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From development to community Barking Riverside: coming to life Smart money: investors and developers on why they are here Culture venture: heritage, space and value on the riverside

Barking and Dagenham

Issue 2 2013


Long Harbour originates and manages long-term assets for a range of institutional investors. The investments demonstrate fixed income and inflation linked characteristics suitable for liability driven investors Our funds include: A portfolio of UK residential freeholds which has grown to in excess of 25,000 units within two years, managed by HomeGround, a Long Harbour company A regeneration fund for Local Authority led housing initiatives A Private Rented Sector Partnership

Long Harbour’s regeneration vehicle has been engineered to aid development and regeneration of UK housing and infrastructure. In February 2012 Long Harbour was proud to have completed its first 100% privately funded affordable housing project with Barking and Dagenham. The project will deliver 477 affordable housing units at William Street Quarter and Eastern End of Thames View within Local Authority ownership.

T: 0207 723 8881


Executive editor: Siobhán Crozier head of design: Rachael Schofield Art Direction: Smallfury Designs contributing editors: Lucy Purdy, Sarah Herbert reporter: James Wood HeAd of business development: Paul Gussar business development manager: Shelley Cook prOduction assistants: Emily Corrigan Doyle Emma Gasson Office manager: Sue Mapara subscriptions manager: Simon Maxwell Managing director: Toby Fox

6 News

27 projects 

48 m  arkets

Update on the borough’s regeneration projects

A round-up of the main development projects – who is investing

Fact file – a summary of statistics and information about the borough

10 Barking 36 turas riverside From masterplans to communities, London’s newest neighbourhood is coming to life

Barking and Dagenham Council is participating in a European research project on biodiversity – and bee colonies are benefiting

17 transport


Investment delivers 21st century bus services – and Crossrail for Chadwell Heath

We look at the latest major developments in the awardwinning heart of Barking

24 map What’s going on – and where it is happening. We locate significant regeneration projects and key developments

51 education and skills

Printed by: Bishops Printers

From rising attainment in schools to the brand new Technical Skills Academy, young people are gaining the skills employers need

Published by: 3Fox International Ltd 375 Kennington Lane, London SE11 5QY T: 020 7978 6840

55 cultural industries

For Barking and Dagenham Council David Harley Town Hall 1 Town Square Barking IG11 7LU

Heritage buildings transformed – the Creative Industries Quarter offers great space to think – and at affordable rents

20 barking town centre

38 round table BOLD brings together developers, council chiefs and investors, who share their views on Barking and Dagenham’s potential

cover IMAGE: The Granary, Creative Industries Quarter IMAGES: Premier Inn, Adidas, Barking and Dagenham College, Sanofi, Bellway, Allford Hall Monaghan Morris, George Carey CoE primary school, Tim Crocker, Rooff, © 2009 The TEG Group PLC, Rick Mather Architects, Bouygues Development, Bellway Homes, UP! Barking, Christopher Duffy, Helen Bridges, Barking and Dagenham Council, van Heyningen and Haward Architects, David Tothill, SportHouse, Laing O’Rourke, LSIP, Crossrail, Paul Tait, Make:Good

Subscriptions and feedback: © 3Fox International Limited 2013. All material is ­strictly copyright and all rights are reserved. Reproduction in whole or in part without the written ­permission of 3Fox International Limited is strictly ­forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no ­responsibility for omissions or errors. The views expressed in this ­magazine are not ­necessarily those of 3Fox International Limited or Barking and Dagenham Council.


Delivering the borough’s aspirations for new schools with key delivery partners Jerram Falkus and Laing O’Rourke

• Delivering both traditional and bespoke modular solutions • Maintaining education continuity through the swift and timely delivery of schools • 3750 pupil places provided in the past 12 months • Passionate about providing local employment, training and apprenticeships • Creating a positive legacy through sustainable development For further information, please contact TPfL General Manager Peter Chappell:

Delivering the borough’s aspirations for new schools with key delivery partners Jerram Falkus and Laing O’Rourke

• Delivering both traditional and bespoke modular solutions • Maintaining education continuity through the swift and timely delivery of schools • 3750 pupil places provided in the past 12 months • Passionate about providing local employment, training and apprenticeships • Creating a positive legacy through sustainable development For further information, please contact TPfL General Manager Peter Chappell:


Boost to green industries

Extreme sports

SportHouse, the UK’s biggest sports club, set in 16 hectares of open parkland in Mayesbrook Park, has hosted an array of unusual and exciting sporting events. The England futsal team competed at the venue for a second time recently, taking on and is testimony to our confidence Turkey in a double London is set to become a in the benefits of co-located frontrunner for recycling, helped international, which organic waste technologies.“ largely by the construction of a drew big crowds. Natural organic fertiliser will £21 million organic waste facility It’s not just futsal be produced at the facility, which at Dagenham Dock. causing a stir. Hundreds is capable of processing 49,000 Mick Fishwick, chief executive of dancers found their tonnes of food and green waste a footing at the United of TEG Group, praised the year though anaerobic digestion development at Dagenham‘s Dance Organisation’s and in-vessel compositing. 24-ha London Sustainable South East Street Dance The scheme benefited from Industries Park (LSIP), which Championships and the includes London’s first anaerobic £11 million in Foresight Group London 2012 venue has funding into TEG Biogas, a special also hosted netball and digestion plant. purpose vehicle for constructing “We are delighted to have ultimate frisbee games. and operating the new plant. secured funding for our first The Foresight Environmental major project in the south-east. Fund allocated a £9 million grant, It is set to become a flagship operation for TEG and will make a backed by the London Green Fund significant contribution to London and launched by London mayor Boris Johnson in 2011. becoming a model European city Further finance comes from for recycling,” he said. Foresight’s UK Waste Resources “Our first co-located anaerobic and Energy Investments, Quercus digestion and in-vessel Assets Selection, and the London composting plant became operational in Perthshire last year Waste and Recycling Board.

New supermarket in Dagenham A new Sainsbury’s store is to open in Dagenham, creating more than 400 jobs. It will open at Businesseast, on Rainham Road South which has been the home of the pharmaceutical specialist


Sanofi for nearly 80 years. Sainsbury’s will take four hectares of the site, subject to planning consent, for a store, cafe, petrol station and parking. Jim Moretta, Sanofi site leader, said the

agreement marked a “milestone” in the area’s regeneration. “By securing this contract for the plot at the front of the site, we can concentrate on attracting other businesses,” he said.

Bold | News

Award for The Granary

London Road starts on site Barking town centre is set for its second phase of regeneration, following news that Bouygues Development struck a deal with the council worth £50 million. Construction work started on the 31-month programme after the site was cleared in 2012. A main feature will be the relocation of an Asda store from its current spot at Vicarage Field Shopping Centre to its new home on London Road. Above the supermarket, 100 private flats are being built as well as a selection of shops at ground level. Enough space for 350 lower ground and ground floor car parking spaces is also planned. Aviva Investors Lime Property Fund has provided funding for the new Asda store and acquired a 150-year lease. The residential block has been purchased by Grainger and is due for completion in 2015. The scheme is designed by Chetwoods architects and targets a BREEAM excellence level for food storage. The landmark public square, Short Blue Place, sits between the Asda store development and Barking’s main shopping street.

The Granary in Abbey Road has received a Civic Trust Award. It was singled out by judges for its “brave vision for the future development” of the riverside. Construction, by owner and building company Rooff, was described as “a well-considered architectural statement”. It was designed by Pollard Thomas Edwards Architects, with Price & Myers Consulting Engineers, MESH Projects (Building Services) and Schmidt Hammer Lassen were also involved in the project.

Gascoigne preferred partner selected Barking and Dagenham Council has selected East Thames Group as its preferred development partner to redevelop the eastern part of the Gascoigne Estate on the edge of Barking Town Centre. The council and East Thames Group will enter into a joint venture partnership to deliver the social and economic regeneration, including high quality mixed-tenure housing in at least two phases over

the next 10-15 years. The initial phase of the Gascoigne renewal programme is part of the approved £23 million boroughwide estate renewal programme and incorporates 364 dwellings in high-rise blocks and adjacent low rise at the northern part of the estate. Demolition of the first block is set for spring 2013 with a planning application submitted in the autumn.


Bold | News

Plans for new council homes

Barking and Dagenham Council has announced plans to build 763 new council homes before March 2015. Fund manager Long Harbour has raised £64 million of equity from institutional investors, which will deliver 477 of the homes. Barking and Dagenham Reside, a new company set up by the council, aims to help people find affordable housing in the borough. The Reside programme will allocate the 477 homes to be built at the Eastern End of Thames View and William Street Quarter. Reside will manage and maintain the three and four-bedroom houses and one and two-bedroom flats. Run as a separate entity to the council, the private developer will fund the project and have ownership before handing it back to the council after 60 years.

Goresbrook scheme wins approval 8

Technical Skills Academy opens Ed Balls, shadow chancellor of the exchequer, officially opened the Technical Skills Academy, one of the cornerstones of the regeneration of Barking and Dagenham. The academy provides a real work environment that resembles the workplace rather than a school or college. Balls said: “It’s really fabulous to be here at the start of what is a big journey for the college, the young people here and the town.”

Stella McCartney fashion shoot Following Stella McCartney’s triumph in kitting out Team GB at last summer’s Olympics, a new range of her Adidas sportswear designs has been photographed at the Goresbrook Leisure Centre in Dagenham. The shoot was organised by the council’s film office, Film Barking and Dagenham, and featured models and film crew preparing the promo for the launch of the new sportswear range. Barking and Dagenham is being presented by the council as a film and photography location for a number of high profile brands, films and productions.

Barking and Dagenham Council has approved the demolition of three 16-storey tower blocks on the Goresbrook Village estate and will replace them with 149 new homes. It said development partner Countryside Properties was now expected to start work on the 108 houses and

41 flats this summer. Councillor Cameron Geddes, the council’s cabinet member for regeneration, said the new development of family houses and low-rise blocks would be a great improvement on the old estate.
“We are delighted to have secured planning permission,” he said.


New communities are being established in London’s newest neighbourhood, as Barking Riverside springs up alongside a two-kilometre stretch of the Thames. Good schools and a well-used community centre are vital to the success of this eco-friendly scheme, which will see 10,800 homes built over the next 25 years. Estates Gazette’s Nick Whitten reports 10

Bold | Barking Riverside

Meadowland is one of Bellway’s developments at Barking Riverside.


wenty five years ago the seed was planted for one of Europe’s largest brownfield regeneration projects when an agreement was struck for the redevelopment of former industrial land at Barking Riverside. In November 2003 the Homes and Communities Agency and house builder Bellway entered into an agreement to share the

investment costs and prepare 185-hectares of land on the north banks of the River Thames for a major development. Today, a new community is alive and kicking. Residents began moving into the 350-home City East first phase of the giant regeneration project just over a year ago, while the new George Carey Primary School opened its doors to its

first intake of pupils in September 2012 (see box, page 14). Former HCA London director and now Greater London Authority executive director for housing and land, David Lunts, says: “Barking Riverside is hugely important and it’s gratifying that it’s moving so well during such hard times.” The site, which is three miles to the east of the City of London and includes a 2km river frontage, 11

Bold | Barking Riverside

Riverside facts The scheme is being developed by Barking Riverside Ltd, a joint venture between Bellway Homes and the Greater London Authority. The partnership is working closely with Barking and Dagenham Council, Southern Housing Group and, until recently, the London Thames Gateway Development Corporation (since dissolved). Size: 185 hectares New homes: 10,800 (40% affordable) Population on completion: 26,000 Development timeframe: 25 years


was previously occupied by three power stations. At some point over the next five years, London is predicted to surpass its historical population highpoint of 8.4 million in 1939. Over the next 25 years the area will become home to more than 26,000 people as 10,800 homes are built. As the largest residential-led scheme in the UK, it is impossible to overstate the importance of Barking Riverside’s regeneration to east London and the wider capital. Enlightened house hunters searching for a new London home have already jumped at the chance of living at Bellway’s City East development. Since opening the doors to its new show home in March 2012, Bellway has already sold the first phase of 97 homes and has only 10 remaining in the second phase of 56 homes. The third phase, comprising 129 homes, is already 60% sold.

“City East offers real value for money for the size of property available, plus there are excellent transport links in and out of London, which is really driving the appeal of the development,” says Maria Morris, sales manager at Bellway Homes. Prices of homes at City East start from £135,000 for a onebedroom apartment and range up to £170,000 for a two-bedroom apartment, £250,000 for a threebedroom, mid-terrace home and £275,000 for a four-bedroom, terraced home. One-bedroom flats measure 51sq m, which work out at around £30,000 less than a 40sq m smaller apartment in neighbouring Canning Town. Two-bedroom apartments provide between 70sq m and 121sq m of living space. The four-bedroom homes at City East offer just over 140sq m of living space. Buyers struggling with a deposit can take advantage of the

Bold | Barking Riverside

government-assisted New Buy 95% mortgage scheme which is available on both apartments and houses at City East. The scheme enables buyers to purchase with just 5% deposit, meaning a one-bed flat at City East can be purchased with a deposit of as little as £6,750. Residents have also settled in at Southern Housing Group’s first phase of homes. Southern is the affordable housing provider for the first four sites with a total of 114 social rent and 53 intermediate homes under way in stage one. In total, affordable housing accounts for 42% of homes on the first four sites of the scheme. Barking Riverside’s natural waterfront setting means that a range of environmental measures are being incorporated into the project to protect local wildlife. Green roofs will extend wildlife habitats and benefit the new homes by providing better

insulation. Rainwater will be harvested across the site and ponds will be developed to store rainfall for future use. Drainage systems, which are good for irrigation, are also being used to grow plants. In total, more than 41% of the site will be dedicated to open space including a new ecology park. All areas will be linked by parkland, cycle routes and footpaths, and play and sports areas. More than 45% of units in the second stage are three-bedroom family homes. From Barking Riverside it is easy to make fast tracks into the financial powerhouse of the City of London. New transport links include the 24-hour, environmentallyfriendly technology iBus service, the East London Transit linking Ilford, Barking and Dagenham Dock. Rail services take just 15 minutes from Barking station into Fenchurch Street.

Far left: Waterside living for London’s newest neighbourhood. left: Bellway’s The Fleet Curve, four-bed, midterrace homes at City East. above: Green, open spaces link sites throughout the development.


“City East offers real value for money for the size of property available, plus there are excellent transport links”

School for the community Home may be where the heart is... but communities are built around schools. The transformation of Barking Riverside into a thriving new community has started with the development of a successful new school by architects van Heyningen and Haward. The adaptability of the design of the school is proven by the fact that it is able to provide accommodation for the Riverview School while the George Carey Primary School is building its pupil numbers up to full capacity. The Riverview School opened in September 2012 with its first intake of 120 year 7 students. The school is part of an ambitious programme to regenerate the Thames View and Riverside area, creating


homes, communities and jobs. For the first year the school is sharing accommodation in the superb new George Carey Primary School, which opened its doors the previous year. When fully open, the school will have 90 places per year group from reception to year 6. When it reaches full capacity, the Riverview School student intake will rise to more than 1,800 including a sixth form. Head of school Andy Roberts has been in post since Easter 2012. His role is arguably one of the key jobs in the entire Barking Riverside regeneration project as it falls to him to ensure the area has a good school – a crucial element in attracting families to move into one of the 10,800 new homes. No pressure then.

Barking Station is connected to London Underground’s District line with direct access to Tower Hill, Bank and Cannon Street tube stations. Superbly placed near the major route of the A13, City East is just five miles from Canary Wharf, while London City Airport is also five miles away and Stansted Airport is 28 miles away, easily reached by the M11. Spearheading the arrival of the first occupants was the Rivergate Centre development, designed by van Heyningen and Haward Architects, which incorporates a primary school with a nursery, a secondary ‘free school’, place of worship and community facilities, along with space for community initiatives and social enterprises. The early development meant that new residents had access to essential services from day one. The facilities are centred around an attractive public square, which is designed to be at the heart of the new community and features a clock tower, seating, a lawn and in future, small shops and a cafe. “The quality of the community facilities and housing, together with new schools and exemplary landscaping, really make Barking Riverside a thriving community by the Thames,” says Lunts.


Barking Riverside land opportunities At 443 acres, Barking Riverside is the largest residential scheme in the Thames Gateway and is positioned in an area that has been designated a national priority for urban regeneration where around 10,800 homes will be developed. Benefitting from high quality and efficient public transport links including the East London Transit, land owner Bellway has already commenced residential development and is now able to offer development opportunities to interested parties, for more information, contact: Richard Burrows, Managing Director, Bellway (Essex) Tel: 01245 259 989 Email:

Innovative Property Solutions

It’s how we fit things together that makes us different At GVA we assist in the delivery of complicated mixed use schemes Our capabilities include:

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For advice on mixed use developments please contact Lakis Pavlou 020 7911 2153 Jonathan Bernstein 020 7911 2403

08449 02 03 04

Bold | Transport

Faster, sooner, now

East London Transit Phase II further enhances bus travel – and Crossrail will provide a huge boost to connectivity in the area around Chadwell Heath. Paul Coleman reports


reating new – and upgrading current – transport infrastructure are major threads in Barking and Dagenham Council’s objective of improving the quality of life across the borough. Phase I of East London Transit (ELT) connected Ilford and Barking and Dagenham Dock. ELT Phase II extends Phase I to Creekmouth business and employment zone and on to the 10,800-home

Barking Riverside development. Transport for London (TfL) and its contractor FM Conway are due to complete the second phase this summer, including a revamp of bus services. Newly branded double-decker ‘EL’ buses will be in service by the end of 2013. ELT will offer fast, frequent and reliable bus rapid transit services. Initially, it will be a 5.30am00.30am service but this could be extended to 24-hour running. Fuel-efficient buses will pass

through priority junctions along dedicated bus lanes segregated from road traffic. Barking and Dagenham Council and TfL are confident many people who commute by car will switch to the newly extended ELT. Over the next few years, new residents will be encouraged to habitually use ELT as they move into their brand new Barking Riverside homes. Phase II also widens River Road, the main road south of the A13, by inserting two 24-hour bus lanes. 17

Bold | Transport

These four-metre wide, cycle friendly lanes will link the end of the Barclays Cycle Superhighway Route 3 on the A13 with Barking Riverside’s new homes. Phase II uses high quality materials. Granite kerbs and new railings will be overlooked by an avenue of London plane trees along River Road, a landmark on the route to Barking Riverside. Local history will also be revealed through heritage highlights. EL bus shelters feature blue LED lighting along the kerbs. People will be encouraged to use smart-phone apps that give realtime bus information. “EL’s Bus Rapid Transit will seem like a cross between a bus and a rail service,” says Hugo Terry, TfL programme manager. “ELT Phase II’s premium bus service connects people’s homes with local places of work,” adds Terry. He points out that pupils at a Barking Riverside academy secondary school due to open in 2015 will be among the future beneficiaries. “The extended services will also connect Barking Riverside’s new residents to the rest of the borough as they move into their new homes,” says Terry. Barking and Dagenham residents will enjoy dramatically reduced journey times when Crossrail trains start calling at Chadwell Heath after 2018. Morning peak journey times from Chadwell Heath will speed commuters to Farringdon in just 24 minutes, to Tottenham Court Road in 27 minutes and to Heathrow in 63 minutes. Crossrail’s longer 10-car and more frequent trains will add capacity, reduce overcrowding and connect the City, West End, Paddington and Heathrow Airport 18

without the need to change trains. Crossrail is expected to create a 38% rise in passenger movements at Chadwell Heath during the morning peak, with 1,000 more passengers entering the station. Station platforms will be extended and facilities upgraded. Tracks will be adjusted, and signalling and overhead lines improved. Economic forecasts predict Crossrail will boost the UK economy by £42 billion. Crossrail is expected to reinvigorate the Chadwell Heath property market and boost regeneration. Chadwell Heath, a heavily residential area, already enjoys respectable house prices as commuters seek to live close to the convenient station. The station allows easy access to town centres of Barking, Ilford, Dagenham and Romford. “But even more will want to buy in Chadwell Heath as Crossrail comes,” says James Filtness, Chadwell Heath branch manager at estate agent Douglas Allen. “Crossrail will make a huge difference. Being able to quickly reach the West End and get to

Heathrow on one train will make the area very attractive.” Filtness says that Chadwell Heath prices might well rise but not as fast and to levels as high as other, more expensive, parts of inner and central London. “Crossrail will allow people to reach their destinations from Chadwell Heath quickly but they’ll be able to save dramatically on their monthly living costs too,” adds Filtness. When both ELT and Crossrail are fully operational, roads across Barking and Dagenham should become less congested. The borough is already well connected to the rest of London via the A406 North Circular Road, the A12 and A13. Millions of pounds are being spent on improving road and footpaths across the borough to improve the quality of life for local people and the experience for visitors too. With investment enhancing connectivity across road, rail and bus services, Barking and Dagenham businesses and residents can only benefit.

Academy Central Longbridge Road, Barking IG11 9BY A stunning selection of 1, 2, 3 & 4 bedroom homes

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*Eligible applicants will be offered an equity loan of up to a maximum of 20% of the purchase price (based on the open market value). Applicants are required to fund at least 80% of the purchase price by means of a conventional mortgage, savings and any deposit where required. For the first five years there is no fee charged on the equity loan component. At the start of year six a fee is collected of 1.75% of the market value of the property at the time the loan is entered into multiplied by the outstanding percentage under the equity loan, the annual fee of 1.75% will be multiplied by RPI+ 1%p.a. The equity loan is provided by the HCA and Taylor Wimpey and held as a joint second charge. Terms and conditions apply and full details will be provided on request. This offer is subject and is only available on selected developments and properties in England only. It is not offered with any other promotion. YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE. Firstbuy only on selected plots. †This scheme is available on all Taylor Wimpey new homes in England up to the value of £500,000. The scheme is not available on buy-to-let or second home properties. Full details are available at Incentives available at the time of going to press, subject to change based on availability. **Times taken from Photograph shows an upgraded kitchen with an additional costs of £3,400. Images depict typical Taylor Wimpey properties. Prices correct at time of going to press. February 2013

Bold | Barking town centre

Time’s square

Going up – the ASDA store and new public realm, currently being delivered by Bouygues Development.

Barking’s award-winning town centre will soon feature new public spaces and gateways between main thoroughfares. The largely completed Short Blue Place echoes the Short Blue Fleet, from the period in the early 19th century when Barking was a major fishing port. The new space is designed to be a place to spend time, among pleached trees, granite paving and striking street furniture. Mark Smulian reports 20

Bold | Barking town centre


uccessful regeneration schemes need more than high quality structures; their surroundings are vital, as an unattractive environment deters people from visiting even the best buildings. Barking and Dagenham Council wants to make sure that Short Blue Place – the link between the town centre’s new ASDA store and the completed Technical Skills

Academy – provides an attractive connection between both these developments and the soon-to-be redeveloped Barking Magistrates’ Court. The enhancements are largely financed through the council’s successful bid to the Mayor’s Outer London Fund. David Harley, the council’s group manager for economic development and sustainable communities, explains: “Short

Blue Place has high quality paving, lighting and landscaping meaning it is a place people want to spend time as well as encouraging people to walk through the space to the main shopping area.” Its designer Neil Howsam, of architects Patel Taylor, describes Short Blue Place as: “A predominantly hard landscaped new square which creates a place to gather, inhabit and enjoy and makes an important connection between two formerly segregated parts of the town centre. “When the second phase is complete, a continuous link to London Road will be created, past the new ASDA supermarket and associated housing.” On the McDonald’s side of the space, Patel Taylor has repainted the wall and planted a row of tall pleached trees and lighting columns, and on the other it planted an informal line of birch trees, referencing the Anglo-Saxon name of Barking – Berecingas. A new brick wall will guide people into the square and around to the second phase of works linking to London Road. “High quality granite is used in the square which is intended to give a sense of robustness and permanence,” Howsam says. “The silver grey granite from elsewhere in the town centre creates a familiar backdrop, but a patchwork pattern of pink granites is used to lead people into the new square and define it as a space for gathering. “It is intended to remain an informal space and the pattern is laid out to imply a sense of movement.” In other places the granite 21

Bold | Barking town centre

slabs signify important elements of the scheme, for example the slabs below the new bench change to a light grey and increase in size significantly. This bench is provided with integrated tables intended to encourage people to rest and perhaps enjoy a lunchtime snack. Short Blue Place’s main visual feature is a pruned Scots pine tree, planted within a large polished red granite base (right). But there is more to the regeneration project than Short Blue Place itself. On the square’s north-west side, a scheme brought forward by Bouygues Development will deliver a new town centre location for ASDA, relocating from its present Vicarage Field store. Above this the developer will build 100 high quality flats, to be let by Grainger, the UK’s largest private landlord. High quality public realm will be delivered by Bouygues Development on the west side of Short Blue Place, creating an attractive space in the heart of the town centre. Improvements to London Road and North Street will include new pavements and road resurfacing. The £52 million project will provide ASDA with 1,400sq m extra floorspace and aims to act as a catalyst for improved town centre retail facilities. The supermarket cafe will open out on to Short Blue Place. There will also be five smaller retail units on North Street and 350 lower ground and ground level car parking spaces for shoppers. Work began in December 2012 and is due to take 31 months. Nicolas Guerin, managing director of Bouygues 22

“High quality public realm will be delivered by Bouygues Development on the west side of Short Blue Place” Development, says: “We will go above and beyond to support the community and look forward to working with Barking and Dagenham Council to employ local people on this project.” Developer Platinum Revolver is to revamp the magistrates’ court. Harley says: “The proposal is expected to be ground floor cafe and restaurants, residential on the upper floors with an extension at the rear. “Short Blue Place leads into East Street and the view is dominated by the court, which is a lovely building at the front but the back had a lift installed about 30 years ago which detracts from it, and there is a low quality single storey extension. The idea is to build a modern extension to cover the whole site at the back.”

Harley says the overall aim of the Short Blue Place, ASDA and magistrates’ court projects is to keep Barking town centre competitive as a retail location. “The street market in East Street is very popular and the town centre footfall on market days is considerably higher than on other days,” he says. “Barking isn’t trying to compete with Stratford Westfield, which is a regional shopping destination, but we want to change the offer from one which is very value led, to having a wider range of stores. Barking does attract a lot of people, and we want to keep it thriving.” Surely an aim of which Scrymgeour Hewett, founder in the late 18th century of the Short Blue Fleet, would have approved.

In partnership with the London Borough of Barking and Dagenham, Bouygues Development is delivering sustainable development solutions in Barking, helping communities to thrive and prosper.

London Road

Our London Road development is a mixed use project, in the heart of Barking Town Centre and will deliver over 100 homes, a new food store as well as retail units. The project is due to complete in 2015.

Abbey Road

For more information about our work please visit

Abbey Road’s Creative Industries Quarter is set to regenerate a historic part of Barking. The project will deliver commercial and creative spaces on the ground floor and 272 homes over two phases. The project is due to complete in 2014.

Bold | Map

Development Map Barking and Dagenham is London’s newest opportunity. East London Transit Phase II further enhances bus travel and Crossrail will provide a huge boost to connectivity in the area around Chadwell Heath

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Bold | Map

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Bold | Projects

Projects  Creative Industries Quarter The Creative Industries Quarter (CIQ), on the banks of the River Roding, is going from strength to strength. Now on site at the arts hub, and joining the restored Malthouse and Granary, is the £40 million, 243-home, mixed-use Abbey Road scheme. The CIQ has seen the formerly derelict malt roasting buildings transformed by developer Rooff into a cluster of creative spaces and workshops. The five floors of the Granary, its redesign and bronze-clad extension designed by Pollard Thomas Edwards, now house offices and studios, while the Malthouse accommodates theatre space, media and design organisations, as well as space for individual artists. The two-phase Abbey Road scheme by Bouygues Development and Cartwright Pickard Architects, started on site in December 2012. The project will include 1,800sq m of creative and retail space, with 243 homes across four blocks, around a square. Phase one comprises two new buildings, with 134 residential units, 34 allocated car parking spaces and 900sq m of creative and commercial space. Rooff, which already owned the Granary, bought the Malthouse in October 2012, saying that the buildings would “form the heart of the Creative Industries Quarter”. Together they will offer nearly 3,600sq m of creative and commercial space. 27

Bold | Projects

businesseast The future of the Sanofi site looks bright. One of the area’s most historic commercial locations is on the way to becoming a centre of scientific and technological excellence for the 21st century. Businesseast, the 44-hectare manufacturing plant in Dagenham will be transformed into a modern science, business and retail park with the potential to create more than 2,000 jobs. It is owned by pharmaceutical company Sanofi and is set to include businesseast Science and Technology (BEST). BEST will offer costeffective, state-of-the-art research and development and manufacturing facilities with technical support for start-ups, scientific medical equipment companies and universities. Flexible accommodation for immediate occupancy, from small laboratories to entire science buildings, will be available. Jim Moretta, Sanofi site leader at Dagenham, said: “BEST will provide seven hectares of highspecification buildings, including sterile and non-sterile capability, to support bioscience, chemistry, forensics, microbiology and other specialist technologies.” An outline application was approved by Barking and Dagenham Council in March 2012. Sainsbury’s signed a deal at the end of 2012 to buy four hectares for a supermarket and petrol station, and Sanofi is in negotiations with an international IT company to develop Europe’s biggest data centre of up to 10 hectares. Sanofi is also proposing the transfer of some 20 hectares of the site’s green belt land to a community trust. 28

Bold | Projects


Bold | Projects

Barking Riverside One of the largest development opportunities in London, Barking Riverside is a 185-ha site in the heart of the Thames Gateway, along 2km of the Thames, and a joint venture between the Greater London Authority (GLA) and Bellway Homes. The affordable housing element of Barking Riverside’s stage one is now complete. Southern Housing’s 167 homes for social and intermediate rent were finished in two blocks – one of 52 and one of 105 – and meet excellent design and sustainability standards. The homes join the Rivergate Centre, which opened in September 2011 and includes a new primary school, with proposals for retail and 30

healthcare facilities, as well as space for social enterprise. On the first four sites of Barking Riverside, 42% of housing will be affordable, and Southern Housing Group is providing it all. The properties are a mix of one, two and three-bedroom flats as well as three and four-bedroom houses, with over 80% of housing sites catering for families. The scheme will deliver 10,800 homes over 20 years, all meeting level 4 of the Code for Sustainable Homes. With 40% designated as open green space, the development also incorporates environmental measures including green roofs and a proposed ecology park. Many of the homes are designed

around landscaped courtyards including Buzzards Mouth Court which won a Housing Design Award in 2010. Stages one and two of the housing element of Barking Riverside comprise 3,300 homes and work started on site in February 2010. There are a further 357 homes being developed for the open market in Bellway Essex’s City East scheme, which comprises one, two and three-bedroom apartments as well as three and four-bedroom houses. Another 33 have been built at Meadowland, an enclosed estate set around a landscaped square – the first of Barking Riverside’s residential hubs to be completed.

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Bold | Projects

London Sustainable Industries Park Thirty million of investment from the GLA is being ploughed into the London Sustainable Industries Park (LSIP) at Dagenham Dock, London’s first low-carbon business park, which is estimated to create more than 1,200 jobs. Some £10.3 million is being spent on infrastructure groundworks to prepare the site, while a further £21 million has been earmarked for the capital’s first anaerobic digestion waste recycling plant, to be built and run by the TEG Group (pictured). Facilities will include composting and anaerobic digestion, with compost available for agriculture, horticulture and land remediation. Energy is provided from the anaerobic digestion process, while the digestate produced is a valuable asset to farmers. TEG will also recycle food and garden waste from local households, which would otherwise have gone to landfill. Providing more than 125,000sq m of environmentally friendly business space, LSIP has


been designed to host a cluster of green enterprises such as lowcarbon waste-to-energy plants, innovative waste facilities and other clean tech infrastructure, existing in a symbiotic ‘closed loop’. In fact, the park’s first occupier was Closed Loop Recycling, the first plant in the UK to recycle plastic bottles back into food grade plastics and which has just invested £12 million in doubling its operations. As well as TEG, the GLA is also in talks with a potential occupier who wants to site a 17,730sq m industrial gasification plant. The London mayor said LSIP would create a vibrant destination for innovative business. “Low-carbon industries represent a growth market which will support a new generation of jobs for Londoners and bring cleaner, energy efficient businesses that contribute to a better quality of life,” said mayor of London Boris Johnson. LSIP is on GLA-owned land and is at the heart of the Green Enterprise District.

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Orion Park On former Ford land, the ninehectare Orion Park industrial estate has planning permission for another 36,900sq m of warehousing or industrial buildings. These could be in units of 1,394sq m to 24,386sq m, all to excellent BREEAM ratings, and EPC grade A. Funder AXA and developer Roxhill say the units can be designed and built within 12 months from the time of the contract agreement. Orion Park is in a prime position, next to the A13 and near the North Circular Road, with 170,000 vehicles passing the site every day. It is also opposite Dagenham Dock train station and a number of bus routes.


Bold | Projects

Thames View, Eastern End / William Street Quarter Construction has begun on 477 affordable homes, funded by private investment, on housing regeneration areas, Thames View and the William Street Quarter (pictured above). The homes are a mixture of three and four-bedroom houses and one and two-bedroom flats that will be available at a range of sub-market rates, from 50% to 80% of local private sector rental levels. The project is being delivered for Barking and Dagenham Council through an innovative £82 million deal, signed in October 2012, between Laing 34

O’Rourke’s investment arm Explore Investment and asset developer Long Harbour. The partnership will see the properties funded privately but managed by the council until they revert fully to the authority in 60 years time. Jerram Falkus is constructing the 276-home Thames View development. Elsewhere on the site, which is scheduled to see its first tenants arrive in December this year, work has been completed on the communal energy centre building, which will house hotwater boilers for the development. Meanwhile, Laing O’Rourke

started work in July 2012 on the town centre William Street Quarter, which will comprise 201 homes, ranging from onebedroom flats to four-bedroom houses, to be completed in summer 2014. The site hoardings are decorated by community arts group UP!Barking and the groundworks have begun. The housing, designed by Maccreanor Lavington and Alford Hall Monaghan Morris, will further develop the quarter, along with the Anne Mews council houses and Barking Enterprise Centre, which were both completed during 2011.


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Bold | TURAS

Bee-odiversity in barking Biodiversity and green technologies feature prominently in the Barking Riverside development. James Wood reports on academic research and a new world record


ees are big news. The decline in population is the subject of much research and debate on biodiversity. Yet in cities, bee colonies are thriving. Barking Riverside is home to the world’s largest bee house (right). The new Guinness World Record for the tallest wooden and bamboo house for bees surpassed the previous one by 5.05m. Volunteers worked for three weeks to build it. The bee house was designed to raise awareness and help to combat the decline of bees. Bamboo sticks form a natural habitat for solitary bees, who make individual nest cells there. Biodiversity is an important feature of the Barking Riverside development. An EU-funded research project is looking at sustainable and green infrastructure at the development. Barking and Dagenham Council is working in partnership with PhD students from the Sustainability Research Institute at The University of East London (UEL) and The Institute for Sustainability (IfS). Their project is to identify funding for urban regeneration and investigate climate change challenges. Comprising researchers and business partners, the TURAS project (Transitioning towards Urban Resilience and 36

Sustainability), is working in 16 European cities to address environmental issues arising from urban overcrowding, such as risk of flooding and loss of habitat for birds, animals and plants. It is not just an acronym – turas also translates as “journey” in Irish Gaelic. The project is co-ordinated by University College Dublin, with€€6.7 million funding from the Seventh Framework Programme of the EU. A year of field research has already gone into delivering a viable green roofing system at Barking Riverside. The project is looking at ways of guarding against the threat of floods, with IfS researchers investigating methods of utilising flood water, such as installing roofing and drainage systems. Supporting sustainable local businesses is also a factor.

TURAS works closely with local authorities, SMEs and academies within the community to achieve this. Local SMEs were used in the development of green supply chains and to pilot design tools at Barking Riverside. In recognising that half of the world’s population now lives in urban areas, the project takes a new approach to urban resilience and sustainability. Jeremy Grint, divisional director of regeneration at Barking and Dagenham Council, says: “We are really excited to be the only UK local authority in this partnership. We hope we can learn about how to truly build a better future for both Barking and Dagenham and for the country. “I also hope that we can share the lessons that we have learnt by working both in Barking and on Barking Riverside,” adds Grint.


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Bold | Round table

Changing places Barking Riverside, where 10,800 homes will be built, had the 10th highest sales of any London development for the first half of 2012. The scale of change in Barking and Dagenham is enormous – but how great is the opportunity? Investors and council chiefs share their views for BOLD


Bold | Round table

From left to right: JA: James Aumonier, executive director of investment manager Long Harbour, which is financing housing projects at William Street and the Thames View estate RC: Richard Cherry, deputy chairman, Countryside Properties, developer of local projects, including Lymington Fields and Fresh Wharf LP: Lakis Pavlou, director, retail team at property consultants GVA, worked on land assembly for ASDA and London Road schemes GF: Graham Farrant, chief executive, Barking and Dagenham Council (chair) MB: Mark Bass, land partnership manager,Sanofi Pharmaceuticals, regenerating its site as a science park SD: Steve Drury, development director, Rooff, long-established east London builder, now based in Barking and involved in creative quarter projects JG: Jeremy Grint, divisional director of regeneration and economic development, Barking and Dagenham Council RB: Richard Burrows, managing director, Bellway Homes (Essex) and director of Barking Riverside OS: Olivier Soulier, senior property manager, Bouygues Development, leading the new Barking ASDA development


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arking and Dagenham Council does not just deliver public services, it must shape the borough over the coming decades and make sure its communities are well-placed to benefit as old industries fade out and new ones are established. But the borough’s image remains affected by its heavy industrial past. Until that changes, homebuyers’ and investors’ misperceptions keep property and land values relatively low. Barking and Dagenham has vast regeneration opportunities and space for thousands of homes – and it wants to change how investors see the area. BOLD convened a round table of developers, council officers and investors to thrash out how. This is what they think.

So, our challenge is how do we drive that forward? You’ve all got an investment interest in the place and you don’t come here just because you think Barking and Dagenham’s a great place –

industrial estate to get to what is going to be 10,800 new homes eventually. The approaches are not inviting. The sheer level of the infrastructure requirements and funding required to bring things forward is a hindrance. We’ve invested a huge amount of money, but the land values at present being generated don’t cover the outlay and until we see an uplift in value, I think supply is going to be constrained, unfortunately.

RC: We have found that the borough’s image affects mortgage valuations. But on the positive side, I think some of the work that’s been done in the town centre is terrific and it’s inspiring just to walk around – it is uplifting. The sorts of initiatives that the borough is leading and all the work in the town centre is great. I suspect what Barking and GF: I think the borough is Dagenham needs is more largechanging and the investment scale development, because if you returns are much greater as even though it is. You all want to take our forthcoming Fresh Wharf a result. When you look at the get an investment return, and we scheme of 950 dwellings, valuers housing built in Barking town can maximise that for you, and take their benchmarks off much centre, the way the town centre get a return for the community, by smaller schemes in secondary has come on, and what we now getting the infrastructure and the parts of the borough. A bit more aspire to at Barking Riverside, shape of the community right to scale would get into that addedwhich is 10,000 homes with respond. We need some honesty value territory, as opposed to the some good infrastructure, the about the obstacles as well. If we boring valuer telling you there are borough now has a much better could create 10,000 new homes price ceilings. offer – a higher level of aspiration. over the next five-to-10 years, You really want to try to burst We recognise that Barking – is that big enough to make a through those price ceilings and particularly Barking – is part difference or not? What gets in how you do that is partly the scale of London, and this part of the the way of you putting in more and partly the image. capital’s economy is critical, with investment, or bringing forward But most of all it’s just making access through and into London. the development you’ve currently things happen. I think that whole agenda has got forecast? I just wonder whether the changed. If you look at the way Greater London Authority takes the community has changed – RB: The biggest problem that as much interest in Barking the way the infrastructure has we’ve experienced in selling and Dagenham as it should, changed – the opportunity has homes has been valuations and whether you get that changed. I think we’re beginning from building societies. The personal interest from some to deliver some of the potential perception of Barking Riverside senior GLA officers that they put the borough’s always had. is that you drive through an into other projects?

Bold | Round table

“I think some of the work that’s been done in the town centre is terrific and it’s inspiring just to walk around – it is uplifting” GF: A lot of government in east London is complex, because you’ve got the GLA and you’ve got Transport for London and you’ve got all these other players, but Barking and Dagenham hasn’t been at the heart of the London agenda, partly because London hasn’t recognised the potential value here. Everybody outside London is constructing new mechanisms like City Deals to devolve some powers or to change decision-

MB: I believe there’s a huge misperception about the borough, from an employment perspective. It’s almost still considered old industrial Essex, rather than a development opportunity for all of London. The problem we’ve had with investors is getting them to making so that regeneration come past Stratford on the tube. can be driven more effectively Once they get here and they go locally. They’re saying, “If we get up on the roof, they say: “It didn’t control over these things we’ll take very long on the tube,” and: bring forward this development,” “Oh, I can see Canary Wharf.” and that’s what I want to set We have a lot of interest, but out to ministers, challenging it’s actually getting people here what we see as constraints to and getting through that image development. I suppose my thing which Jeremy and I have challenge is, can we get the GLA discussed in the past. It’s the on board with a different structure perception of it being ‘same old for this part of London? What do Essex’ – industrial and not the you all think it’s going to take for nice parts. So to come to a place the valuers to change their tune? that’s actually 10 minutes, from 41

Find why Barking Barking and and Find out out why Dagenham is London’s London’s Dagenham is Newest Opportunity at at Newest Opportunity Jeremy JeremyGrint Grint Divisional DivisionalDirector Directorof ofRegeneration Regeneration and andEconomic EconomicDevelopment Development 020 0208227 82272443 2443

David Harley Harley David Group Manager Economic EconomicDevelopment Development Group Manager and Sustainable SustainableCommunities Communities and 020 8227 8227 5316 5316 020

Daniel DanielPope Pope Group GroupManager ManagerDevelopment Development Planning Planning 020 0208227 82273929 3929

Business Relationship RelationshipManagers Managers Business 020 8227 8227 3319 3319

Bold | Round table

“If the council can... help regeneration come forward and create a sense of place, that will help on the valuation front” London on the C2C... Once they get to Barking and Dagenham we’ve got a lot of interest, but it’s actually getting people through that image thing. GF: So there’s no doubt that Dagenham looks, feels and behaves like part of Essex and, in my experience, Barking has become more like London. SD: We’re approaching smaller businesses, and creative industries but still there’s this perception issue around Barking. It’s very slowly beginning to change. People are now coming to us at Barking, it’s three stops further on, or four stops on the District line, it’s not that far out and when they look back from our terrace, of course you can see that the rest of London is just there. So it’s a real image thing. It’s only literally in the last six months, we’re getting to feel that with the Olympics, Stratford is done now, to a certain extent. Whereas we’re beginning to get people pushed out from Shoreditch – it’s suddenly getting too expensive for the creative and media types – and Barking is good value.

Every month something is changing, so we’re in the process of change. So post 2004, when things sort of stopped, now it does feel like we’re at the beginning of the next cycle – dare I say it. I wrote down “quality, connectivity, value” in place for Barking. That’s all been said before but I think all the new developments coming forward now are raising the quality. So that’s something for the council to continue pushing. RC: On every project there are different challenges, ultimately. But I think if you’ve got that political focus and the GLA are really at one with you, then I think other opportunities will come around. I’m sure that will improve as grant pots become available and ad hoc government schemes and as the economy improves, if

Barking and Dagenham is really in the face of central government and the GLA and some money becomes available. If there’s a bit of passion and extra focus – you’re there to grab it aren’t you? That can initiate a scheme or not – and one that can make a huge difference. JA: If the council can get behind schemes, help regeneration come forward and create a sense of place that will help on the valuation front. It’s not going to be immediate, but I would imagine it would enable a lot of the private house sales over time. RB: For improved access to Barking Riverside, we’re working with Transport for London on alternative transport solutions because we’ve all agreed that 43

Bold | Round table

£750 million to be invested in a Docklands Light Railway extension, as was originally planned, probably isn’t going to work today. Two schemes are being feasibility tested. OS: I walked with many investors and funders on Abbey Road and the challenge was to get them to come to Barking – and once they are in Barking, their minds changed totally. Thanks to the building on Abbey Road and Abbey Green and the original town centre – it is a positive outcome in the end. So raising the borough’s profile is fundamental. Compared with the capital market value, the rental value is quite interesting in Barking and in the London Road scheme, the private rented sector approach triggers probably a higher value than would the private sale approach, and I think that’s also something positive in Barking.

“Barking and Dagenham represents a fantastic opportunity – good value and over the years ahead, if people invest they stand to make a lot of money” SD: What is your view on the opportunities for regeneration investment from the new power for local authorities to retain locally part of the business rates income they raise?

opportunity – good value and over the years ahead, if people invest they stand to make a lot of money. If you invest today in Chelsea it’s high-risk territory, isn’t it? How long will the bubble go on for? If you looked at property values GF: There’s more smoke than fire. relative to travelling times into What we’re going to get effectively central London, I would have is only a 20-odd per cent share of thought Barking and Dagenham any increase in business rates, probably offers value for money over and above an inflationary that is second-to-none. increase. It was a great initiative I think at the moment quite a that I think has been undercut. lot of corporate and institutional investors are getting nervous SD: All the new development about central London – looking coming forward now is raising the for other opportunities and over quality of the borough, so that’s the last two or three years have something for the council to probably seen Barking as a step continue pushing. too far. But they can’t be far away JA: Long Harbour has just from making that step, making it launched a private rented sector GF: You’ve all raised some a great opportunity. fund, as well as acquiring our first positive comments about the portfolio, and what it’s made us quality of the place, and it does LP: Savills has done a ‘heat map’ sit up and realise is the diversity feel like that around Barking town of London and has identified of regeneration opportunities centre, but does that change as those boroughs that represent working in partnerships with you get further out? I don’t know best value for money, and on councils and private stakeholders. how many of you go beyond the the basis that you’re describing, You can actually ‘patchwork town centre. Barking and Dagenham comes quilt’ a larger scheme on that incredibly high. basis. Putting in an element of MB: Now we notice the changes private rented housing leaves that have gone on around the GF: There is great connectivity you with a more shallow private area, the improvement. here but the station is not sales element, which gives the particularly attractive. With a contractor or housebuilder RC: Remember that the borough reasonably small amount of income to justify the transaction. represents terrific value for investment it could be hugely In the regeneration of housing money. We talked about house upgraded. If you think about there are some really interesting valuation problems, but if you the connectivity using London models coming together. So I were to look at London as a whole Underground, Overground and the do think there are opportunities you’ve got more central boroughs Fenchurch Street-to-Southend next year; it’s about getting really over-heating. Barking and line, that ought to be a huge asset really inventive. Dagenham represents a fantastic for us. If you look for other places 44

Bold | Round table

with that sort of connectivity there going to try and increase prices. Chelmsford, for example, caters are not many – and certainly not well for 18-25 year olds who’ve with our house prices. got no money for houses, but in the 25-35 year old bracket, there’s RC: What’s the nightlife like for very little. young people in Barking and Dagenham? Certainly from our housing building perspective, and GF: The town centre is noted for a personal perspective as I’ve got the market and some say the market is fantastic and brings children aged 18–26, nightlife is in people from miles around, just such a massive issue. That could be another area to do some while others say that it’s not the sort of market they’d shop in and work on – if the nightlife offering could be improved, that will make therefore what’s its value to the town? Is it bringing in people that a big difference to the types of don’t have much money to spend? people the borough attracts. Again, it’s a house price issue, if LP: I think you’d be surprised at you’ve got people thinking ‘great value for money and there’s good how much the town centre relies stuff to do at night, at weekends’, on that market. The market does work and though I think there that is positive. is a perception of it being of no value, it does pull in people to the RB: You’ve got to get the offer town centre. I’ve walked across right if that’s the way you’re

numerous town centres in London and there are far more betting shops in other town centres than you have here. It’s almost like 95% occupancy here. Whereas anywhere else in London, it’s 75% occupancy and so the market does work: it pulls people in. It can be improved. You can improve the quality of that market with the stalls and everything else – invest. GF: We need something to trigger a step change there. What would be the catalyst to do that? Would it be a cinema? You’ve got to get different people in to spend their money. At the moment they go to the Westfield centre in Stratford or to Romford. JG: We’ve done a bit of work with cinemas, but it’s a £2 million cost and they say:“Yeah, we’re coming 45

Bold | Round table

– you build it for us. We won’t give you any money for it either.” GF: I’m interested in hearing your views about whether there are particular challenges about Barking and Dagenham that are different from those you have seen elsewhere? Or do you view it just as a question of waiting for the economy recovering and coming good over the next two or three years? RC: I think there are enough little green shoots around to suggest that we are on the mend. We’re not going to stay where we are economically for the foreseeable future, at some point things will start to lift off a bit. RB: I have to disagree. I think we’re now with a market that we’re going to see for the next five-to-10 years. I don’t see house price inflation rising above say, two per cent per annum. I think this is the new world that we’re in. RC: I don’t think we’re very much apart on that, but locationally, things change. If you’ve got your two per cent per annum house price inflation on an average flat position there will be certain locations – and let’s hope Barking and Dagenham’s one of them – where, by creative thinking and making places better communities and more attractive, you can make growth go faster. JA: There is a huge amount happening here. I think if the council can continue to support that regeneration, it’s only going to help. If you can rope in investment from the likes of the shopping centre owners and 46

“We can see opportunities for smaller schemes at our scale” do pop-up events, promote the council as heavily as you are. You were saying: “Is the market going to go down? Should we be selling?” I don’t think you’re going to lose anything by holding onto your assets on the basis that at some point, it’s definitely going to rebound past whatever happens. So it’s probably the best utilisation of those assets, encouraging regeneration and trying to stand behind a lot of these kick-starting initiatives to keep the momentum you have definitely got going. OS: I agree – aiming for the highest quality standard in public realm work and landscaping is also good. From Bouygues’

perspective, the strategies are quite interesting for the area and the future is bright in Barking. SD: We see opportunity for the future – the values are right down here and really there should be one way for it to go, but it’s a long strategy. It’ll be: “Well where’s our residential involvement in Barking going to come?” We’re beginning to like the place and we can see opportunities for the smaller schemes at our scale, so it’s just getting the timing right for us. GF: I have heard a lot that clarifies both the opportunities and obstacles here, it has been a valuable discussion – and thank you all for attending this event.

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Bold | Markets

Barking & Dagenham facts‌

Up until the 1920s Dagenham grew

In 2012 Ford celebrated the production of 40 million engines at Dagenham. Over 50% of global Ford diesel engines are supplied by Dagenham

Barking and Dagenham had the biggest fishing fleet

all the green vegetables

for the London market


London’s first anaerobic digestion plant is under construction in Dagenham

the largest car assembly plant in the UK the biggest jute works in the world and t the firs se ice hou

to enable fish to be preserved

was built in 1829

Bold | Markets

Barking Riverside had the 10th highest sales of any site in London for the first half of 2012

56 schools


public art works



the only authority in the country with nine out of nine children’s centres rated outstanding

64% 90%

primary schools rated good or outstanding

Barking Learning Centre is the 16th busiest library in the UK with 660,000 visits a year

secondary schools rated good or outstanding

It is young

31% population under 19, the highest in England and Wales

50% increase in 0-4 year olds in past ten years, the highest in England and Wales

20% decrease in the 65+ age group in the borough, which is the biggest reduction in London

And growing: population of 165,000 expected to rise by more than a fifth over the next ten years

Barking – 27th busiest station in London with 6.5 million entries/exits (2010/11)


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Bold | Education and skills

Work out

Long gone are the large industrial employers on which people could count for a job for life. Education and skills are at the heart of regeneration in Barking and Dagenham, with rapidly improving school results contributing to higher aspirations among young people. The new Technical Skills Academy strengthens the provision of skills that employers need, with training offered in real working environments, writes Jessica Pickard


rom the moment Ed Balls opened the new Technical Skills Academy in the centre of Barking in October 2012, local children gained new options for a different kind of education, one where their technical and entrepreneurial skills would count for as much as academic qualifications. Not all young people thrive at school and by the age of 14 many display behaviour

that, despite the best efforts of teachers, indicates they feel alienated by a curriculum that values what you can express in writing above what you can do or make. By school leaving age this creates a messy conundrum in Britain, with thousands of young people becoming Neet (not in employment, education or training), while employers continue to complain about a lack of skilled workers.

The Technical Skills Academy (TSA), for 14 to 19 year olds is a bold intervention into this scenario. Students here still study maths and English but as part of a very practical pattern of learning leading to a trade such as hairdressing (above), construction, beauty therapy, web design, catering or plumbing. During their time at the academy they are able to spend time working in real businesses, where 51

Bold | Education and skills

they meet employers face to face, taking on testing Dragons’ Denstyle challenges to develop their ability to deal with an increasingly complex employment market. All local teenagers are guaranteed an interview. The TSA (right) is the result of four years of planning and collaboration between the local council and Barking and Dagenham College. Most of the funding for the £14 million project was invested by Barking and Dagenham Council, with the college also contributing a significant amount, fitting out the new, five-storey building to industry standards. “We started with two questions,” says Jeremy Grint, the council’s director of regeneration and economic development. “First: what’s happening to local young people who are not academic – what is their route into work? “And secondly: what are the growth areas locally, where these young people can get jobs?” Perhaps surprisingly, these are not always the questions that shape the FE curriculum, where courses often reflect the funding which is allocated to certain qualifications or the available inhouse staff expertise. Hairdressing, beauty and hospitality were chosen as relative stalwarts of the service industries. The focus on construction reflects planned development of the area’s thousands of hectares of unused land and the borough’s intention to build many new homes – the combination of relatively cheap housing and improving schools is a draw for first time buyers. The tight link between 52

The TSA - “where technical and entrepreneurial skills matter just as much” education and regeneration is cemented in a steering group for the TSA, that includes both education representatives and the council’s cabinet member for regeneration. “I think it’s safe to say that is not typical,” says Grint. The TSA is in the heart of Barking town centre, where members of the public are encouraged to come into the building to enjoy hair and beauty treatments done by the students or to grab a bite to eat at the restaurant. This permeable relationship between college and the public was designed in by planners to underline that this learning

is about the real world of work and customer care. The TSA is a state-of-the-art building, light and airy, with some elements of the design having been devised by students themselves. There is a roof garden, balconies and everything is brand new. It seems the respect accorded to the teenagers by their new environment carries over into respect paid by them outside it. The emphasis of the learning is practical and hands-on. Hilary Moore, head of the TSA, describes her despair in a previous job when observing a business class about the use of the franking machine. The lesson was based on a printed diagram. “I wanted to say: why not get the actual machines out of the cupboard? Let the students frank the college mail – make it real! Make it active!” This philosophy led to the establishment of three independent businesses inside the TSA, where students get real life work experience. Rather than establish its own salon, the college invited Headjogs, a respected chain of training salons, to set up shop inside the building. Students gain experience with real clients – a welcome boost to their CVs. Chef’s Hat 2, the new restaurant, will arrive soon and will house a Starbucks where students can hone their barista and customer service skills. A beauty salon operates on a commercial basis within the college. New students may find their projects and homework set by local business leaders, as well as by their teachers. These real work elements reflect a determination to

Bold | Education and skills

contribute to college marketing. In 2011 Barking & Dagenham College (left) won the Times Educational Supplement award for Entrepreneurship in Learning Skills. Celebrity stylist Patrick Cameron, Peter Jones from Dragons’ Den, and Apprentice finalist and businessman Michael Copp are all fans of the TSA. “Don’t simply look at A-levels as the only option,” says Copp, who is dyslexic and was just 15 when he dropped out of school. He says that he regrets having left without finishing his education. “I wish there had been something like the academy inject the curriculum with influences to develop the learners’ entrepreneurial spirit. It is a theme with which Barking and Dagenham College’s principal and chief executive Cathy Walsh agrees: “To succeed in today’s job market students need more than just technical and vocational skills,” she says. “They need motivation, drive, flexibility, networking skills, positive attitudes and confidence. Gone are the days of a job for life. “These young people may need to find 20 or 30 jobs in their working lives and they may need to create their own jobs.” The college is an active member of the Gazelle Group – a national initiative to bring together successful entrepreneurs and college principals in order to create more enterprising colleges and students. Walsh talks with passion about the limitations of TV programmes that make success look like a matter of luck or simple talent. She advocates hard work,

resilience and the development of ‘T-shaped skills’ – a current metaphor for a broader mind set where the downward line of the ‘T’ represents a depth of skill and knowledge in a particular subject while the cross bar of the letter stands for the ability to link with other disciplines and knowledge bases. “Children from less advantaged homes have fewer opportunities to develop these qualities, so we simply have to level out the playing field,” says Walsh. The college employs staff who specialise in spotting and developing entrepreneurship. If you can cook, why not start a small business? If you do your friends’ nails, why not expand your activity? One student is already making money selling food in Brick Lane. Another has created a website to sell photos to fans posing next to one of Michael Jackson’s iconic jackets. Hospitality students manage and cater for outside events, while design students

Schools get results Educational attainment in Barking and Dagenham is rising. The number of fiveyear-olds receiving a good education has continued to improve year on year. It is still below the national average but the rapid speed of improvement suggests it will reach this level next year. All 10 local children’s centres are rated outstanding by Ofsted – the only UK borough to achieve 100% top grades. Nine of the 10 secondary schools are rated as good or outstanding, including the special school. GCSE grades at A to C are within 1% of the national average and rising. This represents a concerted effort over the last 10 years by headteachers, teaching staff and the council, to raise performance and standards.


BOLD partners joining together to support Barking and Dagenham 01








01 Allford Hall Monaghan Morris, Paul Monaghan, 02 C2C, Chris Atkinson 03 Countryside Properties, Michael Hill 04 Hapag-Lloyd, Cameron Bowie 05 Pollard Thomas Edwards architects, 06 Rooff, Steve Drury, 07 SportHouse, Paul Spencer 08 van Heyningen and Haward, Meryl Townley

For more information about these companies, visit

Bold | Cultural industries

Culture venture

Part of the legacy of Barking’s history in fishing and malting are two fine buildings on the River Roding. Now preserved and transformed, the Granary and the Malthouse Studios form the epicentre of the Creative Industries Quarter, drawing in established businesses and community arts organisations, with room for individual artists too. Suruchi Sharma reports


reatives are often the ones who lead the stampede in renewing former industrial areas. Echoes of Barking’s commercial past are enticing companies into its thriving cultural quarter. The Malthouse Studios and award-winning Granary building stand together in Abbey Road, housing an impressive collection of creative ventures. The heritage buildings have modern features, with an extension on the Granary featuring striking bronze cladding 55

but the history of the area shines through, to play a key part in attracting artists and other cultural businesses. Barking and Dagenham, known for the latter’s Ford car manufacturing plant, in an even earlier industrial wave was a hub of the then thriving malting and fishing industries. The studios, two of the oldest structures in the borough, were originally part of the Randells & Co malt-roasting business. Situated on the River Roding, the environment is visually rich through its heritage as one of the busiest fishing ports in Britain, at its height in the 1840s. The Malthouse was first occupied in 2008 after being converted into small affordable studios for artists and creative enterprises. Construction company Rooff redeveloped and occupied the adjoining Granary in June 2011 and further progressed its development of Barking’s Creative Industries Quarter, with the purchase of the Malthouse Studios in March 2012. Combined, the pair form two sides of the cultural heart of an ambitious creative industry regeneration scheme, initially put together by the (now-dissolved) London Thames Gateway Development Corporation, with around 3,716sq m of creative studios and commercial space. Christopher Duffy, originally an east Londoner, moved his successful independent furniture company Duffy London to the Malthouse Studios in 2011. Duffy has run the business for a decade, working with two staff members in putting modern spins on classic furniture pieces, in a collection which includes tables, chairs, sofas and lighting. 56

This page: The Granary is a buzzing hub for creatives. Opposite: Studio 3 Arts at the Malthouse.

Bold | Cultural industries

Duffy says: “We work in a lovely old building. My previous place was in Walthamstow and it wasn’t very inspiring, based in what seemed like a big tin box with no windows. The building we work from now has lovely windows with lots of light and we’re based on the pretty River Roding. London’s East End has so much history and it’s really nice to be part of a building with so much character.” The cultural quarter benefits from excellent transport links with the A13 and A406 North Circular junction nearby, providing fast links to the M25 and M11. Barking tube station and the town centre are within a 10-minute walk, with fast access to the City and the rest of London. The area is an appealing proposition for companies who want to cut budgets but need accessibility to the centre of Barking and London. Duffy adds: “I live in Wapping and drive on the A13 in the morning. I’m there in about ten minutes because I’m heading out from central London, so it’s very fast. You get a bit more for your money where we are and we needed as much space as we could possibly afford – being in Barking gives us that.” One of the newer tenants is artist Laura Oldfield Ford who moved into the Malthouse Studios in July last year. She feels the history of the borough has influenced the trajectory of her work. Oldfield Ford says: “The reason I moved to my studio in Barking is because I have a strong affinity with the landscape. My work is generated from walks around the liminal zones of London – those points where the city gives up and becomes shifting, transitional territory. “The estuarial landscape, the

Ford factory, industrial estates and the River Roding have all inspired a series of new works.” Film production company Filim produces documentaries, corporate and music videos and feature films. The company was set up by brothers and film industry experts Kayser Foyz and Kobir Forid in 2002. They moved to the Malthouse Studios in May 2010 and due to their high productivity and industry reputation, expanded their operations to an office in Bangladesh in November 2011. Originally based in Brick Lane’s Truman Brewery, it was the parking availability, need for expansion and outer London base that appealed to the company. Creative director Foyz says:

“Being in Brick Lane became impractical for us. When taking large amounts of filming equipment out we had to have a sentry making sure we didn’t get a ticket. “We decided upon the Malthouse as it was in a great location, right next to the A406 that circles all of London, with the added bonus of overlooking a serene river, which did wonders in bringing down the stress levels of our editing team.” Kayser learned of the emerging creative quarter after moving to the area. He says: “We started in Brick Lane back when it wasn’t such a trendy hotspot and hopefully, if our luck is good, Barking’s creative quarter will have similar

“You get a bit more for your money where we are and we needed as much space as we could possibly afford – being in Barking gives us that”


Bold | Cultural industries

success and reputation in the future, now that we’ve laid our hat here as well.” Studio 3 Arts is an issuedriven organisation delivering visual, digital and performing arts programmes in Barking and Dagenham and surrounding areas. Head of projects Rosie Ross works with a team of five on the top floor of their Malthouse

Steve Drury says: “The brief was for a ‘light touch’ on the historic buildings to conserve their charm, as well as the physical remnants marking their long working life. “The historic fabric of the existing buildings offers all the key attributes for high quality creative and cultural hubs, including being located on the banks of the River Roding,

base, after moving there four years ago. Ross says: “We’ve been working in the borough for 25 years now, so the Barking and Dagenham area is our home. “We’re a community arts organisation, very much based in the ethos of the local community. This is a great venue for us in terms of space and suitability for the range of activities we offer to the public.” Rooff worked closely with architects Pollard Thomas Edwards on the restoration of the Granary building and its extension. Rooff moved its own head offices from Stratford in June 2011. The Granary provides five floors of office and studio space, with a unit for a cafe bar and riverside terrace. Its outstanding architecture and design was recognised in a 2012 Civic Trust Award. Rooff development director

just down from the historic former Barking Town Quay. The buildings already have a presence of creative, media and arts organisations – and the potential to provide a flexible range of studio accommodation at very competitive prices. “Accommodation prices are half what you would pay in Hoxton and Shoreditch – and arguably, for better space,” says Drury. Kiran Chahal is the lead artist in community project UP! Barking (pictured above) and has been based in the Granary since January 2012, working with two fellow artists and a diligent group of 16 to 25-year-olds. Their project is to design and produce art work over 350 metres of hoardings in the area, using skills learnt in art workshops. Hoardings around regeneration projects double as blank canvases for local young people’s creativity.


The scheme was funded from a £75,000 pot of cash commissioned by Barking and Dagenham Council from its Outer London Fund allocation, which is decided on by the London mayor. Chahal is now working with a new group of young people to create art work over another 70 metres of hoardings. She says: “We looked for a studio

“Accommodation prices are half what you would pay in Hoxton and Shoreditch” space that could be as close as possible to what feels like a real working space, setting up workshops in photography, Photoshop and screen-printing. “We’ve got a downstairs base with a really beautiful studio space. The idea was that people would learn commercial design skills and then think about how to put them into practice. “The Granary is an astounding building with a great history – and you can see how this area would be a dream if you were setting up an arts practice.”

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Bold Issue 2  

BOLD magazine publicises the work of regeneration organisations in Barking & Dagenham. The magazine is accompanied by a new website and emai...

Bold Issue 2  

BOLD magazine publicises the work of regeneration organisations in Barking & Dagenham. The magazine is accompanied by a new website and emai...