Fringe Benefits: A Regeneration Project For Hackney Wick and Fish Island

A Local Legacy for
Hackney Wick and Fish Island

By Fringe Benefits, an agency specialising in ensuring
regeneration benefits the existing community.
Consultants:
Selina Hotwani, Sangbae Lee, Anri Makino, Lucinda Turner & Emma Vandore.
Contents
1. Introduction 4. Masterplan
1-1: Vision Statement 4-1: Guiding principles
1-2: Executive Summary 4-2: Masterplan
1-3: The Area
5. Projects
2. Context 5-1: Project1- IBC
2-1: Land use 5-2: Project2- Station hub & main street
2-2: Heritages and conservation areas 5-3: Project3- Car-lite development
2-3: The Olympic Legacy 5-4: Project4- Gateways & Connections
5-5: Project5- Housing & work;live units
3. Analysis
3-1: SWOT Analysis 6. Implementation
3-2: Transport 6-1: Delivery mechanisms
3-3: Housing 6-2: Funding
3-4: Environment 6-3: Phasing
3-5: Social issues 6-4: Formal monitoring
3-6: Economy 6-5: Conclusion
3-7: Education 6-6: Bibliography
3-8: Planning policies
Vision Statement
“We want to ensure that London’s 2012 Olympic Games bequeaths a local legacy to the Hackney Wick and Fish Island (HWFI) community. That
means not only harnessing the new opportunities, but also valuing what is already there.
“Our vision for the area as it undergoes the Olympic changes concerns both place-making and economic diversity. HWFI is one of the most
deprived communities in London, and we want to make sure that local people are not priced out as the area gets richer. We also want to focus
attention on the physical place because where people live influences their life quality and life chances.
“We will therefore improve the physical environment of HWFI and build better connections to the surrounding area. We will also ensure that housing
remains affordable for long-term residents and for the newer artist community. And we will offer training courses to access the new jobs that are
being created as well as helping existing industries manage the changes that are happening in the area. We will also adapt our transport strategy to
ensure that car use does not escalate as the area gets richer. We will achieve this by giving local residents a greater voice in the decisions that
affect them.”
Hackney Wick & Fish Island Regeneration

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino
Vision Statement 1-1-1
Executive Summary /Preamble
Preamble
"It's seen as the cool
From Hackney Wick station you can see the Olympic stadium. The skyline is dotted with Olympic cranes.
place to live now, Yet as close as they are, many residents don’t feel much of a connection to the Olympics, besides the
everyone is coming." disruption. Some have already sold out to developers and left. Others are struggling with new traffic
restrictions that they fear may put them out of business. There are a few who battle with the myriad of
Amy Harrison, 23, a waitress in The Hackney
Pearl cafe, on Prince Edward Rd. She has lived different agencies involved to try and make the Olympics work for them, but they feel vulnerable. Attract too
in a converted warehouse in Hackney Wick much attention and the landlord might increase the rent on a whim, or the authorities might notice that the
since February. She rents with four people for
artists don’t have permission to use the loft space for live-work units. Many residents fear they won’t be able
£400 month. (Left)
to afford to live in the area for much longer.
It doesn’t need to be like this. HWFI was, in the words of Roger Little, who grew up nearby and has been
doing business in Hackney Wick for fifteen years, a bit of a “dump.” We think that is an exaggeration. It is an
area with real qualities, such as a sense of community, proximity to central London, and an attractive
streetscape. But it was, and still is, a deprived area with room for improvement. So why the hostility?
Too often, multi-million pound mega-projects like the Olympics serve the vested interests of consultants,
developers, large companies and politicians. Hosting the Olympics may bring international prestige, tourism
and infrastructure, but it won’t improve the lives of the poorest in society unless specific steps are taken.
Given that their immediate concern is making sure the Olympic Games happens on time and to budget,
authorities tend to overlook the interests of the local community. So far, the local community has seen
limited benefits from all the Olympic investment: only 12-13 percent of Olympic jobs are going to local people
in the five host boroughs.

Executive Summary/ Preamble 1-2-1
Executive Summary /Strategy + Funding & Delivery Mechanisms
Strategy Funding & Delivery Mechanisms

The following document is a proposal for funding for a project designed to ensure HWFI sees real Fringe Benefits will be seeking funding allocations from local authorities and Transport for London
and lasting benefits from the Olympic Games, prepared by regeneration agency Fringe Benefits. budgets. Given the current economic climate and budget cuts, we have sought to keep this to a
Given that the legacy of the 2012 games is supposed to be London’s “top priority,” minimum. We will also actively seek grants from organizations such as the Bow Arts Trust and the
(http://www.london.gov.uk/blog/why-london-olympics-mean-business), we think the proposals European Social Fund. But to ensure the projects are sustainable in the long-term, Fringe
come cheap. Many of them would eventually be self-funding. Benefits is proposing the setting up of three community-based mechanisms appropriate to the
The proposal is based around five projects which together cost up to £71 million. scale of each intervention
Project 1: Secure community use for the International Broadcast Centre

Cost: £33.3 million 1: Parish Council
The main intervention is the planned purchase of the IBC from the Olympic Park Legacy Company for a In 2008 changes were made to the law, giving Londoners the option of forming community
community trust. Some of the space will be reserved for community purposes, including start-up councils, similar to parish and town councils. Community councils are funded by an additional
support for small and medium sized enterprises, training services and a social enterprise hub. The rest council tax known as a “precept”, which is paid by all those living in the relevant area. If local
will be rented out. The revenues earned can be used to cross-subsidise other ventures elsewhere. people voted to establish one, we would recommend keeping this minimal, seeking loans and
grants from charitable trusts to supplement this income. It would run the allotments, the boat
Project 2: A new neighbourhood hub house and the public realm improvements to main street.
Cost: £10.5-13.1 million
HWFI lacks a focus. We will develop a new hub around the station. Part of this, involves the 2: Community Interest Company
development of a new main street on Prince Edward Road extending down Berkshire Road, connecting Introduced in 2005, CICs run like regular companies but with special features to ensure they are
the station with the existing limited retail activity on Felstead Street, and eventually to the waterside . working for the benefit of the community. They are social enterprises who can raise capital at
We plan to buy a shop space which would be an outreach of the community centre, ensuring footfall at below market rates due to the ethical investment industry for small scale initiatives. Our CIC
night through evening classes. During the day, better access to the water and a revamped boat house would run the car club and the bike library.
will provide recreational activities. In the long term, this area might become a relaxed waterside haven,
in contrast to the frenetic shopping activity at nearby Stratford City. 3: Community Development Trust
We will improve the visibility of the station with better access. A lift, better signage and lighting would This trust would run the IBC and the car park. It would be a land trust, established for the express
also improve the station’s legibility. To encourage people to use the train rather than their car, we would purpose of furthering the interests of the local community by acquiring and managing land and
install cycle parking and a bike library. other assets. They trade on a 'not-for-personal-profit' basis, re-investing surplus back into their
community. We plan to fund the initial costs by borrowing the money either from a trust-making
Project 3: Car Lite Development body, or if necessary from a bank. Repayment would be guaranteed through a business plan,
Cost: £14.5 million plus £25,000 annual salary based on the receipts from renting the space not reserved for community purposes.
To limit the up-tick in car use that often accompanies greater wealth, Fringe Benefits has a
comprehensive strategy based around the car park that will be purchased from the OPLC. While part of To conclude, our aim is simple. We want to ensure that the wealth created by the Olympic
it will be rented commercially, one third of the spaces will be reserved for residents and a car club. A
part time member of staff, who will also be in charge of the bicycle library, will use the van for deliveries
or collections on the request of members. Bicycles will also be available for residents, who will be
encouraged to leave their cars in the carpark and cycle home.
We would also move the bus station closer to the station for more efficient multi-modal transport.
Project 4: Gateways/ Connections

Cost: £7.2-8.2 million
This project is to reduce the cut-off island like feel of the area by improving connections to key
surrounding destinations. We will also upgrade some of the pedestrian walkways and cycle paths.
Project 5: Housing
Cost: £2 million
This final Fringe Benefits project is designed to ensure a better tenure mix and a continued supply of
affordable rented housing, with a focus on live-work units

Executive Summary/ Strategy + Funding Mechanisms 1-2-2
The Area /Introduction
- Area Map
Hackney Wick
Introduction
Introducing Hackney Wick and Fish Island
Hackney Wick and Fish Island are located in inner east London. The area is small, covering just
135 acres but has distinctive characteristics. The area forms a distinct “island”, bounded by the A12
(East Cross Route and Eastway) and the River Lee Navigation. The two halves are divided by the
Hertford Union Canal and fall into separate boroughs (Hackney Wick is part of Hackney and Fish
Island is part of Tower Hamlets) – but need to be considered together. As one resident described –
they are like the “heart & lungs”.
Location
Fish Island

The Area/ Introduction 1-3-1
The Area /History
Completed in 2003, St Mary‟s Village replaced the 1960s tower blocks of the Trowbridge estate
with a mixed tenure development of houses and flats. A third of homes in Hackney Wick are rented
from a social landlord and another quarter from the council.
History
While the area is small, it claims some industrial firsts (Fleming 2010):
 The world's first plastic was invented by Alexander Parkes and manufactured through the
Parkes Co. between 1866 to 1868.
 Atlas Works-based British Perforated Paper Co. invented toilet paper in 1880.
 The use of the word „petrol‟ was pioneered in Hackney Wick, by Carless, Capel and Leonard,
who carried on their refining business here for over a hundred years from 1860
 Matchbox toys were made at Lesney‟s factories here from 1947 to 1983
More recently, Channel 4‟s Big Breakfast was broadcast from the Lock Keeper‟s Cottage at Fish The dirty industries of the nineteenth century - waterproofing, bone-crushing, chemical works and
Island from 1992 to 2002. There had been rumours that the show‟s founder Bob Geldof would blow rope walks - were replaced last century by newer industries of food processing, printing, motor
up the cottage on the show‟s final day but computer tricks were instead used to fake its trades, warehousing and distribution.
disappearance.
The industrial base has declined somewhat, leaving commercial space available at competitive
Eton College began a mission to the area around 1880 (apparently following a visit of the Virgin rates. Artists and the creative community have moved in to take advantage of the buildings and
Mary to Eton College Chapel) choosing the area as one of the most deprived in London. As well as affordable rents and the creative “vibe” of the area.
building a church, St Mary of Eton with St Augustine and its mission buildings, men from Eton also
But there is still industry here. One new resident of the island is Forman and Field, who produce
founded various sporting activities, including a sports and rowing club.
gourmet foods here, including smoked salmon. The company‟s former factory occupied the precise
Around 1900, old Etonian Major Arthur Villiers, a director of Barings Bank bought an area of land to site of the new Olympic stadium, now under construction on the other side of the River Lea.
be used in perpetuity as allotments, a bequest that was to be sadly ended in 2007 when the holders
were evicted to make way for the London 2012 Olympics

The Area/ History 1-3-2
Land use /Overview
1. Hackney Wick North
Mainly residential (social housing) with some community facilities
This area is mainly a residential neighborhood, with most accommodation low-rise socially rented or
affordable. There are some community facilities, including St Mary of Eton Church, Gainsborough
Primary School and Hackney Wick Community Centre. Hackney Wick Green is and some of the only
dedicated green spaces in HWFI.
2. Hackney Wick around the station

Mainly artist studios and live work units. Some small retail outlets.
Employment is increasingly in the ‘creative industries’ as more ‘traditional’ industries move out. The area
suffers from poor quality public realm and limited amenities – the main focus is a recently opened
cafe/restaurant at the bottom of Oslo House studios. Hackney Borough Council designated a
conservation area painted with green area in the map just north of the station to safeguard against loss
of heritage buildings and street layout. There is some retail activity on Felstead Street (convenience
stores and hot food cafes) as well as a general store near the station. Access to the canal is possible
from Prince Edward Road, but vision is obscured.
4. Fish Island below Hertford Canal

Mixed use, with artists, light industry
Good quality streetscape, with pleasant Victorian brick factory buildings, much of which is covered by a
conservation area. Dace Road (Old Ford) is predominantly an area of employment with industrial units of
printers and light industry and ‘heritage’ buildings mainly occupied by creatives. Over 1,000 visual artists,
designers, small design businesses and arts organisations are based in around 610 studios spread
across 17 studio buildings (muf 2009). There are at least 7 galleries in the area, and also two ‘arts’
festivals. There are work spaces in the established studios at Britannia Works and canal front
apartments at Iron Works and Omega works. The thriving Counter Cafe, proves a focal point for the
community. Additionally, Forman’s restaurant, events space and the recently opened gallery space
provide a mixed consumption offer unavailable elsewhere in HWFI or the immediate area.
3 & 5. Olympic Legacy site

We are incorporating part of the Olympic Legacy area in our site
The Olympics development borders our site and we are incorporating part of it. We would like to claim a
number of facilities post 2012 for the HWFI community, including the International Broadcasting Centre,
and possibly the multi-use sports venue, in area 3. The Olympic Park offers potential space for facilities
such as allotments. Area 5 will be a new residential neighbourhood in the London 2012 Olympic Games
legacy park. It will include a range of housing set around the waterways, a new marina, primary school
and health facilities.
6. Fish Island South

Industrial use, live-work units and canal-front private residential development.
Fish Island South has a similar streetscape to the rest of Fish Island, but the residential use is
characterized by modern, waterfront, private developments. The area houses a number of environmental
industries including waste management. There are also a number of live-work units.

Land use/ Overview 2-1-1
Land use
Leabank Residential Square
Unused industrial factory on Fish Island
Unused Café located by Hackney Wick Station
Counter Café on Fish Island
Olympic Site

Land use 2-1-2
Heritage and conservation areas
Heritage and conservation areas

Hackney Wick and Fish Island boasts a strong and
unique character as a result of its historic buildings,
streets and remaining industrial features. These
elements are seen as a significant regeneration
opportunity, providing a unique opportunity to
influence future development proposals and create a
distinctive character for the area that will contrast
and complement the modern developments in
Stratford and the Olympic sites.
The buildings in Hackney Wick and Fish Island are

comparable with those in Shoreditch, where they
have been successfully adapted for reuse by the
creative and cultural industries. They have proved to
be architecturally robust and capable of sustaining
substantial intervention to adapt to new or mixed
uses. A heritage-sensitive approach will be required
across the area for new developments. This will
need to include consideration of the scale and
massing of new buildings, and the choice of
materials. (HWFI regen, LTGRC)
There is currently a large amount of studio space

occupied by creative practitioners such as designers
and artists, as well as galleries. Given the number of
studios and businesses in the area, there is an Conservation Area in Fish Island Listed Buildings in Wick Source: creative economic growth options, LTG, 2010
opportunity to build on existing assets and grow the
cultural and creative industries. Assets include the
unique scale and clusters of studio buildings, the There are a number of significant historic buildings that are either listed, or of local interest. Many listed buildings are located within the Hackney
typology of the streets, yards and canal frontage. Wick Conservation Area. The qualities that characterise the conservation area include medium rise, mixed-use building, and an industrial aesthetic.
These elements provide reference points for building Some of this, for example in the south of Fish Island, could retain an industrial use, while other areas are converted to new uses.
typologies. (HWFI regen, LTGRC)

Heritage and conservation areas 2-2-1
The Olympic legacy
The Olympics offers major, once-in-a-lifetime opportunities for the
area, with new facilities attracting private investment and increased
wealth. However, this development brings with it real threats for the
local community. We have little faith in “trickle-down” if there is no
clear strategy and local focus. While London has sought to
emphasise legacy and to involve local communities through
apprenticeship schemes and outreach programmes, attention has
so far been more focused on delivery to deadline and costs. This is Main Press Centre
natural given the inflexible timetable involved of hosting the
Games. But once attention has slipped, the importance of legacy
remains.
Land values are likely to increase significantly: in Barcelona, from

1986 to 1993 residential property values are estimated to have
increased by 250-300 percent (McKay and Plumb, 2001) on the
back of the Olympics. Kavetsos (2009) shows that property prices
in HWFI are likely to increase. Although good news for some
Multi-use
International SportsCentre
Broadcast Venue
property owners, price increases are likely to have adverse
implications for lower income residents. Unless regeneration of the  The International Broadcast Olympics Site Map
area is designed with the existing communities’ interests in mind, it Centre (IBC) and Main Press
is likely that inflationary pressures on the price of land and property Centre (MPC) buildings
 The multi-level car park;
will merely displace the poorest people currently residing there  A Multi-Use Sports Venue
(Ryan-Collins and Sander-Jackson, 2008). For the moment the (MUSV);
credit crunch has reversed the Olympic effect on house prices,  Two pedestrian and cycle
bridges across the Lee
although this is not expected to last. Roger Little, owner of East Navigation at Gainsborough
London Commercials Ltd which has operated in the area for 15 School and the end of Wallis
years, has concerns about the implications for businesses: "I don't Road; Legacy Stadium
 Three new footbridges linking
think the money has been spent wisely and they haven't spoken to the new parkland in Hackney
business people.... All they want to do is build houses." with the parkland on the east
side of the Old River Lea.
The creative community is also feeling the impacts. Artists report  A new bridge at Waterden
Road over the Old River Lea
that landlords are refusing to give sufficiently long leases in
connecting Stratford and
anticipation of an Olympics-spurred increase in property prices and Hackney Wick;
thus their rental income. And rents have been escalating.  New road infrastructure east
of the Lee Navigation;
In addition, we are keen to ensure that the public money spent on  Remediated land;
 A combined heat and power
the Olympics does not go to waste. Athens is not the only Olympic station south across the
city to host expensive white elephants, having failed to find a new railway line;
use for Olympics facilities. This provides an opportunity: if the  10.1 hectares of public open
space as part of the new
community is sufficiently empowered and motivated, as Olympic Olympic Park;
authorities might be glad to bequeath facilities to avoid the  High speed fibre optic
embarrassment of a vacant building. connections within the IBC.

The Olympic legacy 2-3-1
SWOT Analysis
Strengths Opportunities
Strengths Opportunities
The area has great strengths, which different residents accord different priorities. There is a strong sense of community, The building of the Olympic park and related developments – such as Westfield and Stratford City shopping centre –
focussed in Hackney Wick around the community centre at The Old Baths on Eastway and the St Mary of Eton church, clearly provide the greatest opportunities for the area in terms of new facilities and employment. However, before the
and in Fish Island around several art galleries and live-work complexes where parties are often held at weekends. The Olympics, the potential of the area had already been spotted by the artistic community, who bring with them new
strength of local feeling can be felt online, where a number of blogs attest to the vibrancy of the local community and its energy. The Shoreditch Trust says "Hackney Wick is what Shoreditch was 50 years ago". There are more than 600
history. The serenity of the River Lea Navigation canal has recently been improved by the Olympic development studios in the area, twice as many as Dalston (considered an artistic hot-spot), some of which are occupied by
authorities who would like one day to see people swimming in the water, and the area is also close to a number of large well-known London artists such as Michael Landy. In addition, the Greenways offer pleasant but little known cycle and
open spaces including Victoria Park and Hackney Marsh. Local businesses and industries, such as food manufacturing, walk paths that link Hackney with Beckton. In addition, the wider connections to leisure and recreational grounds like
printing, warehousing and car maintenance, are hanging on despite the disruption brought by the Olympics. Victoria Park and employment hubs like Canary Wharf and Stratford are all connected via the water network which
could potentially create employment, character and wider connectivity.
Weaknesses Threats
Weaknesses Threats
There are, however, a number of weaknesses to be addressed. The area suffers from a split community between locals But the area is also under threat. The disruption of the Olympic development has displaced local businesses, who have
and incomers. It is also cut off from the surrounding area by the noisy, polluting elevated carriageways of the A12. This had to cope with traffic disruptions and severance. More recently, many local businesses were complaining about new
is particularly true for Fish Island, which is bound by canals, the A12 and the Northern Outfall Sewer and feels cut off parking restrictions. Confusion with having to deal with two authorities has been compounded by the Olympics, as both
from the rest of the city. Although the nineteenth century warehouses lend a certain charm to the area, the public realm areas now fall under the remit of the Olympic Park Development Corporation. Increased affluence also brings with it
is of poor quality and there is no real hub. Many residents lack key skills that would enable them to benefit from the new risks, such as high cost housing and increased car use, which threatens the environment.
economic regeneration of the area. Private developers have already created units which exclude the locals from accessing the public waterways, and there
Furthermore, the area falls under the administrative boundaries of different authorities: Tower Hamlets and Hackney. is a need for a more joined up approach in planning to ensure that further isolated developments, do not encourage
Concerns within this part of the boroughs have never adequately been addressed as they have never been a priority. social exclusion.
But with the arrival of the Olympic Games, the relative decline of the area is coming under the spotlight. In order to
make these weaknesses into something positive the boroughs will need to work together..

SWOT Analysis 3-1-1
Analysis: Transport /Overview
Overview
Hackney Wick Station is only minutes from Stratford by rail on the London
Overground and is about 15 minutes from Highbury & Islington, allowing
interchange with the Victoria Line.
There have been significant quality and capacity improvements incorporating

more frequent services and new and longer trains. Meanwhile, there is access
nearby to the DLR via Pudding Mill Lane. Both Hackney Wick and Pudding
Mill Lane have seen growth in passenger numbers in recent years:
Hackney Wick 2007/8 Pudding Mill 2008/9

Entries 187,591 Boarders 324,000
Exits 185,312 Alighters 358,000
Six regular bus routes stop at various locations within the area serving a
variety of destinations. It takes less than thirty minutes to Canary Wharf and
Liverpool Street by bus.
The area is bounded by the A12 which provides access to the sub regional
strategic road network and particularly areas to the East of London. There are
currently relatively low levels of car ownership (<40 percent of households)
compared to other areas of London
There are several strategic cycling and walking routes such as the Greenway
which provides a green transport route to the Royal Docks in the East and
links to the London Cycle network. The tow path next to the Lee Navigation
provides connections to the south and access to the Hertford Union Canal.
Hackney has the highest level of cycling in London (around 4-5 percent mode
share).

Analysis: Transport/ Overview 3-2-1
Analysis: Transport /Severance
Severance Fairly good accessibility overall – but some room for improvement
In principle, the area is very walkable and cyclable As can be seen, there is fairly good accessibility overall (shown by relatively high Public
But road, canal and railway line create barriers, reducing accessibility and ease of movement. Transport Accessibility Levels – left).
A defining characteristic of the area is its isolation from surrounding communities due to this barrier Key issues
effect from the A12, the London Overground line and the Lee Navigation. There are limited crossing
points, meaning that east-west movement across the Lower Lea Valley is difficult. And access to key • Severance caused by A12 and rivers / canals described above and creating a better
environment for walking and cycling
destinations such as Victoria Park is constrained This affects the communities living in Hackney
Wick, and is also likely to become more of an issue during and after the Olympic Games as the • Linkage to International Broadcasting Centre and future use of Olympics Park and
access through to Stratford stations and centre and other key access nodes
number of people wanting to visit or travel through the area increases.
• Integration of the rail station and its accessibility. In the longer term capacity may
The quality of the waterways and urban realm, alongside illegibility and the impacts of traffic (noise, need to be increased as demand continues to grow
ambience, pollution) also reduce the appeal of walking and cycling currently and undermine the sense • Heavy reliance on buses and some performance issues (eg route 30 has been
of place. highlighted by London Travelwatch) and lack of integration with rail station
• Restraining car use as development takes place to avoid increasing congestion and
pollution and ensure a liveable area – while maintaining vehicle access for local
businesses

Analysis: Transport/ Severance 3-2-2
Analysis: Housing
Housing
Housing profile
Hackney Wick District has around 11,000 residents. The number of households in Wick is
3572, and the number of households that are fuel poor is 1129, or 31.6 percent. (Hackney Population('04)
Homes), Hackney Wick has proportionately more lone parent, single person and multi person
households than the averages for both London and England and Wales, and fewer married Hackney Wick Hackney Inner London London England&Wales
couple households both with and without dependent children. (Ward Profile)
11,027 207,000 2,931,000 7,429,200 53,046,200
Tenure mix
More than half of Hackney’s housing is socially rented, a much higher percentage than in Households('01)
London or nationally. Social housing is dominant in Wick too, accounting for around 61 percent
of tenure. Home ownership is correspondingly lower – less than a third of the borough’s Hackney Wick Hackney Inner London London England&Wales
properties fall into this category.
3572 86,042 1,219,859 3,015,997 21,660,475
House prices
According to Halifax Estate Agents, property prices per square meter rose by 320 percent Households Size
between 1996 and 2006 in Hackney, the biggest rise in London. House prices in the Wick ward
are significantly lower than the Hackney average, with the average price for Hackney was 3.08 2.36 2.27 2.38 2.40
£361,722. (Land Registry, 2010). Despite the recent downturn in the property market, house Source: Office of National Stastistics('01), Mid Year Estimate('04)
values still remain high in Hackney and out of the reach of many residents.
Informal live:work provision Tenure

Many artists are living in the warehouses in Fish Island – providing an affordable option for
living and working. This helps support the creative economy in the area. But many of these Hackney('08) London('07) England('07)
units are not officially designated and are under pressure in terms of rent but also potentially
redevelopment.
Owner occupied 30% 57% 70%
Private rented 23% 20% 13%

Hackney is exceeding the current London plan targets for housing delivery.
The AMR 2009/2010 projects that around 4,300 new additional homes of all RSL rented 23% 9% 8%
tenures will be developed through the renewal of housing estates over the
Council rented 24% 14% 9%
period 2011-2026. In the next five years, new housing supply includes 2253
dwellings with outstanding permissions to build, and further 1822 dwellings House Prices('10)
which are under construction (SA, 2010). It is expected that Hackney will
continue to exceed the London Plan targets for housing delivery, and house Hackney London England
prices will continue to increase and remain above the London average. (SA,
Detached ￡544,323 ￡596,085 ￡259,546
2010)
Semi Detached ￡564,047 ￡346,676 ￡157,397
Terraced ￡435,445 ￡309,091 ￡127,378
Maisonette/Flat ￡303,750 ￡303,346 ￡154,576
All ￡359,679 ￡338,027 ￡166,072

Source: Upper- CLG, 2007, Down- Land Registry 2010

Analysis: Housing 3-3-1
Analysis: Environment
Air Water
Air Quality Water Quality
Hackney has been declared an air quality management area due to levels of Nitrogen Dioxide and The river Lee was previously polluted but a wastewater purifying plant above the river has cleaned
Fine Particulates. The council has produced an action plan to improve and monitor air quality in the up the water. However, an efficient strategy for keeping it clean is required due to the light industry
borough to address the issue, with strategies such as: and factories that remain in the area..Another issue is flood hazard. Currently, Hackney Council has
offered an alert service for local people.
 Traffic control/ Speed, Area, Flow; 20mph zone, parking management
 Encouraging cycles and walking
In HWFI, because there are a large amount of green spaces, trees should improve air quality. On
the other hand, however, the area is bounded by busy roads.

Analysis: Environment 3-4-1
Analysis: Environment
Green Others
Green Quality Other Issues
There are several large parks in this area and some attractive walking routes (as shown below). Hazardous waste is also a serious issue with public health and safety concerns. In Hackney,
However, they are quite difficult for pedestrians to access as they are cut off by the A12 and access fly-tipping incidents are still high perhaps because of the industrial makeup of the area.. Another
could be improved. factor is the amount of dead space, for example under bridges.

Analysis: Environment 3-4-2
Analysis: Social issues
Overview
According to the index of Multiple Deprivation, Hackney Poverty and Deprivation in Hackney
Wick scores within the lowest 10 percent most deprived
areas in England (and in the 20 percent most deprived for
crime).
The area is characterised by
 Low levels of home ownership

 A very young, diverse and transient population
 Benefit dependency
 Poor, but improving, skills and education
Poverty and Deprivation

Hackney is the most deprived Borough in London and 2nd most
deprived out of 354 in England and Wales. Tower Hamlets is the third
most deprived local authority in the country (TH LDF, 2010), although
there are high levels of investment and significant housing and jobs
growth. Hackney and Tower Hamlets’ levels of deprivation may remain
high if investment does not continue to be channeled in economic
recovery and social reform. (Joseph Rowntree Foundation, 2010)
Crime and Safety

There is a distinct correlation between deprived communities and
crime; Hackney and Tower Hamlets are no different, although Hackney
Wick and Fish Island are improving.
Crime levels in the Hackney Wick ward have been falling over the last
few years. Crime is falling faster than anywhere else in London.
Hackney was the first borough in London to achieve the three year
target of a 20 percent reduction in priority crimes. (Delivery Population change in Hackney
Framework, 2009). It is predicted that crime will continue to fall in
Hackney but remain above the London and national average due to
the levels of poverty and deprivation experienced in the borough. It is
predicted that fear of crime will remain high especially at night.
Demographic conditions
Hackney’s population is projected to increase by 15.6 percent by 2026.
In 2008 Hackney had the 3rd highest population density within London,
which means 1.75 times more than the Greater London average of
63.3 of persons per hectare. Wick has 163 hectares with 11,049
people.
Hackney’s social profile reflects one of the youngest and most
ethnically diverse communities in UK. Approximately 27.8% of
Hackney’s residents are under the age of 19. Similarly, Tower Hamlets
has a large young, diverse population. The borough now has the third
largest percentage of 20 – 34 year olds (37%) of all local authorities
and 59% of the population are aged 15-44.(TH LDF, 2010)

Analysis: Social issues 3-5-1
Analysis: Economy
H. Forman & Son, a 100 year old family business

supplying smoked fish
Economic profile Employment

Like much of East London, Hackney Wick and Fish Island bear the A 2010 estimate by the London Borough of Hackney (LDF) says the
hallmarks of the decline of its traditional heavy manufacturing current level of employment in Hackney Wick and Fish Island is around
economic base. The population suffers from higher levels of 1000-1500 people.
unemployment than the average in London, with a lower skill set. The
Based on 2006 data (LDF), the main industries in Hackney Wick are:
area is in a state of flux, buffeted by developments in neighbouring
 Publishing and Printing NHS offices
areas, particularly those related to the Olympic Games. Recently,
 Transport
employment has increased and new businesses are starting up but
 Food and Beverage
this has not led to a marked improvement in joblessness because a
 Wholesale
lack of qualifications make it difficult to find work. Several older
Hackney has identified several growth sectors for the borough (as
businesses have been or are being displaced by the Olympics and
identified in the 2010 economic development strategy):
there are a large number of vacant or under-used sites. At the same
 Servicing the city;
time, the area stands to benefit from its proximity to Stratford, where
 Creative and media;
the largest shopping centre in Europe is being built. It will also be
 Town centre and visitor economy;
bequeathed new parkland areas, improved connections and
 The low carbon economy.
infrastructure from the Olympic development.
Mr Bagels factory, White Post Lane
Data on Hackney Wick and Fish Island varies because the areas fall Current initiative to reduce unemployment:
into two separate boroughs. In Hackney, a greater breadth of detail is Hackney’s estates-based Ways into Work program has enabled local
available for the borough as a whole, and more detailed information is people to better access labour markets. Agreements to advertise
accessible for the smaller ward area which houses Hackney Wick. Olympic-related jobs in the host boroughs 48 hours before anyone else
What follows is a description of both areas, showing Hackney Wick has also helped improve local people’s employment chances –
and Fish Island have a broadly similar profile. We have therefore relied although only 12-13 percent of Olympic jobs are filled by people living
on the statistics provided by Hackney when similar information has not in the five boroughs.
been available from Tower Hamlets, on the assumption that the
findings would be broadly smellier for what is a relatively small area
geographically. Shops of Felstead Street

Analysis: Economy 3-6-1
Analysis: Economy
Creative industries
There is a historic creative community in Hackney Wick and Fish
Island which is flourishing as artists adopt it as a low-cost alternative to
established cultural centres such as Spitalfields or Hoxton. The
‘pioneer’ community is mainly composed of visual arts practitioners,
with some design and media activity. Many printing businesses have
left or are leaving however. Artists report that landlords are refusing to
give sufficiently long leases in anticipation of an Olympics-spurred
increase in property prices – and thus their rental income.
A 2009 study by muf architecture found there are 610 artists’ studios in
the area, a cluster with potential for growth. There are a number of
galleries including Stour Space, Elevator Gallery, and the Schwartz
Gallery. There is recording studio on Stour Road and photographers
studios on Smeed Road. Bangla TV is located in Hackney Wick, near
the station. The largest creative sector employer is Central Books,
employing 40 staff.
The muf study refers to international precedents for intervention to

protect creative industries such as a requirement in Boston and Paris
that certain developments include 15 percent of studios. Supporting
creative activity can lead to wider regeneration benefits through
educational programs and other initiatives such as the Hackney Wick
festival, which brings together artists and the local community. Cultural
organisations in the wider London area including the Barbican have
expressed an interest in developing cultural activities in the area.

Analysis: Economy 3-6-2
Analysis: Economy
Industry Creative industries Strategic goals
The effective regeneration of Hackney Wick is dependent upon a more Sitting on the fringe of the Olympics and within walking distance of
flexible interpretation of existing land use policy across some parts of Westfield Stratford City, Hackey Wick and Fish Island have the Based on an analysis of the current and
the area. The London Plan’s Strategic Industrial Location (SIL) and potential to benefit from the investment opportunities happening potential economic make-up of the area, we
Lower Lea Valley Opportunity Area Planning Framework’s Other around them. Improvements are also planned for the nearby Hackney have identified the following strategic goals:
Industrial Area (OIA) planning policies which cover parts of the area Central and Dalston town centres. Significant public sector investment
have played a useful role in safeguarding land for industrial and in transport infrastructure is designed to make Stratford, which is only a  Encourage a wider mix of businesses by
employment uses. The managed transition of some industrial land to a train stop or twenty minutes-walk away from Hackney Wick station, the encouraging new business start-ups,
broader mix of uses will promote the development of a broader range best connected location in Greater London. The Olympic legacy will particularly in the creative, media and
of new and flexible workspace that will attract new businesses to the bequeath Hackney Wick a media and broadcast centre, a car park, a green industries, whilst retaining
area. multi-use arena as well as public parklands leading to Stratford. traditional light industry activities
Westfield Stratford City is set to be the largest shopping centre in  Improve the proportion of Hackney Wick
The 2009 Draft Replacement London Plan proposes changing the
Europe. Clusters of creative industries are growing in East London, and Fish Island residents in employment
Preferred Industrial Local (PIL) designation of the Strategic Industrial
creating their own dynamic and a demand for back-office services. The by enlarging the skill set of local people
Location (SIL) designated land to an Industrial Business Park (IBP)
mayor of London is encouraging a Green Enterprise District, boosted  Enable employment growth in existing
designation which would allow a greater range of commercial use
by the nearby Siemens sustainability centre. There are also housing businesses and improve access of
including research and development uses, light industry and some
developments planned in Hackney Wick, Poplar, Bromley-by-Bow, Hackney Wick and Fish Island residents
office development. An IBP designation would also permit the inclusion
Canning Town and Custom House and the Leamouth Peninsula to these new jobs
of small scale support services such as convenience shops and cafes.
among others.  Ensure that Hackney Wick and Fish
Hackney Wick Strategic Industrial Location (SIL) could better respond
Island is a place people want to live, work
to the changed circumstances of the Olympic legacy opportunities. The wider regeneration of the area will act as a stimulus to new and invest in, with affordable life-work
This would balance benefits of the Olympics and legacy for Hackney businesses and as growth to existing ones. Hackney Wick and Fish units for the artistic community
residents and for the sub region in terms of the numbers, quality and Island are ideally located to take advantage of these improved
accessibility of employment including local arts and cultural industries, prospects. Improved transport connections and public spaces will
and general gains for amenity. make the area a desirable place to live and work. The challenge will be
ensuring that local people and local businesses are not pushed out.
In areas designated as Other Industrial Areas (OIA), existing industry
Although some will undoubtedly choose to take advantage of the rise
capacity should be protected. The introduction of additional uses is
in property prices to sell up and move on, we want to ensure that the
considered to subject to industrial needs and demands being met. This
area retains a mix of affordable and social housing as well as private
could be achieved by intensifying land uses and by introducing higher
developments.
density development that increases employment and may enable new
uses to be incorporated into any new development. The ‘mix of uses’ The parklands and waterside offer potential to develop a new tourism
distributed appropriately across the area will ensure that activity is or leisure industry, a contrast to the frenetic shopping activity of nearby
focused to encourage vibrancy in particular areas, providing sufficient Stratford.
footfall to generate business for retail units and ensure that adjacent
uses are compatible. Land use distribution and mix is also an important
part of the definition of local character, providing greater local intimacy
and opportunities for more diverse smaller-scale uses.

Aanalysis: Economy 3-6-3
Analysis: Education
Overview Analysis Hackney and its Wick Ward
The good news is that educational attainment in Hackney’s secondary schools provide the most Hackney is a young borough with an
Hackney and Tower Hamlets is improving, and ‘added value’ in England according to recent ethnically diverse population (52 percent
fast: the bad news is that there is still a long way Ofsted assessments. This means children in ethnic minority compared to a 42 percent
to go. HWFI has adequate connections to Hackney schools have improved their London average). There has been an
further education establishments in Stratford, educational levels faster than anywhere in increase in the number of residents holding
Greenwich and central London. The problem for England. (Delivery Framework, 2009). higher level qualifications and a decrease in
many in this area is getting the qualifications to The borough has improved considerably across people with no qualifications. The
access them. There are existing Primary and the key stages to GCSE level, but it still remains employment rate is 68.3 percent, above than
Secondary institutions where a focus on local considerably behind comparable London the London average, but improvements in
practical learning and support can be gained to boroughs. It needs to focus on level 3 and level employment have not led to a similar
encourage children to pursue further education. 4 qualifications to ensure children have better reduction in unemployment. Continuing high
But current unemployment levels are still high, chances in the London labour market. (Delivery levels of benefits claimants shows that
and the existing economically active community Framework, 2009). despite increased work in the area, some
must also be supported. Such initiatives have Currently local trends of poor access to skilled people remain trapped in pockets of
been undertaken by other boroughs, for jobs are anticipated to remain current levels joblessness. Getting more people into work
example; Haringey’s Adult Learning Service unless further initiatives and investment is will depend on improving skill sets at all
(HALS), which offers day, evening and Saturday provided to assist people in obtaining higher levels, from the most basic to advanced.
courses in business and work skills, creative skilled jobs. (SA, 2010). Hackney is involved in Access to the knowledge intensive growth
skills, languages, health and well-being, several initiatives including the Academies and industries
computer skills, and skills for life has been the Primary Capital programmes, and the being encouraged in the area will depend on
extremely successful. reading recovery programme. These, plus a higher level qualifications. The employment Wick Ward profile 2007: Less than half the population is in
work and levels of disability are high. Source:
Furthermore, with the growing creative clusters new focus on diplomas, could improve situation in Hackney Wick is worse than in http://www.hackney.gov.uk
there is a need to provide local people with the employment levels in the future. (Delivery Hackney generally.
right skills to access jobs within the vicinity as Framework, 2009). The borough’s Foundation
well as promote entrepreneurial skills to start Learning Tier aims to ensure that learners of
Source: Upper-DEF, 2009/20, Down- 2001, Census
new forms of business and new professional level one and below qualifications are able to
and social networks could also be formed. progress to level two. GCSE Results
Hackney('06) Hackney('09) England('09)
Pupils gaining 5 A-C including English & Maths 36.7% 55.3% 53.5%
Pupils gaining 5 A-C 50.9% 71.1% 75.4%
Qualifications
Qualification level Wick Hackney London England & Wales
No qualification 32.1% 29.0% 23.7% 29.1%
Compared to Hackney, London,
Level 1 10.8% 10.5% 13.0% 16.6%
England and Wales, the number of
Level 2 15.5% 13.8% 17.1% 19.4%
residents in Hackney Wick who
Level 3 10.1% 8.6% 9.8% 8.3%
have little or no qualifications is
above the average. Level 4/5 25.9% 32.9% 31.0% 19.8%
Level unknown 5.5% 5.1% 5.4% 6.9%

Analysis: Education 3-7-1
Planning policies
London Plan
Global and Regional policies
 HWFI identified as a key Regeneration area
 Establish strategic agencies to increase
regional and local links
 Promotion of Olympic venues for global and
Overview local visitors
 Support media and creative cluster
Hackney Wick & Fish Island fall under two different London
borough boundaries, and due to their proximity to the Olympic
Site are also included within the Olympic Park Legacy Company
plans. With three administrative bodies, the creation of a unified
Olympic Legacy Plan
vision is complicated. LDF & Core Strategy &
The area is subject to planning policy at various different levels, Borough - specific guidance, LTGDC
which is summarised below based on The London Plan Aims to create an overall
 Create sustainable & integrated community integrated Masterplan for
Summary  Support digital media and creative cluster
all the Olympic Boroughs
 Enhance community environment
The current integrated plan for Hackney Wick and Fish Island
 Support & preserve existing light industry – which will address
exists, but apart from the creative industries, does not reflect
much on the existing residential community. It is clear that the
National, Regional and
Mayor and Government, have steered policies to ensure that the Local imperatives
Olympic Legacy includes the deprived neighbouring boroughs.
On the other hand, our proposals hope to create a local legacy as
well as capitalise from the Olympic Games, economically,
AAP
socially and environmentally. Area Specific Guidance
based on above
 Improve Station hub to create key link
between HW and FI
 Develop artist communities and support
existing local and industrial businesses.

Planning policies 3-8-1
Planning policies
The London Plan
The Mayor’s London Plan, 2009 set out a new consensual approach to planning, with a view to
link London to its hinterland and to establish vital local links (Johnson, B, 2009, p. 24). One of
these agencies created to achieve this is the Olympic Park Legacy Corporation, which the
Mayor and the Government co-founded to deliver and manage the Olympic Park, including its
immediate neighbours.
Policy 2.4 in the London Plan, highlights the importance of promoting the Olympic Park venues
as an international visitor destination ‘for sports, recreation and tourism’ (Johnson, B,2009, p.
Image of the Olympic Park on
35). Furthermore it emphasises the need to support the ‘high quality media and creative
completion of the
industry cluster at Hackney Wick that would provide premises and opportunities for local and
landscaping (Beard, M, 2001,
global businesses…’ (Johnson, B,2009, p. 35).
Evening Standard)
Despite this, Hackney Wick & Fish Island are not considered as being part of the Opportunity
Areas or Area for Intensifications outlined in the plans, but are identified as two of the most Map 2.5 Regeneration Areas Olympic Park Development Legacy (OPDL)
diverse and deprived areas, in need of Regeneration (See map right.) (Johnson, B, 2009, London Plan, p.49) Masterplan
To reinforce this inefficiency, Simone Williams from Tower Hamlets,
insinuates that the AAP ‘s for both areas will have to change again,
and it has, because the LTGDC has created an integrated plan.
Local Development Frameworks (LDF) & Core Strategies
The LDF is made up of many Development Plan Documents (DPDs), of which the Core London Thames Gateway Development Corporation
Strategy is primary. It is used to guide the content of more localised documents like the Area (LTGDC) Integrated Plan
Action Plans (AAP) (Hodson, J, 2010, p.9). The Core Strategy relates National and Regional The LTGDC works closely with the OPLC and the hosting boroughs,
issues to the local level. Hackney and Tower Hamlets have both based their core strategies helping to fund and support local growth initiatives, and highlight
on the Mayor’s London Plan guidance. underused opportunities. Working alongside Hackney, Tower
Hamlets and Design for London, the LTGDC produced a thorough
Hackney analysis and vision.
Hackney’s core strategy envisages the creation of a new community within Hackney Wick. In The vision sets out to develop the creative potential and increase
line with The London Plan, Policy 5 specifically identifies Hackney Wick as a place ‘for digital connections around the area. It also tries to establish links through
media and creative industry’ (Hodson, J, 2010, p. 42) but with a view to create a new integrated the streetscape and services between Hackney Wick and Fish
and sustainable community.’ It also sets out to enhance connectivity to surrounding key hubs Island. The overall message is that of local and global cohesion
such as Stratford and Hackney Central, whilst considering strategic industrial and priority through the development of existing industries and assurance that
employment designations and Olympic Legacy opportunities (Hodson, J, 2010, p.42). the momentum from the Olympics is taken advantage of to the
Tower Hamlets fullest. This is the concluding message of the document:
Similarly, Tower Hamlets’ core strategy also refers to enhancing the same key connections, “The Time is right to capture the energy, commitment and
whilst nurturing the existing creative and light industrial uses to a greater capacity opportunities for Hackney Wick and Fish Island, triggered by
Prior to a collective and integrated Masterplan being developed, the cohesion between Tower the development for the London 2012 Olympic Games, and
Hamlets and Hackney was quite scarce. Both developed their own Area Action Plans, despite deliver the vision for a successful mixed-use employment
Strategic Connections and Development- Fish Island, Francis,
forming similar proposals. It also shows that there is a need for a larger regeneration body to location, home to global players and local innovators in the
M, 2010, p.112
create an overall plan. creative , technology and environmental industries; it is set to
become and exciting new city district for London.” (LTGDC
HWFI regeneration).
Area Action Plans (AAP) The Mayor’s Vision

On visiting and interviewing representatives of Tower Hamlets Planning and Regeneration department, it was clear that in 2007 a joint Masterplan between Within the Masterplan, the Mayor aims to emphasise a new planned
the two boroughs had been agreed for Hackney Wick and Fish Island. However, Tower Hamlets had difficulty in classifying certain landuses which held the approach for the surrounding Olympic boroughs, whilst ensuring the
process up. In the meantime Hackney created their own AAP for Hackney Wick, and as a result Tower Hamlets had to do the same for Fish Island. retention of key industrial land. Mayor Boris Johnson is already
The approach does not seem efficient given that both must liaise with the same key stakeholders i.e. London Thames Gateway Development Corporation trying to attract investment bids by releasing an unofficial
(LTGDC), GLA and Homes & Communities Agency (HCA) about similar issues and visions. For instance, Hackney Wick station is potentially a key hub, Masterplan, which aims to enhance Olympic Park connections. This
prominent in both AAP’s. It has been drawn upon to create a key link between the two boroughs as well as the Lea Valley Canal, which can act as a link with was unveiled in March 2011, and reported in the Evening
the Olympic Park too. Standard.

Planning policies 3-8-2
Masterplan principles
Masterplan principles Valuing what’s there: Public & community intervention, not just market-led:
 Sensitivity to the distinctive character of the area  Ensure local benefits in context of increasing land values
 Build on existing opportunities and strengths  Ensure key assets serve broader community and not just developers
 Recognise the needs of the different communities and input they can make  Work with key partners with expertise and experience
Our interventions were based on the following
 Capitalise on new opportunities
principles:
Affordability – but once in a lifetime opportunity: Regeneration, rather than merely gentrification:
 Olympics provides unprecedented opportunities and leverage  Protect and enhance social housing
 But constraints of public spending context  Prevent displacement
 Capitalise on facilities delivered for Olympics and how can be used locally  Maintain industrial base
 Prioritise according to opportunities, needs and budget  Seek to prevent increasing car use
Encouraging local diversity & value Enhancing quality of place + connections

This is as much about seeking to protect the distinctive elements of the area and managing change as it is about Clearly not all opportunities can be provided locally so it is vital that good connections are available to ensure people
encouraging change. Hackney Wick and Fish Island fall within one of the most deprived areas in London. Our can access jobs and facilities in other parts of London. A key focus of the strategy is tackling issues of severance and
proposal is about upskilling residents and opening new opportunities for them in terms of employment to ensure encouraging increased walking and cycling. We are also developing the green and blue grid in the area – making the
inward investment and growth. This also involves ensuring access to housing and creating an area which is safe, most of the key assets of the waterways and surrounding green spaces. As areas regenerate and grow economically,
livable, workable and ultimately sustainable. Thus within our proposal we want to attract a mix of industries to there is usually an increase in car use which impacts the liveablility of areas. We are seeking to support growth while
encourage diversity. The creative sector can be unreliable as artists tend to move frequently, and thus a reliance on restraining car use. The sense of place will also be enhanced through an improved urban realm and protected
the creative sector can be high risk. heritage.

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Masterplan principles 4-1-1
Masterplan principles
Success criteria
We have create our own performance indicators in order
to examine whether our own objectives have been met.
Whereas standard Key Performance Indicators tend to
look at the aftermath of a regeneration project, we will be
using the success criteria to tailor the project to its
objectives from the outset.
This box shows the key criteria used to develop the

approach and maintain a focus on the core priorities for
the area

Masterplan principles 4-1-2
Masterplan /Overview
The proposed masterplan shows how we

have translated our vision into spatial
interventions. The main goal is to ensure
that the Olympic developments benefit
the local community, and a secondary
goal is to minimise displacement and the
negative effects of increased wealth such
as higher car use.
Our main intervention is the purchase of

the International Broadcast Centre for a
Community Trust. Part of the centre will
be reserved for community purposes, and
the rest will be rented out. To encourage
both a feeling of community ownership of
the IBC and a profitable clientele, we will
commission an art installation on the
bridge linking the IBC with Hackney Wick.
The proposed hub is clearly at the heart

of the area, linking the station to retail
services and possible leisure activities by
the waterside through the creation of a
new main street. It will become a
destination in its own right a place where
new and old members of the community
can meet and interact. The masterplan
also creates better links between HWFI
and the surrounding area through the
installation of two bridges, improved
public transport services, and more visible
pedestrian routes to Victoria Park and the
waterside.
Finally, you can see how we will attempt

to limit the main flow of traffic to a main
route through the area. The car park by
the IBC will be the locus of our car club
and bicycle library, which should help
minimize traffic in the rest of the area.

Masterplan/ Overview 4-2-1
Masterplan /Diversity
Local diversity
On the following pages, the masterplan has been broken down to outline
the details of how our interventions will work. First, we will show how we
intend to encourage economic and social diversity. The plan includes a
requirement that development around the hub will be mixed use, ensuring a
lively atmosphere. Light industry such as printing will complement the
creative industry located both in galleries and studios and also in the rented
offices of the IBC. Residents and businesses will also benefit from an
enhanced retail and leisure services, both at lunchtime and out of hours.

Masterplan/ Diversity 4-2-2
Masterplan /Diversity
Commercial Area
Currently, the area around Hackney Wick Station is neglected, with
vacant plots. We want to ensure that it becomes a lively area, which
means development in this area must be mixed use and not strictly
residential.
Enhancement of Main Street

The streetscape on our main street will be improved through tree
planting and by improving visibility to the canal.
Public space in Fish Island

An amnesty will be given to the artists living and working in the area
so their spaces can be re-classifed correctly as live-work units. New
development in the area should include a requirement for a
percentage of affordable live-work units. In addition improvements
to the public realm will include the creation of a new public space if
and when finances permit .
Current Situation Our Proposal

By creating a hub around the station at Hackney Wick, we will bring the
Currently, Hackney Wick is a mainly residential area, most of which is
two communities together. There will be a requirement that any
social housing. There is more economic activity in Fish Island,
development in this area be mixed use, with street level space dedicated
comprising both light industry and creative businesses. The two areas
to retail, creative or learning activities. The boat house by the canal will
are not well connected, and somewhat cut-off from the surrounding
be upgraded to encourage leisure activities and improved access to the
area. There is no hub for people to gather
Olympic site should make the facilities there appear closer. An outreach
of the community centre on main street will be the catalyst for evening
activity, complementing the existing Hackney Pearl café.

Masterplan/ Diversity 4-2-3
Masterplan /Connectivity
Strategic gateway
Strategic gateway
Connectivity
This shows how we plan to overcome issues of severance, allowing HWFI
residents to take better advantage of surrounding facilities, whilst limiting
the uptake in traffic we expect to come from increased affluence.
The main principles are the following:
1: Traffic management
2: Easy Access
3. Easy Finding
We have constructed key internal routes for cycling and walking as well as
creating water transport, around the site. The development of key external
connections is also inherent and we have created strategic gateways which
lead to seven destinations outside of the area which provide leisure,
services and employment opportunities for residents within the area.

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Masterplan/ Connectivity 4-2-4
Masterplan /Connectivity
/
Strategic gateway
Strategic gateway
Traffic Management Easy Access; Bus & Train Easy Finding; Gateway/Greenway, Landscape
We will encourage traffic moving through the area to stick to the red We will improve connectivity between rail and bus services by moving To address severance issues we will improve access points at the
routes. Residents will also find it just as easy to leave their car at the the bus station closer to the rail station. The boat house is also near gateways shown above. This both allows HWFI residents to take
car park and cycle home or take advantage of the delivery service the station, and in the future transport boat transport could also link advantage of local facilities, and invites outsiders to discover the
then to drive through the area up to this network delights of HWFI. For example, we will improve access to Victoria park
by way of the canal, avoiding traffic and providing a pleasant walking
environment.

Masterplan/ Connectivity 4-2-5
Project 1: The International Broadcast Centre
Overview
Our main intervention is the planned purchase of the International Broadcast
centre from the Olympic Park Development Corporation. Our plan is to keep the
ground floor office space and some studio space for community purposes,
including start-up support for small and medium sized enterprises, training
services and a social enterprise hub. The studio space and the top four floor
office space will be rented out, providing revenues to pay back the costs of
acquiring the building and running the community services, and in time to
cross-subsidise other ventures elsewhere.
2012
According to the Olympic Park Legacy Company investment prospectus, the IBC
comprises 9,000 square metres of offices over five floors and 53,000 square
metres of studio space, which can be converted for a variety of uses. The offices
are arranged over five floors and are located at the northern end of the building.
They connect directly to the studios, which range in size from 2-4,000 square
metres. There are twelve individual studios on two floors that can all be operated
independently, accessed by delivery vehicles via roller shutter doors. The
building is 275 metres long, 104 metres wide, and 21 metres high.
The IBC building is adjacent to the five-storey press centre, with around 30,000
square metres of prime office space, and a .car park, with capacity for 1200
spaces and a 28 coach drop-off space. The buildings will have world-class
communications infrastructure, intended for clients in the creative industries, film
and broadcast. Other potential uses include education, museum, gallery space
and back-office functions.
The London Evening Standard reported in September 2010 that the £308 million
centre could be demolished after the Games if a buyer was not found. In this
situation, the OPLC might be persuaded to gift it to the local community rather
than face negative publicity, although we understand some funds would need to
be set aside to install central heating and convert it for new uses. Recent reports
suggest we might face competition from Acer who would like to build an indoor
ski resort on the site, but we might be able to sway the argument given the
preference for keeping the existing structure.
2017
Project1: The International Broadcast Centre 5-1-1
Project 1: The International Broadcast Centre
Commercial activities
IBC Identity Bridge Including community

Hackney Wick already hosts a number of festivals and art exhibitions. However, whilst it
‘The Waterfall of Words’ structure erected in Canary Wharf
encourages community integration, it is mainly celebrating the artistic community. We
(Drift Website) want to broaden that out so that other groups (be the arts, sciences or IT, employment)
The centre will be connected to Hackney Wick via a bridge. are celebrated in local events or festivals. We hope that the presence of a local body to
To attract a high-revenue paying clientele to the centre, and to provide a visible and set up employment fairs within the area will help to draw awareness of the provision of
attractive visual link to the community, we will commission an artistic installation on the new educational and employment services available at the IBC community support The intervention requires the setting up of a
bridge, similar to the Word Waterfall in Canary Wharf (first erected there by the art centre. We would like the centre to serve as a meeting place for the creative and digital community land trust, which we have called the
organisation Drift). We foresee digital media and creative companies being attracted to industries and the local community. We could provide employment for those who wish to Wick Development Trust, the details of which
the site. Further possible clients could be sporting companies or companies involved in get involved with training schemes to access the new jobs being created, possibly with are laid out in the funding section of this report.
back office activities for the City. work placement schemes. The shortly to be merged Development Trusts
Association said development trusts are
“community owned and led, cultivating
enterprise, developing community assets,
transforming communities for good.” Land trusts
involve setting up a trust to own community
CASE STUDY assets which are run in the interests of that
community.
This Wick Development Trust will work along

lines similar to the highly successful Shoreditch
Trust, established in 2000. As the trust earns
money for the community, it is able to fund more
schemes and claims to have delivered over 400
projects, ranging in size from London restaurant
the Healthy Living Centre to the refurbishment
of school playgrounds to lunch provision to
elderly people.
We need to get the IBC up and running before

considering new ventures, which are beyond the
Community services: reach of this report. Once the Wick
To help companies who are starting out, we would also offer business support services Beijing Main Press Centre Development Trust begins making a profit, it
including advice, a support network, temporary office space, meeting conference and After the Beijing Olympics in 2008 the Main Press Centre was converted into a
would be up to the HWFI residents to vote for
training facilities, and videoconference rooms. For companies who choose mainly to convention centre, and the International Broadcasting Center one of its exhibition
new projects.
work at home but who would like to use the IBC as an official mailing address and make halls. Occupying more than 150,000 square metres, the MPC and IBC hosted
use of the above facilities, we could offer PA assistance if there was sufficient demand. It 20,000 accredited journalists, photographers and broadcasters. The difference The process used to purchase the IBC and
could also be the locus for new social enterprises who could run community facilities here of course was that the Beijing Media Centre was always designed as a support and grow the centre to benefit the local
such as the bike club (see project 3) or the Hackney Wick festival. convention centre. With the ExCel centre nearby, London has no need for another communities has been shown overleaf. The
convention centre. diagram shows the importance of the IBC bridge
In Athens, part of the media centre is now a shopping mall. Again, with Stratford and identity to ensure local people know they
only a stone’s throw away, London has no need for a shopping mall in Hackney can access it easily, as well as encouraging and
Wick. attracting the investment of global and national
industries.

Project1: The International Broadcast Centre 5-1-2
Project 2: Station hub and main street
Overview
Our second project is to create a new neighborhood hub around the
Hackney Wick station with a new village-style main street. This should serve
not only as a local centre, but also as a catalyst for change for the area as a
Main street
whole. We propose the creation of a village-style Main Street. It will encourage new local businesses and
commercial activity. A planning policy to ensure that rents are made affordable for local people will be
Hackney Wick and Fish Island lack basic services and amenities within the site. Our site put in place to ensure that they are not priced out of the market. In return, they must ensure that they
visits showed that footfall levels were low. meet specific health, safety and quality standards set by both the council and the Community Trusts
To bring life to the area, our main priority is to create a hub around the station. It has been Currently most activity (general store, fish and chip shop) is located on Felstead Street, some distance
identified in Planning Guidence including Area Action Plans (Hackney & Tower Hamlets) as from the station. The Hackney Pearl café (named the Best New Cafe in London in the 2010 Time Out
well as the LTGDC’s document on the regeneration of Hackney Wick and Fish Island. Eating & Drinking Awards) on Prince Edward road, which bends towards the station area, shows the
potential for development. We would encourage more cafes and shops to serve the new and existing
Our intention is to create a key underpass link, which connects the two sites together, via communities through the purchase of a shop space on the corner of Prince Edward road, which would
the Railway station, and improve access and visbility. The existing bus station will also be be an outreach of the community centre – crucially ensuring footfall at night through evening classes.
located near the Station hub alongside cycle parking and the bike library, to promote the use During the day, better access to the water and a revamped boat house will provide recreational
activities.
of more sustainable means of transportation.
Main Street will also be a vital link to the canals as well as to Fish Island and these routes will be
emphasised through tree lined streets. In the long term, this area might become a relaxed waterside
haven, in contrast to the frenetic shopping activity at nearby Stratford City.
Main Street
Boathouse hub
New public Space
in FI

Project2: Station hub and main street 5-2-1
Project 2: Station hub and main street
New community centre, located

at the ground floor of an existing
residential and office block in
the centre of Main Street.
It is easily accessible to
Hackney Wick residents but
also Fish Island residents, as
the established tree lined routes
provide a direct access to and
from it.
Tree planting
To create a more pleasant streetscape and to improve visibility, we would petition the
GLA to make HWFI a priority area for trees. The Mayor Boris Johnson has committed to
funding new street trees as part of his goal to make London a greener city. The aim is to
plant 100-400 trees per area in 40 'Priority Areas' that the GLA says “would most benefit
Community centre annex from the social, economic and environmental improvements that new street trees
The community centre annex will link the community facilities at the IBC and the existing provide.” So far, over 5,000 trees have been planted in 28 of the Priority Areas (in 24
services at the St Mary of Eton Church and Hackney Wick Community Centre. These boroughs). In Hackney, Shoreditch and Downs Park areas and in Tower Hamlets the CASE STUDY
include a community hall, healthcare and youth facilities, and a place of worship. We see Bow Common, Bromley-by-Bow, and Stepney areas have all been designated priority
the main purpose of the community centre annex as being a catalyst for encouraging hub areas.
activity, particularly in the evening, and creating links with the Fish Island community.
During the day, it could also function as an employment centre. While the function could Trees make London’s streets more pleasant to walk, cycle and sit. Other benefits listed
vary in time, we intend to purchase the facility because we anticipate a lot of development by the GLA include helping to make streets cooler in summer, increasing privacy in
in the area, and we think that renting would leave the annex vulnerable to inflated prices. residential roads and gardens, providing green links between parks and open spaces,
helping to improve air quality and reducing pollution, and absorbing some traffic noise.
Whilst the public realm is a key aspect of improving the lives of residents, it is still hard to
justify the cost compared to that of economic imperatives and therefore, in spite of the
benefits and the added justification of the Olympic Legacy, it is still hard to gain funding
for such schemes.
Example: Pier Head, Liverpool

Canal inlet The Pier Head (see below) is part of
A more long term feature we would like to propose is the small extension of the canal Liverpool’s World Heritage Site and is a
near to the restored boathouse. central riverside location. In 2007 work
Currently, the canal is hidden behind the industrial buildings and narrow streetscape , commenced to build a canal link to connect
although it lies very close to the Station. It is a hidden gem for the area and is not used to Leed and Liverpool canal. It was extended
its full potential. By creating a new boating area surrounded by cafes, galleries and local by 1.6miles and cost £22million (Wikipedia).
shops, small water inlets are an ideal and attractive way to emphasise the waterways But it encourages boaters and other
within the site, and lead people in the direction of the canal. recreational activities, drawing people into a
Community services: Many new developments around England and Europe use similar features on a variety of site surrounding by the old and new.
To help companies who are starting out, we would also offer business support services scales. For example in the More London Development, there is a small stream within the
including advice, a support network, temporary office space, meeting conference and complex of narrow streets which lies between overbearing office blocks, to reinforce the Although on a much smaller scale, our
training facilities, and videoconference rooms. For companies who choose mainly to Thames River which is situated along the other side. proposal is unlikely to be implemented until
work at home but who would like to use the IBC as an official mailing address and make However, this is extremely costly and given the current economic climate, maybe difficult after we enter a more stable economic
use of the above facilities, we could offer PA assistance if there was sufficient demand. It to find funding for. It will also depend on our plans for the hub creating a vibrant and climate. In which case, the luxury but highly
could also be the locus for new social enterprises who could run community facilities active neighbourhood. beneficial purchase must be put on hold.
such as the bike club (see project 3) or the Hackney Wick festival.

Project2: Station hub and main street 5-2-2
Project 3: Car-lite development Car-lite
Overview
An integrated strategy: to limit the increase in car ownership and traffic that usually Traffic management
accompanies increased affluence. We are aiming to maintain key access routes
while restraining traffic across more residential
We have adopted an integrated approach using both “carrots” and “sticks”. The strategy will never areas. We thus propose the following traffic
gain acceptance unless there are convenient alternatives to using the car, and we certainly don‟t management framework:
want to upset local businesses which need ongoing vehicle access. But it will also not work without 1) Key traffic access routes
some policies of restraint, such as traffic and parking restrictions. Our approach is based on  Enable access for industry / business
“car-lite”, not car-free development. It is about supporting mobility, activity and everyday life as far as (parking & access proved to be a major
possible. concern for many existing local businesses)
 Good access to strategic road network /
The strategy works as part of our other proposals, which include new public spaces and a busier areas beyond
 Create local “hierarchy” of roads: key
main street. This will ensure benefits - such as enhanced liveability, less pollution, increased “strategic” routes eg Chapman Road,
community interaction and play space for children – are maximised. The poorest households (who Wansbeck Road, Eastway Bridge
don‟t own cars and are most affected by pollution) stand to gain most. 2) Shared space – new main street (Osborne
Road, Berkshire Road, Wallis Road)
The area has always been a place for innovation and we are keen to build on this tradition. The
 With pedestrians, buses and cyclists and
strategy could provide a template for other parts of London in the face of significant challenges of limited access for parking and deliveries -
population growth, space constraints, traffic problems and tough CO2 targets. maintain vitality and activity (monitor and
consider full pedestrianisation in future)
 Mixed use street with wide pavements; small
Our strategy number of street parking bays to serve
1. Traffic restrictions convenience shops and local facilities
 Legibility with trees, improved public realm
2. Park and walk
 Bus stops where people want to go to/from to
3. Community car club and delivery service ensure accessibility for all
4. Community bike library  Key link between community facilities on
Eastway & residential areas to the new hub
5. Encouraging walking
6. Mainstreaming cycling 3) Traffic restrictions – living streets
7. Making better use of the waterways  Reduced parking and car access – make use
of space
Some of them operate on a  Increase sense of neighbourhood and
larger scale as well as locally. interaction
But for many, we believe it is  Link to residents‟ park and walk facility (see
attention to detail (and next page)
specifically addressing local
concerns) that will make our
scheme a success and show
people, practically, the
benefits that can be delivered.
Challenge what is considered to be anti social behaviour by

recognising that streets can be appropriated for play when less
cars make this possible

Project3: Car-lite development 5-3-1
Project 3: Car-lite development
Experience in Iowa City: the Iowa City Community Bike Library
To be operated by the Community Transport Company.
Community Bike Project & Library
Initially, using a table at the farmers' market to distribute the We are proposing a low-tech “bike hire” solution, very
bicycles the founder mended, the programme quickly different from the Boris bike model, but more appropriate
became popular, attracting both patrons and volunteers to the community and overall approach (eg want to avoid
interested in bike repair. Iowa City officials agreed to provide people having to have credit/debit cards; minimise costs
a location for repair work and non-profit retail operation – for users and operator; provide training & participation
offering an abandoned building for $1 per year for rent. The opportunities for local people).
programme also gained support and stability by finding a
sponsoring non-profit organisation, Environmental The Island Bike Library would fix up donated bikes (using
Advocates. volunteers / local trainees) and offer them on short or
long loan to residents of the area using a library card
The Bike Library has served the community since 2004. system (which requires proof of address and ID). A
Numerous used bicycles are donated each week. Volunteer small deposit may be required but no fee is charged. As
Community car club and delivery service mechanics attend Repair Nights twice weekly to refurbish well as seeking bike donations from members of the
To be operated by the Community Transport Company donated bicycles. Other volunteers attend a weekly Salvage community, the Library would canvass businesses in the
Park and walk (see delivery section) Night to reclaim usable parts from bicycles that cannot be City and Canary Wharf and try to develop partnerships
The multi-storey car park (1,300 spaces) constructed for repaired. With about a dozen volunteers, the Library is able with some key employers and also environmental /
The scheme will start relatively small with 8 cars and 1 van to provide eight repaired bicycles each week.
the Olympics provides an opportunity for innovative park transport charities or grant making organisations.
(not brand new, fuel efficient, low CO2, some larger cars for Patrons checking out bicycles leave a small deposit, which is
and walk facilities which works as follows:
carrying capacity). Using a model of around 15-30 returned when the bike is checked back in. Upon return, We would expect some revenue generation activities eg
1. Residents‟ on-street parking would be removed members per car (although in our area, car use is relatively bicycles are given a safety inspection before being loaned cycle hire for non-locals along the canal; sale of
or significantly reduced, freeing up significant lower than some other areas), we would envisage an initial out again. Patrons may choose to keep their bicycles (and renovated bikes and would assume over time that the
space on street and reducing traffic through the membership of around 120-240 – but would aim to build many do). During the check-out period, the Bike Library will bike library may break even. In a worst case scenario,
residential area. this up over time. provide repair service for bicycles with no charge for labour. operating costs would be very low.
The scheme would use allocated parking spaces in the IBC
2. Around 500 of the car park spaces would be set These schemes can achieve around three uses per day
car park but also some on street bays (other parking would The start-up cost for tools, benches and bicycle stands was
aside for the residents‟ park and walk facility on some of the bikes as well as longer term use.
be more restricted so there would be space available). The about $3,500. The income from forfeited deposits provides
3. Residents can walk or cycle home from the car scheme would also provide a van for self-drive or collection an income stream for replacement tools and equipment as Advantages of long-term use include rider familiarity with
park. For those with baggage, trolleys will be / delivery service (using the part time employee who also needed. Some income is also generated by selling used the bicycle and a mode of travel that is always nearby
provided. During certain hours there will also be runs the car club). Additionally, there would be a central parts, donated items such as car racks, panniers and pumps, and ready for use. The long-term rental system generally
a home delivery service (see next project) as delivery drop off point for local residents and trolleys from and scrap metal. Because operating space is donated by the results in fewer repair costs to the scheme administrator,
well as short-term drop off points near homes. the park and ride to assist with shopping and heavy goods. City of Iowa City, bicycles and labour are donated, the Bike as riders are incentivised to obtain minor maintenance in
4. The new pedestrian bridge at the IBC as well as Library is self-sustaining on a very small income. order to keep the bike in running order during the long
an enhanced Eastway bridge would ensure Initial costs would be in the region of £170,000 for vehicles rental period.
effective and safe access to the car park. and systems and initial operation there would be ongoing Experience elsewhere
costs for the administrator / delivery driver. We are Car clubs encourage a switch to public transport, walking
5. Space would also be set aside for the car club
assuming some membership fee (much lower than the and cycling and result in at least fifteen cars taken off the
and for the bike library maintenance “depot”.
commercial companies) so some of this would be offset but road for each car added to the fleet (estimate from
6. The remaining spaces ( around 750) would be would also hope that grants could be accessed to support carclub.org). They also encourage the use of lower carbon,
available for rent commercially eg by business the scheme. cleaner vehicles than the cars people give up to join car
occupiers of the IBC. Small schemes rely on keeping overheads low so the club clubs. They also bring economic and social benefits, as
would buy-in a web based, simple booking system and link members of car clubs can save around £3,500 per year (for
A second project to construct a car park on the
in to central procurement arrangements designed to assist those who drive less than 6,000 miles per year) over the cost
perimeter of Fish Island - to support a similar scheme for
schemes and provide a lower entry cost threshold. of car ownership. They can also enable occasional access to
residents – would be explored in the longer term subject
cars for households that could otherwise not afford a car.
to costs / feasibility and monitoring of impacts / success The framework of the Community Interest Company could
of this project. provide access to a mix of community investment, public Islington's car club recently won an Environment Award.
support and support from mutual lenders and grant making Their membership doubled in 2009 to 8,500 members
bodies. The independent car club sector, which includes making it the largest in the UK. There is now one car club
consumer co-operatives and community interest member for every four on-street parking permit holders. In
companies, uses a different business model to commercial 2009, the number of parking permits issued in Islington
operators and has made progress in locations in Northern dropped for the first time ever with 1,700 fewer permits being
England & Scotland, as well as across Europe and issued and reduced CO2 emissions from cars by 5%.
Canada.

Encouraging Walking Mainstreaming Cycling

Our strategy will help promote more walking, through the range of initiatives outlined here and in other The provision of better bike infrastructure (key routes and crossings highlighted in the Connections section
sections of the report. As well as health and environmental benefits, a more walkable neighbourhood and incorporation of cycle parking into new developments and our hub) alongside awareness campaigns
should also be more socially and economically sustainable over time (although in the short term we will and key partnerships eg with local schools should help deliver a step change in cycling.
need to work closely with local businesses to alleviate concerns and provide support / respond to issues
through the transitionary period). We are aiming to get past the existing cycle subculture in the UK and make it mainstream - it is particularly
important in this regard to get women cycling. A recent poll by Sustrans asked women cyclists what would
After 10 years, the strategy in Melbourne to increase walking has resulted in 275% more cafés, 71% get them on to bikes and the answer was simple: better infrastructure, more bike lanes.
more people-oriented spaces, with wider, lighter walkways enticing 39% more daytime pedestrian traffic
and 98% more at night. This also echoes Jan Gehl‟s approach which we would reflect, with good quality infrastructure as critical and
the simple message that it‟s the quickest way from A to B. Alongside the bike library, the Community
Transport Company would also provide a local insurance scheme, working with the police, to reduce the
costs and speed up processes.

Evidence and examples from elsewhere
Freiburg, Germany Copenhagen, Denmark Springhill, UK

Freiburg has adopted a policy of discouraging cars, with Vauban district Copenhagen has also actively discouraged car use eg by restricting parking, with Near the centre of Stroud in Gloucestershire is the first new-build
adopting an even greener approach than the city. The results in terms around 2000 car parking spaces for about 2m inhabitants and reduced speeds cohousing scheme to be completed in the UK. It consists of 34 units,
of changing mode share can be seen below. and slow zones. Alongside this have been major infrastructure improvements ranging from one bedroomed flats to five bedrooomed house, with a
for pedestrians and cyclists eg crossings; wide cycle lanes (2.5m with parking on three-storey common house with a kitchen where meals are cooked and
Key elements in the strategy include: outside). served three times a week - other shared meals and community-based
1. Policy of mixed land use, with local services (“city of short “Every time we lay out a cycle track lifted above the carriageway, the number of social activities happen there too.
distances”) cyclists in the district increases by 20%”. 34% who work in the city, cycle to their Parking is to one side of the site (limited to 1 per household in the
2. Highly convenient public transportation jobs. More than 70% of people, using bicycles in summer, keep riding them in planning approval) with the rest of the site fully pedestrianised.
3. priority for biking and walking (use of cycle trailers for shopping / winter.
children)
4. Reduced speed limit on many roads to 30kph (c18 mph)
5. 15kph speed limit on a growing number of “home zones” and
“bicycle streets”
6. 120 one-way streets (for vehicular traffic)
7. On-road parking progressively replaced by multi-storey /
underground parking garages (run by a council- owned / social
enterprise company)
8. Vehicles may enter the car-free areas at walking pace for pick-up
and deliveries only

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Project3: Car-lite development 5-3-4
Making better use of the waterways
Hackney Wick and Fish Island have an extra asset which offers further opportunity to
encourage „Car-Lite Development‟ in the area - the waterways. The Lea Valley
Navigation Canal, which separates the area from the Olympic site, is a key link not
just to the surrounding areas like Victoria Park and the Olympics but also further
South towards Bromley by Bow and Canary Wharf.
Mode of Transport
The waterways are key arteries for walking and cycling, and upgraded towpaths and
new riverside paths will provide continuous and varied access. But in the long term,
we aim to promote water as a means of transport. The Mayor of London has already
established the Thames Clippers as an attractive transport option.
The Olympic Arc water routes defined by the London Thames Gateway Development
Corporation (LTGDC) provide a framework to develop this potential. The waterways
run from Hackney Wick and Fish Island to Stratford and Bromley by Bow, and we
want to maximise the potential of these over time and integrate them as part of the
community lifestyle.
Freight
Navigation is currently possible along the River Lee Navigation and the waterways
south of the North London Line and there are excellent links to the wider London
waterway and national network - from the west via Regents Canal; the Thames via
Limehouse Basin and Bow Locks to upriver destinations of Springfield Marina and
beyond. This presents considerable opportunities in terms of freight movement.
Only c1 percent of domestic freight is transported on canals and rivers, even though
carbon dioxide emissions from coastal/inland shipping are 80 percent lower than for
road haulage (Commons Environment, Food and Rural Affairs Select Committee).
The Olympic Development Authority aims for at least 50 percent of construction
material by weight to be delivered by rail and/or water. While there has been less
use made of the waterways than hoped, we are working with the ODA, LDA and
British Waterways to identify opportunities where infrastructure for freight and material
transport could be retained and utilised in legacy.
There are good opportunities and there is strong support from TfL and the Mayor‟s
Transport Strategy for water-borne freight. Two potential wharfs have been
identified, one on the River Lee Navigation and one on the Waterworks River. It is
expected that these would accommodate up to 100 tonne and 350 tonne barges
respectively. The River Lee Navigation would not require significant dredging.

Project 4: Gateways and connections
Improving Connections and Quality of Place

Project Four focuses on improving the local infrastructure and
legibility of Hackney Wick and Fish Island to ensure good
connections to key places beyond the area and an enhanced
quality of place within the area.
This will help support a better quality of life for local residents and
overcome severance issues - enabling them to access
opportunities outside the area more effectively. We have also
incorporated elements of art through the different project elements
to reinforce a strong sense of place and capitalise on the creative
resources within HWFI.
It focuses on the following interventions:

1. Key connections & infrastructure
2. Maximising the potential of the waterways and boathouse
3. Enhancing the public realm & creating new public space

Project 4: Gateways and connections 5-4-1
Key connections: overcoming severance
The area faces issues of severance as a result of the
A12 and the waterways. This creates a sense of
isolation and inhibits access. Better connectivity
between Hackney Wick / Fish Island and the
surrounding area is therefore critical to the success
of the project.
We have identified seven key places nearby (see

left) which provide different facilities and services for
the residents of the area. Connections to these
places are vital. New and enhanced bridges and
infrastructure are costly but overcoming severance is
a key priority for the strategy.
A number of important gateways to the area will

therefore be improved. While some new bridges are
being delivered as part of the Olympics, additional
crossings and upgrades in key locations are still
needed to address severance issues (see left). For
example:
1. 2 new pedestrian / cycle bridges across Lee

Navigation to Olympics Park / IBC
2. upgrade existing pedestrian bridge to green
bridge over the A12 linking Victoria Park to the
corner of Chapman and Wallis / Rothbury Roads
3. upgrade to green bridge over the A12 to replace
the existing bridge at Rothbury Road, linking to
Victoria Park
4. upgraded Eastway Bridge to allow buses to
travel in both directions, allowing flexibility for
improving bus service provision across the area
We have phased the approach given the costs

involved. In some cases an interim solution of a
cable ferry could offer a cheaper and viable
alternative.

Key connections: integrating art and involving the community The other „local gateways‟ will change every six–twelve months and there will be local
As well as enhancing the physical connections themselves, it is important to competitions to design the artwork. There will also be a gateway allocated to the local
improve legibility in and around the area. In doing this, we want to reflect the school for the children to design. The concept is inspired by Trafalgar Square‟s „Fourth
creative buzz of the area and integrate art into the plans – and also use the Plinth.‟ Local businesses, artists and community groups will manage this, helping to
projects to help support economic activity within the area. build relationships and networks.
We aim to work with local artists to produce artwork to create legible routes.
The new/improved bridges connecting HWFI to surrounding destinations will
form focal points.
For the seven strategic connections identified on the previous page, we CASE STUDY
propose to work with DRIFT to create sculptures and features around the
bridges to act as memorable gateways to/from the area. These will reflect
the destination to which they lead, - for example the Waterfall of Words will
offer news and media through the waterfall leading to the IBC. It is a creative
way to gain information whilst encouraging people to explore beyond. Artists
hoping to design a strategic gateway must ensure that their artwork is themed
to convey the connection between the site and the destination it leads to.
Drift is a non-profit organisation, made up of artists, who use volunteers Example: “The Fourth Plinth”
through various educational and volunteering schemes to erect public art The Fourth Plinth Commission allows artists from
around the world to compete for the honour of having
around the public realm. Their remit is to give back to the community and their work displayed on the vacant podium. A decision
ensure volunteers can participate in creating art. They are commissioned by is part made by the public and part decided by a
various bodies such as Arts Council England, TfL and the GLA (Drift Website, panel of „specialist advisors.‟ (Mayor of London,
Fourth Plinth Website)
2010). We hope that local artists will volunteer and participate in this initiative.

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Project 4: Gateways and connections 5-4-3
Key connections: safety

A key aspect of effective connections is ensuring a feeling of safety – lighting is
important in this.
Enhanced lighting will be needed along the key connections, to provide increased
levels of security and illumination where pedestrian footfall will rise and currently Key connections: potential long term improvements
provision is inadequate, particularly the link to the car park / IBC. Our key priority is on local connections but in the long term additional strategic transport capacity may be required as
We also propose the use of energy reduction systems, but recognise that where demand grows and to offset the reliance on the bus network. TfL is considering Crossrail 2 – a rail line between
investment has already been made, it would not be value for money to replace Chelsea and Hackney which could provide access nearby via Homerton. Also for consideration would be a DLR
systems. Additionally, lighting can help create a series of visual markers to assist extension from Hackney Wick to Bow Church providing a link in to the Underground system. This could cost around
in orientation and enhance the sense of place within the night-time environment. £125 million (Gallions reach to Dagenham Dock c £500m for a 6.5km stretch – Hackney Wick to Bow Church is
In conservation areas, accent lighting may used to pick out features. 1.8km) – TfL would be lobbied to fund and deliver the scheme out of their capital budget.
It is also important to think spatially, enhancing and framing landmarks and vistas
that allow residents and visitors to orientate themselves more “naturally”, for
example, through:
Character lighting Planting that frames views Concentrating interest

at conclusion of vistas
/ gateways

Maximising the potential of the waterways
The waterways are a fantastic asset for HWFI and offer significant opportunities to improve local
amenities and quality of place. But they require improvement to maximise their potential.
Amenity & Leisure

The waterways are key arteries for walking and cycling. Our aim is to build on the improvements
being delivered as part of the Olympics with upgraded towpaths and new riverside paths. The
new Prescott lock (pictured below) will stop the tidal flow on the lower Lea - which, on days of
heavy rainfall, carried the overflow from the overloaded sewers through the Olympic site. Over
£20 million has been spent on the lock project which will provide significant benefits to local people
using the waterways.
There is some potential for the waterways to be used as a means of transport, although we see
the greatest potential in recreational use. Local communities currently use the River Lee
Navigation for canoeing and other boating activities. The channel is also well used by canal boats;
in 2007 annual boat usage on the lower section of the Lee Navigation was 139 boats passing
through Bow Locks, and 1102 boats passing through the Hertford Union Canal. Old Ford Locks, at
the southern tip of our area, is a key heritage feature that has the potential to be a hub of activity.
We would promote social enterprises using barges to provide café facilities and bike hire.
Development potential
The improvements to water quality also ensure a “sweeter smell” boosting the desirability and
prices of riverside properties. We would ensure community access is maintained through The boathouse
planning conditions so that the waterfront is not merely privatised and also retain some key access One of our key interventions is to upgrade the boathouse, which will increase the attraction of
points / sites in community trust. Some sites would be used for private development to deliver the hub.
investment in the area and enable cross-subsidy; these would be developed “diagnonally” in
blocks so more properties and people can benefit from views. The Johnstone Boathouse, home to the Eton Mission Rowing Club, opened in 1885 and is still
in use today. The Boathouse caters for both „serious‟ and „casual‟ rowers, and even has an
indoor rowing facility. However, it is underused and is in need of renovation.
Our vision involves refurbishing the boathouse and ensuring that local people are also utilising
the waterways, for recreational use. In order to do this, we want to promote leisure activities
through discounted rates for local residents. It would also provide new experiences for tourists
and visitors of the Olympic Legacy, thus creating a small local industry with potential to grow.
Ultimately, it could become a hub for buying, selling and maintaining boating equipment, and
enabling the development of complementary businesses such as cafes (in line with Stour
Space‟s proposed development of a terrace and a community waterfront café).
/
The Public Realm & Quality of Place

The existing Public Realm in HWFI is poor
in many areas. As well as helping
encourage more walking and cycling,
enhancing public spaces should also
foster greater community interaction and
improved quality of life. It is important in
regeneration, because it helps to create a
collective regard for an area which is
usable and safe and enjoyable to live in. Community Space: A communal space, with soft Residential Square: Provide an attractive inclusive
We want local people to access the landscaping to promote gardening and maintenance, shared space for surrounding residents which
waterways and public spaces for their as part of services provided by the community centre. incorporates the waterways
recreational use. The map below shows

the various community hubs and proposed
public spaces which we hope will draw
people to them. In addition, the green lines
symbolize tree lined routes which highlight
the key community destinations within the
site.
Including the canal: A space that involves the water Boat House: Open it out for local recreational uses and
to enhance the public realm and parade the sites in turn create a direct route from Main Street to the
natural resources docks.
Tree lined streets: Highlights the routes to Artist Space: Create sufficient space for artists across
destinations which are of public and local interest, in the canal, making use of the inspirational legacy the
an attractive way Olympics have left behind.

The Public Realm & Quality of Place…a closer Look at the Fish Island
Public Space
To support the integration of the two halves of the area - Hackney Wick and
Fish Island - we propose to create a new public space in between them.
Not only will this provide a new public space, it will also act as a key walking
and cycling link between Fish Island and Hackney Wick, through the
A construction of a treelined route network - linking directly to Main Street (our
new shopping high street).
This space is surrounded by light industry, galleries and work:live units and
the residential streets of Fish Island are nearby. The aim is to encourage
local businesses and residents to mix with artists, as well as emphasise the
connections to surrounding nodes. The canal running through the proposed
public space leads directly to Victoria Park to the West and runs down to the
Olympic Stadium towards the East. It is well placed and should provide a
relaxing space to be enjoyed by all members of the community.
Direct link to Galleries and artist

Main Street studios
A A

The Public Realm & Quality of Place: enhancing the green
grid
As well as connecting to parks and amenities around the area,
it is also important to ensure appropriate green spaces within
the area itself and build further on the existing local involvement
in the area and its assets.
Allotments:
The Manor Gardens allotment was situated in the northern part
of the Olympic Park site. This is due to be replaced by a
larger area by 2014. We are proposing an additional area of
allotments at the south-west edge of the Olympics site for
Hackney Wick and Fish Island residents. This will be
negotiated with the Olympic Park legacy Company, with the
support of the two boroughs and linked to the Mayor Of
London's capital growth scheme (part of wider Olympics
programme), that aims for 2,012 new food growing sites across
the capital. It should also be supported by British Waterways
who in early 2009 announced it was turning over unused
canal-side land for use as vegetable-growing allotments
Access to the multi-use sports facility:

We propose to negotiate with the Olympic Park Legacy
company for regular free or low cost access for the local school
and low-income residents.
Social and play space:

Play provision is currently limited and often crudely demarcated
with the effect that it is either perceived to “take over“ sites eg
the green opposite St Mary of Eton or it is “meanly allocated”
within a fenced area. The aim instead is to create play spaces
that are attractive to the wider community - making room for
adults as well as children ensures both stay longer and makes
1) Buxhall Bee Planting workshop play space into social space. This will be secured through new
2) A12 Green Infrastructure Project developments via section 106 / planning conditions. Access
3) Growing Concerns: social enterprise
to the waterfront will also be maintained and enhanced.
nursery / horticultural training
4) Hackney Community Tree Nursery
5) Hackney Marshes User Group
Biodiversity:
6) Roof garden at Top and Tail Gallery Using areas around A12 and railway and waterways. We will
7) Leabank Square meadow also seek provision of green roofs with new and existing
8) Mabley Green Community meadow
9) Trowbridge Centre Community Garden
developments and tree planting within the area (also to help
screen A12 and reduce air pollution in the area).

Project 5: Housing and work:live units
Housing Work:live units
More than half of Hackney‟s housing is socially rented, a A key part of our project is ensuring a supply of affordable
much higher percentage than in London or nationally. work:live units to support the growth of the creative cluster
Social housing is dominant in Wick too, accounting for „With over 1000 visual artists, designers, small design
around 61 percent of tenure. Home ownership is also low. businesses and arts organisations,‟ (Fleming, T, 2010, p.14),
hosts of galleries and arts festivals, HWFI is arguably
The provision of a balanced mix of rented, intermediate and
amongst the largest creative clusters in Europe. In order to
owner occupied housing is considered crucial for creating
encourage them to stay within Hackney Wick and Fish Island
and maintaining sustainable communities. While we are
and participate in the on-going development of the area, we
aiming to increase the social mix in the area, we want to
want to ensure that they are fully supported. But there are
avoid displacing the existing population. Given the high
difficulties in retaining artists within an area:
level of social housing in the HWFI area, new build should
“Creative industries are notoriously difficult to plan
be focused on private development, creating a greater
for; they don’t want to be planned for – they will go
tenure mix.
wherever they want to.”
This social housing stock is the key foundation for us to Simone Williams – London Borough of Tower
help maintain social diversity, with lower income Hamlets
households being able to remain in HWFI. We would Local artists and the creative community complain about
therefore avoid any demolition of existing housing stock – rising and unaffordable rents. We want to avoid the
but given the existing provision, we are not proposing new “Shoreditch effect” whereby many artists are displaced as
social house building, instead the focus is on refurbishment rents increase and the area grows in popularity. We have
where needed. therefore made plans to ensure that affordable live-work
units continue to be available. This includes the retention
Elsewhere there is evidence of disinvestment in public of existing work:live units and the delivery of new units
housing stock in areas of increasing land value which through section 106. This way we ensure good supply at
creates, in effect, a “state induced rent gap” (Watt 2009) – a reasonable cost.
driver for gentrification which we wanted to avoid. It is Work-live zone: south of the hub and across Fish Island
also clearly better value for money to make best use of The aim is to build on the existing core of work:live units
what is there. within Fish Island through the interventions outlined below.
Private development – in line with our design principles - The industrial zone also offers opportunities for work:live
will be supported. It is estimated that there is capacity for units and smaller scale industrial / design space. Costs
approximately 620 new households, consisting of different should also be lower, next to industrial uses and bounded by
types of housing. The social housing base allows us the the A12.
opportunity to use Section 106 to help deliver adaptable To encourage a sense of community and inhibit segregation
space, with a focus on work:live units as part of this. between local residents and businesses and the artists, we
are establishing routes which encourage the exploration of
the site, and lead to key communal services and facilities.
The new Public Space described previously will be in the
heart of the new units.

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Project5: Housing and work:live units 5-5-1
Project 5: Housing and work:live units
Other measures to support the creative community
Amnesty to protect and upgrade existing units
and character of area
While there are many informal work:live units already
occupied, these are often not formally recognised since
Other elements of our strategy include:
buildings may not be explicitly designated as such.
 Single planning policy framework, application & fee:
In other areas, we have seen councils keen to promote the
OPLC, Hackney & Tower Hamlets joined up behind the Affordable housing target
creative economy and communities building new work:live
scenes thus addressing the difficulties of edge of
units and demolishing existing buildings, driving out
borough locations which have made small social
existing informal tenants. This involves significant costs
enterprise projects (eg Stour Space café) very difficult
and the loss of existing creative foundations. We are
to progress
keen to avoid the pitfalls of displacing / pricing out /
 Streamline short term / event licensing requirements to
ignoring the current occupiers.
support social enterprise; business opportunities;
We are therefore proposing a “work:live unit amnesty” and
social capital (successful experience in Amsterdam,
grants for current occupiers / landlords to upgrade
Berlin)
buildings to meet regulations (eg electrical/gas safety) with
 Discretionary business rate relief for social enterprise
a covenant about keeping them at affordable rents and
facilities (automatic for charities but some social
retaining current tenants.
enterprises are pre-charitable status / too small and are
We would anticipate planning / regulatory support from the
relatively large users of space)
local authority and financial support from an organisation
 Co-housing: some shared facilities, builds on tradition
such as Bow Arts Trust (who help deliver live-work units for
of shared living in the warehouses
artists). The scheme would be run on an application
 Designation of key buildings for conservation
basis, with an initial target of formalising / delivering
 Design code: limiting to four storeys in key areas
80-100 units.
 Community Development Trust: buy out landlords of
We estimate it would cost around £10,00-£25,000 per
key buildings / areas of land (borrowing / bonds initially
property - a much cheaper alternative than demolition
then over time cross-subsidy from some private
and redevelopment which helps maintain the character of
development opportunities / partnerships eg penthouse
the area and social capital. Standardised “conversion
flats within broader schemes, as Shoreditch Trust have
packs” for internal warehouse adaption would reduce costs
done nearby in Hackney)
and timescales. The scheme should also help bring
funding into the area (the estimate from Bow Arts Trust is
that live/work artists generate £56,000 of community arts
money each year).
Experience elsewhere
Delivery of additional affordable units through S106 Initiatives elsewhere (many
Additional provision would be secured through Section nearby) demonstrate that much
is achievable and there are
106, with a policy requiring 35 percent of new many experienced partners to
developments to be work:live units. There is already a work with in delivering schemes.
relatively high level of social housing in the area, enabling
us to prioritise the work:live units. We would work with a
delivery partner with experience in this field eg ACME,
Space Studios, etc.

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Project5: Housing and work:live units 5-5-2
Delivery mechanisms
Existing delivery mechanisms
Key partners
Boroughs (both Hackney and Tower Hamlets):

 borrowing capacity
 range of programmes eg apprenticeships;
education
 key delivery mechanisms eg planning,
highways powers
Olympic Park Legacy Company (and potential

interested parties eg Wellcome Trust):
 managing long term use / disposal of assets
and seeking to fulfil legacy commitments
 planning powers
 lever the best legacy locally and negotiate
transfer of assets (eg IBC, allotment sites)
Transport for London:

 c£3 billion annual capital budget
 range of programmes eg Local Implementation
Plans (£150-200m per year – our schemes
would qualify under three out of five of the LIP
funding streams), biking boroughs (£4m)
Where possible, we will capitalise on existing programmes and work through partnerships with existing organisations.
This will involve piggy-backing on wider initiatives and tapping into associated funding streams. It is important to London Thames Gateway Development
recognise that not everything needs to be delivered locally or tailor made for the area – in many cases better value for Corporation:
money will be secured by enabling local people to access resources / employment opportunities beyond the  power to grant permission for strategic planning
immediate vicinity. applications and to compulsory purchase land
needed for redevelopment
There is also a range of other potential partners and funders such as HCA London (public realm budget); London  Olympic arc project covers Hackney Wick and
European Partnership for Transport (key focus for grants Fish Island
Exit strategy: (£42m for this specific project – also
The applications for funding we are proposing from these bodies are for specific interventions and would not connections with private investors)
require continued funding.

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Delivery mechanisms 6-1-1
Delivery mechanisms
New delivery mechanisms
There is clearly no point re-inventing the wheel but we believe there are significant gaps that require new delivery mechanisms
and/or organisations. With the area on the edge of two boroughs – and a priority for neither - and with the added complication of
being part of the Olympics legacy area, the strategy risks failing without new structures adapted to the needs of this area. We
envisage creating three new funding bodies. Firstly, a Parish Council to ensure local leadership and governance; secondly a
Community Development Trust to secure and manage the major land and property assets namely the IBC and car park and
undertake development projects for the benefit of the local community; and lastly a Community Interest Company focused on the
very much smaller scale day to day projects and operations (with a core focus on transport) such as the bike library and car club.
Each of the three bodies was chosen because they are best fitted for the purpose they are designed to deliver: the community trust
is capable of handling significant sums of money invested in property and land; the community interest company for small scale
operational projects; and the community council would help overcome the problems of an area straddling different local authority
boundaries.
Exit mechanism:
As all these mechanisms require transferring the management to community organisations, no exit strategy is required.

Delivery mechanisms 6-1-2
Delivery mechanisms
Wick Development Trust In July 2008 a definition of a Community Land Trust in England was included as an amendment to the Housing and Regeneration Act
2008 (House of Commons 2010: pg 2). This defines a Community Land Trust as “a corporate body which is established for the
express purpose of furthering the social, economic and environmental interests of a local community by acquiring and managing land
and other assets in order to provide a benefit to the local community and to ensure that the assets are not sold or developed except in
a manner which the trust's members think benefits the local community.”
The Wick Development Trust would acquire and manage the IBC and the car park, and eventually possibly other assets too. It
would trade on a 'not-for-personal-profit' basis, re-investing surplus back into the community. The idea, chiming with our main
objective of providing a local legacy for the people of Hackney Wick and Fish Island, would be to create wealth and – crucially – keep
it in the community.
Introduced in 2005, Community Interest Companies are social enterprises that run like regular limited companies but with special
Wick Community Transport features to ensure they are working for the benefit of the community. They can raise capital at below market rates due to the ethical
investment industry for small scale initiatives. They do not get the tax benefits of a charity, but nor are they bound by the strict
reporting requirements of a charity. The Wick Community Transport company would run the car club and the bike library.
Is it a legal person
Summary: most Ownership, Can its activities Assets 'locked in' Can it be a charity
Legal structure governance and distinct from those benefit those who for community and get charitable
typical features constitution who own and/or run own and/or run it? benefit? status tax benefits?
it?
A way of holding Assets owned by No, which means the Not usually. Yes, if trust Yes, if it meets the
assets so as to trustees and trustees are Trustees/directors established for criteria for being a
separate legal managed in interests personally liable. can only benefit if community benefit. charity.
Trust
ownership from of beneficiaries on the trust, court or Charity
economic interest. terms of the trust. Commission give
permission.
An effective limited As for other limited Yes, members' Yes, but must benefit Yes, through No, but can become a
company structure for companies, but liability limited to the wider community. standard provisions charity if it ceases to
Community interest
company (CIC) social enterprise with subject to additional amount unpaid on Can pay limited which all CICs must be a CIC.
secure 'asset lock' regulation to ensure shares or by dividends to private include in their
www.cicregulator.gov.uk
and focus on community benefits. guarantee. investors and constitutions.
community benefit. directors can be paid.
Source: www.businesslink.gov.uk/
Wick “Parish” Council In 2008 changes were made to the law, giving Londoners the option of forming community councils, similar to parish and town
councils, with the support of 10 percent of local electors. London Fields in Hackney and Queen’s Park in Westminster are currently
considering such a set-up, which it is claimed will among other things give local people “more influence over the things that matter”
(London Fields website)
Community councils are funded by an additional council tax known as a “precept”, which is paid by all those living in the relevant
area. If local people voted to establish one, we would recommend keeping this minimal, seeking loans and grants from charitable
trusts to supplement this income. It would run the allotments, the boat house and the public realm improvements to Main Street.

Delivery mechanisms 6-1-3
Phasing
Phasing
The regeneration we are proposing allows HWFI to capitalise
on the legacy of the Olympic Games in a way that brings real
benefits to the local community. With 2012 just around the
corner, we need to make rapid headway to take advantage
of the Olympic developments and so the timescale of the
interventions is relatively short. At the same time, the
changes can be evolutionary once the community has taken
charge of them via the mechanisms we propose. The
phasing chart below also shows projects whose completion
is less dependent on the Olympic timetable. They will be
dependent on the economic climate, which may inhibit some
of the more idealistic interventions we would like to see in the
future.
Short/ Medium term Long term

Key: We have prioritised the interventions which are integral to our There are number of initiatives whose viability will depend on the
vision. This means, securing the IBC both as a centre for economic climate. Upgrading the primary school will be important
Predominantly Local community development, and as a revenue-generating centre for the long term prospects of the community and we expect funds
Diversity Interventions attracting regional and national business to the high quality will be found for this. Improving the streetscape of Fish Island by
office space. Anticipating increased affluence, our ‘car lite’ providing dedicated public space is something the Community
activities need to be implemented before people get used to Trust might take on board if public funds are difficult to find, post
Predominantly driving their cars everywhere. Linked to this are the station Olympics. We would like to improve access to the canal with the
Connectivity Interventions improvements; it is crucial that HWFI is easily accessible via creation of a water inlet, giving people a sense of moving to
environmentally friendly modes of transport. We also need to something larger and more exciting. We did not include the cost in
connect Hackney Wick and Fish Island to prevent possible our financing calculations because we want the community to be
Mix of both interventions segregation as new people move into what is a relatively small involved in the actual design. However, we estimate it will be
community. around £3 million, based on the cost of the Ashby Canal
restoration (BBC Leicester)

Phasing 6-2-1
Funding
Intervention Description Cost Funding Body Funding Mechanism
Project 1 : International Broadcast Centre (￡33.3m)

IBC Buy from OPLC and refit ￡30m* Community Trust Borrowing/ rental income
Bridge, Waterfall installation Construct bridge, fit art installation ￡3m + 315K Community Trust Borrowing
Project 2 : Station Hub & Main Street(￡10. 5 – 13.1m)

Main Street Public realm improvements ￡ 850K Local authority/ Parish Council Budget
￡9.2 –
Station Improvement New access to station TfL/ Network Rail Budget
11.8m
Community centre annex Buy 2,000 sq ft centre £450K Local Authority Budget
Tree Planting Along main street and to shield A12 ￡1.2K GLA Mayor’s Fund
Project 3: Car-Lite Development (£14.5m)*Car Club, Cycle Library, to contribute to £250k salary costs for part-time staff
Car Park Buy structure from OPLC. Part rent £7.8m Community Trust Borrowing/ rental income
Car Club* Buy 2nd hand 8 cars, 1 van, set-up costs £170k Community Interest Company Grant/borrowing/membership fees
£2.5k then
Cycle Library Set up costs of rental scheme Community Interest Company Borrowing/Membership fees/donations
self-funding
Bus Hub Relocation of bus stands nearer to station £1m TfL TfL
Walk/Cycle Routes Cycle lanes, signage, legibility £5.5m TfL LIP or HCA
Project 4 : Gateways / Connections(£7.2-£8.2 m)
Parish Council/ local authority
Boat House Restoration ￡105K Budget then self-generating revenue streams
then self-funding
Negotiated land
Allotments Minimal Parish council Running costs paid by rental income
Refitted for allotments by volunteers
Public Space(FI) Land donated to public realm ￡1.1m Private Funding S 106
Bridges Two bridges ￡4-5m LTGDC Budget
Project 5: Housing (£2m)
Work-Live Units Requirement for 35% of new build Nil to public Private Developer S106?
Work-Live Units x100 Upgrade to meet official standards £2m Bow Arts Trust Grants

Funding 6-3-1
Funding
Project 1: International Broadcast Centre
Purchase / gifting of IBC from OPLC Our preferred option is clearly gifting or negotiating the low cost purchase of the facilities. In this way
The Media Centre (consisting of the media/press centre, the International Broadcast Centre and we would be very confident about the ongoing viability of the Community Development Trust and
the car park) was originally estimated to cost £120 million in the Olympics plans. Costs have manageability of the borrowing/expenditure. However, even in a worst case scenario where
increased since then and the current estimate is around £300 million. negotiations resulted in a far higher purchase price (between £150-180 million), buying the facility is
We are proposing to purchase only the IBC and car park, not the more expensive media centre still be a viable proposition. We would be able to rent office space for rates comparable to those on
(which would give us more space than we would ideally wish to manage). We would set up a offer in Shoreditch or Stratford. Reserving one fifth of the space for community purposes, would give
Wick Development Trust to manage the sale and management of the property. As already us 49,000 square metres to rent in total, with a potential annual income of perhaps £15-35 million.
mentioned, a substantial proportion of the building would be rented commercially, helping to This estimate is based on the average rental cost between Stratford and Shoreditch supplied by
fund the community facilities and also service/repay the borrowing required and support the Flexioffices (a monthly rental income of around £3,000 for a 50 square metre serviced office facility).
operational costs of the Trust. Refit costs would be relatively small given that we would be The lower spec space and studio space rental levels may be somewhat lower.
largely retaining the use for which the building was designed. The refit for our community If a local authority or a grant making body were willing to offer us an interest free loan for £180 million
facilities would be deferred until the revenue stream from the commercial leasing of space was over 20 years, the annual repayments would be £9 million. This is clearly not an ideal situation as it
established. The building costs of the IBC and car park could be between £85-155 million would put more pressure and risk on the project and reduce the income stream for community uses
(based on 9,000 square metres of offices over five floors and 53,000 square metres of studio and other ventures. But it is still eminently viable, leaving ‘wiggle room’ if it took some time to rent
space and a range of costs per square metre from different comparator construction projects out all the space, for example. This is nevertheless our worst case scenario.
such as offices, lower rise business park development, multi-storey car parks). Even the gifting of the facility would require the Wick Development Trust to seek a loan for the refit of
We are not, however, proposing to pay the full costs. Rather, we are seeking to secure the IBC the facilities and initial start-up costs. There are different potential sources for such a loan. The EIB
and car park for up to £40 million combined (£30 million for the IBC). While we recognise the has tailored its approach to investment loans to allow cities to apply for funding and in 2009 lent
OPLC is under pressure to recoup investment, we believe that our approach still represents a around 10 billion euros for 40 urban projects. The minimum loan is usually 25 million euros and since
clear and arguable case for a number of reasons: the EIB usually only finances 50 percent of total project cost, this implies a minimum project size of 50
million euros. The bank has also extended the scope of its structured finance facility, initially
 We are proposing to keep the building and its use, and ensure community access, both of confined to projects in the transport and environment sectors, to include urban projects. We could
which are stated Olympic objectives. The decision over the legacy of the Olympic Stadium also seek a grant from the European Social Fund, but these European avenues would be likely to
illustrates this point. The OPLC chose West Ham United and Newham’s proposal to keep the involve more protracted timescales. More likely we would look for a low or zero-interest loan, possibly
stadium over a Tottenham Hotspur bid which would have seen the stadium dismantled and a from the Big Society Bank, or the local authority.
new building built in its place. The Spurs bid is also reported to have failed in providing Recently, the Wellcome Trust has signaled a potential interest in a bid for the Olympics site overall.
community and flexible access to the stadium. We believe that our proposals would chime well with the ethos and approach of the Trust and, if this
 The OPLC is having difficulty attracting potential buyers and the only offer for this building option progresses, we would seek to negotiate securing our proposed legacy and these particular
that has been reported involves the demolition of the whole complex to build an artificial ski community facilities with them.
resort. This lends more weight to our community proposal – there are no viable fully IBC bridge
commercial approaches to retain the building. We cost the construction of the bridge at £3 million. This is based on costings from the Olympic
 If the OPLC fails to find a suitable buyer, there is a danger of the buildings falling into dis-use Development Authority for other bridges being delivered in the Park. The Community Trust would
and disrepair. This would result in intense public criticism and would be politically disastrous finance the additional bridge.
– something the government will be keen to avoid following the Millennium Dome debacle IBC art installation
and after Olympic experience elsewhere, most recently Athens. We would commission Drift, a non-profit organization, to create an art work under the bridge.
 We therefore believe that offering a reduced purchase price for a community-owned and Voluntary artists help to set up the art works and therefore costs are limited. The cost of buying a 12
operated facility is a viable proposal which will deliver both significant economic and metre machine would be £300,000. The cost of installing such a work under a bridge is approx.
regeneration benefits as well as a clear community legacy. £15,000 as Cherry pickers, safety boats, engineers, riggers etc. are needed. Source: Caroline Jones,
Creative Director, Illuminate Productions . It would be financed by the Community Trust.
 In principle it might even be possible that the centre is gifted to the local community, given
Funding 6-3-2
Funding
Project 2:
Main Street: Cycle library
The public realm improvements to Prince Edward Road and Berkshire Road – our new Main Start-up costs would be £2,500 per year, after which we expect it to be self-funding. Costings come
Street – would cost about £850,000. This estimate is based on AECOM’s estimates for similar from Iowa City Bike Library and other existing schemes (www.bikelibrary.org). It would be run by the
work in the Hackney Wick 2010 Area Action Plan community interest company. Initial funds would come from donations, volunteers and deposits.
( http://www.hackney.gov.uk/Assets/Documents/Hackney-Wick-Phase-1-AAP.pdf). Bus hub
This would be funded by the local authority or parish council budget. It will cost £1m to move the bus hub next to the station and for minor reworking of routes / stops. This
Station Improvements: costing is based on the Dalston Junction scheme and comes from TfL (www.tfl.gov.uk).
Our estimate of £9-2-11.8 million is based again on AECOM’s estimates. The LTGDC owns
Walk and cycle facilities
major land holdings both north (Wallis Yard) and south (White Post Lane in Tower Hamlets) of
Upgrading cycle lanes, paths, improved crossings, urban realm improvements, and signage are
the area identified for a north- south connection and new station access. This would be funded
by the TfL budget. estimated to cost £5.5m.
Key elements include:
Community centre annex
main street shared space (costed separately)
We estimate the costs for the local authority at £450,000 for acquiring 2,000 square feet via
Park to park link including upgraded A12, wayfinding, etc crossing £1.6m
donation or S106 or deposits. It will include four main facilities for community usage (each 500
Trowbridge Road and surrounds, including junctions, crossings, cycle infrastructure, 20kph zone etc
square feet); a small childrens library, a community service information center, a training center
£0.5m
for young people, and a visitor center/ employment centre. Most of running cost will be
Wick Road connection – Hackney Wick, Victoria Park etc £0.25m
supported by the Dedicated Schools Grant and Learning Skills Grant, but it could eventually be
Eastway road improvements, links to Hackney Marshes etc £400,000 (upgrade of Eastway bridge
funded by the IBC revenue. The Grants are found in the Budget Book 2010/2011 of the Hackney
programmed in separately for delivery by Hackney Council)
Council, www.hackney.gov.uk/Assets/Documents/budget-book-2010-2011.pdf. It would be
£240,000 eastway junction, etc
financed by the local authority from existing budget streams.
Wick Lane (including A12 crossing) and route £1m
Project 3
Tree planting Smaller routes eg Cadogan Terrace etc £25-80k (x5) £240k
Car park Roman road route and upgraded crossing £0.6m
We plan to buy the car park next to the IBC, which comprises 1200 spaces and a 28 coach Waterway route upgrades £400k
drop-off space which we have costed at £7.8 million. This is based on the costs of building Other Olympic Park routes being provided as part of Olympics programme (eg Greenway etc)
Ipswich Station Multi storey Car park (£2.6 million for 434 spaces) . Reference: Based on costings of comparable schemes in Hackney Wick AAP
http://www.corusconstruction.com/file_source/StaticFiles/Construction/Library/Steel%20Framed www.hackney.gov.uk/hackney-wick-aap.htm
%20Car%20Parks%20PDF.pdf It will be run, like the IBC, by the Community DevelopmentTrust
We would expect these to be funded by the local councils via their Biking Borough and LIP programme
(see above for the proposed approach).
funding streams from TfL (the overall LIP budget is £150-200m per year overall for London boroughs -
Car club this would qualify under 3 out of the 5 LIP streams: Corridors, Neighbourhoods, and Smarter Travel.
We estimate the costs at £170,000 plus the annual £25,000 salary costs of a part-time There is also £4m available per year for biking hubs. This LIPs funding stream would also support
administrator to run it. That includes £30,000 for business planning and costs, and £140,000 to future maintenance / revenue costs. Additionally, there may be access to the HCA London public
fund acquisition of vehicles and purchase of systems for booking. This is for eight second hand realm budget and the London European Partnership for Transport fund (which has a key focus on
vehicles and I van. It is based on a co-operative/voluntary scheme model for smaller mode shift)
communities and independent car club sector costings. The estimates are based on the
following sources: DfT www.dft.gov.uk, Carplus: Association of car clubs
www.carplus.org.uk/car-clubs/, and Developing Car Clubs in Scotland, A Review by the
Transform Scotland Trust June 2010. It would be run by a community interest group who would
be funded through grants and membership fees.

Funding 6-3-3
Funding non profit art installations
Creative community excludes others in HWFI
Funding
Cost: £2million
Informal units may not be able to afford
formalisation
Project 4: Gateways. Connections
Minimal revenue from affordable work
Boat House: Cost Benefit Analysis
space
We estimate funding of £105,000 for restoration. The Architect and (Costs are shown to the left, benefits to the right)
Quantity Surveyor have calculated that the budget cost for
Cost: £33.3 million Generation of revenue from external/global firms – rent
re-building will be between £350,000, and VAT will account for Community Trust will be in debt for a while Building professional and social networks
about £50,000 of this. It is vital therefore that we get the zero rating Government will not profit from the purchase of the IBC for Supporting the local growth of SME’s
community use Include local artists to participate in development of the area
if we can. The cost is due to the piling and foundation work required,
Rent for office space will be at least the UK average This will help to grow the creative cluster i.e. publishing
approximately £70,000. Source: Sea Scouts Website, 2006, Community profits for other projects will initially be low Venue Legacy & Local Legacy
Boathouse News, Short term: New jobs but low paid Project 1 Decrease unemployment levels; gain valuable experience
http://www.1streadingseascoutgroup.org.uk/boathousenews.php Park and Walk Scheme will mean lifestyle change IBC Create a sustainable and active way of living
Accessed: 25/04/11 . This would come from the Parish council

budget. This refurbishment would be funded by the Parish Council,
or if it is not set up in time, by the local authority. Eventually the Inward investment generated from local retail business
running costs should be funded from revenue streams. Increase footfall and thus revenues
Project 2 Provision of services, functions and amenities
Allotments: Cost: £10.5 -13.1m Station Hub Training and education facilities to upskill
Priced out by larger retail chains & Main Street Clean, safe public realm – renewed perception of HWFI
We would aim to keep costs minimal, using volunteers, negotiation
of section 106. Negotiated land will be ‘refitted’ for allotment by
volunteers. This project will be supported by Parish Council.
Cost: £14.4 million Could be included in the purchase of gaining of IBC
Public space in Fish Island: Revenues gained from renting spaces
Congestion on the edge of the site, near car park
We estimate this would cost £1.1 million and be funded through Initially, new jobs will be low paid/voluntary work External connection growth; bringing visitors, firms
Requires full community support to run councils Project 3: Unique character, good legibility & public realm
Section 106 provisions.
and initiatives Car Lite Development Healthier, active lifestyle for locals
Bridges:
The cost of two new bridges at the HW-FI link and main street hub
Support the growth of creative industries
should be around £4-5m based on ODA costings for other bridges Continuing & changing public art displays
being delivered in the Park (improvements to Eastways bridge are Improved integration between HW and FI
being delivered by Hackney Council). This would come from the Cost: £7.2-8.2million Enhance public realm
Funding non profit art installations Project 4: Make the waterways functional and
LTGDC budget under the Olympic arc programme.
Creative community excludes others in Gateways and Connections profitable
HWFI
Project 5: Affordable housing
Live-work units
Upgrading the live-work units to current standards should cost £2m Minimum 35% work live space
for 100 units based on average cost of £10-25k per unit. This is Cost: £2million Affordable for local and global
based on building costs and estimates from similar projects eg Informal units may not be able to artists
afford formalisation Attract students from nearby
Shoreditch Trust, Bow Arts Trust and would be funded by such a Minimal revenue from affordable
Project 5: colleges
trust. work space Housing Create high quality, affordable units

Funding 6-3-4
Evaluation and monitoring
Intervention KPI Baseline Outcome Success Criteria
Overview
Shorter Term Interventions

Delivery of 1.8ha Access to green space
New
Take-up of allotments by local No local allotments Health benefits (produce and activity)
Allotments Many projects fail because efforts are not made
residents Community interaction
to work out what the project should achieve
Percentage of occupied space
Local legacy before it is implemented. We don’t want to fall
Inward investment and multiplier effect into this trap. The following diagram shows the
Numbers of local residents using
IBC Olympics building supporting local businesses benefits we are expecting from our proposed
community space
Acquisition with no local use Increased entrepreneurial culture interventions - in line with our vision and core
Number of new SMEs
Increased social capital objectives - and how we will assess them.
Revenues earned
Revenues for community investment
Monitoring
Create local Footfall count Safe, busy and attractive environment Putting in place a monitoring strategy (to be
Inactive and very low footfall
Main Street Thriving local businesses Sustainable community (London Plan) managed by the Parish Council, with technical
support from the local authorities) should
Survey of local residents Increased community interaction and ensure an ongoing focus on key outcomes. It
Cycle mode share Parking on street minimising liveable streets will also provide a basis for review of the
‘Car-lite’
Walk mode share interactive space Reduced air pollutant emissions car-lite different interventions and potential adaptation
Interventions
Air quality 40% households without car Sustainable development – given the fast changing environment, it will
Public space audit Innovation and social enterprise be important to be able to respond to potential
changes, possible unexpected impacts and
Expand the creative industries
Art Number of local artists participating c1000 artists, many ‘informal’ new opportunities.
Inward investment
Installations ‘Health’ of creative sector studios,
Increased sense of place
Opportunity Costs
The emphasis on local legacy could inhibit the
Number of people using the waterways Opening up access to the waterways growth of private development which would
Boathouse Currently underused by locals bring more affluent people and potentially
for recreational use Value generation and revenue
greater investment into the area. However, a
Number of people enrolled in evening pure market approach would likely involve the
Up-skilling and reduced unemployment importation of wealth and exporting of
Community classes High unemployment and low
Access to new opportunities outside of disadvantage rather than delivering real or
Centre Increase in qualifications and skills based
the HWFI lasting benefits locally. In Fish Island, this type
employment
Enhancing of gated development has already begun with
connections Increased access to services and some new residential blocks, which are
ATOS (access to services) levels (TfL) High severance unaffordable for locals and exclude parts of the
(bridges, facilities car-lite
Footfall levels along key routes and low legibility waterways to the public.
improved Improved quality of life
routes, etc)
It could also be argued that the spaces and
Access to affordable housing for low buildings which we propose to use for
Retention of Number of social housing units
Good existing stock income groups allotments and Work-Live Units at affordable
social housing Mix of income levels in area
Social mix rents, could be better used for higher value
Expand the creative industries uses. However, our focus is on ensuring a
Longer Term Interventions

35% affordable work/live units in new local legacy and a thriving and sustainable
Many informal units and Income generation in area
Work:live units development mixed community. We believe our proposals
increasing rents Inward investment
Size/’health’ of creative sector strike a balance between supporting economic
Mixed community
growth, enabling private development while
Public realm Public space audit Areas of degraded environment Integration of communities and space ensuring that local communities are not merely
improvements Survey of local residents & little open space in area itself Safe and attractive environment displaced and making the most of the assets
that the area has for the wider benefit of all.
Our approach is not prescriptive - if there are
Station Increased accessibility and access to
other proposals for spaces, which meet with
improvements Currently high reliance on buses, wider opportunities
PTAL local requirements and capitalise on
and potential lower commuting rates Use of sustainable transport modes car-lite
opportunities they will be reviewed.
DLR link Opportunities for local businesses

Evaluation and monitoring 6-4-1
Evaluation and monitoring
1 2 car-lite
3 4 5
Cost: Cost: Cost: Cost: Cost:

£33.3 million £10.5 -13.1m £14.4 million £7.2-8.2million £2million
Benefits: Benefits: Benefits: Benefits: Benefits:
Generation of revenue from commercial rent Increased footfall and viability of businesses Create a sustainable and active way of living Improve access to opportunities and services Retention of access to affordable housing
Multiplier effect within local area Inward investment / opportunities for local Revenues gained from renting car park beyond the area Delivery of additional affordable and high
Supporting the local growth of SMEs business spaces commercially Increase walkability – cheapest transport quality work live space
Building professional and social networks Provision of some local services, functions External connections; option Help retain existing communities and attract
Local Legacy and amenities Unique character, good legibility & public Support the growth of creative industries further entrepreneurs
Increased skills; community engagement; Training and education facilities to upskill realm - attract visitors and firms Continuing & changing public art displays – Support the growth of creative industries
decreased unemployment levels Clean, safe public realm – renewed sense of place and interest
perception of HWFI Improved integration between HW and FI
Integration of the different parts of the area Enhanced public realm and quality of life
Added value to the existing character and Open up the waterways for wider use and
culture of the area (eg Hackney Pearl Café, social enterprise opportunities
which employs many local artists) Community spaces and interaction
Risks: Risks: Risks: Risks: Risks:

Community Trust will be in debt for a while; Priced out by corporates; services cater to Scepticism; lifestyle changes for the local Creative identity excludes others in HWFI; Lack of trust in amnesty; viability concerns
Government will not profit from the purchase only some communities community; business concerns; requires expenditure on art seen as ‘frivolous’ from developers; catering to limited sectors
of the IBC or directly recoup investment; More community support to run; initial small scale of population
affluent bodies may buy it and use in a
different way.
Mitigations:
Mitigations: Mitigations: Mitigations: Mitigations: Engagement with residents and community
Sound business case for CDT; commercial Negotiation with landlords for local business Enable access to car club / delivery facilities Local stakeholders to provide resource and groups; work with experienced and
expertise within the Trust; emphasis of local access/space; support for social enterprises; etc to support daily needs; maintain access aid future development / maintenance of specialised partners; retention of social
legacy / lobbying; requirement for function to use of local development for businesses; engage local businesses and these; involvement of local school etc housing stock and family units in area;
relate to and benefit our site orders/neighbourhood development orders to residents’ groups; demonstrate practical consider opportunities for adaptable housing
shape uses benefits (eg playspace for children) self / other types of provision within particular
sustaining business model; use income developments
generated to grow the scheme; relatively high
number of households without car currently;
Conclusion  The largest element is not about building something new but about ensuring an on-going use and legacy for the
Our success criteria are extremely important – we are not proposing to intervene just for the sake of it. It is clear that both Olympic buildings that may otherwise be White Elephants
physical and social access to facilities, homes and employment are key to our vision and we want to support lifestyle  Other interventions are also about retaining existing assets eg social housing, live:work units, which represents
changes to ensure the long terms sustainability of the area (and London more widely). We have thus geared our good value for money, and also is positive in environmental terms
proposals to achieve these aims. We are conscious that in the current economic climate, we will need to phase our  While some of the benefits are difficult to quantify or monetise, we are clear that they have value eg high quality
approach with eg more aspirational public realm schemes awaiting the appropriate context. space; continued access to affordable homes – not only in terms of quality of life and social justice but also in
But for some interventions we cannot afford to wait – the Olympics legacy must be secured before it is too late. While our economic terms with access to labour and quality of place important for businesses
proposals have relatively high financial costs, we believe they represent excellent value for money and are deliverable:  We are confident that with such an active community already in HWFI, there will be the necessary community
support and active participation to make the proposals a success
 The interventions are sustainable – many are self financing over time and we are establishing viable structures
which can continue to support the programmes being put in place, monitor outcomes and identify new and
further opportunities.

Evaluation and monitoring 6-4-2
Conclusion
Final Word
There was a massive outpouring of national joy when it was announced that London had
won host city status for the 2012 Olympic Games. Enthusiasm soon dissipated, however,
particularly among the people who could have the most to benefit from the changes.
Scepticism about legacy is rife. We think this is because authorities have been so busy
with delivering the Games on time that they have forgotten about the equally detailed
plans needed to ensure a local legacy. Our proposals remedy that. Our delivery
mechanisms are geared to handing over responsibility for the daily running of many of
our interventions to the community who will benefit from them. They are also geared to
allowing the community to gain financially from the Olympic facilities and the anticipated
increase in land values through the Wick Development Trust. The area already boasts
a real sense of identity, but it is a somewhat divided community (between newcomers
and older residents) and it lacks a place for coming together. Our interventions would
change that by creating a hub that serves many purposes. It will bind Hackney Wick and
Fish Island together, and it offers potential for small-scale leisure, retail and business
activity, as well as being a multi-modal transport hub. We hope this will give the
community the momentum its need to take responsibility for the delivery of many of these
proposals which will make HWFI a vibrant, dynamic community attracting investment
from wider afield.
But successful communities are more than just about economic gain and political power:
they are also about meeting the challenge of sustainability. We are anticipating that
greater affluence will mean that an area with one of the lowest rates of car ownership in
London will take to the motorcar, which is exactly the opposite of what successful cities
and communities should be aiming for today. That’s why we have spent so much effort
drawing up detailed proposals for a car-lite community. We think our other proposals will
generate enough goodwill for people to give these initiatives a chance, and once they do
so, we are convinced they will realise that limiting reliance on the motorcar is the best
strategy not only for the community, but also for them as individuals. If we seize the
momentum, we think the people of HWFI will be cheering as loudly during the Games in
2012 as the crowds in Trafalgar Square when this whole process began.

Conclusion 6-5-1
Bibliography
Fleming T, 2010, ‘Hackney Wick Fish Island Creative Economy Growth Options Final Report’, http://www.ltgdc.org.uk/pdf/HWFI_TFCC_final_report_21.04.pdf
Francis. M, Sept 2010, ‘Core Strategy 2025, Development Plan Documents’, LBTH
Hodson. J, 2010, ‘Core Strategy- Hackney Strategic Planning Policies 2010-2025’, LBH
Johnson. B, 2009, ‘Spatial Development Strategy for Greater London’
LBH, 2007, ‘A profile of Wick Ward’, : http://www.invest-in-hackney.org/files/uploads/wick-ward-profile.pdf
LBH, 2010, ‘Economic Development Strategy for Hackney Consultation Draft’

http://www.hackney.gov.uk/Assets/Documents/EDS-consultation-version.pdf
LBH, 2010, ‘Economy Borough Profile’, http://www.hackney.gov.uk/Assets/Documents/hackney-economy.pdf
LBH, 2006, ‘E9 area guide’, http://www.mouseprice.com/area-guide/E9/Hackney
LBH, 2010, ‘Hackney Key Facts & Figures’, Strategic Policy & Research Team, http://www.teamhackney.org/facts-and-figures_hackney.pdf
LBH, 2010, ‘Hackney Wick Area Action Plan’
LBH, 2010, ‘Local Development Framework’
LBH, 2010, ‘Masterplan Phase 1’, http://www.hackney.gov.uk/Assets/Documents/Hackney-Wick-Phase-1-AAP.pdf
LBH, 2010, ‘Upturn Support for Individuals’, Employers and Businesses’, http://www.teamhackney.org/upturn_leaflet.pdf
LBTH, 2009, ‘Fish Island A Rationale for Regeneration’, Evidence Base, www.towerhamlets.gov.uk/
LBTH, 2010, ‘Fish Island Area Action Plan – Sustainability Appraisal Scoping Report’, www.towerhamlets.gov.uk/
LBTH, 2003, ‘Tower Hamlets Air Quality Action Plan’,

http://www.towerhamlets.gov.uk/lgsl/401-450/413_air_quality/reports.aspx
LBTH, 2010, ‘Tower Hamlets statistics on Bow East and Bow West wards’, http://www.onetowerhamlets.net/your_local_area/your_lap/lap_5.aspx
Songdo IBD, 2010, ‘Masterplan: Canal Walk, Fact sheet’
TGDC, 2010, ‘Hackney Wick and Fish Island: Vision & Objectives’
TGDC, 2010, ‘Hackney Wick and Fish Island Regeneration: Vision and Objectives’, http://www.ltgdc.org.uk/pdf/HWFI%20Vision_100201_Final_low_res.pdf
TGDC, 2010, ‘Planning Obligations Community Benefit Strategy – Revised’, http://www.ltgdc.org.uk/pdf/POCBS%20Revised%20July%202010%20Final.pdf
Wiiliams, S, 2011, ‘Face to Face Interview with Simone Williams’,GLA

GROUP06: Emma Vandore, Lucinda Turner, Selina Hotwani, Sangbae Lee & Anri Makino Bibliography 6-6-1
Bibliography
Websites
Parts Addresses
Blogs in HWFI http://hackneywick.blogspot.com/
http://www.formanandfield.com/blog/category/formans-fish-island-2/
Community Centre in HW http://hackneywickcentre.co.uk/
http://www.london.gov.uk/streettrees/
Haringay’s Adult Learning Services: http://www.haringey.gov.uk/index/jobs_and_training/hals/whatishals.htm
Community Council http://hackneycitizen.co.uk/2011/02/03/plans-afoot-for-london-fields-community-council/

http://londonfieldscouncil.org.uk/?page_id=2
http://www.queensparkforum.org/blog.php/category/campaign-for-queens-park/
http://www.economist.com/node/18184314
http://www.guardian.co.uk/society/2010/dec/01/parish-councils-gain-more-powers
Community Interest Company www.cicregulator.gov.uk/
http://www.businesslink.gov.uk/bdotg/action/detail?itemId=1077476109&type=RESOURCES
Community Trust http://www.shoreditchtrust.org.uk/
http://www.dta.org.uk/
http://www.legislation.gov.uk/ukpga/2008/17/contents
http://www.communities.gov.uk/documents/housing/pdf/1310666.pdf
http://www.parliament.uk/briefingpapers/commons/lib/research/briefings/snsp-04903.pdf
Drift http://www.drift-london.co.uk/about-us/
Environment Agency http://www.environment-agency.gov.uk/research/library/publications/103321.aspx
Environment Forum in Hackney, 2007 http://www.clubplan.org/cms/page.asp?org=2673&name=parksandopenspaces
Galleries http://www.elevatorgallery.co.uk/
http://portal.stourspace.co.uk/
http://www.estatesgazette.com/blogs/london-residential-research/2010/02/came-across-this-picture-below.html
Olympic groups http://www.citymayors.com/development/olympics2012-east-london.html
http://www.gamesmonitor.org.uk/

Bibliography 6-6-2
Bibliography
http://www.london.gov.uk/blog/why-london-olympics-mean-business
Olympic Trust Legacy Company investment prospectus http://www.legacycompany.co.uk//investment-opportunities/the-venues/press-and-broadcast-centres/

Parkopedia http://en.parkopedia.co.uk/parking/carpark/stratford_multi_storey/e15/stratford/
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http://www.the59club.org.uk/menu_page.html
The Fourth Plinth http://www.london.gov.uk/fourthplinth/content/about-programme

The Hackney Pearl café http://thehackneypearl.com/timeout-com-and-the-hackney-citizen/
This is London http://www.thisislondon.co.uk/lifestyle/article-23811499-life-on-the-olympic-fringe.do
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Fringe Benefits: A Regeneration Project For Hackney Wick and Fish Island

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Fringe Benefits: A Regeneration Project For Hackney Wick and Fish Island

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A Local Legacy for

Hackney Wick and Fish Island

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

Strategy Funding & Delivery Mechanisms

Project 1: Secure community use for the International Broadcast Centre

Project 4: Gateways/ Connections

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

2. Hackney Wick around the station

4. Fish Island below Hertford Canal

3 & 5. Olympic Legacy site

6. Fish Island South

Hackney Wick & Fish Island Regeneration

Leabank Residential Square

Unused industrial factory on Fish Island

Unused Café located by Hackney Wick Station

Counter Café on Fish Island

Hackney Wick & Fish Island Regeneration

Heritage and conservation areas

The buildings in Hackney Wick and Fish Island are

There is currently a large amount of studio space

Hackney Wick & Fish Island Regeneration

Land values are likely to increase significantly: in Barcelona, from

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

There have been significant quality and capacity improvements incorporating

Hackney Wick 2007/8 Pudding Mill 2008/9

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

Informal live:work provision Tenure

Private rented 23% 20% 13%

Terraced ￡435,445 ￡309,091 ￡127,378

Maisonette/Flat ￡303,750 ￡303,346 ￡154,576

All ￡359,679 ￡338,027 ￡166,072

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

The area is characterised by

 Low levels of home ownership

Poverty and Deprivation

Crime and Safety

Hackney Wick & Fish Island Regeneration

H. Forman & Son, a 100 year old family business

Economic profile Employment

Hackney Wick & Fish Island Regeneration

The muf study refers to international precedents for intervention to

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

Hackney Wick & Fish Island Regeneration

Area Action Plans (AAP) The Mayor’s Vision

Hackney Wick & Fish Island Regeneration

Encouraging local diversity & value Enhancing quality of place + connections

Hackney Wick & Fish Island Regeneration

This box shows the key criteria used to develop the

Hackney Wick & Fish Island Regeneration

The proposed masterplan shows how we

Our main intervention is the purchase of

The proposed hub is clearly at the heart

Finally, you can see how we will attempt