Havering – London's gateway to the East

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LONDON’S GATEWAY TO THE EAST SPRING 2018

* £3bn investment * Three major joint ventures * New homes and jobs


Havering Open for Growth, Business and Opportunities The completion of the Crossrail project and opening of the new Elizabeth line will provide high-speed access to central London from three of the borough’s stations. With excellent travel connections, award-winning green spaces and a great riverside location, Havering is on track to becoming a perfect place to live and work in Greater London.


CON TE N TS

4 COMMENT

The leader and chief executive herald the changes in the borough.

6 CONNECTIVITY MAP

Existing connections bolstered with three Crossrail stations coming in 2019.

8 A YEAR OF CHANGE

Within 12 months, the borough has set in motion three major joint ventures.

DEVELOPING NOW

A perfect storm of new infrastructure and rising property values has ignited development.

COM M ER CIAL SPAC E

New offices, retail and leisure planned.

14 WORK WITH HAVERING

Main players in the borough’s regeneration give an insight to working with the council.

18 DIFFERENT APPROACHES Flexibility was key to choosing the right JV partners.

20 HAVERING PROJECTS

What’s in the pipeline, including an outline of the Romford Vision.

Photos: Branislav Jovanović, Grant Smith, TfL, Alto Images Published by 3Fox International for the London Borough of Havering Editor: Noella Pio Kivlehan Designer: Kate Monument Editor-in-chief: James RenouxWood Production manager: Christopher Hazeldine

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COMMEN T

RAISING THE PROFILE

Regeneration is at the forefront of all that is happening in Havering, with three joint ventures set to unlock the borough’s potential

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ast year, we came to MIPIM to launch the London Borough of Havering’s £1 billion housing estate regeneration programme. As a result, we received a very positive response from the market, and this signalled the beginning of a very busy year for us in moving forward on our ambitious plans for the borough. It has also enabled us to raise Havering’s profile with government and key stakeholders. This year, we are excited to return to MIPIM to announce the successful bidder, and our new JV partner, to regenerate 12 housing estates: the most ambitious and biggest council home building programme in London. We are confident our chosen development partner will help us deliver our vision for the borough. Our latest joint venture partner now joins our other JV partners, Savills Investment Management, and First

Base, and Notting Hill Housing. These JVs have been finalised during the last 12 months and we have agreed detailed proposals and funding for our private house building company Mercury Land Holdings. In all, we are setting up three development partnerships and these, along with Mercury Land Holdings, will be investing £3 billion into the borough.

EL IZ A BET H L IN E Regeneration should not only involve building new homes as the key to unlocking the borough’s full potential lies in new and improved infrastructure and connectivity. Havering is strategically well connected by road, rail and air, with access to major road networks including the M25. We’re also one of the only London boroughs to benefit from three stations


COMME N T

Andrew Blake-Herbert, chief executive

on the Elizabeth line, opening fully in 2019. Added to this, robust infrastructure is as important to us as inward investment. We’re now carrying out feasibility studies into a future tram link to improve connections between the north and south of the borough. This would transform travel for residents and businesses, bringing forward potential development sites. It comes alongside plans for a new station on the c2c train line, the first to be built in London for over 20 years, as part of our Beam Park development. It would link the south of the borough to the City of London in 20 minutes. Romford and Beam Park in Rainham, are two designated housing zones identified by the Mayor of London. We will receive GLA grant to deliver more affordable housing and key infrastructure at these sites. With our

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Councillor Roger Ramsey, leader

JV partners we will create a borough with high quality homes, new and improved amenities and first-class job and business opportunities. We’re currently drawing up a masterplan for Romford. It is already the fourth biggest retail centre in London. With improved infrastructure, affordable office space and a strong retail and leisure offer, the borough’s main town has potential to become the best destination in east London to live, work and visit. The time to invest in Havering is now. Crossrail, affordable market prices, and large development opportunities means we are London’s biggest growth opportunity. The last year has shown the pace we can move at and deliver the opportunities the borough holds. The capital is moving east, we hope you can be a part of the journey, and help Havering make a greater London.


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CON N EC TI VI TY

M

25

A12

HAROLD HILL

COLLIER ROW

28

A12

HAROLD WOOD

GIDEA PARK

29

ROMFORD

A127

EMERSON PARK UPMINSTER ELM PARK HORNCHURCH

BEAM PARK A13

RAINHAM LONDON RIVERSIDE 30

A13

BELVEDERE

RIVE 5

M2

R TH

AME

S


EXISTING TRANSPORT LINKS KEY RAIL Elizabeth line Greater Anglia c2c District line, London Underground Beam Park Rail Station (opening Dec 2020)

ROAD

Roads M25

POTENTIAL TRANSPORT LINKS KEY RAIL Central line extension Light Rail (Tram) Docklands Light Railway extension

ROAD River Thames Crossing Link to Lower Thames Crossing Gallows Corner Tunnel Romford Ring Tunnel

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CONNECTIVITY

CON N E CTIVITY


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YEAR OF C HANGE

A YEAR FOR

Havering is embarking on one of London’s biggest regeneration projects that will make it a truly 21st Century borough

MONUMENTAL CHANGE


Y E AR OF CH AN G E

I

t has taken just 12 months for Havering Council to set in motion a series of joint ventures that will change the face of the borough. For decades the capital’s third largest borough that lies on it’s eastern fringes, “just quietly got on with things,” says council leader Roger Ramsey. But, during the last year, ‘quietly’, has turned into ‘monumental’, as the council has embarked on one the UK’s most ambitious regeneration projects. Billions of pounds are set to be ploughed into transforming and redeveloping large swathes of land, building new homes, creating new communities and town centres with job opportunities for local people. Spurred on by new transport links, rising property values and London pushing to the east, Havering recognised the need to regenerate into a 21st Century borough. “We are, after all, the gateway to the east,” says Ramsey. The developments, and the Havering vision, are based around four key principals: communities, places, opportunities, and connections. Combined, this visionary quartet will, between now and 2028, deliver a Romford town centre, new homes built borough-wide, grade-A office space, a possible university, jobs, health facilities and transport links. These encompass the council’s mantra that it is very much ‘open for business’.

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To achieve this change, the council, has set-up three major joint partnerships, that along with its private house building company Mercury Land Holdings, will be investing £3 billion into the borough. “The council is putting its money where its mouth is, and standing side by side with developers in 50/50 JVs. We believe in Havering, and we want to be part of the development process of building great places for our residents,” says Chris Hilton, assistant director for development. Two of those JVs were announced last year: Savills Investment Management and First Base have taken on Bridge Close, Romford, and Notting Hill Housing will be redeveloping Beam Park in the south of the borough. The third partner for the £1 billion 12 estates regeneration, will be announced on 13 March at MIPIM. While Romford and Rainham are seeing the most development, other areas earmarked for change include Collier Row, Gidea Park, Hornchurch and Harold Hill.

WHY D EV ELO P N OW? From little development, to three significant JVs within a year, is down to the perfect storm of Crossrail – Havering will have three stations – rising property values, and the borough having two designated Greater London Authority Housing Zones. “Over the


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Y EAR OF C HANGE

years, Havering in development terms has been relatively static,” says Ramsey. “We have had some developments, but no major growth that other parts of London have seen.” But, says Ramsey: “Things are evolving quickly, because we are seeing changing property values – with the values in other parts of London going up, and things becoming more viable with the major infrastructure connections. There is major opportunity now for a focus of development to come east, and in particular to come to us.” As Andrew Blake-Herbert, chief executive, adds: “The London Borough of Havering is absolutely ready for this level of change as we go forward.”

in the wheel and all our transport links run east to west, and west to east. “We absolutely want to create a new train or tramline that enables public transport from the south to the north of the borough.” Steve Moore, director of neighbourhoods, adds: “We are doing feasibility work on north-south connectivity opportunities and we are looking at opportunities to really maximise growth.”

COMMERCIAL SPACE

With very little development generally in the borough, Havering is missing high quality office space. “We need grade-A space in the centre of Romford. There’s been a lack of investment, and CONNECTIONS what’s available is too small for certain Three Havering stations - Romford, business. We would like to see schemes Gidea Park and Harold Wood – will come forward for up to 100,000 square be connected to the core route of feet,” says Moore. the £14.8 billion east to west London “There has not been any proper, new Crossrail network in May 2019: Crossrail state-of-the-art offices buildings built will be renamed the Elizabeth line in in Romford since the early 1990s so December 2018. And with a total of nine rents are stuck below £20 per sq ft. But, railway stations, road and tube access, with Crossrail arriving, new buildings and being only 10 miles from Romford would achieve much more than that,” to London City Airport, Havering’s says Hilton. connectivity is undeniably among the The overall aim, as well as supporting best in greater London. our existing local business community However, the push is for greater is, says Neil Stubbings, programme north-south connections. consultant for regeneration: “To attract Blake-Herbert says: “One of our key companies into the borough, aspirations is about north-south whether it’s a HQ, a large satellite connectivity. We are the perfect spoke office or a large firm. This is a great


Y E AR OF CH AN G E As well as supporting local businesses, Havering’s aim is to attract companies into the borough; whether a HQ, a satellite office or a large firm.

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Y EAR OF C HANGE With nine railway stations, road and tube access, and being only 10 miles from Romford to London City Airport, Havering’s connectivity is undeniably among the best in London.

The next year will bring delivery. The JVs will be established and up and running


Y E AR OF CH AN G E opportunity to get a good deal on good quality office accommodation that is connected to all of London, the rest of the country and beyond [the UK] to the whole world.”

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EMPLOYMENT OPPORTUNITIES / EDUCATION

“There are so many opportunities that [the regeneration of the borough] is going to create,” says Blake-Herbert. “There will be jobs in the south of RETAIL AND LEISURE the borough, and an office quarter The heart of any town lies its retail in Romford.” and leisure offer. And Romford is lucky At SEGRO Park Rainham, the to have a strong offer, says Hilton. He industrial giant is delivering 31,000sq adds: “Given the town centre is wedged m of modern industrial space; the first between Westfield Stratford, intu phase of its partnership with Lakeside, and Bluewater shopping the Greater London Authority on the centres, you would think it would £180 million East Plus regeneration. struggle. But, Romford isn’t. It’s thriving. Havering with SEGRO have been And the retail community see it as a shortlisted to become one of the place to make money.” Heathrow Expansion logistic hubs at Thriving, yes, but there is still work the Beam Reach unit 6 site. to be done upgrading the retail offer. As well as jobs, Blake-Herbert says: “We have everything we basically “An aspiration we have for Havering is need, except a lot of what we have is for a university. We will build on the dated and mismatched,” says Ramsey. 16+ education that Havering College “Through a Romford masterplan, we delivers and take it to the next level.” will co-ordinate developers and endIn September, Havering College users so the town achieves its potential.” was given planning permission to The masterplan, is currently being build a new £11 million Construction, worked on, and will be ready by the Infrastructure, Skills & Innovation summer (see Romford Vision map p20). Centre (CISIC) at its Rainham campus. On the leisure side, developments are already happening. Last month NEXT 12 MONTHS (February) saw the opening of the As for the future, Hilton, says: “The next Sapphire Ice and Leisure facility. And, year will bring delivery. The JVs will be in October 2017, plans were announced established, and up and running. to replace the present sports centre in “We are a borough that delivers, and we Hornchurch with a new state-of-the-art have proved that by what we have done sports venue. in the last 12 months.”


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WORK WI TH HAVERI N G

WORKING WITH THE LONDON BOROUGH OF HAVERING Embarking on such a massive regeneration project, Havering ensured it got the right people involved at all stages of the process. Key players share their experiences of working with the council


WORK W IT H H AVE RIN G

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TONY PIDGELY,

ROBERT PERT

Chairman, Berkeley Group Holdings – developer

Director, housing development & regeneration, Savills - which led the council-appointed multidisciplinary team to support the borough’s Housing Regeneration Programme

Councillor Roger Ramsey, council leader, and his team at Havering Council have done an excellent job: I congratulate them on their vision, and openness for business as we all want to create places that work for residents and existing communities. A marker has been put down, and there is a great future for Havering. There is an invitation to developers and builders to invest in the borough. It says, ‘come and discover the people, the history, the beauty, the nature in this borough’. It says we want to work together. That is exactly the message that will help solve the housing crisis that we as a nation are facing.

What is so impressive is Havering’s level of amibition, its willingness to engage... and to move quickly to delivery

Havering is a pro-active local authority that has identified sustainable growth as a top priority, while establishing initiatives that will deliver thousands of homes and jobs. Savills has been working with Havering for several years and the council’s ambition is impressive, as is its willingness to engage with the development industry, and how quickly it moves to establish delivery vehicles. Key to this, is leadership at officer and political level along with a drive to deliver.  Working with Havering on the 12 Estates JV has been a terrific experience. Havering recognises the importance of bringing a multi-disciplinary team on board to complement its excellent in-house team. The council has shown it has a lot of willingness, and ability to work within flexible project team environments.


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WORK WI TH HAVERI N G

SIMON GAMMACK

ELLIOTT LIPTON

Partner, Gardiner & Theobald multi-disciplinary team

Managing director, First Base developer partner, Bridge Close

Gardiner & Theobald is delighted to work as part of Havering Council’s multi-disciplinary team, providing strategic construction cost advice for this ambitious regeneration project. The council’s determination to make the regeneration happen was clear from the outset of our engagement on the project. The passion for the scheme was immediately apparent from everyone involved, with a clear objective of delivering high quality buildings and amenities.

Successful regeneration requires a bold approach, a desire for mixed-use development and a forwardthinking local authority: these elements are in place in Havering which will make the regeneration journey easier for all involved. Our plans for Bridge Close provide a unique opportunity to truly transform the town centre bringing new homes, modern workspace, a new bridge connecting directly to Romford station and much-needed new jobs and community uses into this renewed part of Romford. We have been pleased with Havering Council’s aspiration to bring lasting change to the borough to improve the lives of residents and visitors alike. We look forward to working with the council in the coming years to transform Bridge Close and deliver significant benefits to the local area and Romford. We looking forward to taking the JV into delivery.

The council’s determination to make the regeneration happen was clear from the outset... the passion was apparent


WORK W ITH H AVE RIN G

We share a real ‘cando’ attitude [with Havering], which has been instrumental in the joint venture... it’s a boost for everyone MARIA THOMPSON Principal, and chief executive, Havering College We are extremely proud of the new Construction Infrastructure Skills and Innovation Centre as its opening is an essential element of the Beam Park development, providing state-of-the-art facilities for skills development in modern methods of construction and construction trades. We offer traditional construction skills and professional expertise like building sustainability and the environment. We see ourselves as a strategic partner with Havering and hope to support delivery of the local plan.

KATE DAVIES Chief executive, Notting Hill Housing – development partner, Rainham and Beam Park The transformation of Rainham and Beam Park is a major strategic initiative for Havering Council and we are very pleased and excited to be working with them to help achieve their vision for the area. It has been clear throughout our work so far that they, like us, are committed to providing high quality homes and thriving communities to a growing population.  One thing we share is a real ‘can-do’ attitude, which has been instrumental in the joint venture increasing the amount of affordable housing provided in this new suburb. This has been a boost for everyone involved in the project, as well as the extra families who will benefit from new homes within their budget.  There is a real housing crisis in London and schemes like this and the wider Beam Park Housing Zone, which will provide genuinely affordable homes, are going to be vital in tackling it.

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DI FFEREN T APPROAC H E S

We want to hear about...preferred methods of engagement. We are fast, focused, and we won’t tie developers up in knots


D IFFE RE N TFEAPATPURE ROACH T Y PE SE

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Needing the ideal joint venture partners for three very different schemes, meant Havering was flexible in its procurement processes

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or decades, Havering was the borough that quietly just got on with minimal development. Then in 2017, not one, but three major joint ventures (JVs) were either launched or set to be announced. With the promise of massive transformation, Havering Council used different procurement processes to ensure it got the best JVs for its schemes. Neil Stubbings, programme consultant for regeneration, says: “The three different JVs shows the partnership approach. We want to hear about developers preferred method of engagement because we are prepared to work with them on that. “Not only are we fast, we’re focused. They can start seeing things happen quickly and we’re not going to tie them up in knots.” Steve Moore, director of neighbourhoods, adds: “We have been very clear about our objectives and we

have had very strong political support to deliver it. “We have engaged the market, and asked the developers to come forward with their ideas, and their opportunities for the area. “It has been very much a collaborative process.” * The 12 sites procurement was an OJEU compliant competitive dialogue process following the publication of an OJEU notice. * The Rainham JV was carried out through a two-stage procurement process designed to establish a robust and comprehensive understanding of the development partner and both qualitative and quantitative requirements to compare bidders utilising a consistent approach. * The agreement on the Bridge Close JV with Savills Investment Management and First Base is predicated on significant land ownership of the site by the partners.


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HAVERI NG PROJECTS

ROMFORD VISION

6 7a

4a

5

4b 2

1 3 7b


H AVE RIN G P ROJ E CTS

R O M FOR D V I S I O N M A P Zone 1 - The Destination • New station ROMFORD VISION MAP • Crossrail, bus, tram • Landmark building Zone 1 The destination • Public space

• New station

Zone •2 Crossrail, - New Offerbus, train • Landmark building • Brewery transformed/replaced Public space • New•Leisure & retail • Urban park

Zone 2 - New Offer

Zone •3 Brewery - Residential Quarter transformed / • Mostly new & in-hand • New leisure and retail • Schools, health • Urban park

replaced

Zone Zone 4a + 4b 3 --Opportunity Residential Quarter • Quieter areas • Mostly new and in-hand • Professional, offices, culture, meeting facilities • Schools, health • Medium rise residential

4a Leisure + 4b - Focus Opportunity Zone Zone 5 - Retail, • Quieter areas • Liberty, Mercury, Market Place & South Street Professional, offices, culture, • Major• investment, some redevelopment • Medium-rise residential

meeting facilities

Zone 6 - One Public Estate 5 - Police Retails, Leisure Focus • TownZone Hall, Library, etc. • Liberty, • Improve, consolidate Mercury, Market Place

& South Street • Major investment, some redevelopment

Zone 7a + 7b - Relocation / Residential • Relocation of businesses/community groups Zone 7a +7b - Relocation / Residential • Residential • Relocation of business / community groups

• Residential

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HAVERI N G PROJEC TS

RAINHAM / BEAM PARK


H AVE RIN G P ROJ E CTS

THE DEVELOPMENT WHO IS THE DEVELOPER / INVESTING PARTNER? Notting Hill Housing WHAT IS HAPPENING, AND WHERE? Over 700 new homes will be delivered within the Rainham and Beam Park Housing Zone. Along with housing, sites along the A1306 will get upgraded infrastructure that will include a new station on the c2c line with investment along the A1306 to create a linear park.

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HAVERI NG PROJECTS

BRIDGE CLOSE, ROMFORD


H AVE RIN G P ROJ E CTS

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THE DEVELOPMENT WHO IS THE DEVELOPER / INVESTING PARTNER? First Base, and Savills Investment Management. WHAT’S HAPPENING? The redevelopment of Bridge Close industrial estate, and the demolition of adjoining residential properties fronting on to Waterloo Road and Oldchurch Road. WHERE IS IT? Close to Romford town centre, the scheme will see around 850 homes built with a primary school, health facility, improvements to the River Rom, and access, via a bridge, through Romford town centre to the train station. In March 2016, the centre of Romford was designated a housing zone by the mayor of London, and has an allocation of £15.4 million in Greater London Authority grants.


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HAVERI N G PROJEC TS

12 ESTATES 8

A12

GALLOWS CORNER 1

HARO 6 7

A12

GIDEA PARK

CHADWELL HEATH

2

3

ROMFORD 4

5

RUDH GREEN

HORNCHURCH 9

DAGENHAM A13

11

RAINHAM

10


H AVE RIN G P ROJ E CTS

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THE DEVELOPMENT Romford 1. Delderfield House 2. Queen Street 3. Waterloo Gardens 4. Old Church 5. Maygreen Crescent

OLD WOOD

A127

12

Gidea Park 6. Royal Jubilee Court 7. Delta Estate Harold Hill 8. Additional Homes

UPMINSTER

Hornchurch 9. Serena Court 10. Dell Court Rainham 11. Napier House and New Plymouth House Cranham 12. Brunswick Court

WHO IS DEVELOPING / INVESTING PARTNER? Chosen from a shortlist of three developers, in January 2018, the joint venture partner will be announced at MIPIM on 13 March. WHAT’S HAPPENING? A £1 billion contract, launched at MIPIM 2017, will see 3,500 homes built across 12 council estates with homes for rent, with some as Low Cost Home Ownership. Work will start on Waterloo Road Estate in Romford. WHERE IS IT? Harold Hill – Chippenham, Farham and Hilldene; Collier Row – Delderfield House; Gidea Park – Delta Estate; Romford – Waterloo Garders; Romford – Queen Street; Romford – Oldchurch; Hornchurch – Maygreen Crescent; South Hornchurch – Serena Court; Hornchurch – Dell Court; Cranham – Brunswick Court; Rainham – Napier House, and New Plymouth House.


The focus of London is shifting east, and it really does involve places like Havering, which has huge areas of opportunity. Walking around Romford town centre, and seeing the different prospects for regeneration and change underscores what can be done, and that developers and investors should be getting involved. Also, Havering has a strong focus on creating job opportunities and on leisure, health, and education, which are all vital in building lasting communities JAMES MURRAY, DEPUTY MAYOR OF LONDON FOR HOUSING AND RESIDENTIAL DEVELOPMENT

For further information on development opportunities in Havering contact: Neil Stubbings, programme consultant for regeneration neil.Stubbings@havering.gov.uk +44 1708 432970 Steve Moore, director of neighbourhoods steve.moore@havering.gov.uk +44 1708 433198 Chris Hilton, assistant director for development chris.hilton@havering.gov.uk +44 1708 434844​ www.haveringmagazine.com