Welcome to this public exhibition for
PLAISTOW HUB
Red Door Ventures are planning to build new homes on sites on London Road and Valetta Grove.
The Team Developer: Red Door Ventures Planner: DP9
Red Door Ventures is a commercial residential developer established in 2014, and is wholly owned by the London Borough of Newham. RDV is focused on developing high quality residential homes in the private rented sector, with long term rents and exemplary management.
Architect: Pitman Tozer Architects Landscape Architect: Gillespies Project Manager: Airey Miller Consultation: Your Shout
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Station Square Proposal
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If you have any questions please feel free to speak to a member of the project team.
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Before we submit a planning application, we want to share our plans, answer your questions and hear your feedback.
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The scheme will provide 180 homes as well as new facilities for the community including a new cafe, supermarket, gym and neighbourhood centre. Together these new homes and facilities will create a Plaistow Hub centred around the station.
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PLAISTOW HUB The Site The proposed scheme is located on two nearby sites fronting Plaistow Road (A112). The more northern site (known as the Valetta Grove site) backs onto the Valetta Grove recreation ground, and the more southern site (known as the London Road site) is an existing car park between London Road and Upper Road, north of Settle Point.
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Valetta Grove site
London Road site
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Proposals in CONTEXT
View 1: London Road site
View 2: Plaistow Station located next to London Road site
View 3: Valetta Grove site: Looking North West
View 4: Valetta Grove site: Link to Station from recreation ground
PLAISTOW HUB URBAN DESIGN PROPOSALS Gro ve
A New Local Centre for Plaistow
KEY FEATURES
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Valetta Grove recreation ground
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• Visual connection and relationship between buildings and sites.
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• Create cohesion of public realm across Plaistow road and railway line.
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• Place-making and identity of new local centre.
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Cafe Public Route Conne ction To South
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Proposed Urban Design Strategy
Proposed urban design strategy
Public Realm
Town Centre
• Enhancing existing pedestrian routes through sites, including opening up to Settle Point Estate.
• London Road site seen as optimum • Active dual frontage to Plaistow Road location for a tall building given and the park on the Valetta Grove site proximity to the station and support through use of the Neighbourhood from a generous public realm. Centre.
• Creation of new public spaces located outside Plaistow Station and Recreation Ground.
• Turn existing thoroughfare between sites into a comfortable place. the
Cluster
• Establish a cluster of buildings to mark new local centre around the station.
CONTEXTUAL RESPONSE
• Provision of a commercial building located to the east of the London Road site, helping to activate Plaistow Road.
PLAISTOW HUB Proposals: A NEW Local Centre The proposals are designed to improve the connectivity between the London Road and Valetta Grove sites and will relate architecturally to form a visual connection across Plaistow Road. The main principles that have driven the design are outlined below.
KEY BENEFITS OF SCHEME • Definition of a new local centre around Plaistow Station including new community and commercial use, as well as new homes. • New public spaces, improved pedestrian links to surrounding area and widened pavements to Plaistow Road. • Council-led community space enjoying prominent location opposite Underground station and link with park. • New Cafe, supermarket and gym facilities. • 180 new homes on-site and further 45 affordable houses in the surrounding area. • Residential and public cycle storage facilities. • Residential car park for London Road residents.
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Valetta Grove site
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Valetta Grove Recreation Ground
Residential
Retail
Public Space
Community Use
Gym
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Massing diagram of proposed scheme
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PLAISTOW HUB LONDON ROAD PUBLIC REALM • Connections through the site will be improved with public space opening up to the south, creating improved link to housing in local catchment areas. • Station Square is proposed as a pedestrian-only public space outside the Underground station, activated with retail activity and allowing free movement of people. • The removal of the existing wall along Plaistow Road will create a widened footpath and the creation of generous footways leading to and from the station.
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PLAISTOW HUB LONDON ROAD ARCHITECTURE • 98 new homes in a 23-storey residental building to be managed by Red Door Ventures. The tower is pulled back behind the station building to ensure importance of public space and station itself is preserved. • Generous cycle parking provision for both residents and public to encourage use of bicycles. • Undercroft car park below Station Square for use by residents. • New cafe/restaurant fronting Station Square with spill-out outdoor seating. • New retail building accommodating supermarket and public gym. Supermarket to be located with entrance directly opposite Underground station. Gym entrance will be located at corner of Plaistow Road and Upper Road with workout space above supermarket. View of residential tower top located on London Road site
Public Route to SettlePoint
Upper Road
2 - 16 High Street
Station Square
London Road site elevation
Retail building located on London Road site
Residential tower viewed from outside Station and Station Square
PLAISTOW HUB Valetta Grove Public Realm • Park Plaza public space opposite Underground station marking entrance to recreation ground. • Improved visibility and widened steps leading from Park Plaza to recreation ground and children’s play space. • Removal of the existing wall and creation of more generous footways leading to and from the station, including widened footway behind bus stop.
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• Improved lighting and natural surveillance of recreation ground, improving safety within park and along Lettsom Walk.
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PLAISTOW HUB Valetta Grove Architecture • 82 new homes in a mixed storey building to be managed by Red Door Ventures. • 15-storey part located opposite entrance to station to mark entrance to park and away from existing housing at Greenwood Road. • Generous cycle parking provision for both residents and public to encourage use of bicycles. • New community space at ground floor levels, activating frontages to both Plaistow Road and to Valetta Grove Recreation Ground. The community space will act as a hub for local residents with public services being discussed with Newham Council. Valetta Grove - Building Cross-section Residents’ Roof Terrace
Residential
cross-section cut
Residential
Residential
Residential
Public Route to Park
Valetta Grove
Plaistow Road
Servicing Area
Greenwood Road
Community use
Park Plaza
Valetta Grove Recreation Ground Valetta Grove building cross-section
Valetta Grove site section
Valetta Grove site elevation
Impression of Valetta Grove across Plaistow Road from Station Square
Impression of proposals viewed from recreation ground
PLAISTOW HUB LINKED AFFORDABLE SITES The development at London Road and Valetta Grove will provide 180 x PRS residential units and will be linked via S106 Agreement to the sites set out in the table, providing a total of 45 affordable housing units (20% affordable housing). The overall package results in 18% 3-bed+ provision. Red Door Ventures will also facilitate the purchase of 10 street properties for use as social rent.
Road
AFFORDABLE HOUSING PACKAGE Site Tenure London Road / PRS Valetta Grove Manor Road
The planning applications for Manor Road, Chargeable Lane and Baxter Road have already been submitted.
Chargeable Lane
Revenue Sharing S106 Clause
Baxter Road
Red Door Ventures will commit to a unique S106 clause to Street 08 | Appearance share future revenue with Newham Council towards delivery of Properties affordable housing. In this way, the planning permission would Appearance TOTAL 8.5 Visualisations allow up to a policy compliant level of affordable housing (50%) to be achieved if Red Door Ventures meets agreed profit levels.
-------dRMM ARCHITECTS BAXTER ROAD - DAS --------
Manor Road
8 town houses • 3-bed family affordable houses
4.0 STAGE 2 FINAL DESIGN
Shared Ownership Affordable Rent
Social Rent
89 | 243-A-REP-DA-00
Visualisation of the proposed development. -------14
3-bed +
TOTAL
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180
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6
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12
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13
15
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12 maisonettes • 6 x 2-bed • 6 x 3-bed family affordable houses
View from Chargeable Lane Towards three storey 3bp5 houses with WAU on corner
• 2 x 1-bed • 13 x 3-bed+
2-bed
Chargeable Lane
View 01
Baxter Road
1-bed
Have your say Next steps In the next few weeks the team will be developing their proposals in line with comments from the local community.
Proposal Summary
Following this we will be submitting a full planning application to Newham Council. We aim to submit the application in Spring 2017. If all goes to plan we hope to start building on site in early 2018.
• Creation of a new local centre around Plaistow Station.
• New public spaces and improved pedestrian links to surrounding area. • Council-led community use enjoying prominent location opposite Plaistow Station and link with Valetta Grove Recreational Ground.
Share your thoughts FREEPOST RTGB-KBZB-ZSKJ Plaistow Hub Consultation Your Shout, 1-45 Durham Street London SE11 5JH
• 180 new homes and 45 affordable houses in the surrounding area. • Residential and public cycle storage facilities.
Fill in the feedback form Call Your Shout on 0800 458 6976
• New cafe, supermarket and gym facilities.
[email protected]
Expected TimeLINE Spring 2017
Summer 2017
Autumn 2017
Early 2018
Early 2021
Submission of Planning Application
Target Planning Committee
Planning Decision
Anticipated Start on Site
Development Completed and Occupied
Thank you for attending the exhibition today.
