes delivery of the new Sheppey Crossing, progressing work at 

the Northern Relief Road and Rushenden Link Road and in establishing a range 

of new community facilities. In considering how best to maximise the area’s 

growth potential, Swale is also considering the infrastructure requirements for 

expansion of Sheerness Port in the north and Kent Science Park in the south. 

Key development and infrastructure planned in Swale 

B3.4 While parts of the borough are relatively affluent, there are some concentrations 

of deprivation, primarily in parts of Sheppey and Sittingbourne. Partners in Swale 

have identified skills and learning as a top priority for overcoming this 

deprivation and connecting local communities to future prosperity. 


B3.5 Regeneration of Sittingbourne town centre will feature up to 40,000 sq.m of 

new retail and leisure development, providing up to 1,000 jobs and some 1,600 

homes. This will involve the early provision of multi-storey car parking to unlock 

several key development sites currently occupied by surface parking. Private 

investors, developers and retailers are expressing strong interest, with two major 

proposals already being worked up in preparation for a planning application. 

Key to delivery is the Sittingbourne Northern Relief Road (NRR); the first of three 

98 


phases has already been completed, and the second funded. The third phase 

is currently being planned including the consideration of potential sources 

of funding. 

An artist’s impression of Sittingbourne’s expanded Town Centre 

B3.6 Additional proposed and ongoing town centre projects include improvements 

to Sheerness and Faversham Town Centres. These initiatives link into projects 

in Swale’s rural communities, including improvements to rural transport 

connections, and tourism initiatives such as the Eco-Tourism and Flying Start 

project on Sheppey. 

Kent Science Park 

B3.7 Kent Science Park is seen as the key driver within the borough for the creation of 

more highly skilled, better paid jobs and, as such, is fundamental to Swale’s 

Economic Development Strategy. The Park is a campus location on the outskirts 


of Sittingbourne, set in countryside. 900 people are currently employed at the 

Science Park, mainly in bio-science based enterprises. Expansion within the 

current boundary of the Science Park could allow around 500 more jobs to be 

created, with significantly higher employment in the event of further expansion. 

Local partners indicate that further employment growth in the Science Park will 

require improved road access to the M2, including improvements to Junction 5 

and the creation of a new Junction 5A close to the Science Park and linking up 

with the A2. 

Housing Growth 

B3.8 Queenborough and Rushenden Regeneration is the largest mixed-use 

development planned in Swale. Plans so far include 18 hectares of residential 

and community use with waterfront access, a 54 hectare mixed employment site 

at Neats Court and a new 1km Rushenden Link Road. The emerging masterplan 

for the site shows capacity for up to 2,000 new homes in the whole scheme, 

and the Neats Court employment site could deliver up to 4,750 new jobs. The 

delivery of the scheme is being enabled by the completed A249 improvements, 

the Sheppey Crossing and by the forthcoming Rushenden Link Road. 

Local school children meet David Miliband to explain their role in 

masterplanning Queenborough and Rushenden 

100 


Resulting masterplan of the Queenborough and Rushenden development 

Learning 

B3.9 Improving Swale’s learning and skills performance is the borough’s top 

regeneration priority. Key projects already underway include Sittingbourne 

Learning Hub, the Kent Science Resource Centre at Kent Science Park, and 

development of more vocational learning provision in schools. The Learning Hub 

and Kent Science Resource Centre are both envisaged as catalytic projects in 

bringing higher and further education learning opportunities to the local 

community. Swale Forward has been working closely with the Learning and Skills 

Council and other key stakeholders to take this initiative forward. Some new 

Vocational Centres have already been built, including centres at Sittingbourne 

Community College and Westlands School in Sittingbourne. 



B3.10 Mainly a rural setting, the area benefits from attractive marshland and coastline 

on the Isle of Sheppey, as well as a range of Areas of Outstanding Natural 

Beauty (AONB) and Sites of Specific Scientific Interest (SSSI) throughout the 

borough. Improving access and delivering the Green Grid are part of Swale’s 

overall regeneration plans. Town centre public realm improvements will also be 

put in place as new development is delivered. In addition, Swale’s ‘Flying Start’ 

project celebrating Sheppey’s aviation heritage takes advantage of this natural 

setting and combines it with local heritage to promote tourism on the Island. 

Swale’s surrounding natural setting 

Transport 

B3.11 The Iwade to Queenborough A249 improvements scheme and the new Sheppey 

Crossing have improved transport links between Sittingbourne and Sheppey. 

Essential infrastructure in progress includes the Sittingbourne Northern Relief Road 

and the Rushenden Link Road; both are funded and when complete will enable 

new development. In the longer term, Swale proposes that M2 improvements to 

Junction 5 and connecting the A2 and M2 via a new junction are required to 

consolidate existing development and accommodate further growth. 

102 



Capacity 

Housing projects 

Sittingbourne Significant residential 

Town Centre development in and 

adjacent to town centre 

associated with major 

retail expansion (see 

below). 

600 new homes 


1,000 jobs 

Community/learning 

space 

Development complete 2016 

Thistle Hill 

Housing development on 

Sheppey. 

1,500 new homes 


Sports/leisure space 

Permission granted for 1,000 

dwellings 

Additional 500 allocated in draft 

Local Plan 

310 completed 


The Meads 

Housing Development to 

the west of Sittingbourne 

with direct access to 

A249. 

950 new homes 


Community space 


granted 

670 completed 


Iwade 

Phase 1 




A249. 

800 new homes 



granted 

650 completed 


Iwade 

Phase 2 




A249. 

562 new homes 




East Hall 

Farm 


the north and east of 

Sittingbourne with direct 

access to the Northern 

Relief Road. 

750 new homes 


Permission granted for 550 units 

Likely completion of 550 by 

2016 



Capacity 

Queensborough 

and 

Rushenden 


expansion on Sheppey, 

supported by A249 

improvements and new 

Rushenden Link Road, 

including housing, 

community facilities and 

waterside facilities. 

Up to 2,000 new homes 

Potentially 500 

affordable 

Community space and 

significant integration 

between existing 

community and new 

development. 

Planning for Real consultation 

completed 2005 

Land purchases completed 

March 2006 

Masterplan submitted 

summer 2006 

Planning application pending – 

expected autumn 2006 


Land 

around 

Milton 

Creek 

Major housing 

development linked to 

new town centre 

proposal. 

1,000 new homes 


Application – pending 


Plover Road 

and 

Sunnyview, 

Minster 


at Minster, Sheppey. 

177 new homes 

60 affordable 

Development complete post 

2016 (NB – not to be taken 

forward until Thistle Hill 

complete or employment at 

Queenborough and 

Sittingbourne comes forward). 

North of 

Ridham 

Avenue, 

Sittingbourne 


in North Sittingbourne. 

144 new homes 

48 affordable 


Other 

Sheppey 

Town centre regeneration 

and development, 

including housing 

opportunities in Sheerness 

town centre and public 

realm improvements. 

175 new homes 

Approximately 50 

affordable 


Developments complete by 2016 

104 



Capacity 


Sittingbourne 

Town 

Centre/ 

Milton 

Creek 

Regeneration of 

Sittingbourne town centre 

including retail-led 

development of land 

around Milton Creek. 

1,000 jobs 

Up to 40,000 sq.m retail 

and leisure development 

New further education 

provision 


Sittingbourne 

Eurolink 4 

Extension of the existing 

Eurolink business park in 

Sittingbourne, providing 

mixed light industrial and 

commercial premises. 

Associated with the East 

Hall Farm housing 

development. 

1,750 jobs 

11 ha site 

11,000 sq.m floorspace 


Kemsley 

Fields 

Major logistics and 

distributions development 

to the north of 

Sittingbourne. 

2,160 jobs 

64.7 ha site 



Kent 

Science Park 

Campus-style science park 

located to the south of 

Sittingbourne specialising 

in biotechnology and life 

sciences. 


Potential additional 


over 20 years 


Cynergy 

Park 

Office uses with hotel 

provision in north west 

Sittingbourne, adjacent to 

A249 and The Meads 

residential development. 

1,487 jobs 

6 ha site 


Site preparation underway 



Capacity 

Neatscourt, 

Rushenden 

& Queensborough 

High-quality business 

development for offices, 

light industrial and 

distribution. 

4,750 jobs 

54 ha site 


Joint venture agreement 

completed March 2006. 

Masterplans submitted Autumn 

2006 

Planning applications submitted 

December 2006 

First phase of owner occupier 

development mid-2007 

Flying Start 

Big Lottery Fund shortlisted 

proposal for visitor 

attraction and conference 

facilities on Sheppey, 

celebrating the area as 

the first home of British 

flight. 

100 new jobs 

Innovation/ incubator 

space 

Community Space 

Subject to a positive Big Lottery 

Outcome, the project will be 

complete by 2010 

106 


C 

Thames Gateway South Essex 

“On London’s doorstep, Thames Gateway South Essex is vibrant, bursting 

with pride and alive with opportunities.” 

Map of the area to be supplied 

1. The Thames Gateway in South Essex covers broadly the area east of the M25, 

bounded to the south by the Thames River and to the north by the A13 as far as 

Basildon, then the A127 as far as Southend. It spans the five districts of Basildon, 

Castle Point, Rochford, Southend-on-Sea and Thurrock. According to the census 

in 2001, some 455,000 people live within the wards of Thames Gateway South 

Essex. 

2. South Essex fulfils two broad roles in relation to London, the wider region, and 

the UK. First, it is an economic powerhouse, producing energy, manufacturing 

goods, importing goods from abroad and distributing them across the UK. 

Second, it is a ‘playground’, offering an attractive coastline, distinctive estuarial 

wetlands, popular resorts and open countryside – all readily accessible to 

Londoners. 


3. Today South Essex provides 70 per cent of London’s port capacity, manufactures 

10 per cent of UK transport fuel, invests £300m per annum in the research and 

development of Ford’s mid-range cars and is a critical component supplier to 

Boeing. The sub-region has a strong, and expanding, healthcare sector. Skilled 

residents are vital assets for the Greater South East: over 6,000 graduate 

engineers work in the sub-region, comparing well with Cambridge, and more 

than 30,000 people commute daily into London. 

Port and logistics potential in South Essex 

4. South Essex has long provided recreation for Londoners and locals alike. Over 

6 million day visitors a year visit Southend – 2.2 million more than Bournemouth. 

The Lakeside retail basin is the largest aggregation of retail floorspace in western 

Europe and attracts 30 million visitors a year. There are many sites of cultural 

and ecological interest, protected wildlife areas and internationally recognised 

wetlands. 

108 


Traditional amusements form part of 

Southend’s leisure offer 

5. Government and partners are investing in South Essex to create sustainable 

communities that will stand the test of time. The overriding aim is to provide an 

improved quality of life for all the people of South Essex and to ensure that they 

share in the prosperity of the Greater South East. Most of the new housing and 

employment will be located on previously developed land, or other sustainable 

locations in a high-quality environment. The implementation of environmental 

improvements in South Essex is well underway and the creation of the Thames 

Gateway Parklands will bring more leisure and recreational opportunities for 

existing and new residents. 


Distinctive estuarial wetlands 


6. The draft East of England Plan proposed that some 43,800 homes would be built 

in the five local authority areas of the South Essex Gateway by 2021. Between 

2001 and 2016, around 31,575 new homes should be built in South Essex using 

a pro-rata allocation of the 2011-21 target. 10 

Table C Potential new homes in Thames Gateway South Essex 

Area Completions Target Cumulative 

2001-06 2001-06 Target 2001-16 

Basildon 800 2,500 7,850 

Castle Point 1,100 750 2,750 

Rochford 900 800 3,100 

Southend 2,050 1,375 4,375 

Thurrock 4,300 4,250 13,500 

Total 9,150 9,675 31,575 

Note: Completions for 2005-06 based on forecasts for the year. 

10 As set out in the draft East of England Plan and including parts of Basildon and Rochford districts outside 

the Gateway. 

110 


7. The new homes will comprise a wide mix of housing for sale and rent – in all 

price ranges, of different sizes, and at higher and lower densities. The Essex 

Design Initiative is one way in which partners are focusing on raising the quality 

of the design of all new homes being built. The planned population growth also 

presents the opportunity to promote improvements in public service provision 

which will benefit all residents, not just newcomers. 


8. Many multi-national companies – Ford, Proctor & Gamble, Unilever, BP, Liberty 

International, Olympus Keymed and others – are well established in South Essex. 

In addition, many smaller, ‘locally grown’ companies, including Musto, Albon 

Engineering and Ipeco, serve global markets. Investment in transport, housing, 

the town centres and education is designed to ensure that South Essex is an 

even more attractive location for these companies. 

Visteon: high-quality research and development facilities in Basildon 

9. Between 2001 and 2021, the draft East of England Plan indicates that up to 

55,000 jobs could be created in Thames Gateway South Essex. Of these, some 

26,000 will be in Thurrock, 13,000 in Southend, 11,000 in Basildon and 5,000 in 

Castle Point and Rochford. On a pro-rata basis, around 42,500 of these jobs will 

be created by 2016. The main locations for this growth are set out below. 


10. Government and partners recognise that achieving the proposed scale of 

employment growth will be a major challenge. It will require a targeted approach 

to inward investment and business retention as well as investment to accelerate 

rates of new business formation and survival. The East of England Development 

Agency (EEDA), in partnership with the London Development Agency (LDA) and 

the South East England Development Agency (SEEDA), is embarking on a 

programme of investment in Innovation and Enterprise Hubs. These centres will 

create a network for knowledge-based businesses, link to higher education 

institutions and provide a boost to the indigenous business base. 

11. To maintain its economic competitiveness and achieve the scale of economic 

growth set out in the draft East of England Plan, the South Essex sub-region has 

to retain the existing high-skilled jobs and maintain the highly-skilled workforce 

whilst enhancing the skills of the wider workforce. In particular, it is essential 

to ensure that more young people enter the labour market with those skills 

required by globally competitive companies. To do this, expanding further and 

higher education provision across South Essex is important and new facilities are 

already being delivered. A new University of Essex campus at Southend is almost 

complete and further growth is planned. A similar university college campus is 

being planned for Thurrock. Other education initiatives underway include an 

apprenticeship programme for companies based at London Southend Airport, 

Prospects Vocational College in Southend and a proposed Academy of Transport 

and Logistics in Thurrock. 

Investing In Transport Infrastructure 

12. South Essex is well connected to national transport networks, with two main 

trunk roads (the A13 and A127), two rail lines to London (C2C and One Railway) 

and London Southend Airport. The Department for Transport (DfT) is funding 

improvements to the A13/A130 Sadlers Farm Junction to alleviate congestion 

and improve a vital link in the South Essex road network. This development 

includes upgrading the Sadlers Farm roundabout and creating a dual carriageway 

connecting the A13 West and the A130 North, which links the main A13 from 

London to the A127 into Southend. 

13. The key to delivering growth in South Essex is increasing the capacity of Junction 

30 on the M25. A bespoke transport and land use model is being prepared to 

identify both the timetable and required measures to improve the capacity of the 

junction. Additionally, South Essex sub-region stakeholders are working together 

to identify further high priority investments, through a jointly funded integrated 

112 


transport and land use model. A South Essex Rapid Transit (SERT) system would 

open up new development sites through phased implementation, and achieve a 

step-change in public transport provision in South Essex. 


14. Delivery partners in South Essex are now formulating detailed delivery plans 

to guide future investment. The Thurrock Thames Gateway Development 

Corporation (TTGDC) has completed and adopted its Regeneration Framework 

and Spatial Plan. The Corporation is in the process of preparing detailed 

masterplans for each of the main settlements and employment hubs in 

the borough, and a complete suite of plans will be in place and adopted 

by Easter 2007. 

15. Basildon Renaissance Partnership has prepared a development framework for 

the town centre, and work is underway on their wider regeneration statement. 

Proposals have been invited from private developers and investors to establish 

a joint delivery vehicle to develop the area. Renaissance Southend Ltd is now 

firmly established and preparing its regeneration framework and Central Area 

Masterplan. Rochford and Castle Point District Councils have also drawn up 

regeneration proposals. 


C1 Thurrock 

C1.1 Located on the eastern edge of London, Thurrock is a key commercial centre 

for South Essex. It has over 18 miles of riverside stretching along the estuary 

and provides many attractive sites for commercial, manufacturing and logistics 

activities. The draft East of England Plan identifies capacity for 26,000 new jobs 

and 18,500 new homes in the Borough of Thurrock by 2021 making Thurrock 

one of the most important parts of the entire Thames Gateway. 

View across Thurrock looking towards the Dartford Crossing and the 

river Thames 

C1.2 The Thurrock Thames Gateway Development Corporation (TTGDC) is the 

organisation charged to deliver this growth and regenerate the existing 

communities. Working with the borough council their remit is to create: 

“comprehensive and sustainable economic and housing growth, through the 

structured development and regeneration of the Borough for the benefit of 

new and existing communities and visitors to the area.“ 

114 


C1.3 TTGDC is the planning authority for strategic planning applications which gives 

it the requisite control of the development potential and other mechanisms for 

delivery including: 

 

 

 

 

bringing land and buildings into effective use though aquiring, holding, 

managing, reclaiming and disposing of land and other property; 

encouraging the development of existing and new industry and commercial 

opportunities where the higher skilled jobs are offered; 

creating an attractive environment by increasing access to green spaces, 

establishing robust design principals and improving the quality of the public realm; 

ensuring that appropriate housing and social facilities encourage people to live 

and work in the area and foster more cohesive communities. 

C1.4 Tilbury is one of the key entry ports to the UK, serving the short haul trade from 

Europe and Scandinavia. Major international companies such as BP, Proctor & 

Gamble, Unilever and Industrial Chemicals have manufacturing operations in the 

borough. In West Thurrock, the retail cluster in the Lakeside basin is the largest 

aggregation of retail floor space of its kind in Western Europe. 

C1.5 Over the past two decades, restructuring of the UK manufacturing sector has left 

large areas of disused land in Thurrock; this is now available for redevelopment. 

The re-use of brownfield land and the regeneration of existing communities 

provide significant opportunities for new development. Five principal growth 

‘hubs’ will act as a catalyst for the rejuvenation of the borough as a whole: 

 

 

 

 

At Shellhaven, a new deep water port is proposed which, if consented, will be 

of national importance to the future of the UK port and logistics industry. The 

Dubai Ports World proposal could eventually create up to 16,500 jobs. This is 

one of the four key economic opportunities in the Gateway. 

Tilbury is a thriving port facility and a major employer in the borough with 

potential for further expansion. 

Grays is the dominant town centre in Thurrock and has significant potential to 

become the administrative and learning hub for the borough. 

Lakeside Basin/West Thurrock is an established regional retail and leisure 

destination which, with further expansion, will provide 5,000 new jobs by 2016. 


Purfleet has a number of key employment and residential sites that together 

present an opportunity to create an exemplar mixed community, with good 

public access to the riverside. 

View across Canvey Island to proposed port development at Shellhaven 

C1.6 Thurrock is well connected to national transport networks. There are seven 

railway stations providing fast access to the City (via Fenchurch Street) and 

Canary Wharf (via West Ham). Sadlers Farm junction improvements will alleviate 

pressure on the A13. Capacity constraints at Junction 30 of the M25 must be 

overcome to accommodate Shellhaven and growth in the wider area; the DfT is 

now considering how best to do this. 

C1.7 Today, educational attainment in Thurrock is generally weak; the proportion 

of people with Level 4/5 qualifications is half that in the rest of the country. 

Thurrock Council, TTGDC, the Learning and Skills Council (LSC) and other key 

partners are preparing implementation plans to address this challenge. The 

University of East London, the University of Essex, Thurrock Council, the LSC 

and TTGDC are preparing plans for new university college campus in Grays. 

116 


C1.8 Over 70 per cent of Thurrock is green belt including the Rainham Marshes 

and the Mardyke Valley. Access to these sites is being enhanced through 

environmental projects that focus public investment through local and national 

partners, such as the Royal Society for the Protection of Birds (RSPB), for 

maximum impact. 


C1.9 Grays is the largest town centre in Thurrock. It is well located with good 

connections to the rest of South Essex and London. TTGDC is working with 

partners to strengthen the role of Grays as a hub for public services and learning 

and also improving the retail services offered in the town centre. Thurrock 

Council is currently promoting a new 6,967 sq.m business centre to create 

600 new jobs with their outsourced service provider. Proposals for the Grays’ 

waterfront, featuring a 210-berth marina with associated residential and 

commercial development ,are now being prepared. 5,000 new homes will be 

built in and around Grays over the next 15 years. The cultural facilities available 

in the Grays town centre are also being improved with the recent completion of 

the refurbishment of the museum, library and theatre centre – the Thameside 

Complex. 


Grays masterplan area 

118 


C1.10 Purfleet provides the opportunity to develop a genuinely mixed community. 

It offers one of the major riverfront residential development opportunities; this 

could be integrated with a mixed-use scheme at Botany Way centred on a new 

community hub at the railway station. The Botany Way scheme will provide 900 

homes, four hectares of light industrial land, and 12.2 hectares of land for 

commercial, retail and community infrastructure, including a new primary school. 

A new link road between the Purfleet bypass and London Road will open up 

20 hectares of industrial/employment land. Together, capacity will be created for 

over 1,000 new jobs and some 2,200 new homes in the Purfleet area. 

C1.11 The High House site in Purfleet has been identified for a set production facility 

for the Royal Opera House and will provide accommodation for other creative 

businesses working in associated fields. The site will also accommodate a 

National Skills Academy specialising in technical theatre and vocational 

excellence, providing state-of-the-art, industry relevant training. 

Purfleet masterplan area 


C1.12 The West Thurrock and Lakeside Basin is already a well-established regional retail 

destination. Further expansion will include a broader leisure offer, residential 

development and social infrastructure to create a more sustainable community. 

The West Thurrock & Lakeside Masterplan proposes 3,000 new jobs resulting 

from an additional 100,000 sq.m of retail floor space and a further 2,000 new 

jobs from an additional 100,000 sq.m of leisure floor space. Plans are now being 

drawn up to establish a joint venture on a 50 hectare site known locally as Arena 

Essex now referred to as the Essex Gateway project. In total it is anticipated that 

this area will accommodate in the region of 6,000 new homes. 

Masterplan concepts for Lakeside and West Thurrock area 

120 


Shellhaven and the Port of Tilbury 

C1.13 If granted consent, Shellhaven would further consolidate Thurrock’s role as a 

national logistics hub driving the creation of some 16,500 jobs. The proposal 

includes a major deep water port facility together with 100,000 sq.m of ancillary 

retail, commercial and industry uses on the ‘dry’ side of the port facilities. In due 

course, a masterplan for the Shellhaven/Corringham area will be prepared. Port 

and logistics capacity in Thurrock will be further strengthened by expansion at 

the Port of Tilbury. There is potential for significant development around the 

port, particularly as Tilbury will be a key entry point for materials for the 

construction companies who will be building the Olympic facilities. 

Port activities in Tilbury 

Health, Education and Learning 

C1.14 The Corporation is working in partnership with the PCT and other partners to 

modernise and expand health and social care services in Thurrock. The South 

West Essex Primary Care Trust (PCT) is also exploring the possibility of locating 

a new community hospital in Grays town centre. Services would be integrated 

with those provided by neighbourhood medical centres being developed to 

support the growing population. The ‘hub and spoke network’ of primary health 

and social care services will be underpinned by the acute medical care provided 

by Basildon Hospital. 


C1.15 The proposed university college campus in Grays will provide a broad range of 

further and higher education opportunities, but will specialise in training that will 

support the growth and diversification of Thurrock’s economy. In particular, the 

university college campus will specialise in logistics and distribution; retail and 

leisure; education; performing arts; and health and social care. A site for the 

proposed university college campus has been identified in Grays and site 

assembly will begin next year. 

The Thameside Complex: museum, theatre and library facilities 

providing a valuable community and cultural resource in Grays 

122 



C1.16 There is an abundance of high-amenity green space and bio-diversity areas in 

Thurrock. In October, the RSPB completed the construction of a new visitor 

centre at Rainham Marshes. The East Tilbury, Mucking and Fobbing marshes 

are located on the east of the borough and are protected bird and wildlife 

sanctuaries. 

The completed RSPB Environment and Education Centre opened by 

the Secretary of State on 13 November 2006 


C1.17 Proposals are being prepared to upgrade Mardyke Valley as a country park. There 

are also plans to build on the heritage of Tilbury and Coalhouse forts, linking the 

two historic buildings with the new network of bridle and cycleways. 

Plans for the Tilbury Fort link cultural and environmental assets 

Key development opportunities for Thurrock 

124 



Capacity 

Purfleet 

Purfleet – 

Botany Way 

This is a mixed-use site to the south 

of the A1306, including 4 hectares 

of light industrial land, as well as 

12.2 hectares of land for commercial, 

retail and mixed use including a new 

community hub, new link road, new 

three-form entry primary school and 

exemplar carbon efficient scheme. 

200 jobs 

900 homes 

Purfleet Masterplan 

adopted 2006 

Site assembly process 

started 

Development to begin in 

2009 

Purfleet 

Foreshore 

This 24 hectare of mixed-use 

development would be part of a wider 

Riverside Regeneration initiative linking 

the town centre to the waterfront. This 

will include BPB, Vopak and Kappa 

sites. 

900 homes 


adopted 2006. 

Option being negotiated 

with Vopak 

CPO to be promoted 2007 

Development to start 2009 

Purfleet – 

Ponds farm 

7.28 hectare of light industrial land in 

the north of the area. 

300 jobs 

Begin between 2006-10, 

subject to completion and 

adoption of Aveley and 

Ockendon Masterplan 

Purfleett – 

Kappa 

Lockfast 

This 1.42 hectare site is primarily for 

job retention, through the relocation of 

light industrial enterprise from Purfleet 

foreshore. It is critically important to 

realising the potential of the waterfront 

and to business retention. 

70 jobs 


adopted 2006. 

Begin between 2007-08 

Purfleet 

Farm and 

Unilever 

land 

This 11.73 hectare site is situated to 

the west of the Purfleet area and will 

be developed for light industrial use. 

450 jobs 


Purfleet/ 

Grays – New 

Secondary 

School 

This proposal is for a new Secondary 

School serving the Purfleet/Grays 

Corridor. 

Discussions are currently 

underway with the Local 

Education Authority to 

determine the exact size 

and location 



Capacity 

Purfleet – 

Royal Opera 

House 

New fabrication facility for the Royal 

Opera House – this will include training 

opportunities and apprenticeships and 

the potential for a National Skills 

Academy for the Performing Arts 

linked to the proposed university 

college campus in Grays 

50 direct jobs 

and 100 

support jobs 

West Thurrock/Lakeside Basin 

Lakeside 

Basin – 

Arena 

Essex/Essex 


The 52 hectare Arena Essex/Essex 

Gateway is located immediately North 

of the Lakeside Retail basin. This area 

forms a major opportunity to transform 

the site into a regional mixed leisure 

and community facility with additional 

potential for employment, residential 

and other uses. 

The Masterplan proposes a high-quality 

development that is sensitive to its 

setting, maximises the amenity of the 

green space and contains the following: 

• Hotel with spa and conferencing 

facilities 

• Exhibition spaces 

• Restoration of green belt with 

walking paths etc 

• Intensification of lake-based activity 

Linkages into and through the wider 

Lakeside/West Thurrock area. 

1,000 new 

jobs 

Development Brief 

instructed 

Planning application 2007 

West 

Thurrock – 

Wouldham 

Road 

This is an 8 hectare mixed-use scheme 

proposed within the emerging 

Lakeside/West Thurrock Masterplan. 

Proposed as a landmark sustainable 

community and an exemplar of 

sustainable high quality residential led 

development, Wouldham Road is a 

strategically located on the northern 

bank of the River Thames in West 

Thurrock. It is a critically important site 

involving partnership working with 

EEDA. 

1,200 (30% 

affordable) 

homes 


to complete in 2013. 

Remediated sites to be 

offered to the market 

in 2008 

126 



Capacity 

West 

Thurrock – 

Commodore 

Kitchens 

This 6 hectare area will be used for 

mixed uses including light industry and 

housing sites. 

Number of 

homes to be 

determined 





in 2008 

West 

Thurrock – 

Askews 

Farm & 

Hillside 

This 4.3 hectare site will form a 

residentially-led mixed-use 

development. 

250 homes 





in 2008 

West 

Thurrock 

Primary 

School 

A new school is at the heart of current 

proposals to regenerate the Schoolfield 

Road area of West Thurrock. 

Development proposals have come 

forward to redevelop this area, build a 

new two form entry primary school 

and 300 plus dwellings. The developer 

has now obtained options on most of 

the sites involved. 

580 new 

housing units 

Indirectly 

supports 

1000 units 

210 new 

student places 

1 new school 

West 

Thurrock – 

LCR sites 

These 3.77 hectares are located within 

West Thurrock and benefit from 

designated access onto purpose-built 

roads as part of the CTRL works. They 

have been outlined for light industrial 

use – decanting from Botany Way sites 

in Purfleet. 

300 jobs 

retained 


Grays 

Grays – 

Waterfront 

Opportunity 

Development of 210-berth marina with 

retail and housing on Grays waterfront. 

A study is currently 

assessing the potential 

of exploiting Grays’ 

waterfront, based around a 

210-berth marina. A brief 

for second stage viability 

testing is being finalised. 

Project begins during the 

period 2010-14 



Capacity 

Grays – 

Pullman 

Corner 

Opportunity to transform this 1.5 

hectare site into a 6967 sq.m business 

centre and ‘arrival’ point for Grays. 

600 jobs 

CPO resolution approved 

Planning Jan 2007 

Start on site Jan 2008 

Completion late 2009 

Grays – 

Rates 

Cluster 

2.5 hectare residential development 

adjacent to the Northside development 

in the northerly area of Grays. 

300 homes 

Negotiations in progress 


Grays 

Northside 

Specialist satellite campus for university 

and possibly a hospital to be developed 

on this 4.3 hectare site. This will be a 

New Generation Community Hospital. 

Discussions are underway to determine 

the size requirement and the location. 

Assembly of site to start 

2007 

Grays – 

Academy of 

Transport 

and logistics 

Grays – Titan 

Works and 

Rates Cluster 

Offering the training and technical 

expertise needed to support the 

development of Transport and Logistics 

sector. This will also enable the 

development of a sector-based 

observatory function and business 

innovation centre to stimulate business 

start-up and job creation. 

A residential scheme on this former 

tank farm and adjoining industrial land. 

Relocation and retention of 350 

manufacturing jobs 

365 training 

opportunities 

500 jobs 

1,200+ homes 





North East 

Grays 

Residential sites in Grays. 

1,000 homes 



Other Key Employment Sites 

Shellhaven/ 

London 


If consented, the port at Shellhaven 

will create a new economic hub of 

international importance, and increase 

Thurrock’s capacity for logistics. 

16,500 jobs in 

total 

100,000 sq.m 

of B1, B2 

and B8 

Over the next 15 years 

Early phases of the project 

will begin in the period 

2010-14 

128 



Capacity 

Port of 

Tilbury 

Already a thriving port facility with 

enormous potential if land restriction 

issues resolved. This will also present 

regeneration opportunities for Tilbury 

town and nearby Chadwell St Mary. 

650 homes 

At least 500 

new jobs 

Later in 2006-07 a 

Masterplan will be 

commissioned for the 

expansion of the Port 

and the regeneration 

opportunities for Tilbury 

town and Chadwell 

St Mary. 

Development in the period 

to 2021 

Tilbury/ 

Grays – 

Thurrock 

Parkway 

This is a 16.2 hectare, mixed-use 

development located on the Little 

Thurrock Marshes to the north of 

Tilbury Port, linked to the emerging 

Masterplan. 

500 jobs 

Project to begin in 2007-08 


C2 Basildon 

C2.1 Basildon is 25 miles from London and home to 167,000 people. It is a key 

employment centre in the Thames Gateway South Essex sub-region, with nearly 

60,000 people working within its boundaries. Basildon is well served by transport. 

The A13 and the A127 provide good access to the M25 and the rest of Essex. 

On the rail network, Basildon is 35 minutes from Fenchurch Street, making the 

City and Canary Wharf (via West Ham) an attractive employment proposition. 

Billericay and Wickford are 30 minutes from Liverpool Street via Stratford. 

C2.2 Historically, Basildon has attracted inward investment from leading international 

companies, particularly in manufacturing and engineering industries. Case New 

Holland Tractors has twice won the Queen’s award for Exports and Excellence; 

Selex (formerly BAE Systems Avionics Group) produces thermal imaging and 

communications equipment for the military; and the Ford Motor Company 

employs over 5,000 people in their research and development centre at Dunton 

and its administrative offices in Basildon town centre. 

C2.3 Even though Basildon has lost manufacturing and engineering jobs over the past 

three decades – in common with the rest of the UK – other sectors have 

expanded. For example, some 13,000 people now work in financial and business 

services with International Financial Data Services and First Data Europe being 

the largest employers. Other growth sectors include motor industry suppliers, 

health and pharmaceuticals, and creative industries. 


C2.4 Town centres across the district will be key drivers of growth, accommodating 

50 per cent of the proposed housing growth and many employment 

opportunities. Basildon town centre presents the greatest potential. The Town 

Centre Development Framework sets an ambitious programme for change, 

identifying net capacity for 3,650 new homes, 49,000 sq.m of additional 

retail/leisure floorspace, and 55,000 sq.m of additional commercial space, 

including a new civic centre and library/theatre complex. Five Key Areas have 

been identified for new development: 

 

Redevelopment of the Southside area will bridge the gap between the town 

centre, the station hub and the sought-after residential area of Kingswood. 

Southside will contribute to the commercial and employment role of the town 

centre with estimated capacity for 30,000 sq.m of commercial space and 

2,000 sq.m of retail/leisure. There is also capacity for around 900 homes. 

130 


The Station Quarter will become a high-quality transport interchange with a new 

focus provided by Station Square at its entrance. The new square will be flanked 

by the new landmark Town Hall, a possible new entrance into the Eastgate 

Shopping Centre, and new leisure, office and residential development. Key to 

this development will be a new station concourse linked to the Southside and a 

new bus hub zone. Together, these proposals provide potential development 

capacity for 14,000 sq.m of retail/leisure, 18,500 sq.m commercial space, and 

350 new homes, in what will be the gateway to the town centre. 

Artist’s impression of new look station quarter in Basildon 

 

 

Eastside will be the focus for significant new retail development (28,000 sq.m), 

with the potential for new office development in the longer term (up to 

15,000 sq.m). The area will attract high-quality retailers as well as bringing new 

residents into the heart of the centre. The main opportunity areas are around the 

Post Office Sorting Office, East Walk and Southernhay retail parades. In total, 

capacity has been identified for up to 1,000 homes. 

Broadmayne, currently a four-lane dual carriageway, will be redesigned to create 

a new urban boulevard, lined with high-quality buildings that front onto the 

street. The street will provide a safe and attractive pedestrian environment with 

rows of trees to protect pedestrians from traffic and public transport activity. 

This area has the potential for 400 homes and 1,500 sq.m of commercial space. 


The vision for Westside is to create a lively mixed-use area, bringing the 101 

hectare Gloucester Park into the heart of the town centre. The area will be the 

focus of significant new residential development (1,000 new homes) and 

recreational opportunities, including the proposed Sporting Village. A lively and 

attractive place to live will be created with active frontages of restaurants, bars 

and cafes lining the water. 

C2.5 Elsewhere the existing Town Square and the Eastgate Shopping Centre will be 

enhanced, including improved linkages to the key areas. Collectively, these plans 

will re-position Basildon as a quality town centre of regional significance, creating 

a major new community of nearly 10,000 people, which in itself provides the 

critical mass for new opportunities in the retail and leisure sectors. 

C2.6 Basildon is not the only town centre which will be regenerated. Wickford is a 

popular place to live and the town centre has the opportunity to be a major 

centre for a specialised retail and leisure offer, and smaller scale office market. 

An approved masterplan includes 600 new homes in the town centre, major 

investment in the public realm and consolidation of the retail offer. A new living 

quarter making the most of a rejuvenated River Crouch will be created, together 

with a new public sector quarter. The value of development proposed exceeds 

£110m. 

Exploring development potential in Wickford 

132 


C2.7 There are comprehensive redevelopment plans in place for Laindon, where plans 

have been approved for a new 6,220 sq.m food store, 20 retail units and 138 

new homes. Masterplanning for Pitsea town centre is also underway and will 

be completed in March 2007. The brief set targets of 500 new homes and 

500 new jobs for the town centre at the Gateway to the RSPB’s South Essex 

Marsh Parkland. 

An Innovative, Entrepreneurial Economy 

C2.8 Almost two-thirds of the 60,000 people working in Basildon are based along a 

three-mile stretch of the A127. This ‘Enterprise Corridor’ covers 262 hectares and 

contains some 1.2 million sq.m of commercial floorspace, making it one of the 

largest employment opportunity areas in the greater South East. A comprehensive 

action plan for the area is being prepared. The plan will examine the role and 

capacity of the corridor and will consolidate the critical role it has in Basildon 

District’s economic future. The action plan will also explore the potential for a 

new urban business park, an innovation centre, and a vocational training centre 

and engineering skills academy. 

C2.9 Along the A176 Nethermayne Corridor, there is considerable potential for 

growth in new economic sectors. The new cardiothoracic centre at Basildon 

University Hospital will bring up to 500 new jobs to the district, and 

opportunities to create a teaching hospital are being explored. The potential spin 

out from the hospital into medical research and development is being explored, 

with the opportunity to create a new research and development science park. 

C2.10 Nearby, the redevelopment of Thurrock and Basildon College will offer a new 

heath and social care centre for vocational excellence, and provide vital FE and 

vocational training resource for Basildon’s businesses. These two facilities will 

help to underpin employment growth in related activities across the district. 

Housing Renewal 

C2.11 In the former new town areas much of the housing stock in Basildon (town 

centre, Pitsea & Laindon) is of a similar age and type. The homogeneity of the 

housing stock available does not offer the flexibility required to meet the 

economic aspirations of the district. A broader range of housing is required. 

A strategic review of housing will be undertaken, which will identify the type, 

mix and tenure required to help deliver the economic objectives. This study will 

conclude in summer 2007. 


C2.12 Outside the town centres, the main area for housing growth is at Fryerns. The 

Craylands and Fryerns project will see the remodelling of Craylands Estate and 

the redevelopment of the former Fryerns School site into a new sustainable 

community. The area of the former school amounts to some 11.2 hectares of 

land and has capacity for 700 new homes. In July 2003, Communities and Local 

Government invested £18.5m in the Craylands Estate Renewal Scheme from the 

first round of the Sustainable Communities Plan. A further £6m has been 

committed through the Community Infrastructure Fund. In June 2005, English 

Partnerships became the lead partner on the scheme. Development is proceeding 

on the basis of the January 2006 masterplan and the preferred RSL/developer 

was appointed in February 2006. Construction will begin in 2007 and will 

continue over a 7-year period. Regeneration of the Five Links Estate is now well 

underway. Phase 1 was completed in 2002, phase 2 in 2006 and phase 3 is at 

the masterplanning stage. 

Masterplan of planned development for the Craylands and Fryerns 

Regeneration Area in Basildon 

134 


Health and Learning 

C2.13 Despite Basildon’s competitive position and economic success, educational 

attainment in the new town areas lags behind those of Billericay and Wickford. 

Whereas in Wickford competition for secondary school places exists, schools in 

the new town are perceived to be failing and are suffering from falling rolls. 

Resources for challenging these perceptions will come from the Essex Building 

Schools for the Future programme. This will see the investment of over £1bn in 

capital funding towards improving the quality of schools across Essex over the 

next 10 to15 years. Schools in Basildon will benefit from improved environments 

matched with improved performance. Already schools are taking up the 

challenge. In the East Basildon Education Action Zone, Chalvedon and Barstable 

Schools have formed a new academy citing the need to prepare young people 

for the challenges of economic growth in the Thames Gateway. 

C2.14 There has been significant investment in the health sector in Basildon. In 2005, 

work started on the £60m cardiothoracic centre. The 14,000 sq.m, four-storey 

building will open in 2007 and will contain 100 beds, operating theatres for 

heart and major chest surgery, and a critical care unit. £1.3m has also been 

invested in a specialist cardiocatherisation lab. Basildon Renaissance Partnership 

is exploring ways in which to strengthen the role of the hospital and the new 

South West Essex PCT, and create links between care and economic 

development. 

Artist’s impression of new cardiothoracic development in Basildon 


Enhancing the Natural Environment 

C2.15 Basildon district is 70 per cent countryside and has the largest amount of urban 

open space in Essex. The RSPB is developing one of Europe’s largest wetland 

nature reserves throughout the Thames Gateway, including the creation of a 

major visitor attraction at the already popular Wat Tyler Country Park in Basildon 

with a new heritage centre and improved links to Pitsea town centre. Elsewhere, 

the Nevendon Nature Reserve will create a nature reserve of up to 75 hectares 

between Wickford and Basildon. 

C2.16 Plans are being drawn up for a major new Sporting Village to the northern side 

of Gloucester Park. The Village would be a centre for sporting excellence and 

help to raise Basildon’s profile using sport as a catalyst for regeneration. £20m of 

funding has been pledged from Basildon Council and Essex County Council. 

This first class multi-sport facility will be of regional significance, creating within 

Basildon a hub for a district-wide sports network. The network will make the 

best use of the open space of the Basildon area and join together existing sports 

clubs with schools, health providers and businesses. One of the most exciting 

side benefits of the development of the Sporting Village is the fact that Basildon 

will be well positioned to take advantage of developments related to the London 

2012 Olympics. 

Artist’s impression of the flagship Sporting Village development in 

Basildon 

136 


Transport 

C2.17 Major challenges face Basildon’s transport infrastructure in the future. Road 

capacity at peak times is severely constrained. The £63m investment in the 

Sadlers Farm scheme will improve traffic flows around the network, but further 

capacity improvements are required along the A13 and A127 corridors, including 

access into Basildon’s main commercial areas. 

C2.18 Critical to Basildon will be improvements to the inter-urban transport links within 

South Essex. Some 45 per cent of the workplace population commutes into 

Basildon, primarily from Castle Point, Rochford and Thurrock. The South Essex 

Rapid Transit – an off-line bus network which is being proposed by the South 

Essex Transportation Board – would help to improve public transport provision. 


C2.19 The Basildon Renaissance Partnership has led a process of strategy development 

and masterplan preparation. Much of this work is now complete and the 

remainder will conclude within the next 12 months. Many of the potential 

interventions have been identified and the next stage will be development of 

the detailed planning work. For example over the next ten years, there are 

two other major opportunities for new development that will be promoted. 

Gardiner’s Lane South is a 36 hectare site close to the A127. It is one of the last 

available large development sites in the district and offers an opportunity to 

create a quality mixed-use business location serving Basildon and South Essex. 

The scheme will include: up to 135,000 sq.m of business premises, principally 

offices and light industrial units – catering for headquarters as well as start up 

units – supporting up to 7,000 jobs; a Basildon Enterprise and Innovation Centre 

with ‘grow on’ space for small businesses; 535 new homes; and 8 hectares of 

open space and ecology areas. Significant investment in infrastructure is required 

to unlock the site. These include a new grade separated junction and a bridge 

over the A127. 


C2.20 Ford Dunton and Laindon School is a 54 hectare site to the north of the Ford 

Dunton Research Centre. A masterplan for the area – some 14.7 hectares – is 

currently being prepared. The exact mix of housing and employment uses is still 

to be determined. 

Map illustrating the spatial relationship between regeneration 

activities in Basildon 

138 



Capacity 

Town Centres 

Basildon – 

Southside 

Development south of the 

railway to create new residential 

and commercial (office) 

community. Residential includes 

town houses and family 

housing. Linked to main retail 

core through new railway 

walkway and station. 

900 homes 

2000 sq.m 

retail/leisure 

30,000 sq.m 

commercial 

Development Brief Adopted: 

2006 

Planning consents: 2007-09 

Land marketed and sold for 

development: 2007-09 

Construction period: 2009-12 

Letting/Management/Disposal: 

2012-13 

Basildon – 

Station 

Quarter 

Basildon – 

Eastside 

Creation of a modern, highquality 

gateway transformed by 

Station Square, and new 

landmark town hall, retail, 

leisure, office and housing. New 

entrance into Eastgate Shopping 

Centre. Replacement bus station 

and new railway station linked 

to Southside. 

Development of high-quality 

retail (including anchor), creating 

new streets and public spaces. 

Residential development with 

private garden areas. Links to 

Town Square and Eastgate. 

350 homes 

14,000 sq.m 


18,500 sq.m 

commercial 

3,000 sq.m 

community 

Up to 1,000 

homes 

28,000 sq.m 


3,000 sq.m 

commercial in the 

short term, with a 

possible 12,000 

sq.m additional 

capacity in 

medium to longer 

term 


2006 

Site assembly: 2007-2011 




2018-19 


2006 

Site assembly: 2010-2014 

Land marketed and sold for 




Letting/Management/ Disposal: 

2024-25 



Capacity 

Basildon – 

Broadmayne 

Redesign of the street to create 

a boulevard lined with highquality 

buildings, providing a 

safe and attractive pedestrian 

environment. 

400 homes 

1,500 sq.m 

commercial space 

1,000 sq.m 

community 


2008 

Infrastructure works planned: 

2009-11 

Infrastructure works carried out: 

2011-15 


Land parcelled and sold for 




2019-20 

Basildon – 

Westside 

Creation of a lively, mixed-use 

area bringing Gloucester Park 

into the heart of the town 

centre. The area is earmarked 

for new residential 

developments, restaurants, bars 

and cafes lining the extended 

water. 

1,000 homes 

5,000 sq.m 

leisure/retail 


2007 

Land marketed and pre-sold: 

2008-9 


BDC moves to Station 

Quarter: 2015 


Letting/Management/ Disposal: 

2020-21 

Wickford 

Town 

Centre 

Implementation of masterplan to 

create greater diversity in town 

centre with improvements to 

public realm, transportation and 

increase in residential and 

commercial floorspace. 

600 homes 

3,600 sq.m of 

commercial 

2,200 sq.m 

integrated public 

sector centre 

Phase one to 2011 

Phase two to 2014 

Phase three to 2017 

New swimming 

pool 

Pitsea Town 

Centre 

Currently subject to a masterplan 

which is due for completion in 

March 2007. The masterplan is 

considering development 

opportunities, public realm, 

transportation and mix of uses. 

Target outputs are: 

500 new homes 

500 new jobs 

Masterplan to be completed 

March 2007 

140 



Capacity 

A127 Enterprise Corridor 

Masterplan/ 

Action Plan 

Plans for how this area could be 

regenerated to provide a first 

class business location. It will 

consider development 

opportunities; mix of uses; 

transportation; business support; 

and branding. 

Masterplan/Action 

Plan with business 

funding plan 

Will identify new 

development and 

investment 

opportunities 

Complete by 2007 

Gardiners 

Lane South 

New business location in A127 

Enterprise Corridor. 

7,000 jobs in 

135,000 sq.m 

business park 

535 homes 

7 ha ecology park 

New access off 

A127 

Outline Planning consent 

granted: 2006 

Acquisitions: 2006-07 

Further phasing dependent 

upon agreement on funding for 

access off A127 

Fords 

Dunton 

Part of the Ford Development 

Site at Dunton, west Basildon 

was allocated in the draft 

Replacement Local Plan for 

housing, employment, 

community use and car sales. 

450 homes 

About 1,000 jobs 

No phasing plans yet agreed 

Laindon 

School 

Former school site playing fields 

allocated in draft Replacement 

Local Plan for housing. 

320 homes 

Planning outstanding 

A176 Nethermayne Corridor 

Basildon 

and 

Thurrock 

University 

Hospital 

Development of the Essex 

Cardiothoracic Centre. 100-bed 

unit with special care facility. 

30 consultants. Hospital seeking 

University Teaching status. 

Potential for business spin out. 

100-bed unit 

Potential for new 

medical research 

based science park 

along A127 

Enterprise Corridor. 

Cardiothoracic unit opens: 

summer 2007 

Up to 500 jobs 



Capacity 

Thurrock 

and 

Basildon 

College 

Redevelopment of Nethermayne 

Campus. Increased links with 

hospital to provide training and 

expansion of curriculum to meet 

regeneration aims of Basildon 

District. 

£50 million 

earmarked for the 

redevelopment 

Planning permission granted for 

regeneration of the college 

campus 

Culture and Environment 

Sporting 

Village 

Sports hub and spoke network 

centred on sports village in 

Gloucester Park, Basildon. This 

will provide competition class 

sporting facility with health, arts 

and education. It will act as the 

administrative hub for sports 

development and regeneration 

in the District. Links to schools, 

college and health providers. 

50-metre 

swimming pool 

8-court sports hall 

60-station health 

centre 

Regional 

gymnastics centre 

Athletics stadium 

Health, arts and 

education 

Planning due: 2007 

Subject to funding, start: end 

2007 

Completion: 2009 

Barleylands 

Football 

Development 

Centre 

Creation of some 65 playing 

pitches, principally for football, 

as part of a Football 

Development Centre. Links to 

Sporting Village as part of 

district-wide sports village 

concept. 

65 football pitches 

Changing room 

facilities 

Artificial playing 

pitch 

Subject to funding, Phase one: 

2007-2010 

Phase two 2010-15 

Nevendon 

Nature 

Reserve 

Creation of nature reserve of up 

to 75 hectares north of Basildon. 

Forms part of the north Basildon 

green grid network. 

Up to 75 hectare 

nature reserve with 

education centre 

Land acquisition: 2006-07 

Development: 2007-10 

142 



Capacity 

Wat Tyler 

Country 

Park and 

RSPB 

Marshes 

Part of the Thames Estuary 

Marshes investment plans by the 

RSPB to create one of the largest 

marsh wetland habitats in 

Europe. Wat Tyler Country Park 

is a key destination for visitors to 

this area, providing a mix of 

recreational services. 

Wat Tyler Heritage 

Centre 

Access to over 

1,000 hectares of 

marshland in 

Basildon, Castle 

Point and Thurrock 

Heritage Centre, subject to 

funding, due to be 

completed: 2008 

Other Housing Sites 

Strategic 

Housing 

Review 

Comprehensive review of 

housing provision across all 

sectors, tenure and types in the 

district, based on housing 

market assessment. Translating 

the results into an assessment of 

action plans and estate renewal 

plans for Basildon. 

Action plan for 

investment 

Identification of 

future investment 

areas 

Estate renewal 

schemes 

Complete: summer 2007 

Craylands 

and 

Fryerns 

Five Links 

Redevelopment of former school 

site and the redesign of the 

Craylands housing area. Has 

received £18 million Sustainable 

Communities funding and £5 

million CIF funding. EP led 

scheme. 

Phase three of multi-phased 

regeneration plans. Phases One 

and Two completed. 

About 700 new 

homes 

Neighbourhood 

centre with multiagency 

facility 

Community 

regeneration 

project concurrently 

being run 

Masterplanning 

underway 

About 118 new 

homes to integrate 

with facilities 

provided within 

phases 1 and 2 

Outline Planning permission: 

end 2006 

Start: 2007 


Planning consents: mid February 

2007 

Start on site: March/April 2007 



C3 Southend-on-Sea and Rochford 

C3.1 The borough of Southend-on-Sea comprises Southend town centre and a 

number of local centres from Leigh-on-Sea to the west, through to Shoeburyness 

in the east. Designated as one of EEDA’s six Regional Cities, it has a catchment 

area of over 350,000 people. The Thames Gateway boundary also covers a small 

part of the district of Rochford, home to London Southend Airport and some 

high-quality green spaces. 

C3.2 Southend has long been a favourite tourism destination for people in the South 

East and remains so today. More than six million people visit Southend each year, 

attracted to its seven miles of seafront – including the famous pier, a good retail 

and leisure offer and national events such as the UK Air Show. Southend is also 

a place to do business. The Inland Revenue and Olympus Keymed (medical 

equipment) are two of the largest employers, along with several multi-national 

financial institutions, HSBC, RBOS and Lloyds. 

Windsurfers making the most of Southend seafront 

144 


C3.3 For these companies, Southend offers good connections to local and regional 

markets and a pool of qualified people. The borough has nine railway stations on 

two main lines, each running to London in less than an hour. The A127 and A13 

provide the main highway links to and from Southend, carrying approximately 

100,000 vehicles per day to other local centres, including Chelmsford via the 

A130, as well as Greater London and the M25. 

C3.4 The draft East of England Plan sets a target for the creation of 6,500 new homes 

and 13,000 jobs by 2021. Renaissance Southend Ltd is the new Urban 

Regeneration Company for Southend established to deliver this growth and to 

support the wider regeneration of the borough. The growth of the Thames 

Gateway presents opportunities to strengthen Southend’s position as one of the 

UK’s favourite tourism destinations, to create new jobs in a more diverse range 

of sectors and to improve quality of life for local residents. Southend town centre 

will accommodate almost 50 per cent of the jobs growth and 25 per cent of 

housing growth. Elsewhere, proposals to expand London Southend Airport could 

bring new employment opportunities, both short-term with construction work 

on the terminal building, and also long-term in related activities. 

C3.5 An important challenge in Southend is to improve learning opportunities for 

people across the borough. A new South East Essex College building has been 

built on a site next to the High Street and train station. The relocation of the 

College has seen enrolment figures leap by 9,000. This will be complemented 

by the completion, in December 2006, of the first phase of a new University of 

Essex campus on the adjacent site. Further expansion, including an Enterprise and 

Innovation Faculty, is planned. The continued development of the College and 

University is vital to creating a more vibrant town centre and could support the 

emergence of a stronger cultural and creative sector. 


Southend Central Area 

Plan showing broad zones of uses in Southend 

C3.6 The future success of the Borough is inextricably linked with the future success 

of the town centre. A Regeneration Framework and Central Area Masterplan 

are being prepared to identify the major opportunities for development to 

guide public and private investment. Preliminary work suggests scope for up 

to 57,000 sq.m of office space, up to 6,000 sq.m of leisure space, and over 

20,000 sq.m of comparison retail. Development will take place in three areas: 

 

 

In the Victoria Avenue Office and Civic Quarter most of the office space is 

out-dated and vacancy rates are currently high. New higher-value, mixed-use 

development will reconnect the area with the town centre. 

Southend High Street links Southend Victoria station with the commercial 

seafront. It has two covered shopping centres – the Royals and Victoria shopping 

centre – and it is home to many major UK retailers. However, the town centre 

has been steadily losing expenditure to other centres. Efforts are underway to 

reverse the trend. A £22m investment scheme is in progress to modernise 

Victoria shopping centre, providing 35,000 sq.m of refurbished retail floorspace. 

Moreover, further investment in secondary locations such as the Victorian 

Clifftown area, with its distinctive ambience, will strengthen the overall town 

146 


centre offer. Significant development opportunities will be brought about by a 

rationalisation of town centre parking, much of which is currently provided in 

strategically important locations and in public ownership. 

 

The Commercial Seafront and Pier is the main attraction for tourists in Southend, 

the majority of whom are day-trippers. There are new opportunities to diversify 

the tourism and leisure offer and to attract more overnight stays. Plans are 

being drawn up for an ‘urban beach’, linking the beach more closely with 

the town centre, and to invest in improved hotel and conference facilities to 

attract more business tourism. Marine Plaza will be a £100m landmark leisure 

complex, including a new hotel with conference facilities, bars, restaurants and 

residential units. 

Exciting new mixed-use development in Southend 

An Innovative, Entrepreneurial Economy 

C3.7 Outside the town centre, there are some other key economic development 

projects in the pipeline. In neighbouring Rochford, proposals to expand London 

Southend Airport are being considered. The airport operators recently published 

proposals to increase passenger numbers to 1 million passengers per annum over 

the next 4 to 5 years. Such an expansion could create 1,000 jobs. There are 

currently 1,200 to 1,500 jobs on site at the terminal and in other associated 

activities adjacent to the airport, e.g. Ipeco and ATC Lasham. 


C3.8 As in Basildon, the A127 provides an important corridor for employment in 

Southend. EEDA has already funded strategic site acquisition on the Progress 

Road Industrial Estate. This signals Renaissance Southend’s intention to kick-start 

quality development on industrial estates across the borough. Public realm and 

access improvements at these sites will be key to raising their profile. Both the 

A127 and A13 experience congestion at peak times; this will need to be 

addressed to encourage further investment. Renaissance Southend together with 

its partners is investigating how best to overcome these constraints, including 

both improved public transport and other forms of demand management. 

Housing Market Growth and Renewal 

C3.9 Southend has a modest target of 6,500 new homes up to 2021. It is estimated 

that some 2,500 new dwellings can be accommodated in and around the town 

centre and seafront. Unlike other parts of the Gateway, there are few large 

housing schemes in Southend. The main site of significance in the immediate 

term is the former Garrison, which has been granted planning permission for 

approximately 450 new homes and 25,000 sq.m of employment space. 

Potential growth and redevelopment opportunities in Southend 

town centre 

148 


Environment 

C3.10 The foreshore from Leigh to Foulness Island is a nationally recognised Special 

Protection Area which supports important ecology. 1.9km of MOD-owned 

beaches are to be leased to Southend Council for public use, meaning that there 

will be public access to the beaches from Leigh to Shoeburyness. Investment in 

improved visitor facilities, cycle ways and signage will be important in making this 

extensive environmental offer relevant and accessible to local people and visitors 

alike. For example, Gunners Park and Beach are part of the Garrison development 

site at Shoebury: new housing will be complemented by the enlargement of the 

existing park, linking it with adjacent beaches, an extension of the National Cycle 

Network (NCN) 16 cycle route, and enhanced visitor facilities. 

C3.11 Rochford is also an important ‘green lung’, offering a rural experience and 

opportunities for new ecotourism. Partners have already invested in a number of 

key environmental projects, including Cherry Orchard, Jubilee Country Park and 

Rayleigh Windmill. 


Learning and Health 

C3.12 Expanded HE and FE facilities in the town centre are providing a major boost to 

the skills base in Southend. Elsewhere, a ground-breaking alliance between 

Prospects College and Thorpe Bay School will offer an innovative 12,000 sq.m 

Vocational Training College which will serve the whole of the South Essex area. 

Opening in 2007, it will be a new 11-19+ self-governing foundation school, with 

a new £20m state-of-the-art building replacing the current facilities. The new 

college will offer academic and vocational learning opportunities for 1,200 

students, with a further 2,000 employed people making use of the business and 

enterprise centre. South East Essex PCT has formed a Local Improvement Finance 

Trust (LIFT) company that will deliver a new range of health facilities across the 

Borough over the next few years. This may include a large health facility in the 

centre of Southend. 

Landmark educational facilities in Southend town centre 

150 



C3.13 Shoebury is located at the eastern extremity of the Borough of Southend and 

has been identified as having the capacity for 1,400 homes by 2021 and 3,000 

additional jobs. There are two main sites in this area, the Garrison (see above) 

and the New Ranges site. While the Garrison site has planning permission, the 

New Ranges site is currently part of a much larger MOD holding and, as such, is 

not currently available for development, but has potential to become a future 

development site. 

Map illustrating the spatial relationship between regeneration activities in 

Southend 



Capacity 

Southend Town Centre Central Area 

Victoria 

Avenue 

Business 

and Civic 

Quarter 

Opportunity for higher-value, 

mixed-use redevelopment 

providing easy access to town 

centre services. 

Site currently 

comprises 18000 

sq.m of underutilised 

commercial 

property with 

significant 

development 

opportunities 

2007 onwards 

Land East 

of High 

Street 

Potential to develop surface level 

car parks in public ownership, such 

as Warrior Square, Seaways and 

Tylers Avenue. Restructuring of car 

park provision in the central area to 

provide a new 20,000 sq.m retail 

circuit and office space. 

Refurbishment of 

Victoria Shopping 

Centre 

20,000 sq.m retail 

space 

New office space 

2007 onwards 


£22m private 

investment 

35,00 sq.m of 

refurbished and new 

retail space 

Land West 

of High 

Street 

Expansion of the ‘Education 

Quarter’ (Farringdon Road site 

identified), including business 

incubation space and an acting 

school. Public realm enhancements 

and improvements to Southend 

Central Station. 

5,000 students by 

2012 

345,000 sq.m by 

2013 (Uni of Essex) 

5,000 sq.m (South 

East Essex College) 

2007-13 

Clifftown 

Emerging area of independent 

retail, cafes, bars and cultural 

highlights such as the New Empire 

Theatre. Possible development 

opportunities will focus on the 

provision of attractive office 

provision. 

Plans currently being 

prepared 

152 



Capacity 

Southend Town Centre Central Area 

Commercial 

Seafront/ 

Pier 

Development of a quality leisure 

and business destination 

incorporating new Marine Plaza 

scheme, public realm 

enhancements and an Urban 

Beach. New developments planned 

for the Eastern Esplanade, and 

work ongoing to consider the 

future of the pier. 

5,000 sq.m leisure 

120-bed hotel 

100 apartments 

2008-09 

Cliffs/Western 

Esplanade 

Tackling the Cliff Slip with the 

possibility for major new museum 

and gallery at Cliff Gardens. 

2007 onwards 

Southend PCT 

(LIFT 

Company) 

Opportunity for a large scale health 

facility in the centre of Southend 

that could be part of a wider 

development linking in with other 

services. 

4000 sq.m 

2007 onwards 

London Southend Airport & A127 Industrial Estates 

Planning consent for a new terminal 

and rail halt and the Airport. 

Masterplan proposes expansion to 

2 million ppa by 2030. 

Creation of new, high-quality 

employment space and 

refurbishment of existing industrial 

estates, with intensification of use, 

along the A127 Corridor. 

1,300 jobs by 2016 

(York Aviation Study 

2006) 

Over the course of 

2006-07. Masterplan 

for Progress Road 

agreed and 

development partner 

to be appointed. 

Shoebury 

Capacity for 1400 homes and 

3000 additional jobs by 2021. 

Planning permission for approx 

25,000 sq.m of employment and 

commercial development has 

already been granted at the 

Garrision and approximately 450 

homes. 

Garrison currently 

delivering 450 

homes and 2,500 

sq.m of employment 

space 

Further capacity to 

be established 

through further 

feasibility work and 

masterplanning 


Longer Term – 2016 

and beyond 



Capacity 

Quality of Life – Environment and Health 

Three major 

Green 

Infrastructure 

Hubs 

Belfriars Park – New woodland 

visitor facilities and centre of 

excellent in sustainable woodland 

management 

Gunners Park – The new Gunners 

Park will consist of 40ha of public 

open space and nature reserve. 

There will also be additional 

facilities including new play 

equipment, car parking, a cycle 

path network and a Heritage 

Centre. 

Two Tree Island – Work to improve 

important habitats and visitor 

navigation. 

Improved open space 

provision and 

facilities for public 

To be established 

through 

Regeneration 

Framework and 

further work with 

Borough Council and 

Essex Wildlife Trust 

2008 onwards 

National 

Cycle 

Network – 

NCN16 

Nationally recognised cycle 

network, close to completion, from 

Shoeburyness to Leigh. Feasibility 

work underway to extend the link 

between Chalkwell and Leigh. 

Other cycle routes linking the town 

centre to the rest of the Borough 

are also being considered. 

Additional cycleway 

to complete links 

along seafront. 

Feasibility work. 

2009 onwards 

154 


C4 Castle Point 

C4.1 With a population of 86,000 Castle Point is nestled at the heart of the South 

Essex sub-region. The population is spilt between Canvey Island, Benfleet and 

Hadleigh centres. Reflecting the size of the Borough, the housing and growth 

targets laid down in the draft East of England Plan are more modest than other 

areas, with 4,000 new dwellings and 2,000 new jobs required. There are a 

number of opportunities for development in Canvey Island and across the rest of 

the Borough of Castle Point. Canvey Island is a distinct community with a strong 

sense of identity, set within a clear physical boundary. Its island characteristic and 

unique ecology provide opportunities for it to become an environmental 

exemplar in the Gateway and to deliver innovative public services. Elsewhere in 

the borough, there is potential for modest expansion of the Hadleigh and 

Benfleet town centres. 

CANVEY ISLAND 

Canvey Island waterfront provides leisure opportunities 

C4.2 Strengthening employment opportunities is at the heart of making Canvey Island 

a more self-sustaining community. EEDA is working with partners to develop the 

existing industrial estate at Charfleets and to bring forward a new employment 


site at nearby Northwick Road. With a history of waste and recycling, Canvey 

Island is looking to encourage the creation of an environmental technologies 

cluster with a focus on renewable energy. 

C4.3 The town centre provides an opportunity for future retail, employment and 

residential development to create a modern living area with an attractive retail 

offer, easy access to public services and a high-quality public realm. A major 

supermarket recently located within the centre and there is potential to 

redevelop the existing shopping centre to expand the retail offer. 

C4.4 Canvey seafront has potential to develop as a focal point for the southern part 

of the Island. There are plans to improve the attractiveness and accessibility of 

the waterfront for both residents and visitors which will also provide revived 

business opportunities, new investment and additional employment 

opportunities. 

C4.5 Junction improvements at Sadlers Farm will improve access to Canvey Island from 

the A13 or A130. Some additional road improvements in the south west will be 

needed to enable access to Charfleets Industrial Estate and beyond. Essex 

County Council are drawing up plans for these together with the business case 

for a new road linking Canvey Island with Shellhaven in Thurrock. 

Existing junction at Sadlers Farm, scheduled for £63m investment to 

reduce congestion and improve traffic flows 

156 


Hadleigh and Benfleet Town Centres 

C4.6 Hadleigh town centre provides an opportunity for further retail, leisure and 

residential development on a number of under-utilised sites. The town centre is 

well-connected to the local public transport network which provides good access 

to Southend. A number of residential schemes have recently been successfully 

completed in the town centre, demonstrating its potential. The Borough Council 

is encouraging leisure development and is in negotiations to bring a new 

multi-screen cinema to the centre, together with other leisure facilities. 

C4.7 Benfleet town centre contains a number of under-utilised sites offering potential 

for redevelopment, particularly for mixed schemes comprising retail and 

residential uses. The town centre is well-located for public transport, served by 

Benfleet station on the c2c line to Fenchurch Street. 

Public Services and Environmental Improvements 

C4.8 On Canvey Island, a community hub is being designed around the existing 

Paddocks Community Centre to bring together new health provision with 

existing learning facilities and other Council services, in new purpose-built 

accommodation close to the town centre. This is an exciting project, being 

implemented in phases, the first of which is a new £6.2m PCT facility. Partners 

are working to ensure that this project is an exemplar for community service 

provision in the Thames Gateway. 

C4.9 Improvements along the sea wall will improve the leisure offer in Canvey Island 

and also create new business opportunities. The leisure offer already includes the 

iconic ‘Labworth’ restaurant, sea wall walk and Thorney Bay. Progress is underway 

to design a new landscape which will enhance these features, using green design 

and environmentally-sourced materials, with initial investment of £1.5m. 

C4.10 Elsewhere, environmental improvements have already been made at the Canvey 

Heights Country Park, including a new visitor centre and community programme. 

The RSPB recently bought 323 hectares of land on the west of the Island and are 

now drawing up plans to increase access to all residents, with a view to 

extending the country park facilities in Thurrock and Basildon. This will be an 

important element of the Thames Gateway Parklands. 



Capacity 

Canvey Island Sites 

Northwick 

Road/EEDA 

site 

A 8 hectare site on the south side 

of Northwick Road for high-quality 

employment development related 

particularly to environmental 

technologies. 

Planning permission granted in 

outline. 

1,000 jobs 

Brief for future of the 

site to be agreed: 

Spring 2007 

Delivery 2008 

onwards 

Charfleets 

Industrial 

area 

An under-utilised employment area 

requiring regeneration. 

Additional 500 jobs 

Feasibility Study to be 

completed: February 

2007 

Construction of 

additional access: 

end 2008 

Land south 

of Morrisons 

An area of land to the south of 

Morrisons supermarket which has 

had outline planning permission for 

non-food retail development. 

200 jobs 

2007 onwards 

Charfleets 

extension 

An area of land of 10 hectares to 

the south of Charfleets allocated 

for long-term employment use 

in the Local Plan. Likely to form 

part of the strategy for the 

regeneration of Canvey Island. 

1000 jobs 

2008 onwards 

Canvey town 

centre 

regeneration 

The principal shopping centre 

serving the whole of Canvey Island 

which has a population of about 

40,000. Opportunities for the 

redevelopment of key sites and 

extensions to the town centre area. 

500 jobs 

2009 onwards 

Town Centres 

Hadleigh 

Town Centre 

The town centre has considerable 

potential containing a number of 

under utilised sites offering 

potential for additional retail, 

leisure and residential 

development. 

500 jobs 

300 dwellings 

From 2009 onwards 

158 



Capacity 

Benfleet 

Town Centre 

Located along the A13 this town 

centre has a number of potential 

sites for additional retail, 

employment and residential 

development. 

200 jobs 

200 dwellings 

2009 onwards 

Other Economic Development Projects 

Manor 

Trading 

Estate 

This is an under-utilised trading 

estate in the heart of Benfleet 

containing low skill, low capital 

businesses. The council’s plans 

envisage redevelopment of the 

trading estate for residential 

purposes and relocation of the 

existing uses to a new site in the 

north of the borough. 

To be determined 

2009 onwards 


Photographs for the Thames Gateway Interim Plan kindly supplied by 

adventureconcepts 

Anshutz Entertainment Group 

Atkins 

Basildon District Council 

Basildon Renaissance Partnership 

Basildon University Hospital 

BBP Regeneration 

Berkeley Homes 

Buro Happold 

Canary Wharf Group Plc 

Castle Point Borough Council 

Chris Walters Photography 

CJ Clarke 

Colvill Consulting 

Commission Air 

Countryside Properties 

Crest Nicholson 

Cushman & Wakefield Healey & Baker 

Dartford Borough Council 

David Lock Associates 

Docklands Light Railway 

DTZ 

East of England Development Agency 

EDAW 

English Partnerships 

Essex County Council 

Express Photo Services Ltd 

Gardiner and Theobald 

Gazeley UK Ltd. 

Government Office for the East of England 

Gravesham Borough Council 

Highways Agency 

Howard Vaughan 

Invest Bexley 

Jones Lang LaSalle 

Kent County Council 

Kent Thameside Delivery Board 

Land Securities 

Lea Valley Park 

Lee Evans Partnership 

Llewellyn Davies Yeang 

London 2012 

London Borough of Barking and Dagenham 

London Borough of Havering 

London Borough of Lewisham 

London Borough of Newham 

London Continental Railways 

London Development Agency 

London Thames Gateway Development Corporation 

Maccreanor Lavington Architects 

Medway Council 

Medway Renaissance Partnership 

Melon Studio 

Meridian Delta Limited 

Merlin Hendy 

Natural England 

N Jones 

Ordnance Survey 

Photo Express 

PRP Architects 

Renaissance Southend Limited 

Richard Rogers Partnership 

RSPB 

Rumney Designs 

S&P Architects 

South East Essex College 

South East England Development Agency 

Southend-on-Sea Borough Council 

Swale Borough Council 

Swale Forward 

Terry Mahoney Photographic Services 

Thames Gateway South Essex 

Thurrock Borough Council 

Thurrock Thames Gateway Development Corporation 

Trinty Laban Contemporary Dance Centre 

University of East London 

University of Essex Southend 

University of Kent 

Westfields PLC 

Woolwich Regeneration Agency 

Zoological Society of London

Thames Gateway Interim Plan Development Prospectus - EUKN

Create successful ePaper yourself

Delete template?

Save as template?