1 // CONTEXT

THAMESMEAD,STAKEHOLDERS,OBJECTIVES
Thamesmead spans between the London Borough of Bexley and Greenwich Council,
who are planning authorities as well as drivers of different London-wide initiatives and
programs. They each have authority over differentareas of Thamesmead and initiate
separate, as well as collaborative projects. Yet, in the past, this has been proven difficult
when it came to the holistic development of the areas.

Peabody bought most of the land in Thamesmead and thus, it can now be considered
another governing body over its development and maintainance. They are also the ones
which can and must assure a holistic development of Thamesmead.
CONTEXT
frameworks and facilitators

Thamesmead is undertaking major development

frameworks set by the differet local and national
bodies. The different stakeholders add layers of
plans and policy over a territory which is occupied
by infrastructure, individuals, communities and
neighbourhoods. My interest lies with the way in
which the governance split and overlays affect the
land use and value, the provision of hard and soft
infrastructure, as well as the maintenance of spaces.
 GREENWICH

With a number of Opportunity Areas throughout the borough, Greenwich is set

to make a significant contribution to London's housing with the second largest
housing target of all the boroughs- providing a minimum of 25.950 homes between
2011-2021. This will be aided by new Crossrail stations at Woolwich and Abbey
Wood, improved north-south links, and improved river access, including proposed
new river crossings.*

Source: Borough Strategies 2016 OPPORTUNITY AREA THAMESMEAD

 BEXLEY

Located at the border between London and Kent, in the heart of the Thames
Gateway, Bexley's family friendly, suburban character is routed in its large
amount or inter-war housing and significant areas of designated open space. Two
designated London Plan Opportunity Areas provide large opportunities and are
key drivers behind future growth opportunities. Recent evidence has shown that
there is potential for significant housing and employment growth, particularly in the
north of the borough. However the borough's existing infrastructure, in particular
transport infrastructure, will require significant investment to unlock this potential.*

Source: Borough Strategies 2016 OPPORTUNITY AREA THAMESMEAD

 numbers of sites in Housing Zone

13
homes within Housing Zone

2.826
affordable homes within Housing Zone

1.271 (41%)
GLA Investment

£82.530.000
Peabody Investment

£625.000.000
Other Investments
two linear parks, new high street,
station public realm, a library, school
places

image source: https://www.proctorandmatthews.com/news/proctor-and-matthews-appointed-thamesmead-regeneration-project-leader

Peabody
Ownership

As of 1 April 2014, the Peabody Group has incorporated Gallions, Trust Thamesmead
and Tilfen Land, meaning that it owns most of the land. Thus, Peabody became the
main partener of the two councils in the redevelopment of Thamesmead. Their role
is vital as they have to span their proposals and initiatives across the two different
councils, while providing and supporting the development of the necessar infra-
structure for Thamesmead's future prosperity.

ATTRACTIVENESS

PUBLIC FUNDA MAKE DEVELOPMENT MORE VIABLE

THE ARRIVAL OF CROSSRAIL

COMMITED AND ALLIGNED BOROUGHS

LONG TERM VISION

STRATEGIC INFRASTRUCTURE LARGELY IN PLACE

£1 BIL
LION
 REDEVELOPMENT COUNCIL

HOW DOES IT INFLUENCE THE PROVISION

SPLIT PRIVATE OWNERSHIP

OF HARD AND SOFT INFRASTRUCTURE?

(RE)DEVELOPMENTS
opportunity areas and the in-between

area of interest

West Thamesmead INDUSTRIAL ESTATE

AY
IDGEW
R
THE

CROSS RAIL

Griffin Manor Way Plumstead Highstreet

 The arrival of Cross Rail brings developments around both stations, these soon
becoming the new towns of Greenwich and Bexley. Peabody is the major stakeholder
in these new developments, particularly in the housing sectors, but there are others
such as the Sainsbury's by Abbey Wood Station and the Plumstead High Stret.

South Thamesmead

Opportunity &
Growth Areas
WHAT IS THE IN-B
IT WITHSTAND
PRESSURES FRO
BETWEEN AND CAN
REDEVELOPMENT
OM BOTH SIDES?
THE RIDGEWAY
a promenade through the industrial landscape

The Ridgeway is a 3.5 miles long pathway, running from Plumstead to Crossness. This is an elevated walk built
on the embankment that covers the Southern Outfall Sewer built in 1853 after an outbreak of cholera. It has been
documented in the past thorugh the lenses of landscape and bio-deversity, yet there is no record of the landscape it
looks upon. This working land, that one sees during a walk along the Ridgeway, is the focus of the next part of the
project, both as space and activities or program. A guidebook for the urban stroller has been prepared alongside this
project. For more information see 'Between two Opportunity Areas. A promenade through the industrial landscape".
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