Read More About Bloods And Needles Academy

Royal Docks: How the arrival of the Elizabeth Line is transformational

Excel’s CEO on the myriad benefits Crossrail brings both to the events venue and London as a whole

Jeremy Rees says the Elizabeth Line will have a huge impact on Excel
Jeremy Rees says the Elizabeth Line will have a huge impact on Excel

Subscribe to Wharf Life’s weekly newsletter here

On my way to interview Excel CEO Jeremy Rees, I caught the DLR to Custom House. Despite it being mid-morning, it was packed.

Not quite rush hour, but filled with smartly dressed people, lanyards and passes hung round their necks.

The Royal Docks’ vast events venue had 11 shows on last week and the infrastructure was showing signs of strain. 

With the arrival of Crossrail, that may have been the last time I use the DLR to make that trip.

The Elizabeth Line’s slick new service offers alternatives that make some routes on public transport completely redundant.

No longer will those in Canary Wharf trundle on little red robot trains through Blackwall, East India, Canning Town and Royal Victoria to get to Excel. 

Something lost, but so much gained. Crossrail will have an enormous impact on London as a whole, but its launch – even in its current, limited form where it operates as three distinct railways – will especially be felt in east and south-east London.

Here prosperity has followed connection – the Jubilee line extension delivered the fillip necessary for Canary Wharf to flourish and Stratford to take off after the 2012 Olympics.

Now the purple thread of rapid rail will pull Abbey Wood, Thamesmead, Woolwich and the northern strip of the Royal Docks right into central London.

All will be connected to the Wharf as never before, knitting these areas together to bring change and opportunity, as space is distorted and journey times to west central London are cut dramatically.

This is the dawn of a new chapter and, perhaps, few are as well placed to ask what might be written in it as Jeremy Rees, given its myriad benefits to Excel’s operation.

“Crossrail answers one of the very large questions in the capital, which is: ‘How do you get from west London to east London with as little friction as possible in a comfortable environment, at a sensible price?” he said.

Custom house is about three minutes from Canary Wharf via Crossrail
Custom house is about three minutes from Canary Wharf via Crossrail

“From our customers’ perspective, they’re really excited about it, because while they’ve run successful events, exhibitions, conferences and corporate events, there was that element of friction.

“Much of our audience is international, largely flying in through Heathrow and the Elizabeth Line very dramatically reduces the time it takes to get to Excel.

“In the past, delegates will have paid for taxis that might have taken anything from two to three hours to get to the venue. When direct services begin, that will be cut to a little over 40 minutes. 

“So, theoretically, that means people can spend that time trading, engaging and talking with their prospective customers at the venue.

“That’s quite an interesting prospect – if you extrapolate the figures based on the million visitors who came to Excel in 2019, with 90% coming through Heathrow, that’s 900,000 people spending an extra two hours here, which is 1.8million meeting hours.

“That’s an awful lot of engagement with committed people who have come from abroad to attend an event.”

It’s tempting, when writing about Crossrail, to simply descend into stats. The line brings 68% more people within 45 minutes of Excel and a massive 9.2million to within two hours of the venue, for example.

Similar stories about other organisations will be written across London, of course. But equally important will be the psychological impact.

“A very large amount of decision making in the industry is based on an emotional response,” said Jeremy. “Where there was travel friction that people may have worried about, that has been eliminated.

“This is why Crossrail is a truly exciting, amazing project. London was already an incredibly strong proposition relative to other top tier cities around the world and this opening really gives us an opportunity to shine a light on what we have to offer.

“People will be able to move very quickly and easily – suddenly Excel is Canary Wharf’s exhibition and convention centre – it’s a few minutes away, less than the time it takes to walk the length of the venue.

“If you think what that means, are we also now able to fulfil that role for Whitechapel, Tottenham Court Road, Farringdon, Liverpool Street and Paddington?

“I think it will drive a different type of audience for us too – people who are time-poor for whom popping across London used to be too much, but who can now make a one-hour trip to deliver a keynote presentation because it’s only 10 or 15 minutes on the Elizabeth Line.

“We’re expecting a boost in the seniority of visitors, and for people to stay at events longer.

“All of this adds yet another layer of value, demonstrably proving internationally that London is a great proposition, and that investment in infrastructure is really important.

“It’s something the Mayor Of London has advocated for and pushed, and it’s a huge credit to TfL for pushing this forward, as well as the Government for being supportive.

Connected like never before - Excel in Royal Docks
Connected like never before – Excel in Royal Docks

“The great challenge that London has is that it’s in a very competitive marketplace internationally, and, in order to continue to thrive and not just survive, we need to continue to invest in our infrastructure, to enhance our product, to underline why we’re a great place to live, engage, work, invest and base your business.

“It’s a great place for events because we’re surrounded by leading businesses in IT, insurance, finance, pharma and life sciences.

“Making Excel really easy to get to for these people means the shows we host will be even more successful, creating a virtuous circle as greater numbers of people will want to come to London. Crossrail is a big shot in the arm for business – we expect our audiences to increase between 10%- 20%.”

Locally, it’s relatively simple to join the dots. The Elizabeth Line will have the obvious impact of improving connectivity for those living in Royal Docks and along the rest of the line.

But the expected transformational benefit on businesses based close to Custom House should also deliver jobs, activity and focus.

Those extra visitors will need services – firms that depend on footfall can expect a significant boost and that means jobs, fresh openings and development.

Excel itself is embarking on a huge expansion to its east to provide an extra 25,000sq m of event space, increasing the venue’s overall floorspace by 25%.

“From the perspective of our owner – Abu Dhabi National Exhibitions Company – Crossrail forms a really important pillar in our investment in that extension,” said Jeremy.

“To the question: ‘Is London, the Government and business investing in transportation infrastructure?’, the answer is a resounding: ‘Yes’.

“So we’re playing our part by investing and enhancing our facilities to make us more attractive as a cultural asset and maximise everyone’s experience when they come to visit our capital. It really adds to what is already a compelling proposition and it’s going to be great for the Royal Docks.

“The Elizabeth Line will help create social mobility and opportunity as businesses here open, grow and expand. It also transforms where people can live in terms of their commute to places like Excel, Canary Wharf and Paddington.

“It’s also going to create competitiveness around the hotel proposition here, given the easy access to other parts of London.”

There’s also a story to be told about sustainability. Jeremy said Crossrail’s ability to join up areas of London could mean those travelling internationally for business would be more likely to spend longer in the capital rather than taking trips to multiple destinations.

“Aside from the boost to public sector travel, which is great for the environment, for international delegates, the reduction in travel friction the Elizabeth Line brings means you can connect to the wider ecosystem more easily,” he said.

“You can be at an amazing seminar at Excel and a couple of workshops in the morning, then whizz to Tottenham Court Road for a spectacular lunch and be back in an hour and 10 minutes for your afternoon.

“That’s got to be more compelling than being in one place at one time. London is getting to grips with the question of how you square off trying to drive a large amount of international business and tourism with the carbon impact that has.

“One of the solutions to that will be creating carbon avoidance, which means doing a lot on a single trip to London and then leaving.

“That’s interesting for the capital because, if you’re travelling to second, third or fourth tier cities, you’re likely to only be able to do one thing before you have to fly somewhere else.

“In London, you can easily combine meetings with cultural experiences, perhaps with the whole family but only travelling once, probably saving six or seven trips elsewhere and so creating a carbon deficit.”

Read more: Discover the arts boom Woolwich Works is delivering

Read Wharf Life’s e-edition here

Subscribe to Wharf Life’s weekly newsletter here

- Jon Massey is co-founder and editorial director of Wharf Life and writes about a wide range of subjects in Canary Wharf, Docklands and east London - contact via jon.massey@wharf-life.com
Subscribe To Wharf Life

Property: How Canary Wharf-based Impact Capital Group is set to transform Romford

Developer’s eco-friendly plans win approval for former ice rink site next to Queen’s Hospital

Rom Valley Gardens is set to be built next to Queen's Hospital
Rom Valley Gardens is set to be built next to Queen’s Hospital

Subscribe to Wharf Life’s weekly newsletter here

“Mega, mega, mega going back to Romford” sang Underworld vocalist Karl Hyde on 1996 hit single Born Slippy, made famous by its inclusion on the soundtrack of Danny Boyle’s film adaptation of Trainspotting.

Its lyrics paint an abstract picture of the travails of journeying home to the Havering town from the point of view of an overly-inebriated narrator who’s just rolled out of a pub somewhere near Tottenham Court Road.

Fast forward 26 years, though, and not only is travelling from Soho and other parts of London to Romford set to get much quicker, it’s an area that’s experiencing a degree of mega change.

The opening of Crossrail’s central and eastern section – rumoured to be happening in May – will not only mean direct connections to Tottenham Court Road but also radically shortened journey times to whole swathes of the capital including Canary Wharf.

That’s something, presumably, the founder and CEO of One Canada Square-based Impact Capital Group, Robert Whitton, is looking forward to.

In addition to being born and raised in Romford, he’s created a company that is part of that change.

Impact Capital recently won planning permission from Havering Council to build the best part of 1,000 homes on the site of a former ice rink within walking distance of the town’s Crossrail station.

“I used to go skating there and I remember watching the Romford Raiders ice hockey team play,” said Robert. “I also used to take my children there to use the facilities.”

Artificial slippiness at the site – a piece of land encircled by Rom Valley Way adjacent to Queen’s Hospital – came to an end around a decade ago when the rink was demolished and another opened elsewhere in the town.

For the past nine years, various plans have been tabled for the area’s regeneration, culminating in Impact’s successful application.

While approval from the Greater London Authority and a Section 106 agreement remain outstanding, the hope is to break ground on what will become Rom Valley Gardens by the end of the year.

Impact Capital Group founder and CEO Robert Whitton
Impact Capital Group founder and CEO Robert Whitton

“The proposed scheme will see 972 homes built as well as 223 care units for later living or residential care, a medical centre, retail and cafe spaces, gym facilities and other amenities.

Impact’s intention is to use its modular construction factory to deliver much of the development, which will have a strong focus on sustainability.

“It feels good to have reached this point – there’s a lot of support for it,” said Robert.

“When it does come forward people will be very pleasantly surprised, because we are trying to do something that’s very different.

“It’s not going to be an ordinary development – we are looking for this to be a zero-carbon development, pushing the boundaries and looking for new concepts like inter-generational living and creating a real sense of place and community.

“That’s why we’ve included a lot of additional provision for these things within the plans, which we didn’t have to do, but wanted to.

“There will be facilities, both for residents and other community groups – an indoor gym and an outdoor gym and a big public square, where we hope to hold big outdoor events.

“There are residents’ lounges and a mixture of public and private open spaces to create a real neighbourhood – in many ways an urban village.

“We’ve put in there what is now termed ‘independent living’ with extra care provisioning, which is a great concept – it’s the idea of integrating that within a larger development, which will have elements that will also attract younger people, such as the private rental homes, and larger units for families. We want that whole mix of generations.

“I don’t live very far from it now, and have lots of friends and family who live in the area, so it’s very much my home town. It’s a great honour and privilege to be able to bring forward such a transformational project as this.”

An artist's impression of how Rom Valley Gardens will look when work is completed
An artist’s impression of how Rom Valley Gardens will look when work is completed

Robert said Impact, which will manage the development in perpetuity once it is built, would use its factory in Peterborough to ensure a high level of quality control in the building process, helping it deliver on its eco-friendly ambitions for the project.

“Construction and the built environment are the biggest polluters in the world, so we want to have a neutral footprint in delivering this neighbourhood,” he said.

“That way everyone living there will know this new neighbourhood doesn’t have a negative effect on the environment at large.

“They will also notice their energy bills are very, very low – the buildings will be firmly thermal-efficient with double or triple glazing and we’ll be making use of renewable energy.

“Because they’re built in a controlled factory environment, we can get the air-tightness of those units much better than traditional construction methods, and speed up the time it takes to get the project built.”

The development’s proximity to Queen’s Hospital – something that will be particularly beneficial to its older residents – is also an important element in its delivery.

“Included in the plans is a 3,000sq m diagnostic centre for the hospital,” said Robert.

“Timing for that is dependent on agreement with them, but that’s great for local residents.

“The hospital has also told us it has big issues with recruitment and retention, so having housing and facilities close to it will be good to help address that.

“Havering Council will work with the NHS so key workers can get prioritisation within the social housing element.”

For Wharfers interested in spotting trains – estimates vary, but Elizabeth line services could cut the commute from Romford to Canary Wharf by about 16 minutes per journey – more than half an hour a day, or two and a half hours per week.

Oh, and incidentally, Born Slippy was named after a racing Greyhound that members of Underworld once watched run in Romford – mega.

Read more: How Velocity is set to trial its revolutionary toilet on the Isle Of Dogs

Read Wharf Life’s e-edition here

Subscribe to Wharf Life’s weekly newsletter here

Subscribe To Wharf Life

Thamesmead: How Peabody’s Southmere scheme is transforming Abbey Wood

Housing Association has 30-year plan to refresh a massive slice of London connected to Crossrail

An artist’s impression of Peabody’s Southmere Village

Subscribe to Wharf Life’s weekly newsletter here

A t present, the journey from Canary Wharf to Abbey Wood takes a little over 40 minutes.

The various Frankenstein options available involve much chopping and changing – the Jubilee line, the DLR, the 486 bus and Thameslink can all come into the equation. It’s anything but direct.

But, if the seers are to be believed, all that’s about to change. When Elizabeth line services start running (perhaps as early as March, if the optimists have it right), Abbey Wood is set to be the end of the line for Crossrail’s central and eastern section.

That will put it squarely in touch with a whole swathe of central London, which is currently much trickier to travel to. The Wharf itself is expected to be around 11 minutes’ ride on a single train.

Why does this matter? Effective transportation is the lifeblood of regeneration. In east London, this is best demonstrated by Canary Wharf itself, which struggled as a project until the Jubilee line extension arrived.

What such connections mean for residential areas is possibility – the ability to rapidly access different parts of the city and the things they offer makes living in an area a richer experience.

It’s also a two-way street. Visitors come back the other way, further enlivening a place and befitting its residents.

Peabody’s Matt Foulis at the Southmere marketing suite – image Matt Grayson

No wonder Matt Foulis of Peabody is smiling. London’s oldest housing association took over ownership of Thamesmead, served by Abbey Wood to the south, in 2014 and has a 30-year plan to regenerate the area.

But as project director, Matt’s enthusiasm isn’t drawn solely from the opportunities Crossrail will bring.

It’s because he already knows what the area has to offer and can see how it will continue to develop over the course of the next three decades.

“We are under way on a the delivery of around 20,000 homes at Thamesmead,” he said.

“We completed our first development – The Reach – a couple of years ago, we’ve just started on a site at Plumstead in partnership with Berkeley and we are currently delivering what we’re calling Southmere Village – phase one of our regeneration of south Thamesmead near Abbey Wood station.”

When completed, Southmere will see 1,600 homes built across four sites close to Crossrail, new public space in the form of Cygnet Square and The Nest – a library and community centre – as well as commercial space for shops, restaurants and bars.

The scheme offers a mixture of properties available for social rent or to buy either on a shared ownership basis or via private sale. Residential blocks Starling Court and Kestrel Court are due to complete in the coming months, with strong sales reported. 

A collection of one, two and three-bedroom shared ownership properties is set to launch at Crane Court on February 12.

An artist’s impression of Peabody’s Southmere Village

Matt said: “Our properties have sold really well – I think people are really buying into the wider vision for Thamesmead.

“Over the last two years in particular, everybody has woken up to the importance of green space and proximity to water and the impact they can have on your life, your health and your wellbeing.

“That’s what we have here – Thamesmead has five artificial lakes with Southmere the biggest and they’re connected by a network of canals.

“They were designed as a surface drainage system but it means we have these fantastic assets that people can enjoy, surrounded by really impressive green spaces.

“Peabody owns, operates and manages all of these areas so we’ve got overall control of everything that’s going on in the area and that has a real impact for not only the people we’re trying to bring to the area, but also existing residents.”

Beyond the infrastructure, Peabody is also working to boost the cultural capital of Thamesmead, perhaps best known for its Brutalist architecture.

This served as a backdrop to Stanley Kubrick’s dystopian cinematic nightmare A Clockwork Orange and, more recently, in the music video for The Libertines’ What Became Of The Likely Lads.

A show apartment at the development

Matt said: “We’ve got a huge programme that we’ve been operating for the last four or five years.

“That includes things like a regular one-day festival curated by local residents in Southmere Park, which attracted 6,500 visitors last year.

“People who may never have heard about the area or visited it are starting to hear about it and it’s starting to draw people in, which has been fantastic.

“We’ve also set up a culture forum so people living here can help shape what goes on locally.

“That’s grown and grown – we’ve supported theatre productions and a live performance of the film Beautiful Thing, which was made in Thamesmead a few years back.

“It’s these sort of things we want to do – grass-roots, community-led projects that are really accessible. 

“We’ve had dance troupes, drummers and gymnasts perform in housing estates – things that are visual and tangible that people from all backgrounds, young and old, can really enjoy.

“This year we have a project called Fields Of Everywhen, which will see two artists inflate and fly an enormous hot air balloon made from tapestries that capture the personal stories of local residents.

“They spent two years working on it and finding out what makes Thamesmead tick. These activities are being driven by Peabody and we’re here for the long term.

“We expect there to be around £10billion of investment in Thamesmead over the course of the 30-year plan.

“For example, with funding from the Greater London Authority, we’ve refurbished a building called the Lakeside Centre on Southemere Lake to provide artists’ studios, a cafe, a training kitchen and a nursery – that’s being operated by Bow Arts. 

“Next to that we’ll shortly be letting a contract to build a boating and sailing centre to be run by the YMCA, which has operated on the lake for 30 years.

“It’s about making sure we’re providing amenities for everybody to enjoy with activities like kayaking, sailing and paddleboarding. 

“Eventually we’d really like to open up the canal systems so people can use them to move around Thamesmead in addition to the cycle routes and pavements.”

The shared ownership properties set to be released at Crane Court offer prospective buyers open-plan living areas, balconies and floor-to-ceiling windows in distinctive brick-clad blocks within easy walking distance of Abbey Wood station.

“They will be fantastic places to live,” said Matt. “We’ve tried to maximise views over the lake and newly built Cygnet Square where people will have all the amenities they need on hand.

“There’s car parking in secure courtyards under the blocks with podium gardens that are communal but for residents only.

“There will also be an on-site concierge service with a residents’ lounge that people can use to work from if they choose.

“Combine that with the restaurants and cafes, which will be opening around the square later this year, and that will give people  a lot of flexibility if they’re not going into the office.

“I’ve already seen people logging into the Wi-fi on seats around the lake with their coffee and doing the first two hours while sitting by the water.”

When investing in property, there’s also the future to think of and Peabody has big plans for the wider area including an extensive development to the north west of Southmere along the banks of the Thames.

There it hopes to attract an extension to the DLR across the river from Gallions Reach, further boosting local connectivity – not a bad time to get in on the ground.

Prices for shared ownership properties at Crane Court start at £91,500 for 30% of a one-bed, based on a full market value of £305,000.

Two and three-beds start at £118,500 and £153,000 respectively for the same proportion, based on full market values of £395,000 and £510,000.

Read more: Estate agency Alex Neil hails booming market

Read e-editions of Wharf Life’s print edition here

Subscribe to Wharf Life’s weekly newsletter here

Subscribe To Wharf Life

Canary Wharf: Exhibition at Crossrail Place celebrates Black Culture in Britian

Association Of Photographers and Canary Wharf Group display winning images in the Roof Garden

Kanika Carr from John Ferguson’s Black Suffolk series

Subscribe to Wharf Life’s weekly newsletter here

Nestled in the foliage of Crossrail Place Roof Garden, Wharfers can find a selection of images displayed to mark Black History Month.

The month-long exhibition is the result of an open contest by Canary Wharf Arts And Events and the Association Of Photographers for snappers to submit pictures that display the creativity, beauty and strength of the black community in Britain.

The best images have been selected and form the Black Culture In Britain photography exhibition now in place at Canary Wharf.

AOP communications coordinator Suzanne McDougall said: “When you have an amazing topic like this you have myriad possibilities – when you look at the work that’s been submitted you have so many experiences, so many voices coming together to tell very different stories that form part of a whole.

“The space is great for really looking at the boards displaying the work – seeing images at that scale is always very impactful.

“When you start to learn a little more about the person who has been photographed it’s very rewarding and I think revealing of how photography offers so many different routes to come at a particular topic.

“The images are beautifully positioned so you can take some time, walk through the roof garden, appreciate the work and be struck by the talent and diversity on display.

“It’s important to show photographs in spaces like this because people should have access to images. 

“It’s a reminder that the cities we live in are made up of people of lots of different cultures and backgrounds – having that exposure to different voices is always a really good thing. It stops people.”

Black Culture In Britain will be on display in Canary Wharf until October 31.

WINNER’S WORDS

Leroy Logan by Mark Harrison

Run as a competition, Black Culture In Britain comprises the gold and silver winners, selected from more than 200 entries by AOP For All, a group that strives to increase awareness of photographers of colour by making both them and their work more visible within the industry. It also includes work by six runners up.

Taking the top prize was Mark Harrison’s image of former Met Police officer and author Leroy Logan – recently the subject of one of Steve McQueen’s Small Axe films for the BBC.

Mark said: “I’ve been a photographer my whole life – shooting professionally for 32 years. I started working on the premise that I wanted to avoid a job that involved the same commute every day and that I probably couldn’t do anything else.

“In that time it’s gone from film to digital – from transparency, which was very difficult to use, to negative, which was easier and now digital, which is even easier – the biggest change has been in the element of professionalism. 

“That was because most people wouldn’t have had a clue how to shoot slide film whereas now everybody can shoot digitally because it does a lot of it for you.

“We can all produce good results, a few can produce brilliant results, but in the olden days nobody could produce anything unless they were a professional. The whole game has changed massively.”

Detail from Latoya Okuneye’s silver winning image

If you do something well you get asked to do more of it and I’ve always taken pictures of authors,” said Mark, who is based in Tunbridge Wells and has a varied career working for print publications as well as capturing images for TV shows and corporate clients. 

“The shot of Leroy I submitted was taken at the same shoot I did for his book cover.

“What happened was, I completed what they asked me to do and he had this incredible suit on, and I just wanted to do something separately for me.

“He had such an amazing presence – my assistant, who didn’t really know who he was, said: ‘My God that man has something’. 

“I asked him to stay an extra half hour, changed the lighting and tried to capture that intensity.

“He really liked it – I sent it to him afterwards, but it never got used and I kept it as my memento from that shoot. Everybody in the room talked about him for ages afterwards.

“He had extraordinary stories and the Small Axe film had just come out so his whole life had just been put on screen.

“We’ve stayed in touch ever since and I just think he’s quite something. He represents a lot about London, about changing times and how race has changed in my lifetime. To me he’s a symbol of lots of things. 

“In my game, anything to do with the AOP is hugely important – their contests are the gold standard of achievement. I submitted this image because this topic came up and I thought: ‘This is perfect’. I was absolutely staggered to have my image named the gold winner.

“I’m personally really thrilled – I’ve never won anything with the AOP before.

“One of the reasons I thought Leroy to be interesting as a submission was because I guessed most people would represent younger black culture. He’s had an incredible life, experienced terrible racism and he’s done so much.

“I’ve photographed many people of significance and I’ve never forgotten him – he’s very cool.”

Read e-editions of Wharf Life’s print edition here

Subscribe to Wharf Life’s weekly newsletter here

Subscribe To Wharf Life

Woolwich: Why Berkeley Homes continues to finesse Royal Arsenal Riverside scheme

Tweaks to Building 10 deliver greater access, commercial units and eight new properties to buy

Windsor Square under construction at Building 10
Windsor Square under construction at Building 10 – image Matt Grayson

Subscribe to Wharf Life’s weekly newsletter here

As the team from Berkeley Homes are leading me on a tour of the Building 10 site at its Royal Arsenal Riverside development, I spot an unexpected local resident. 

As the dwindling light of an autumnal Monday streams through the open roof of what will become a partially enclosed public square, it falls on the glossy, auburn coat of a fox.

He stops briefly to survey us in our hi-vis PPE, before disappearing off about his business, bushy tail bobbing behind him.

Foxes are deeply practical animals. Their intelligence and flexibility has seen them adapt with ease to increasingly built-up areas of London, becoming a common sight across the capital as they effortlessly tailor their lives and ambitions to the realities they encounter. They’re smart – and it pays off. 

Berkeley is similarly adaptive and pragmatic. It has to be. Instead of simply levelling the 88-acre Woolwich site and starting again – arguably the easier option – it’s made a consistent and conscious effort to preserve and celebrate the area’s heritage. 

That has meant refurbishing and reimagining existing structures and ensuring a flavour of Royal Arsenal’s sprawling operations – that at their peak saw 80,000 people employed locally in the manufacture of weapons and ammunition and supporting trades – remains.

Berkeley East Thames development director Julian Evans
Berkeley East Thames development director Julian Evans – image Matt Grayson

Working with older buildings, no matter how careful the preparations made, is unpredictable. Sometimes, until you get on site, the feel of the finished product is unclear. 

It’s also the case that developments take a long time and, sometimes, what was originally planned no longer suits the demands and desires of the people who will ultimately use it.

A certain amount of finessing is therefore to be expected and Berkeley’s latest proposal for Building 10 continues a process of tweaks made to the original scheme, which was approved in 2017.

That included plans for 18,800sq ft of commercial space split into seven units, which was increased to 34,600sq ft over 10 units in 2019 with the addition of mezzanine floors to spaces at the western end of the site and the introduction of a fresh access route out to Major Draper Square.

The original architectural model of Building 10
The original architectural model of Building 10 – image Matt Grayson

Berkeley East Thames development director Julian Evans said: “We continually think about whether we have the right solution in terms of the buildings we are developing.

 “We’ve recognised that the nature of the proposed commercial spaces underneath the new-build section of Building 10 is they are constrained by the historic arches, meaning they would be compromised to the point that, if we took them to market, they wouldn’t be attractive to potential tenants.

“The nature of retail, particularly, is about that frontage – that footfall. It’s understanding that visually, people need to be able to see that where a business is and what it does.

“So we reviewed the eastern large ground floor space and created something new – we’re proposing an atrium with four smaller commercial units that gives people a wonderful sightline through to an existing archway, which will connect out to the next phase of Royal Arsenal Riverside.

“This will create a link between the two, while also maintaining the ability to have smaller, modern but more prominent retail units that face outwards onto the street.”

An interior at the Building 10 show home
An interior at the Building 10 show home – image Matt Grayson

The new proposal keeps the total number of commercial units at 10, with a slight reduction in space on the 2019 proposal. It still represents an increase of 52% on the 2017 scheme and opens up the semi-enclosed square at both ends. 

“At the same time, this change means there’s an opportunity to create eight mews-style houses that we know people crave from what we’ve delivered on-site to date,” said Julian. 

“Buyers want something different. The properties would be set over two levels – they have the feel of a house and they’re quirky in their nature.

“The houses at Building 10 will also be homes people can both work and live in if they need to.

“What people have loved over the years is that the historic properties we’ve created at the development don’t exist anywhere else – they’re unique to this place. 

“It’s a really great proposal and, I think when we take all of the commercial units to market, it’s such an exciting space that they will be really well received.”

The change also plays into Berkeley’s strategy for fostering small business growth locally.

Head of social value Carolina Correia
Head of social value Carolina Correia – image Matt Grayson

The developer’s head of social value Carolina Correia said: “We’ve been very lucky to have been working with a number of micro businesses in the area who have expressed an interest in being on-site. 

“They recognise how interesting Royal Arsenal Riverside is as a proposition.

“We have a coffee cab that stays here from Tuesdays to Sundays. Then we have a rotation of different street foods.

“The plan is to create an arcade at Building 10, which will have some of these smaller commercial units, and it’s a great opportunity for some of these businesses to trade here. We’re also working hand in hand with Greenwich Cooperative Development Agency to provide training and mentorship so these businesses can grow to full commercial propositions.

Julian added: “This whole concept of incubating local businesses that start on a kitchen table and come to us, explain what they want to do and then get help, is what Berkeley has been doing from day one. This latest proposal is part of that.”

Building 10 comprises a new-build structure containing more than 110 apartments, alongside Windsor Square, a partially covered space that once formed part of the Carriage Works at Royal Arsenal.

The proposed eight new residential properties would range in size from one to three bedrooms and would feature double height spaces, first floor balconies, historic features, a split level layout and dual aspect living.

Prices for homes already on sale at Building 10 start at £470,000. One, two and three-bedroom properties are available. 

The building is located close to Woolwich Crossrail station which will offer direct services to Canary Wharf in seven minutes when trains start running in 2022.

A show home is available to view on-site. 

Read e-editions of Wharf Life’s print edition here

Subscribe to Wharf Life’s weekly newsletter here

Subscribe To Wharf Life