W11P171

CONNECTING CATFORD

A Neighbourhood Regeneration Strategy Report prepared by: Todd Baker, Nick Ferns, Urvisha Ladwa, Abdulhadi Mehdi, Rose Sharkey, Ann-Marie Webb Tutors: Dr. Sonia Feire Trigo, Dr. Lauren Andres Module: BPLN0063 Case Studies in Preparing Regeneration Projects

EXECUTIVE SUMMARY

Connecting Catford delivers a regeneration strategy with the vision to revitalise and transform Catford through environmental quality, social security and sustainable economic growth. This strategy addresses a range of challenges within Catford, and provides innovative solutions that benefit local residents, the borough of Lewisham, and the city of London.

The report details a comprehensive analysis of Catford and its context. This has been addressed through the history and geography of the site, local character, transport and movement, the environment, and an exploration of the social dimensions and housing within Catford. This has been synthesised through a SWOT analysis (Strengths, Weaknesses, Opportunities and Threats). A site overview detailing the relevant stakeholders that will be engaged within the regeneration is presented, as well as the policy context, detailing the local and city planning framework, and a record of consultation with the local community.

The vision of the project is presented, as well as a detailed breakdown of the interventions that will be implemented within Catford. The governance, phasing and financial appraisal, provides a detailed framework of how the project will be implemented. Risk mitigation, monitoring and evaluation and a post-intervention strategy, then propose how the regeneration will be tracked and managed during the project and upon completion.

CONTENTS

Introduction

1

Context & Analysis

3

Location and Context

4

History

5

Local character, heritage and amenities

6

Transport & Movement

11

Environment

15

Social Dimensions

17

Housing

18

Synopsis

19

Site Overview

21

Policy Context

23

Consultation

28

Vision & Outcomes

29

Interventions

31

Overview of Interventions

32

River Pool Linear Park and Riverside Development

34

Healthy Streets

40

Town Centre Revitalisation – Catford Community Centre and Meanwhile Uses

49

Plassy Island

55

Governance, Evaluation & Phasing

61

Governance and Delivery Vehicles

62

Monitoring and Evaluation

65

Post-Intervention Strategy

67

Phasing

70

Financial Appraisal

73

Risk Mitigation

82

Appendix I – Sustainability Guide

89

Appendix II: COVID-19 Statement

92

Appendix III: Climate Emergency

94

Appendix IV: List of Figures and Tables

96

INTRODUCTION

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INTRODUCTION

This report proposes a regeneration strategy for Catford. Located in the London Borough of Lewisham and designated as an Opportunity and Intensification area, Catford possesses exciting potential for future growth, with a young, ethnically diverse, growing population. While there is abundant scope for future development, Catford faces many issues, such as deprivation, pollution and congestion. It also suffers from poor access to green and blue spaces, a lack of employment opportunities and housing insecurity. The town centre is fragmented. This proposal aims to revitalise Catford by creating an interconnected thriving space which will be economically, socially and environmentally sustainable.

The town centre presents considerable opportunities to regenerate under-utilised space and maximise the development of housing within the area. Re-naturalisation of the River Ravensbourne and the revitalisation of poor-quality green and open spaces throughout the site will provide new and improved spaces for the community. Greater permeability between spaces will be promoted through the implementation of green infrastructure and pedestrianisation creating connections that encourage active travel. Aesthetic and functional improvements to the urban realm in tandem with the creation of secure and affordable housing, encapsulates the project’s aim to invest in both the people and places within Catford and the wider area of Lewisham.

Connecting Catford is a project the variety of stakeholders and, most importantly, the local community can really get behind. The Catford Partnership will provide a platform for effective cooperation between public and private stakeholders. Steering and delivery groups will be crucial in ensuring that the phases of development are effectively implemented and are aligned with community perspectives. A comprehensive financial appraisal has been undertaken to ensure the viability of the project and provides a conservative approach that allows greater flexibility for stakeholders. The risk mitigation highlights potential issues associated with the regeneration of Catford and provides mitigation strategies that ensure development can continue without significant impacts to phasing and implementation. Monitoring and evaluation will ensure that the objectives of the regeneration are effectively delivered, as well as creating mechanisms that will track progress. Lastly, a post-intervention strategy has been planned to ensure that interventions are effectively managed, and the responsibilities and co-operation of stakeholders is transparent.

Connecting Catford will improve the quality of the urban realm, with an emphasis on enhancing environmental value, as well as delivering social and economic security. This holistic approach will create a vibrant and people-centred space that will ensure the future prosperity and vitality of Catford.

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CONTEXT CONTEXT & ANALYSIS & ANALYSIS

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LOCATION AND CONTEXT

Catford is part of the London Borough of Lewisham, in south-east London. It is located seven miles south-east of Central London and 1.5 miles south of Lewisham Town Centre.

Figure 1.1 Catford within the geography of London (approximate location outlined in red)

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The suburb spans several wards, predominantly Rushey Green, Catford South and Bellingham.

Catford Town Centre is the second largest centre in Lewisham and the civic heart of the Borough. As shown in Figure 1.2 below, Catford Town Centre lies at the crossing of two strategic roads, the A21 (known as the Lewisham Spine) and the A205 (the South Circular).

Figure 1.2 Catford Town Centre with the geography of Lewisham wards (outlined in blue as designated in Lewisham Core Strategy)

HISTORY The name Catford is thought to have originated from a ford across the River Ravensbourne frequented by wild cats. In 1857 the Mid-Kent railway line was built at Catford Bridge, generating the construction of middle-class housing. Larger-scale development did not begin until the end of the century with the construction of Catford station and tram, creating a commuter suburb (London Borough of Lewisham, 2008). Catford is characterised by housing for the working classes, giving the area a distinctive character. Incorporated into the County of London in 1889, Catford has remained a core town centre in Lewisham to the present day.

(South London Club, 2018).

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N

Figure 1.3 Catford in 1877 (Source: Ideal Homes)

LOCAL CHARACTER, HERITAGE AND AMENITIES

Catford is a diverse neighbourhood which boasts a range of important civic, retail and leisure facilities. Historically, Catford has been a cultural centre comprising the Grade II listed Broadway Theatre, a music hall, the Greyhound Stadium and outdoor market. Once a hub for cinema Catford Studios produced various notable films during the ‘silent’ era (Low, 1971).

However, the area’s cultural heritage has declined in recent years as the Savoy Ballroom, Eros and Guamont cinemas and Lewisham Hippodrome have closed down (Team Catford, 2019). The remaining buildings of interest, most notably the Broadway Theatre, are isolated by the gyratory system.

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Figure 1.4 Eros cinema and Lewisham Hippodrome (Source: Ideal Homes)

In spite of this a strong sense of community remains, with numerous events of interest including Lewisham’s annual People’s Day, (Lewisham Council, 2020). Team Catford, a local community engagement group host events such as a monthly food market, a film festival, a gin festival and Catford Cornucopia (Team Catford, 2019).

Much of present day Catford has been built in the ‘Brutalist’ style including Eros House, Catford shopping centre and Milford Towers. The latter two developments were designed by architect Owen Luder in 1974 and were originally intended to be ‘the Barbican of the south’ (South London Interest, 2015). The Catford Cat, part of Catford shopping centre, symbolizes the unique character of the area.

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Figure 1.5 The Catford Cat

Rushey Green High Street (the main High Street) comprises generally good quality buildings and is characterised by continuous animated ground floor commercial units. The High Street and adjacent shopping centre contain supermarkets and independent shops, as well as nonchain restaurants and cafes, giving Catford a varied and distinctive neighbourhood identity.

However, both are harmed by their location on the Lewisham Spine, a heavily congested major through road.

The Broadway Theatre is the defining architectural landmark of Catford sitting adjacent to Lewisham Town Hall and facing the junction of the South Circular and Lewisham Spine (A21).

Built in 1932, in art deco style, the theatre has been open for nearly 90 years, hosting a diverse mix of notable productions including music, drama, pantomime and stand-up comedy (The Broadway Theatre, 2020).

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Figure 1.6 The Broadway Theatre as it stands today

Behind the theatre is Catford Broadway, a curved street accommodating a number of shops and a local outdoor market on weekends. In recent years Catford Broadway has been renewed as a pedestrianised zone with revitalised building frontages.

Other notable features of the town centre include Laurence House opposite the Broadway Theatre across the South Circular. The 6-storey council office building, comprises Catford Library and dominates the approach to the town centre from the south. On the other side of the Lewisham Spine (A21) is Plassy Island - the name given to the land bound by the gyratory system. It is widely regarded as an unsightly and underused part of the town centre, compounded by the severance caused by the busy road intersection (Catford Common Place, 2020). Plassy Island is currently home to numerous smaller shops facing the high street, but also several larger retail stores and car parks, as well as a housing estate (Eros House). South of the two rail stations is a large light industrial site, home to Halford and Wickes retail stores, as well as the entrance to the River Pool Linear Park.

Outside the town centre, Catford mainly comprises low rise residential streets, with pockets of mixed uses. The areas to the north and east of Town Centre are characterised by Victorian terraced housing. To the south is a large stock of Edwardian housing, protected within the Culverly Green Conservation Area. There are three main schools in Catford: St Dunstan’s College, Rushey Green Primary School and Holbeach Primary School. The latter of these is one of only two listed buildings in Catford (the other being Broadway Theatre).

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FUTURE CHANGES Lewisham Council is currently in the process of vacating Milford Towers in order to redevelop the shopping centre. Several hundred people live in the Towers and the decant process is expected to take two years, with alternatives being offered for current tenants. The redevelopment of the shopping centre will provide new retail spaces. The early stages of the redevelopment have been met by enthusiasm, partly due to the run-down appearance of the Towers, as well as the possibility of a greater utilisation of the land to benefit the local residents and better meet their needs (Lewisham Council, 2012b).

Figure 1.7 Milford Towers

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Figure 1.8 Congestion on the South Circular

TRANSPORT AND MOVEMENT

BY CAR Catford is located at the busy intersection of two major A roads - the A205 and A21. The A21 is the primary arterial corridor in Lewisham serving traffic in and out of Central London. It runs north to south through Catford Town Centre, doubling up as the main high street. The A205, also known as London’s South Circular Route, is one half of a complete orbital ring road around Central London. The South Circular runs east to west through Catford town centre, where it meets the A21 at Catford Gyratory; a series of one-way signalised junctions that regulate traffic flow around Plassy Island. The Gyratory is not a purpose-built dual lane roundabout, it is simply formed of the existing suburban streets. The result is a fragmented townscape, with Plassy Island cut off from the main shopping centre.

The whole system is extremely congested, leading to large bottlenecks on Catford Road and Brownhill Road. In turn, this leads many approaching cars and goods vehicles to filter off down residential side streets to avoid the intersection. These ‘rat-runs’ mean that residents are subject to unnecessary congestion, noise and air pollution. The situation has only worsened with time - air quality is consistently in breach of EU safety regulation limits, and road incidents including Killed or Seriously Injured (KSI) collisions are prevalent in the area (Taylor, 2020).

FUTURE CHANGES Transport for London (TfL) has approved plans to reroute the South Circular south of Lawrence House, joining the south-west corner of the Catford Gyratory. Once the diversion is complete, traffic on the Gyratory will be two-way, allowing all vehicles on the South Circular to bypass most of Catford Town Centre (Lewisham Council, 2019).

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Figure 1.9 South Circular re-route

The existing Ultra Low Emission Zone (ULEZ) boundary is to be expanded in 2021 up to the South Circular Road. The ULEZ will help to improve air quality for Catford with NO2 emissions expected to be reduced by up to 45% as a result of the expansion (Mayor of London, 2020).

BY PUBLIC TRANSPORT Catford is well connected in terms of public transport links; the majority of the site scores highly on the Public Transport Accessibility Level (PTAL) index (generally either 5 or 6) meaning that frequent services are close-by and accessible. There are bus stops directly outside each of the town centre’s core amenities and regular bus services run on the South Circular and A21, although these are susceptible (and contribute) to the suburb’s congestion problems.

Catford benefits from two national rail stations – Catford and Catford Bridge, accessed via the South Circular and 5 minutes’ walk from the town centre. Both are in Travelcard Zone 3, facilitating travel between Kent and Central London. Services are overcrowded and unreliable, and insufficient to meet demand for commuters during peak hours of the day.

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FUTURE CHANGES TfL has put forward proposals to replace the National Rail Line serving Catford Bridge with an extension of the Bakerloo Line further south to Bromley. The first phase would bring London Underground services to Catford (via Lewisham Town Centre) by 2030, greatly improving connectivity to central London whilst also addressing the capacity and frequency of existing services. TfL and all stakeholders (including Lewisham Council) are in full support of the project, however the details of the plans are still under review.

BY FOOT

Figure 1.10 A pedestrian trying to cross the South Circular

Catford has a good network of permeable streets, with few cul-de-sacs and dead ends in the residential areas. Catford shopping centre and Catford Broadway provide large pedestrian zones. The main high street itself is a good quality walking environment; the streetscape is generally flat and well surfaced which benefits Persons of Reduced Mobility (PRMs), and the pavements are sufficiently wide for outdoor café frontages and seating. However, moving between the main high street, town centre and train stations is not conducive to walking due to the busy South Circular and A21. These roads together with the railway lines cause severance to the pedestrian network, dividing Catford into poorly connected ‘segments’ that are difficult to walk between. This is compounded by the lack of pedestrian crossings along the South Circular, A21 high street and Plassy Island. Key destinations within the area are inaccessible to people on foot without using the South Circular, and wayfinding is generally poor.

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Figure 1.11 Active travel desire lines and barriers to movement

Figure 1.11 illustrates the barriers to active travel in Catford, and the main destinations people need to be able to access.

BY CYCLE Catford benefits from an off-road National Cycleway that runs south to north adjacent to the River Ravensbourne. The route runs through the River Pool Linear Park, into the existing Halford/Wickes site, and under the South Circular towards Ladywell Fields. There is also a local cycleway running south to north through Mountfield Park. At present, there is no designated route for cyclists wishing to travel east to west between these two cycleways, and the existing ‘advisable’ route that cyclists making this trip opt for is via the South Circular approach to Catford Gyratory. As shown by Figure 1.11, the network is fragmented. The lack of clearly signed and ‘safe for all’ cycle routes across Catford deters people from cycling around the neighbourhood and hinders established cyclists from travelling through the area.

FUTURE CHANGES Lewisham Council together with TfL have pledged to transform the Lewisham Spine (A21) into a Healthy Streets corridor. This would deliver Cycle Superhighway facilities such as segregated cycle lanes, dedicated cycle traffic signals and high-quality cycle parking provision.

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ENVIRONMENT Although there is little green space in the town centre, there are several parks a short distance away; Mountsfield Park, Ladywell Fields and the River Pool Linear Park, which form a triangle surrounding the centre of Catford. The River Ravensbourne also runs north to south through Ladywell Fields and River Pool Linear Park, underneath the South Circular, passing between the two railway stations.

Mountsfield Park is located to the east of Catford Town Centre and can be accessed from either Brownfield Road or Ringstead Road. Mountsfield Park, and Ladywell Fields to the west, hold Green Flag awards in recognition of meeting the national standard for publicly accessible parks (Green Flag Awards, 2019). South of Ladywell Fields is the River Pool Linear Park, a long stretch of poorly maintained green space following the River Ravensbourne. This section of the Linear Park connects to Ladywell Fields via the Waterlink Way, a national walking and cycling route running along the riverbank.

The River Ravensbourne is a tributary of the River Thames. 11 miles in length, the river is one of the most ‘engineered’ in Greater London as a large proportion of its course is culverted, channeled or covered, especially to the south of the South Circular (Lewisham Council, 2015).

In the 1960s, extensive modification to reduce flood risk was undertaken and thereafter minor river flooding events were recorded in 1977, 1992 and 1993 (Lewisham Council, 2010).

AIR QUALITY With approximately half of NO2 emissions in London deriving from road transport Catford suffers hugely from poor air quality, as shown in figure 1.12, damaging the health of local residents. In 2013, a 9-year-old child living only 25m from the South Circular in Catford died as a direct result of air pollution (Carrington, 2018). In 2018, a prominent report concluded that air pollution levels in Catford were still consistently exceeding lawful EU limits (The Guardian, 2019).

Figure 1.12 NO2 pollution levels in Catford (London Air, 2020)

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CONDITION Chronic Obstructive Pulmonary Diseases (COPD) Cardiovascular Disease (including heart disease and stroke) Asthma

Lung cancer

INDICATOR

LEWISHAM

LONDON

ENGLAND

4.07i. Under 75 mortality per 100,000 from respiratory disease (2014-16)^ Emergency hospital Admissions for COPD per 100,000 population (201516)^ 4.04i. Under 75 mortality rate per 100,000 (2014-16)^

39.6

30.3

33.8

497

405

411

81.8

74.9

73.5

Hospital admissions for asthma under 19 years per 100,000 population (2015/16)* Registration rate per 100,000 for lung cancer (2013-15)* Mortality from lung cancer per 100,000 population (2014-16)**

305.4

194.9

202.4

85.7

77.3

78.5

61.3

53.4

57.7

Table 1.13 Lewisham Council Air Quality Joint Strategic Needs Assessment

Breathing in polluted gases, such as (NO2), can result in health conditions such as Asthma, Chronic Obstructive Pulmonary Disease, Cardiovascular Disease and neurological impairments (Lewisham Council 2018a). Table 1.13 below shows the prevalence of these air quality related conditions in Lewisham in comparison to the London and England. In each case, figures in Lewisham are highest.

FLOOD RISK Catford lies partially in the floodplain of the River Ravensbourne and is susceptible to fluvial flooding. As shown by Figure 1.14, large swathes of land are in flood zones 2 and 3, posing a medium to high risk to the area.

Figure 1.14 Flood risk in Catford (Environment Agency, 2020)

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SOCIAL DIMENSIONS

POPULATION Lewisham is the fifth largest inner London borough, with a young and growing population of just over 300,000. By the time of the next Census in 2021 the population of the borough is forecasted to reach 321,000 and will reach 357,000 by 2031. 25% of Lewisham’s population are aged 0-19, whilst only 10% of the population are aged over 65. Over the years Lewisham’s population has become increasingly diverse; currently around 54 per cent of residents describe themselves as White, compared to 46 per cent who are of Black & Minority Ethnic heritage. However, for those aged 19 and under, 66% are of BAME heritage, with this number increasing to 76% of the school’s population (Lewisham Council, 2017).

Obesity, particularly obesity in children, is a key issue in Lewisham. 22% of children in reception are overweight or obese, as are 39% of children in year 6 (Lewisham Council, 2016).

The borough is also one of the most deprived in England, with several Lewisham neighbourhoods among the top 20%. Catford is one of these, and currently falls within the top 10%, although deprivation levels have improved since 2015. (Lewisham Youth Justice, 2019) Obesity, particularly obesity in children, is a key issue in Lewisham. 22% of children in reception are overweight or obese, as are 39% of children in year 6 (Lewishamjsna.org.uk.

2020) EMPLOYMENT AND EDUCATION Lewisham has seen a steady decrease in unemployment of the working population, to 7.5% in May 2019. However, this has coincided with a parallel rise in the level of in-work poverty of residents, with many cycling in and out of insecure low paid work, and/or on zero-hour contracts. Since 2008, increasing numbers of residents are earning less than the London and National Living Wage (Lewisham Council, Employment Skills, 2017).

60% of Lewisham residents are employed outside the borough, and the proportion employed within the borough is comparatively small. Of the 541,310 businesses registered in London, only 1.9% are in Lewisham. Of these, public sector organisations such as the council, hospital

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and police force are the main employers, suggesting a lack of private sector employment opportunities (Lewisham Council, Employment Skills, 2017).

Lewisham residents generally have intermediate level qualifications, and the borough has significantly lower levels of residents with NVQ4+ qualifications than the average for Inner London boroughs. Therefore, the ‘hourglass economy’1 of London has a significant impact on the employment patterns of the borough’s residents. Research conducted for Lewisham Council by the Centre for Economic and Social Inclusion in 2014 suggests that Lewisham residents with a degree often struggle to find work or are forced to enter the job market at a lower level, highlighting the gap between the education and training obtained by young people and the employment opportunities they can access. This raises further questions regarding whether young people in the borough are adequately prepared to enter the labour market, through either careers advice or work experience opportunities and networks (Lewisham Council, Employment Skills, 2017; ilivehere; Census, 2011).

Compared to the rest of London, Lewisham has high numbers of lone parent households (11%), and of these, 44.6% not in employment. The main challenges affecting the ability of single parents to enter the job market are the suitability and affordability of childcare, and the availability of suitable employment opportunities. Part-time and/or flexible work patterns are integral to the ability of lone parents to balance childcare and work. (Lewisham Council, Child Poverty, 2017).

HOUSING There is an overwhelming housing and affordable housing need across the Borough of Lewisham and the wider Catford area. There is significant pressure on local residents in the private rental sector, which is subject to increasing inflation, due to Catford’s status as an Opportunity and Intensification area. There is a presence of run-down housing across Catford and a need for extensive investment to refurbish sub-standard housing. An example of inadequate housing is Eros House on Plassy Island which has serious issues with damp, mould and leaks (London Renters Union, 2019).

TENURE The proportion of households in Lewisham who own their property with a mortgage has decreased since 2001, whilst the tenure of households renting from the private sector has increased from by more than 50% between 2011 and 2017 (Lewisham Council, 2012) (Lewisham Council, 2018). The average property price in Catford is £472,054, 21.1% below the London average of £598,340 (Zoopla, 2020). Furthermore, the average price per square foot is £350, significantly cheaper than neighbouring Blackheath and Dulwich (Zoopla, 2020).

Due to the London housing affordability crisis, social rented housing remains the only type of housing which is genuinely affordable for the majority of residents in Lewisham. There are currently 9,500 households on the Lewisham housing register, however since 2012 Lewisham Council has been working in partnership with Lewisham Homes to provide new council homes across the Borough.

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The decline in numbers of mid-skilled jobs within the London labor market, and the rise of low-skilled, low paying and insecure jobs, resulting in a ‘hollowing out’ of mid-level employment opportunities and chances for progression (The Hourglass Economy, 2016)

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SYNOPSIS Outlined above are the variety of issues facing Catford. On the wider scale, deprivation, unemployment, obesity, and a lack of affordable housing are factors affecting Lewisham, reinforcing the necessity for regeneration in town centres such as Catford. Additionally, the Borough is facing a climate emergency and sustainable development and reducing carbon emissions must be prioritised.

Catford faces a number of more local challenges; the town centre generally has a good quality public realm, although it is clear that certain areas are in need of renewal, with significant parts under-utilised. The potential of Catford’s most notable assets such as the Broadway Theatre and the culverted riverside area are not realized.

Catford’s location at the juncture of the A205, A21 and two rail stations means that the neighbourhood is well connected in terms of transport links, but highly fragmented and poorly accessible by walking and cycling.

The road system in particular has many adverse effects. High traffic flows and congestion contribute to concerning numbers of vehicle collisions, as well as excessive levels of air pollution in the area. This is having a detrimental effect on the community, with increasing numbers of KSI incidents, and London’s first confirmed death officially attributed to poor air quality. Severance is exacerbated by the lack of pedestrian and cycle crossings, meaning that people are deterred from accessing the high-quality green spaces that surround the town centre, which in turn has knock on effects for health and wellbeing.

While certain measures are being taken by Lewisham Council and other governing bodies to address these issues, there is a lack of a current, local, and coordinated regeneration plan for Catford specifically. Catford is changing, and a strategy for sustainable regeneration at the neighbourhood level is urgently needed, to properly address the issues currently facing the area, and plan for new challenges emerging in future.

A summary of Catford’s main strengths, weaknesses, opportunities and threats is shown in the SWOT diagram. The SWOT, together with the analyses above has informed the area of focus for the masterplan, and drives the vision and objectives underpinning this strategy.

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SITE OVERVIEW SITE BOUNDARY The site boundary is shown in Figure 1.15 below.

Figure 1.15 Site boundary (outlined in red)

This area encompasses Catford Town Centre, the South Circular, Lewisham Spine, the two rail stations, and Plassy Island. The site boundary straddles the three main green spaces around Catford; Mountsfield Park, Ladywell Fields and River Pool Linear Park, as well as the main school grounds for St Dunstan’s College and Holbeach Primary School. Specific land uses within the boundary are shown in Figure 1.16.

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STAKEHOLDERS

Figure 1.16 Land use

There are a variety of public, private and community stakeholders in the area, who will need to be engaged as part of this strategy. Key public landowners are the council and TfL, who own much of the town centre and land along the railway routes. Other known private landowners in the area include Barratt Homes, Petersham Land, the Brookdale Club, BT, St Dunstan’s College and the Church Commissioners. Large areas of land, such as Plassy Island and the Halford/Wickes site, are within multiple private ownership, and individual stakeholders are difficult to identify.

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The variety and quantity of voluntary organisations operating in Catford is as asset to the area.

These include, but are not limited to, residents associations, food growing and distribution initiatives, river protection groups, and education and training enterprises. The Connecting Catford plan will utilise this strong network by engaging with these community groups throughout the development process, allowing their in-depth local knowledge to inform the evolution of the project.

Figure 1.17 Land ownership

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POLICY CONTEXT The vision for Connecting Catford is supported and guided by the policy requirements of the UK Government, the London Mayor and Lewisham Council. The Policy Context below outlines the relevant policies, from a variety of sources, that Connecting Catford will meet.

THE NATIONAL PLANNING POLICY FRAMEWORK (2019) The National Planning Policy Framework sets out the Government’s planning policies for England and how these should be applied. It provides a framework within which locally prepared plans for housing and development can be produced (DCLG, 2019, pp.4). The revised 2019 edition has three overarching objectives for achieving sustainable development that Connecting Catford will meet: 1) Economic – build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure; 2) Social –support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being; and 3) Environmental – protect and enhance our natural, built and historic environment; including making effective use of land, helping to improve biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.

THE LONDON PLAN (2016) The London Plan is the Greater London Authority’s (GLA) strategic spatial plan, adopted in March 2016, which sets out a 20-25-year framework for development for London, guided by economic, social, environmental and transport dimensions. (GLA, 2016, p. 13).

The London Plan has identified Lewisham, Catford and New Cross as an Opportunity Area with an expectation for 6,000 new jobs and 8,000 new homes delivered across the locale (GLA, 2016, p. 365). As an Opportunity Area, Policy 2.13 Opportunity Areas and Intensification Areas applies directly to Catford, with this policy summarised below: POLICY 2.13 The Mayor will…

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Provide proactive encouragement, support and leadership to realise opportunity area’s growth

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Build on frameworks already developed Ensure that the Mayor’s agencies (e.g. Transport for London) work collaboratively to achieve these area’s growth potential Encourage boroughs to progress and implement planning frameworks

Development Proposals should…

-

-

Seek to optimise residential and non-residential output and densities, provide necessary social and other infrastructure to sustain growth, and, where appropriate contain a mix of uses Contribute towards meeting the minimum guidelines for housing and employment capacity Realise scope for intensification associated with existing or proposed improvement in public transport accessibility Support wider regeneration

Catford is categorised as a Town Centre with capacity for medium growth and in need of regeneration. (GLA, 2016, pg. 383). This categorisation includes town centres with moderate levels of demand for retail, leisure or office floorspace and with physical and public transport capacity to accommodate it. (GLA, 2016, pg. 381).

A selection of other relevant policies for Connecting Catford are: -

-

-

-

POLICY 3.2 Improving Health and Addressing Health Inequalities – New developments should be designed, constructed and managed in ways that improve health and promote healthy lifestyles to help to reduce health inequalities.

POLICY 3.3 Increasing Housing Supply – which requires Local Planning Authorities to enable additional development capacity to be brought forwards through town centre renewal.

POLICY 4.7 Retail and Town Centre Development - Retail, commercial, culture and leisure development should be focused on sites within town centres.

POLICY 5.10 Urban Greening – Development proposals should integrate green infrastructure from the beginning of the design process to contribute to urban greening, including the public realm.

POLICY 6.10 Walking – Development proposals should ensure high quality pedestrian environments and emphasise the quality of the pedestrian and street space.

LEWISHAM CORE STRATEGY (2011) The Lewisham Core Strategy sets out the vision, objectives, strategy and policies that will guide public and private sector investment to manage development and regeneration in the borough over the next 15 years. Adopted in 2011, the Core Strategy is the key planning document in the Lewisham Local Development Framework. It sets out the overall ambitions and priorities for the borough, a set of proposals, and a means for making sure that they are delivered: 1) Physical and socio-economic benefits - Regeneration and redevelopment opportunities across Lewisham, including Catford, through the delivery of new homes and jobs, will be used to secure substantial physical and

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environmental improvements and socio-economic benefits throughout the area to improve deprivation.

2) Housing Provision and distribution – Provision will be made for the completion of an additional 18,165 new dwellings with 1,750 in Catford Town Centre.

3) Local housing need – Provision will be made to meet the housing needs of Lewisham’s new and existing population.

4) Economic activity and local businesses – Investment in new and existing business and retail development will be facilitated, to result in a year on year sustainable increase in the borough’s economy.

5) Climate Change – The Council with its partners will take action to ensure that climate change is adapted to and mitigated against.

6) Flood risk reduction and water management - The Council with its partners will take action to protect the borough from the risk of flooding and reduce the effects of flooding from all sources, including the Thames, Ravensbourne, Quaggy and Pool rivers.

7) Open spaces and environmental assets - The important environmental, ecological and biodiversity features of Lewisham will be protected and capitalised to promote health and well-being.

8) Waste management - Deliver sustainable waste management by implementing the waste hierarchy of prevent, reuse, compost and recycle.

9) Transport and accessibility - Provision will be made to ensure an accessible, safe, convenient and sustainable transport system for Lewisham that meets people’s access needs while reducing the need to travel and reliance on the private car.

10) Protect and enhance Lewisham’s character - Lewisham’s distinctive local character will be protected through sensitive and appropriate design, in particular those areas requiring managed change and protection such as the borough’s heritage assets and their settings, local rivers and landscape, and yet at the same time creating and improving the environment within the key regeneration and growth areas of Lewisham, Catford, Deptford and New Cross.

11) Community well-being – Provide and support measures and initiatives that promote social inclusion and strengthen the quality of life and well-being for new and existing residents of the borough.

Catford Town Centre Local Plan (2013) The Catford Town Centre Local Plan is the Lewisham Council’s guide for where and how development should take place for the period to 2026. It has been used by the Council to assess and determine planning applications withing the town centre. A selection of policies and Connecting Catford’s relevant theme are displayed in the table below.

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THEME POLICY Environmental 1.1 – Transport and Protection Traffic 4.1.b – Laurence House

Social Security

15.3 – Carbon Dioxide emission reduction 16.2 – Managing flooding and adapting to climate change 17.2.c – Brownhill Road and Plassy Road 7.1.a – Wickes and Halford 8.1.a – Providing new homes

Sustainable Economic Growth

13.1.g – Town Centre vitality and viability 17.1 – Design and Public Realm 20.5 – Social Infrastructure 5.1.a – Plassy Road Island 11.1 Mixed use

10.1 – Economic growth for Catford 12.1.e

13.1.b – Town Centre vitality and viability

SUMMARY Secure Improvements in movement to, through and around Catford by taming the South Circular.

Redevelopment of Laurence House that provides for traffic and transport improvements along the South Circular.

The Council will require all major development to incorporate communal heating and cooling.

In order to support the improvement of air quality and reduction of flood risk all developments must maximise a) living roofs and walls b) sustainable drainage c) planting and vegetation d) rainwater harvesting To be designed as attractive entrances to the town from the east.

The site is allocated for a mixed-use housing development that provides for a mix of dwelling tenures and types.

The majority of new dwellings will be located on the following major sites: i) Catford Centre ii) Laurence House iii) Plassy Road iv) Former Catford Greyhound Stadium v) Wickes and Halfords Limiting the number of hot foods take away shops

All public spaces to be designed as safe, accessible, healthy, attractive and robust places.

The design of all new social infrastructure will need to follow inclusive design principles.

The Plassy Road Island site is allocated for mixed use development that complements uses in the Town Centre Primary Shopping area.

The Council will encourage an appropriate mix of compatible land uses in Catford to provide a range of uses that create activity throughout the day and evening.

The Council will require all proposals to contribute positively towards the successful and sustainable growth of the Catford local economy.

The Council will require development to sustain and enhance the vitality of the town centre though provision of high-quality shopfronts and improvements to existing shopfronts.

Encouraging new retail development to enhance Catford’s status as a town centre with i) an additional 8,100 sqm gross of A1 comparison floorspace ii) an additional 1,800 sqm gross of A1 convenience floorspace.

Table 1.18 Relevant Policy

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CONSULTATION Multiple consultation exercises have been programmed into the strategy to ensure that any planned interventions are shaped by the public interest. Below is a summary of the key concerns raised by the community on the Catford Commonplace website. These have informed the development of the Connecting Catford strategy and will be incorporated into the monitoring and evaluation plan to measure success.

ISSUE Green Space and access

SUMMARY OF CONTENTS Current green space is poor quality and hard to access

DIRECT QUOTES FROM THE PUBLIC “The current 'lawn' areas are fenced off and could be used far more productively and include attractive planting like in other London parks & gardens.”

“Without any doubt [in my view], the ongoing absence of the installation of a cyclist friendly, pedestrian bridge without lifts on any side to link the recently built Catford Green over to Doggett Road due to a lack of public funds is the ongoing 'lynchpin' crisis for Catford Town Centre regeneration.”

Air Pollution

Air pollution is too high and a health concern

Pedestrian Access

The town centre is dominated by cars

River Access

The river has potential to create a new space in Catford

Public Realm

Poor pedestrian access and lack of art

Retail

Poor retail offer in town centre

Housing

Displacement of existing residents

“Too much congestion and unacceptable air pollution.”

“Totally car-centric! Pedestrian routes across the island from one side of Catford to the other are appalling. It actively separates the community. The roads are dangerous, it's polluted.”

“Very congested pavement because bus stops, office doorway, pedestrian crossings and connections.”

“This road is so busy and a nightmare to cross. It's unsafe, too congested and the air pollution is horrible.”

“Please find a way to connect the cycle route at Riverview walk all the way up to Ladywell fields.”

“The river walk has the potential to be a wonderful (and much needed) pocket of nature in Catford, it could be an idyllic and calm enjoyable place to ride, walk or exercise. It would also help if the river channel could be taken back to a more natural state and not concrete.”

“The town centre is just appalling. Lots of run-down shops and fast food restaurants, hardly anywhere to get good food and drink and no decent independent shops.”

“People should feel they can walk there, and lots needs to be done to join it to the Broadway and council offices area being proposed. If people could easily walk between, the improvements to both areas would be huge, especially if it were a green space to counteract the cars.”

“The town centre is just appalling. Lots of run-down shops and fast food restaurants, hardly anywhere to get good food and drink and no decent independent shops.”

“More social housing needed. More affordable homes for key workers, single workers and low paid workers. I do not want people who have lived in the area for years to be priced out by new residents trying to turn it into Dulwich.”

Table 1.19 Community Consultation

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VISION & OUTCOMES

3

‘Catford will become a sustainable, vibrant and inclusive urban centre where existing residents and newcomers of all ages can enjoy walking and cycling around the neighbourhood. Our interventions will improve access to the environment, deliver new homes and public space, supporting Catford’s cultural heritage and thriving local economy. Our vision will connect the town centre’s key destinations, enabling a more social and healthy urban lifestyle for the community. A truly connected Catford.’

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VISION AND OUTCOMES Three long term outcomes for the regeneration of Catford have been identified from the baseline analysis and resultant SWOT:

The ultimate vision for the area is to improve ‘connections’ between residents and relevant economic and social opportunities, as well as enhanced connections to the natural environment, resulting in positive overall health and wellbeing outcomes. This vision will be achieved through the implementation of a series of interventions, ‘inputs’ in Figure 2.1, aimed at providing short-term outcomes that directly answer some of the most pressing social, economic, environmental and health weaknesses and threats identified in the area analysis.

Figure 2.1 Regeneration framework

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INTERVENTIONS

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OVERVIEW OF INTERVENTIONS

The interventions will deliver the long-term outcomes of the regeneration vision: environmental quality, social security and sustainable economic growth.

The implementation strategy has presented the interventions holistically, however they will be delivered in incremental phases, as outlined in the phasing strategy.

The proposed interventions for Connecting Catford are as follows: 1. RIVER POOL LINEAR PARK AND RIVERSIDE DEVELOPMENT 2. HEALTHY STREETS AND PUBLIC REALM IMPROVEMENTS • GREEN MILE • THE CATWALK • CATFORD PARKS QUIETWAY AND GREEN BRIDGE • HEALTHY RESIDENTIAL STREETS AND CROSSINGS 3. TOWN CENTRE REVITALISATION – COMMUNITY CENTRE AND MEANWHILE USES 4. PLASSY ISLAND REDEVELOPMENT The masterplan of interventions is shown in Figure 3.1. Specific interventions are highlighted within the wider masterplan.

Figure 2.1 Masterplan of Interventions

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Figure 3.2 shows the location of the meanwhile uses across the site area. In the longer term, it is anticipated that the meanwhile use interventions will become permanent spaces as they contribute to a sustainable community, enhance the local economy and help change perceptions of the local area by generating activities and events in line with the Connecting Catford regeneration vision. Lewisham has been awarded London Borough of Culture 2021, coinciding with phase I of the regeneration strategy and the delivery of the meanwhile uses interventions across the town centre.

Figure 3.2 Meanwhile Uses

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RIVER POOL LINEAR PARK AND RIVERSIDE REDEVELOPMENT OVERVIEW OF THE SITE AND INTERVENTION STRATEGY: The 2-hectare site is bounded by the railway lines from Catford and Catford Bridge Stations, and the South Circular (A205) runs along the northern edge. The site is currently occupied by light industrial uses, primarily Halfords and Wickes, and two surface level car parks, which are accessed via the South Circular on the western edge (Catford Local Plan, 2013). The River Ravensbourne runs diagonally through the site in a culverted channel. There is a pedestrian and cycle route, the Waterlink Way, that runs along the western and northern boundaries, however this is marked by a distinct lack of legibility and clear connection points, while its location at the edge of the South Circular discourages healthy use.

With a PTAL of 5 and located within walking distance of a designated Major Centre (Table A2.1, Annex Two, London Plan) the site presents a significant opportunity to provide a better utilised public realm and active use of the green routes, whilst also contributing significantly to the housing targets set out for the borough in the London Plan. The Lewisham Housing Strategy (2015) estimates that up to 1,600 new homes are required each year to keep up with demand. There are therefore two main elements to our strategic vision for this site: the renaturalisation of the Ravensbourne River and re-routing of the pedestrian and cycle route along it, and the creation of new, high-density residential development.

Intervention in this site is complicated by the fact that its land lies in multiple private ownership, and there has so far been little interest in redevelopment. However, the council has a strong position in negotiations with these stakeholders, due to their ability to change the land use of the site from light industrial to residential, thereby increasing the development value. Further to this, landowners can be encouraged to deliver the proposed river works, as these would be expected to increase any residential land value by an additional 6-8% (RESTORE, 2013). With such high standards of placemaking alongside financial returns, we are confident that the highdensity residential development and river re-naturalisation proposed in our plan would be accepted as the benchmark for any future development.

PHASE I: RIVER RE-NATURALISATION AT HALFORD/WICKES: The river Pool currently runs from the Linear Park into the southern end of the Halford/Wickes site, where it flows north-east through a 10m wide culvert for approximately 185m before emerging by the railway arches under Catford Station. Re-naturalising this part of the river, by daylighting the existing culvert and bank re-profiling, has several beneficial objectives, including flood protection, placemaking, and improved legibility.

The river will be daylighted by removing the culvert cap and replacing the narrow concrete channel walls with re-graded, planted banks. This work should double the width of the river and associated banking, to roughly 20m, allowing for increased river flow and guard against flooding. Further flood protection will be gained by the maintainance of the concrete channel floor, as this site is not suitable for Sustainable Urban Drainage Systems (SUDS). However, gravel and rock riffles will be added to create a natural look, and to enhance flow and provide added wildlife habitats. The newly exposed river will not only increase biodiversity in the area, but will contribute to the cooling of the urban heat island (Naturally Resilient Communities; Freshwater Blog, 2014; The Rivers Trust; RESTORE, 2013; The River Restoration Centre, Cornmill Gardens; Lewisham 2018c).

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Figure 3.3 Overgrown and rubbish strewn entrance to the linear park on the Halford / Wickes site

Figure 3.6 Messy vegetation and lack of wayfinding at the opening of the river

The restoration of the culverted River Ravensbourne at Cornmill Gardens in Lewisham has been chosen as a case study for this intervention due to the similarity of its urban geography and the type of restoration work that needed to be undertaken. Pictures from this case study give an indication of the result of the restoration at the Halford / Wickes site:

Figure 3.3 River Ravensbourne following removal of concrete channel and provision of board walks (Source: The River Restoration Centre, Cornmill Gardens Case Study)

Figure 3.4 Provision of gravel/rock riffles within the channel and steps to the river edge (Source: The River Restoration Centre, Cornmill Gardens Case Study)

CONNECTIONS ALONG THE BLUE/GREEN ROUTE The connections between the entrance and exit points of the river and the site will be improved, with a clear walking and cycle route running through the site along the newly opened river.

Attention will be paid to lighting and clear signposting of the entrance to the Linear Park at the south of the site, to increase wayfaring and safety, and therefore encourage use. The current vehicle entrance to the site will be re-routed along the railway arches to the north to give precedence to the green route as well as direct access to the residential development.

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Figure 3.7 Unused railway arches at the Halford/ Wickes site

(MEANWHILE USE 1) UNUSED RAILWAY ARCHES In order to capitalise on the location and future use of the site, the unused railway arches shown in figure 3.7, that run along the site will be re-purposed, creating a social setting alongside the river.

The arches will house a range of food and drink outlets. This meanwhile use will revitalise the underused part of the Halford/Wickes site, providing local producers and small-scale food and drink establishments with a platform to build up their businesses.

Inspiration has been taken from the Old Union Yard Arches in Southwark (Better Bankside, 2017), which illustrates the potential of the proposed food and drinks meanwhile use within this site. The arches at Halford/Wickes will generate a hub of activity and setting for local people, through the creative reuse of an existing structure. This will have the additional benefit of reducing overall expenditure for Connecting Catford.

This concept has the potential to create new, permanent jobs, which will contribute to the key objectives of social security and sustainable economic growth.

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RIVERSIDE RESIDENTIAL DEVELOPMENT (BLOCKS 1-3) Once river works on the 2-hectare site are completed, there will be 1.3 hectares of developable land south of the naturalised river channel. Around 40% of this will be allocated to public realm and landscaping, leaving a developable gross internal floorspace of 7,500sqm. This will be split into 5 blocks, providing a total of 458 units. The units will be split 60% - 40% as social/affordable and market rent. The total provision will be:

Size

Number

% share

1 bed

217

47

2 bed

149

33

3 bed + (family)

92

20

TOTAL

458

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The development, and particularly blocks 1, 2 and 3, will prioritise the provision of one and two-bedroom flats. Due to its central location and excellent access to transport (PTAL 5), this site is particularly suited to small families and young professionals, and smaller flats are therefore acceptable. Given that as part of the wider plan, Plassy Island is providing a high number of family sized (3 bed +) units, the 20% overall provision of family units in this site is justified.

The site is 800m from a Major Centre, meaning it is classed as a Central housing site by London Plan Policy 3.4. Therefore, it is suitable for provision of 650-1100 hr/ha, and heights of 4-6 storeys (London Plan Policy 3.4). The density (1075 hr/ha) and block heights are high, but nevertheless appropriate. Given the large amount of housing required in the borough, a high-density development with such good transport links is beneficial, and this principle is supported by Draft London Plan policy D6. The blocks will have a ‘stepped’ design, with taller buildings at the north of the site, in order to prevent a sense of enclosure or overlooking of the River Pool Linear Park.

Blocks 1-3 will be delivered first, to release funds for phase three through S106 agreements with the developers.

The blocks will be designed as follows (calculations using National Space Standards): BLOCK 1, 1,000SQM, 6 STOREYS Beds

Provision

1bed 2person 2bed 4person 3bed 4person

59% 29% 12%

BLOCK 2, 1,000SQM, 4/5 STOREYS Beds 1bed 2person 2bed 4person 3bed 4person

Provision 59% 29% 12%

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BLOCK 3, 1,500SQM, 4 STOREYS Beds

Provision

1bed 2person 2bed 4person 3bed 4person 3bed 5person

43% 39% 9% 9%

Figure 3.8 Massing (blocks 1, 2 and 3 in yellow)

PHASE II: RESIDENTIAL DEVELOPMENT (BLOCKS 4-5) BLOCK 4, 2,000SQM, 3/4 STOREYS Beds

Provision

1bed 2person 2bed 4person 3bed 5person 4bed 6person

42% 28% 24% 6%

BLOCK 5, 2,000SQM, 3 STOREYS Beds

Provision

1bed 2person 2bed 4person 3bed 5person

34% 38% 28%

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Figure 3.9 Front view of residential massing (blocks 4 and 5 in red)

Figure 3.10 Rear view of residential massing

LANDSCAPING AND POCKET PARK The site to the North of the river will be landscaped and turned into a ‘pocket park’. The park will be part of the public realm and will allow a more active use of the space around the commercial meanwhile uses of the railway arches. Permanent outdoor seating will be integrated into the edges of the park, to allow further enjoyment of the river scene.

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HEALTHY STREETS The Healthy Streets Approach is central to the London Mayor’s 2018 Transport Strategy (Transport for London, 2018). This approach will be adapted and applied as part of this intervention to improve accessibility, walkability and air quality so that the community can enjoy spending more time on the streets of Catford.

This will be achieved through a variety of public realm improvements: THE GREEN MILE – a mile stretch of green infrastructure and air pollution reduction measures along the A205 South Circular and A21 Lewisham Spine.

THE CATWALK – a new promenade of continuous level paving between the rail stations and the town centre, including the pedestrianisation of Catford Road.

CATFORD PARKS QUIETWAY – a designated active travel route between Ladywell Fields and Mountsfield Park, including a new GREEN BRIDGE over the railway.

Additionally, a series of new and improved pedestrian crossings will be implemented on the remaining residential streets within the site area, as well as new wayfinding signage and enforced 20mph vehicle speed limits.

Figure 3.11 Healthy Streets

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THE GREEN MILE The A205 and A21 will be designated as a Green Mile where measures will be implemented to reduce the impact of air pollution, reduce congestion, and increase green infrastructure (see figure 3.11 above for Green Mile route). The Green Mile will help to deliver Policy 17.2.c in the Catford Town Centre Local Plan through environmental protection measures on Brownhill Road.

Figure 3.12 Congestion on Brownhill Road

AIR POLLUTION MEASURES Digital roadside signs will be introduced along the Green Mile to encourage behaviour change.

The signs will state the level of air pollution and encourage drivers to turn off their engines when waiting in traffic to curb emissions.

Lewisham aims to be carbon neutral by 2030, therefore the use of public transport will be encouraged to reduce the number of private car journeys. As of October 2020, every London bus meets or exceeds ULEZ standards and is hybrid, electric or hydrogen powered (London City Hall, 2020).

The Lewisham Air App will also be promoted as it provides specific directions for low pollution walking routes, via the Healthy Streets and provides tailored air quality alerts (Lewisham Council, 2020).These measures will be integrated with the anticipated A21 realignment will deliver a fully segregated cycleway, a continuous wide pavement between the town centre and the stations and new pedestrian crossings to create a safer public realm for both pedestrians and cyclists along the Green Mile (Lewisham Council, 2013).

Figure 3.13 Green Mile example with segregated cycleway (City Data, 2020)

Figure 3.14 Car dominated Catford Road

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GREEN INFRASTRUCTURE The Green Mile will contain green assets along the route.

‘Living lamp posts’ – The design recirculates water, reducing wastage and bird boxes can be incorporated to increase biodiversity.

Figure 3.15 'Living lamp post' on Ebury Street, Belgravia (Scotscape, 2020)

Low hedges – The incorporation of low hedges on roadside locations will provide an effective method of reducing air pollution.

They can cut back carbon by up to 63% and are the more effective green infrastructure in improving air quality (The London Economic, 2018).

Figure 3.16 Railings (left) to be replaced by low hedges (right) (Atelier Horizones, 2020)

Vertical gardens – Empty shop fronts along the Green Mile can be transformed into vertical gardens, to reduce air pollution and increase biodiversity and wellbeing.

Figure 3.17 Empty shopfronts on Brownhill Road (left). Proposed vertical gardens in Hull (Dunhill, 2019) (right).

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THE CATWALK

Figure 3.18 Catford Road in front of Broadway Theatre (left). Pedestrianised Street (right)

The Catwalk will be a new walking promenade connecting Catford’s rail stations to the town centre and the proposed redevelopment of Plassy Island. Once the South Circular re-route is complete, the Catwalk will replace Catford Road as a new central pedestrianised street and open square in front of the Broadway Theatre. Connecting to Catford Broadway, the Catwalk will complete the high-quality public realm around the theatre. This will enhance Catford’s cultural centerpiece in line with Policy 2.321 of the Lewisham Development Management Local Plan which highlights the need to protect and enhance culture and entertainment facilities in the Borough. This will also maximise the potential of the space where the South Circular currently meets the A21, which acts as a sun trap during daylight hours.

Figure 3.20 Continuous pavement ‘Copenhagen’ crossings in Waltham Forest

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In between the rail stations and the town centre there are three crossing points, where Doggett Road, Nelgarde Road and Thomas Lane meet Catford Road. At each of these points ‘Copenhagen’ style pedestrian crossings will be installed in order to ensure pedestrian priority.

Continuous level paving will create an inclusive and attractive walking environment for residents, shoppers, school students and the elderly, and dramatically improve wayfinding for people navigating the town centre.

New street lighting will be added to the walkable space, this will provide a safer environment for the community, particularly the night-time economy (Bath and North East Somerset Council, 2010). Rows of benches will be placed across the new paved area, providing social benefits to members of the community and trees will line the paving, improving the physical landscape of the town centre, Figure 3.21 below provides a visualisation of how the completed intervention may look.

In the longer term, this intervention will address the issue of noise and air pollution. Removing the presence of vehicles in the town centre will create a more positive sense of place for the public, additionally boosting public health and wellbeing (Lawlor, 2014).

Pedestrianisation will make Catford Town Centre a focus for arts and cultural activities, further supported by the meanwhile use opportunities that will occupy the area in phase I.

Figure 3.21 Image of the existing A205 Catford Road (top). Visualisation of the Catwalk floorplan (bottom)

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CATFORD PARKS QUIETWAY Catford is split by four physical barriers to walking and cycling; the South Circular, the Lewisham Spine, the Catford Loop Railway Line, and the Mid-Kent Railway Line. The only route between for many pedestrians and cyclists is via the South Circular bridge, or the railway bridge past Ladywell Arena. Both are undesirable options - the former is a congested route with high levels of air pollution and poor road safety, while the latter represents a significant diversion north of Catford’s centre.

A Quietway route for Catford solves this issue. Catford Parks Quietway will be a new designated active travel route connecting Ladywell Fields and Mountsfield Park via Holbeach Road and Ringstead Road, with pedestrian and cycle priority, clear wayfinding signage, new crossings and urban greening.

As part of this intervention, a new Green Bridge will be constructed over the Mid-Kent railway line, removing the need to use the South Circular. Cyclists wishing to travel laterally across Catford from the National Cycle Route on Waterlink Way will be able to use the route to reach the designated Quietway running through Mountsfield Park.

GREEN BRIDGE Running parallel to the existing Ladywell Fields underpass the new crossing will be built, connecting Adenmore Road with Doggett Road over the railway line. Together, with the underpass, this Green Bridge will provide the local community with a direct walking and cycling link to a high-quality green space, offering a new access route that does not involve the South Circular. Similarly, residents of Catford Green will be able to access Catford town centre without having to take an undesirable and long-winded route on the South Circular.

Figure 3.22 Visualisation of the Green bridge

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The bridge itself will be ramped rather than stepped, meaning that it is suitable for use by PRM’s and cyclists in compliance with the Disability Discrimination Act (DDA). To achieve this it will be anchored on the land between the railway and the existing Catford Green residential development, accessed from the Catford Green car park opposite the Ladywell Fields underpass. On Doggett Road, the ramp will anchor onto the existing pavement closest to the railway. On either side the ramp landing will be designed so that a safe, DDA compliant gradient is achieved. The highway and pavement adjacent to the bridge landing will be reconfigured; several roadside parking spaces will be removed to allow for pedestrians to safely walk around the bridge.

HEALTHY RESIDENTIAL STREETS Pedestrian safety is vital to a high-quality urban environment, particularly in residential areas.

A recent study by King’s College London showed that walking on a side street as opposed to a main road could reduce exposure to air pollution by 53%, and in some cases up to 60% (Carrington, 2017). In line with the principle of movement hierarchy, development of improved pedestrian and bicycle movement will be prioritized over vehicular transport improvements throughout the site area in line with Policy 5.10 Urban Greening and Policy 6.10 Walking in the London Plan.

The cross-section below shows the key characteristics of a ‘Healthy Street’, based on one of the residential streets in Catford, Nelgarde Road.

Figure 3.23 'Healthy Residential Street' cross-section

Nelgarde Road, Doggett Road, Thomas’ Lane, Holbeach Road, Ringstead Road and Laleham Road are all currently subject to cut-throughs by vehicles during the morning and evening rush. There are also issues of poor-quality lighting, littering and a lack of greenery. These streets will be improved via a number of measures:

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ENSURING SAFETY AND QUALITY The provision of street lighting, clear signage, waste collection facilities and pavement surfacing will ensure a clean and safe environment.

Littering, fly-tipping, narrow pavements and lack of street lighting are issues on all of the designated residential roads, therefore widening pavements, providing public bins, recycling facilities and ‘green’ street lights will sustain a quality ‘Healthy Street’.

Figure 3.24 Exemplar Healthy Street (The RIBA Journal, 2016)

GREEN INFRASTRUCTURE

The Healthy Streets will be improved through landscaping elements, including planting trees and flowers, developing green walls and implementing biodiversity. Incorporating green elements will mitigate the impacts of climate change and reduce the urban heat island effect.

Green infrastructure should be well-designed and self-sustaining.

Green walls can reduce nitrogen dioxide by up to 35% and make up to a 50% reduction in the small particulates that damage lungs (Brown, 2017). The incorporation of green infrastructure on walls enhances biodiversity and can provide additional habitats for rare or protected species. The wall lining Holbeach Primary School serves as a good location for a green wall, this has been influenced by the green wall planted in St Mary’s Primary School in Chiswick.

Figure 3.25 Poorly maintained street fencing on Doggett Road (left) Holbeach Primary School green wall site (middle) Example of green screen railings (Greenscreen, 2015) (right)

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TRAFFIC CALMING A 20mph speed limit on all local roads will ensure safety, and this, along with the aforementioned principle of movement hierarchy is supported by TfL (TfL, 2017).

The implementation of the 20mph zone throughout the site, as well as the usage of trees and other greenery along the roadside will calm traffic and notably improve the pedestrian and cycling experience.

Reduced car parking provision in Catford will aid the shift to more sustainable travel modes and lead to healthier, attractive streets.

PEDESTRIAN CROSSINGS

Figure 3.26 New and improved pedestrian crossings

As shown by Figure 3.26 above, a series of new and improved crossings will be installed to improve permeability, walkability and pedestrian safety in Catford. Signalised crossings and zebra crossings will be installed on major roads, while ‘Copenhagen’ crossings will be fit on residential streets as mentioned previously.

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TOWN CENTRE REVITALISATION – COMMUNITY CENTRE AND MEANWHILE USES Catford Community Centre will promote Catford’s creative and cultural heritage and contribute to Lewisham’s Legacy as the London Borough of Culture 2021. The Centre will be situated in the Thomas Lane Depot Site and will be 700m2 with 583m2 outdoor space, comprising community gardens and an onsite anaerobic digester.

The Community Centre will champion a sustainable community, provide environmental initiatives and foster opportunities for the young population. The intervention will support the social and environmental policies outlined in the NPPF and the Waste Management and Community well-being policies stated in the Lewisham Core Strategy, to promote social inclusion and biodiversity initiatives.

The Centre will have a co-operative governance structure, allowing all stakeholders to contribute capital and have a say in the objectives and projects.

SUSTAINABLE COMMUNITY Catford Community Centre will be a central hub for existing community groups and local residents to come together to promote local values and opportunities. The Centre will include a hirable space, community events, pop-up markets, workshops and a rotating gallery showcasing local talent. The Centre will complement existing organisations and opportunities and contribute to the Connecting Catford regeneration vision.

The Community Centre will host a community-run café, which will be fueled by the onsite anaerobic digester. The community garden will provide the food served in the café, culminating in a circular economy (see diagram below).

Figure 3.27 Circular Economy generated by the Community Centre

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ENVIRONMENTAL INITIATIVES The outdoor space will comprise community gardens, an anaerobic digester, a children’s play area and biodiversity enhancement initiatives including bird boxes and wild flower planting.

The anaerobic digester, community gardens and café are influenced by the R-urban local sustainable energy model, in Poplar. The Community Centre will contain a localized waste management system to transform waste from the café into biogas and fertiliser. The biogas will fuel the kitchen and the fertiliser will be used in the community garden to grow food for the café. This waste initiative supports the waste hierachy outlined in the Lewisham Core Strategy of prevent, reuse, compost and recycle.

OPPORTUNITIES FOR YOUTH As Catford has a large population of young people, the Community Centre will host workshops catered towards school children and young adults. Cultural and art initiatives will be run in conjunction with local schools and existing community groups, while also promoting a nighttime economy through a range of evening events.

Figure 3.28 Community Centre site

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Figure 3.29 Community Centre entrance

Figure 3.30 R-Urban community initiative (Bollier, 2020)

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The following meanwhile uses are proposed within the town centre site. One will be on Holbeach Road and the second will be in the Catford Centre. The temporary uses have been outlined below.

(MEANWHILE USE 2) CAR-FREE CATFORD ROAD To encourage innovation and participation at the local level, and to create positive cultural perceptions of Catford as part of Lewisham’s Borough of Culture 2021, the following meanwhile uses are proposed for the site. Connecting Catford’s meanwhile use will market the vacant space, pre-pedestrianisation, as a place for local organisations or individuals to use on a temporary basis.

A few potential ideas have been listed below: · · ·

Pop-up art gallery Pop-up rehearsal spaces that provide a source of entertainment to the public Creative hub

The above ideas are a range of ways in which organisations may choose to use the space.

Not only will this contribute to the creative population of Catford, but it will showcase the cultural potential of the local community.

Figure 3.31 Catford Road Meanwhile Use Space

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(MEANWHILE USE 3) UNUSED UNITS ON HOLBEACH ROAD The site will have a dual purpose. It will serve as a co-working space for young adults as well as providing childcare services, addressing the needs of single-parent families in the area.

This will create an inclusive new area where parents are able to work locally without paying for unaffordable childcare support (Ferguson, 2018).

The inspiration behind this intervention comes from Cuckooz Nest in Farringdon. Similar to their ‘pay-as-you-go’ nursery with integrated workspace, Connecting Catford will offer coworking spaces that provide desks and meeting rooms with childcare on site, offering flexibility to single parents with young children. (Cuckooz Nest, n.d.) The initiative will offer either flexible or monthly membership. With this membership, there will be access to targeted educational events focused on entrepreneurship and parenting.

Figure 3.32 Holbeach Road Meanwhile Space

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(MEANWHILE USE 4) CATFORD CENTRE FORECOURT The meanwhile use for this site will be aimed at children, given the high number of single parent households in Catford, and will occupy the area in the middle of the Catford Centre.

Children will have the opportunity to play together under supervision, giving parents the opportunity to visit surrounding shops. The area will be surrounded by a section of cafĂŠ style tables to create a space for parents to interact, promoting a sense of local community.

The play area is based on the Meanwhile Gardens on Kensal Road in London which consists of a drop-in playhut, catering for children under the age of 5. This meanwhile intervention will offer a small area for children to play and wraparound greenery will surround the columns, which ties in with the urban greening initiatives around the Catford site.

Figure 3.33 Catford Centre Meanwhile Space

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PLASSY ISLAND Plassy Island is a 2.9 hectare site that currently comprises of large retail stores and parking spaces, flanked on the western side by smaller independent and chain stores, and bounded on the northern edge by Eros House and the Council Services building. With leases for current tenants ending in 2024 Connecting Catford will re-imagine this site for the people of Catford; creating retail units and workspaces, while unlocking space for 395 new residential units, rebuilding the 60 unit Eros house as a community land trust and creating a new 1275m2 public park.

The regeneration of Plassy Island will support the long-term outcomes of Connecting Catford of environmental protection, social security and sustainable economic growth. The mixed-use redevelopment will see: ● The creation of new green spaces and increased access to them. ● Increased housing security with provision targeted towards key demographics ● The provision of new retail space and the retainment of existing independent businesses ● The creation of new workspaces that reflects and enhances Catford’s unique heritage The housing developments across the site will have 40% affordable housing providing a security of tenure and cost to local residents, while also creating a new Community Land Trust to provide socially rented housing to residents in perpetuity. Through this mixed-use development Connecting Catford is investing in both people and place creating new employment opportunities, workplaces, green spaces and homes.

As with the Riverside Development Site Plassy is Island located within walking distance of a designated Major Centre (Table A2.1, Annex Two, London Plan) the site presents a significant opportunity to provide a better utilised public realm and active use of the green routes, whilst also contributing significantly to the housing targets set out for the borough in the London Plan.

The mixed-use development at this site will support the implementation of Policy 5.1.a (Plassy Island), 10.1 (Economic growth) and 8.1.a (New homes for Catford) identified from the Local Plan.

(MEANWHILE USE 5) EROS HOUSE The Eros House meanwhile use will provide opportunities for small scale entrepreneurs in the local community, creating a testing space for future schemes. Current empty and underutilised spaces tend to have a negative effect and create a poor perception for the local community (Bosetti and Colthorpe, 2018). Occupying this area will make efficient use of land, whilst the rest of Plassy Island awaits regeneration (in phases 3 -4). The intervention will offer a chance for small-scale businesses to contribute to the future economy of Catford. Once Connecting Catford is near completion, the businesses will have the opportunity to move into the new space. Similar to the Loughborough Junction platform (Quigley, 2014), Connecting Catford will refurbish the space where local businesses will move into on a rolling basis to launch their businesses. Lewisham Council will provide the space at a subsidised cost, giving entrepreneurs a low-cost solution to workspace in the local area.

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Figure 3.34 Eros House (Meanwhile use building)

CREATIVE WORKSPACE Conversion of the large unit in the centre of Plassy Island to a creative co-working space providing 2508m2 of affordable workspaces for the young population of Catford. Co-working spaces are popular among creative industries, with the open setting encouraging the sharing of ideas, reflecting the cultural heritage of the area. Targeted companies will include set manufactures and film companies to create a further link to the past. The creative workspace will help turn Plassy island into an artistic experimentation zone and a unique cultural venue for London.

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Figure 3.35 Creative Workspaces

Demolition of the current JD sports, Dreams, McDonalds and Timber Yard units will also take place during phase II. The demolition of these units is necessary to reconfigure the layout of Plassy island to resolve its current state of underuse.

HOUSING DEVELOPMENT Post demolition, the Southern section of the site will see the construction of three new highdensity low height housing blocks. The total area of this section of Plassy Island is 8698m2 with 20% given over to the public realm, creating new pedestrianised routes between blocks and community spaces throughout the development. The number of units have been calculated in line with government guidance on space standards with quality design used throughout to create a liveable and thriving neighbourhood. Car parking spaces, calculated at 0.33 per unit, will be built under the blocks to maximise space, with specific provision for car sharing services to encourage new forms of transport.

Block 1 will be four storeys and to cater towards Catford’s population of young people and single parent families supply is weighted towards family homes and smaller flats. Block 1 will supply 84 new units.

Bed

Provision

3 bed, 5 people

30%

3 bed, 4 people

30%

2 bed, 4 people

15%

1 bed, 2 people

15%

Block 2 will be three storeys and will be targeted towards younger professionals attracted by proposed Bakerloo line and other interventions, creating 96 new units.

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Beds

Provision

3 bed, 5 people

10%

3 bed, 4 people

30%

2 bed, 3 people

30%

1 bed, 2 people

30%

Block 3 will be three storeys and will again be catered towards Catford’s population of young people and single parent families supply is weighted towards family homes and smaller flats and will supply 113 units.

Beds

Provision

3 bed, 5 people

25%

3 bed, 4 people

35%

2 bed, 4 people

20%

1 bed, 2 people

10%

RETAIL FRONT AND PUBLIC PARK Simultaneously a new retail front and public park will be constructed, creating a neighbourhood feel connecting residents with each other, businesses and green spaces. The retail front will be a 30/70% split between service and retail, with units offered to existing displaced retailers. Through this mixed-use development, Connecting Catford will strengthen the local economy, providing new retail space that is integrated into people’s lives. The new public park, estimated size of 1275m2, will provide a meeting point for residents, while also improving access to green spaces and mitigating the effects of air pollution.

Figure 3.36 Former Kellogs Site Trafford

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The final stage of the project will see the redevelopment of Eros House and the addition of an extra 6 storeys on the neighbouring council building. Through this the original 60 units of Eros house will be retained and an additional 42 new units created. Provision will again be weighed towards supplying family housing.

Bed

Provision

3 bed, 5 people

30%

3 bed, 4 people

30%

2 bed, 4 people

15%

1 bed, 2 people

15%

Figure 3.37 Artistic impression of the new Plassy Island site (1)

Figure 3.38 Artistic impression of the new Plassy Island site (2)

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EROS HOUSE COMMUNITY LAND TRUST The redevelopment of Eros House is proposed in the final stage of the project to allow for the phased decant of residents, ensuring no existing residents are removed from the area.

Figure 3.39 Eros House

Eros House will be a community-land trust ensuring affordability and security of tenure for residents in perpetuity, with house price linked to local wages, taking housing out of the property market. This will also generate support for the development with proposals defined and driven by local residents. St Clement’s Hospital provides a case study for how this will work. The freehold will be transferred from the Council to the CLT with construction from the private developer facilitated by cross-subsidisation and funding. The Catford Housing Group (CHG) will hold all the affordable housing ensuring it remains as such and relevant for local people.

The Eros House Community Land Trust ensures that Connecting Catford will meets its vision of environmental quality, social security and sustainable economic growth, benefiting the business, people and environment of Catford. Constructed with environmentally friendly methods, as mandated in Connecting Catford’s Sustainability Guide Appendix 1, the Eros House CLT will help to improve and sustain the local area’s environment. The development of new more sustainable ways of living will act as an example for the wider community.

The housing affordability created by the Community Land Trust will provide living spaces for people of all backgrounds, encouraging cohesion, mutual support and a greater sense of community. This will in turn support the economic growth of the area, providing increased business for local companies and creating new jobs and apprenticeships.

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GOVERNANCE, EVALUATION & PHASING

3

GOVERNANCE AND DELIVERY VEHICLES GOVERNANCE STRUCTURE FOR MANAGING DEVELOPMENT Where possible, the council will seek to enter productive negotiations with private landowners to achieve the strategic objectives of this plan through planning control powers. This is likely to be the case for privately-owned land, such as the Halford/Wickes site, which has a high residual land value and where the plan allows more freedom for developer discretion in the disposal stage. A council owned, privately operated delivery vehicle, Catford Partnership, will be set up to manage these negotiations. The Catford Partnership will also manage the acquisition of privately-owned land for developments where a higher degree of control over the disposal process is required, for example, the development of Plassy Island, where social objectives on rental rates and the potential for a community land trust are prioritised in the strategic vision. While negotiation is the preferred method of land acquisition for the Catford Partnership, the delivery vehicle will also have compulsory purchase powers. These initial negotiations (Figure 4.1) will take place in Phase I of the Connecting Catford Plan.

Figure 4.1 Governance Structure for Managing Development Of The Connecting Catford Plan

The interventions in Connecting Catford’s strategy will be delivered by two groups. A Steering Group made up of public, private and community stakeholders, and developers, will provide advice and guidance to a Delivery Group of finance and construction practitioners and other industry professionals who will implement the plan.

In the disposal phase of the development process, the long-term impact of the Connecting Catford plan will be assessed and optimised through continued monitoring and evaluation.

The Steering group will continue to play a role at the forefront of the regeneration process.

They will make decisions on the future of the Connecting Catford vision once the initial strategy has been implemented. This phase will create a sustainable legacy for Connecting Catford. The monitoring and evaluation and post-intervention strategies will be discussed in more detailed in later sections.

3

COMMUNITY ADVISORY GROUPS There is a wide variety of charities, community groups and voluntary organisations operating in Catford, with a wealth of localised knowledge and a large and active volunteer labour force. In order to ensure that community engagement is more than a ‘tick-box’ exercise for this regeneration strategy, three advisory groups will be set up to ensure these stakeholders have an active role in the development and implementation of the Connecting Catford regeneration plan. The groups; Community Wellbeing and Education, Culture and Entrepreneurship, and Health and Environmental Protection, will contain representatives from local third/voluntary sector organisations who operate in relevant areas. By creating multiple smaller, specialised advisory groups, there will be an increase in the quality and utility of discourse between agents within the steering group, and between the steering group and delivery group. These groups will also play a fundamental role in the long-term monitoring and evaluation of the interventions proposed in the Connecting Catford regeneration plan.

COMMUNITY ADVISORY GROUPS: MEMBERS

EXPERTISE AND CONTRIBUTION

COMMUNITY WELLBEING AND EDUCATION Lewisham Irish Centre

Events, counselling and childcare for locals of all backgrounds

Lewisham Pensioners Forum

Campaigns and activities

Young Women’s Hub

Independent school and charity Other learning and development opportunities

Lewisham Catford Community Public Group

Residents forum

Corbett Community Centre

Community library and heritage centre

The Point Catford

Youth and child services English classes

FoodCycle Lewisham

Provide meals with surplus food, served at the Irish Centre

South East London Vision

Support for people living with sight loss

CULTURE AND ENTREPRENEURSHIP Rushey Green Time Bank

Facilitate the exchange of skills and experience within the community

Lewisham Change Makers

Short skills programme and long-term network for those growing a social enterprise

Catford Mews

Independent cinema and event space

Catford Arts

Local artists knowledge, events space

HEALTH AND ENVIRONMENTAL PROTECTION Clean Air for Catford

Local anti-pollution activists

Lewisham Cyclists

Local Borough group of the London Cycling Campaign

Lewisham Gardens

Community forum

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Thames 21

Organisation and engagement with local communities to improve London’s rivers

Friends of the River Pool

Local volunteers maintaining the River Pool and linear park in connection with Thames 21

Trees for Cities

Tree planting in cities

Wild Cat Wilderness

Community green space open to volunteers, schools and other community groups

Table 4.2: Third Sector / Voluntary Participation In Community Advisory Groups

STAKEHOLDER CONTRIBUTIONS STAKEHOLDER

CONTRIBUTION TO REGENERATION PROCESS

BENEFITS TO STAKEHOLDER

LB Lewisham

Planning control powers CPO powers Landowner of various sites in Catford town centre Funding as London Borough of Culture 2021

Catford Regeneration Partnership (council owned)

Land around Catford Centre

GLA

Political support in negotiations

TfL

Land for urban greening initiatives and meanwhile uses Land in Plassy Island

Increased accessibility to and footfall around Catford and Catford Bridge stations Revenue from meanwhile uses

Environment Agency

River Ravensbourne / River Pool and Linear Park authority

Increased environmental protection, use and biodiversity

Regeneration of a major town centre

Regeneration of a major town centre Regeneration of an opportunity area within the London Plan

Table 4.3: Public Stakeholder Roles And Motivation In The Delivery Of The Connecting Catford Regeneration Plan

STAKEHOLDER

CONTRIBUTION TO REGENERATION PROCESS

Private Landowners

Land

Glendale Lewisham

Management of all publicly owned green space in Lewisham

BENEFITS TO STAKEHOLDER Revenue from development projects, and long-term economic benefits from the regeneration scheme as a whole

Table 4.4: Private Stakeholder Roles And Motivation In The Delivery Of The Connecting Catford Regeneration Plan

STAKEHOLDER

Local charities, community groups, voluntary organisations and social enterprises

CONTRIBUTION TO REGENERATION PROCESS

Local knowledge and expertise, skills and labour

BENEFITS TO STAKEHOLDER Regeneration of a major town centre Influence in the long and short term aims and impacts of the regeneration strategy

Table 4.5: Community Advisory Group Stakeholder Roles And Motivation In The Delivery Of The Connecting Catford Regeneration Plan

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MONITORING AND EVALUATION To ensure effective delivery of the regeneration project, it is vital to undertake monitoring and evaluation measures to fulfil project objectives and monitor progression during and postdevelopment. The measures for the monitoring and evaluation of the project are subject to adjustment in the event of emerging demands from the community, as well as by stakeholders, to ensure that the objectives of the regeneration are carried out comprehensively.

As highlighted by Samset and Christensen (2015), ‘ex-ante’ evaluation has allowed for an examination of alternative measures within our project, in order to set effective monitoring procedures that will mark progression towards regeneration objectives. Equally, ‘interim’ evaluation will allow for an evaluation of these pre-set measures, and ‘ex-post’ evaluation will provide an opportunity to determine the success of these measures, and if needed, adjust the post-development phase of the monitoring and evaluation.

Monitoring during regeneration, as well as post-intervention will provide the opportunity to track the impact of the scheme, as well as any unintended impacts that may arise. This consistent approach will ensure that there is transparency for stakeholders and the local Catford community, as well as maintaining a cohesive relationship between all parties.

Primarily, monitoring will provide an opportunity to track progression towards our regeneration objectives, as well as providing the opportunity to rectify any unintended impacts of the project.

Establishing groups such as the Catford Housing Group (CHG) will provide an opportunity for consultation and create a regular line of communication to understand any changing dynamics that could affect the successful implementation of regeneration. Equally, a community panel will be established, in order to fully engage the community and understand levels of satisfaction with the regeneration of Catford.

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REGENERATION OBJECTIVE

DURING REDEVELOPMENT

POST-DEVELOPMENT

Reducing impact of air pollution

Traffic calming measures, monitor pollution levels to determine effectiveness and setting reduction targets

Annual monitoring and review of air pollution levels, checking whether pre-set reduction targets have been met

Reducing Impact of Climate Change

Installation of green roofs and a decentralised renewable energy system. Community consultation on importance of biodiversity and the current flood level risk

Bi-annual monitoring of biodiversity levels, checking river level and annual surveys for energy usage in households and reduction measure guide

Improving accessibility to green and blue spaces

Check PTAL ratings to understand weak points in the local area. Community consultation to understand local perspective on barriers to accessibility

Track continual changes to routes and removal of barriers, log PTAL data yearly to understand how permeability is changing within Catford.

Creating more youth centres and training facilities

Meeting with youth centres in the area to understand needs and their current initiatives.

Introducing training programmes in community centres

Track success of training programmes and liaise with community members and centres about the possibility of different approaches to boost employment opportunities

Revitalising public spaces

Checking the locations of public spaces that are underutilised or in need of aesthetic renovation, consulting the community about specific areas of improvement

Monitoring the revitalisation of public space through resident surveys and meetings to generate areas of possible renovation

Providing security for tenants in social housing and PRS Sector

Establishment of Catford Housing Group (CHG) for community consultation and meetings to discuss needs and insecurities

Annual meetings and bi-annual surveys with the CHG to track housing needs. Push for 40% affordable housing in new developments

Create appropriate employment opportunities

Establishing employment deficiencies through community consultation and liaising with youth centres

Bi-annual meetings with community/youth centres, workshops with surrounding employers to educate about potential pathways to work

Protect cultural assets and promote heritage

Regular community volunteering through community/youth groups to spread awareness about cultural assets and heritage in Catford

Annual clean-up volunteering events in local communities to protect heritage assets

Table 4.6: Monitoring Strategies

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POST-INTERVENTION STRATEGY The post-intervention strategy is vital in ensuring that the long-term objectives of the Connecting Catford regeneration project are achieved and there is a consistent commitment to the standards demanded from the public and private stakeholders involved in the process.

This guidance will provide an outline of the responsibilities of stakeholders associated with the project, as well as highlighting how this structure ties into the phasing and maintenance of Connecting Catford. The phasing of the project (2021-41) will demand a continuous and structured management of the long-term vision of Connecting Catford, and the responsibilities outlined will provide a clear direction that will underpin the cohesive transition between the phases of the project.

Figure 4.7 Post Intervention Strategy

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CATFORD PARTNERSHIP The Catford Partnership will provide consistent oversight over the initial phase of development, with the management of negotiations for land acquisition in phase I. With the assistance and direction of Lewisham Council, the Catford Partnership will initiate CPOs, if required, and will be tasked with building cohesive relationships with private landowners providing a direct line of communication with the Lewisham council. Following site acquisition, The Catford Partnership will continue to liaise with Lewisham Council in order to ensure the delivery of social objectives for interventions, such as the proportion or affordable housing within these areas, and rental rates. While the Catford Partnership will be mainly tasked with the implementation of negotiation and purchasing, it will continue to provide oversight and direct communication with Lewisham Council over potential issues arising from the implementation of interventions. Catford Partnership will also act as a mediator for existing and new business owners in Catford and will organise bi-annual meetings with London Borough of Lewisham representatives in order to relay matters affecting business owners in the area. The Catford Partnership will also host annual workshops with business owners in the area, as well as entrepreneurs to promote a cohesive relationship and create networking opportunities.

LONDON BOROUGH OF LEWISHAM (LBL) The LBL will underpin the delivery vehicle within phase 1 to acquire land for development and ensure that the regeneration objectives are being implemented in alignment with the Lewisham Core Strategy. Equally, LBL will be tasked with ensuring coordination with the policies set out in the Catford Town Centre Plan and ensuring this alignment throughout all phases of development. The LBL will also play a leading role in the consultation of the local community, which will be implemented through the Catford Housing Group (CHG).

Furthermore, the LBL will ensure that improvements within the public realm (phase 2-5) are well maintained, which will include urban greening, cycle and pedestrian routes and public spaces, which will be reinforced by a continual assessment strategy in order to maintain these spaces.

TRANSPORT FOR LONDON (TFL) TfL’s long-term support of the project in Catford will be crucial over multiple phases of development, with the main responsibilities being direct consultation over the proposed Bakerloo Line extension in order to understand the changing dynamics for housing within Catford. With proposals for the replacement of the National Rail line serving Catford Bridge with an extension of the Bakerloo line to Bromley estimated to be complete by 2030, consultation will be crucial in determining impact on the local transport network, as well as possible externalities for pedestrianisation and public realm improvements (phase 2-5). TfL will liaise with LC to ensure that developments will be coordinated with changes to the transport network, as well as overseeing how improvements to the local pedestrian network will affect footfall around stations.

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COMMUNITY ADVISORY GROUPS (CAGS) AND RESIDENTS Residents of Catford will have the opportunity to be directly involved in the CHG as well as the Lewisham Catford Community Public Group, which will provide residents with a platform to engage in dialogue with the LBL and voice local opinion across all phases of the development.

Furthermore, there will be a plethora of community volunteering opportunities run by community advisory groups, which will help to protect local cultural assets and provide tangible engagement for residents within their local community.

To create effective community consultation for residents, specialised advisory groups will be established which will help to create voluntary participation networks. Continuous consultation will be crucial for implementation of Connecting Catford’s long-term vision, as well as providing a platform for residents and members of the community to monitor changes within Catford.

These special advisory groups will also help to promote discourse between the steering group and delivery group and ensure the cohesive phasing of development is underpinned by a holistic approach to community engagement:

A) Community Wellbeing and Education B) Culture and Entrepreneurship C) Health and Environmental Protection The Catford Housing Group (CHG) will be a new community advisory group that will be managed by LBL to understand the changing dynamics of housing demand, as well as emerging issues that could be initiated through large-scale changes to the area such as the Bakerloo Line extension. The CHG will take charge of the community land trust and act as a mediator between residents and the LBL, providing a platform for different groups within Catford to participate in a regular dialogue. Annual meetings and bi-annual surveys will create a consistent engagement with residents and the LBL and this will be implemented through all phases of development.

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PHASING The Connecting Catford regeneration scheme will be delivered in 4 phases over a 20-year time period from 2021-2041. To ensure ongoing project success, a phased, incremental approach will be adopted based on continuous community engagement, monitoring and evaluation of the proposed interventions. Post-intervention project management will be established to deliver the long-term strategic objectives of Connecting Catford.

The phasing schedule has been proposed for vision-making, funding and financing purposes.

The phased delivery of the interventions has been structured to raise income from residential sales and rents and release units at appropriate time intervals to maximize returns and help the cash-flow of the project, thereby de-risking intervention delivery.

PHASE I (YEAR 1-5) - PREPARATION In Phase I, the governance structure of the Connecting Catford regeneration scheme will be established to manage development. The land for the Meanwhile Use, Halford/Wickes and Plassy Island interventions will be negotiated, assembled and acquired in preparation for future development. In years 3-4 of Phase I, the project masterplan will be developed with continuous stakeholder and community engagement and planning permission will be granted.

In year 5, private finance and public funding will be secured due to the selection and procurement of developers and contractors.

PHASE II (YEAR 6-10) – PLACE MAKING The interventions proposed for Phase II will establish Connecting Catford’s regeneration objectives and vision. The Meanwhile Use activities, Green Bridge, Crossing Improvements and River Ravensbourne and park enhancements will reinforce both the short-term and longterm project objectives. Access to green and blue spaces, an increase in biodiversity and flood protection, the creation of appropriate employment opportunities and an increase in skills and education will all be delivered in Phase II. In 2021, Lewisham will be the London Borough of Culture, therefore cultural heritage will be promoted within the Phase II place-making interventions. Finally, blocks 1-3 on the Halford/Wickes site will be constructed in Phase II to release capital to finance future development and the Plassy Island site will be demolished for Phase III construction.

PHASE III (YEAR 11-15) – PROGESSION Phase III will comprise the implementation of the Healthy Streets network and Green Corridor to reduce the impact of air pollution, improve access to green spaces and contribute to the overall objective of environmental protection. Blocks 4-5 on the Halford/Wickes site will be constructed to create a riverside residential development. Development on the Plassy Island site will commence with the workspace conversion and park construction. The workspace conversion will be delivered prior to residential construction, as it has a high rental yield and will generate capital returns quicker.

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PHASE IV (YEAR 16-20) – COMPLETION In Phase IV, public realm and pedestrianisation improvements will take place, following the realignment of the South Circular behind Laurence House. The final greening and landscaping improvements will be delivered on the Halford/Wickes site creating the river pool linear park.

On the Plassy Island site, Eros House will be redeveloped into a Community Land Trust and residential blocks 1-3 will be constructed with accompanying retail and services units. Finally, the Community Centre will be constructed on Thomas Lane, following the success of the earlier place-making and local community activities.

Phase

Activity

Year 1-2

Year 3-4

Year 5

Year 610

Year 11-15

Year 16-20

Phase I Establish the Catford Partnership governance structure Stakeholder engagement and community consultation Develop outline planning application Halford/Wickes site negotiation, land purchase and site demolition Plassy Island site assembly and acquisition Meanwhile use land acquisition Masterplan development Planning approval Developer selection process with community involvement Secure private finance and public funding Procurement of contractors Phase II Establish Meanwhile Use activities Construction of the Green Bridge and pedestrian crossings

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Construction of Blocks 1-3 on Halford/Wickes site River Ravensbourne and Waterway park improvement Plassy Island demolition (excluding Eros House) Monitoring and evaluation of Phase II interventions Phase III Green Corridor implementation Establish Healthy Street network Construction of Blocks 4-5 on Halford/Wickes site Workspace conversion on Plassy Island site Develop Plassy Island park Monitoring and evaluation of Phase III interventions Phase IV Public Realm and pedestrianisation improvements Landscaping and greening of Halford/Wickes site Eros House CLT development on Plassy Island Construction of Plassy Island Blocks 1-3 and retail development Construction of the Community Centre Monitoring and evaluation of Phase IV interventions Table 4.8 Phasing

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FINANCIAL APPRAISAL

3

FINANCIAL APPRAISAL As part of the development process a financial appraisal has been undertaken of the Connecting Catford interventions. This has been divided into three sections • • •

Residual Land Value analysis Sensitivity Analysis Public Funding

Residual Land Value Analysis The residual method has been adopted to estimate the Gross Residual Land Value of Connecting Catford’s interventions. A set of financial assumptions were made, Table 5.1, to facilitate the valuation, with the highest cost estimates chosen at every opportunity.

Unit Market Rents Housing (pcm)

Affordable rent (pcm)

Social Rent (pcm)

Specification 1 bedroom 2 bedrooms 3 bedrooms 1 bedroom 2 bedrooms 3 bedrooms 1 bedroom 2 bedrooms 3 bedrooms

Market Rents Retail £/m2 (pa) Affordable Rent Retail £/m2 (pa) Workspace rental rates £/m2 (pa) Affordable workspace rental rates £/m2 (pa) Build costs for residential £/m2 3-5 storeys Build costs for residential £/m2 6 storeys or more

Assumption £12,468.00 £15,972.00 £20,832.00 £9,974.40 £12,777.60 £16,665.60 £4,447.68 £5,045.28 £5,766.72

Home.co.uk 2020 Home.co.uk 2020 Home.co.uk 2020 80% market rate 80% market rate 80% market rate (MHLG 2019) (MHLG 2019) (MHLG 2019)

£192.00

(Zoopla, 2020)

£153.60

80% market rate

£215.28

(GL Hearn, 2017)

£172.22

80% market rate BCIS information (RICS, 2020) BCIS information (RICS, 2020) BCIS information (RICS, 2020) BCIS information (RICS, 2020) BCIS information (RICS, 2020) BCIS information (RICS, 2020) (Poplar HARCA, 2019) BCIS information (RICS, 2020) Renewable Energy Hub (2019) Barwell Cost Guide

£2,064.00 £2,595.00

Build cost for retail £/m2 Build Costs for Services £/m2

£5,007.00

Conversion costs £/m2 Car parking construction £/m2 Park construction £/m2 Community Centre Construction £/m2

£1,762.00

Green Roofs £/m2 Paving

£1,987.00

20m2 per space

Justification

£1,309.00 £529.55 £3,294.00 £150.00 £85 per m2

3

£20 per m2

Reservation Clearing Demolition £/m3 Greening and air pollution Town centre pedestrianization

£40.00 £138,600.00 £465,170.70 £260,000 per meter width

Green Bridge River Culvert

Railway Line buildings build cost used as a substitute

Railway Arch Conversion £/m2 Legal fees Professional Fees Building Contingencies Developer Profit CIL £/m2

Max 75% of BC at 9% interest 20%

Loans Gross to net space

Barwell Cost Guide BCIS information (RICS, 2020)

£782,000.00 £550,000.00

£1,522.00 8% of GDV 10% of BC 10% of BC 20% of GDV £70 £55,702,359.00

Barwell Cost Guide (Arup Project Experience; IYCG 2013) (Pinkham, 2000)

BCIS information (RICS, 2020) Standard Industry Figure Standard Industry Figure Standard industry figure Standard Industry Figure Lewisham CIL (Mortgage For Business, 2020) Gov.uk

Table 5.1 Cost Assumptions

These assumptions were then used to calculate the build costs per intervention and for the total work taking place across Connecting Catford. This is shown below in Table 5.2.

Intervention Plassy Island

SubIntervention

Detail

South-west Corner Housing Public Space 20% Block 1 Block 2 Block 3 Eros House Redevelopmen t

Cost

8,698 1,740 2,164 2,700 3,834

£4,466,496.00 £5,572,800.00 £7,913,376.00

2,002 Eros House Redevelopment Additional storey's on council building

Retail Front

Underground Parking Creative Workspace

Size (m2)

Services (20%) Retail (80%) 0.33 Spaces per unit - 130 spaces 20m2 per space

704

£1,453,056.00

770 1,680 504 1,176

£1,589,280.00

2,600

£3,403,400.00

2,508

£4,419,096.00

£1,001,448.00 £5,888,232.00

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Park Green Roofs Demolition Plassy Total Plassy Island Community Centre

1,275 8,506

£675,176.25 £1,275,900.00

3,011.12

£6,609,248.00 £44,267,508.25

Community Centre Demolition Community Centre

700

£2,305,800.00

684

£715,556.00

Total Community Centre Halford Wickes

£3,021,356.00 Demolition Block 1 Block 2 Block 3 Block 4 Block 5 River

6,950 1,000 1,000 1,500 2,000 2,000 River (funded by CIL)

£550,000.00

Total Halford Wickes Green Bridge

£23,281,636.00 Green Bridge Paving Reservation Clearing

(Barret Homes obligation to build)

2,60000/m2 width 20m2

£780,000.00 £1,700.00

20m2

£400.00

Green Bridge Total Town Centre pedestrianisation

Town Centre pedestrianisation

Greening and Air Pollution

Meanwhile Use Build Costs

£7,270,636.00 £2,595,000.00 £2,064,000.00 £3,096,000.00 £4,128,000.00 £4,128,000.00

£782,100.00 Paving Reservation Clearing Including estimates for benches, bins, signing Estimate for pocket parks, signage, green walls etc

Arch Conversion

3,287

£65,746.80

3,287

£279,423.90

£465,170.70

£138,600.00 6 arches to be converted with an average are of 190m2

1,140

£1,735,080 £74,269,810.95

Table 5.2 Build costs per intervention

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The Build Cost figure calculated above was then modelled, along with the other financial assumptions, to create a viability assessment across Connecting Catford’s planned interventions. This is displayed in below in Table 5.3.

Product 1 bed Lets (market) 2 bed lets (market) 3 bed lets (market) 1 bed Lets affordable 2 bed Lets affordable 3 bed Lets affordable 1 bed Lets social 2 bed Lets social 3 bed Lets social Eros House Housing Total Rental Retail rent market Retail rent affordable Retail total rental Workspace rent affordable Workspace rent market Total workspace rental Total annual rent income Housing Rental Yield Retail Rental Yield Office Rental yield Gross Development Value Less

Size/Number of Units 194 132 173 60 46 61 48 35 24 60 Unit CLT

Build Costs Legal Fees Professional Fees Building Contingencies Developer Profit CIL Interest on loans Total Development Costs Residual Land Value

672m2 672m2

Price / £ £2,418,792.00 £2,108,304.00 £3,603,936.00 £598,464.00 £741,100.80 £1,016,601.60 £213,488.64 £176,584.80 £138,401.28 £0.00 £10,862,341.92 £129,024.00 £103,219.20 £232,243.20

1003m2

£172,775.12

1003.2m2

£215,968.90 £388,744.01

4.50% 6.50% 6.50%

£11,483,329.13 £241,385,376.00 £3,572,972.31 £5,980,677.12 £250,939,025.43 £72,627,550.95 £5,810,204.08 £7,262,755.10 £7,262,755.10 £50,187,805.09 £343,000.00 £83,340,114.72 £226,834,185.02 £24,104,840.41

Table 5.3 Residual Land Value Analysis

The viability assessment was modelled with a mix provisions and tenure across housing, retail spaces. The retail and workspace rent is a 50/50 mix split between market and affordable rents while the housing provision is provided at market/affordable/social rent – 60%/20%/20% including a 60 unit Community Land Trust on the Eros House site. The positive Residual Land

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Value of £24,104,840.41 generated by this method demonstrates the viability of Connecting Catford’s planned interventions.

This positive Residual Land Value will be used to purchase the Plassy Island site, with an allowance for a cost at about market rates. The Residual Land Value for Plassy has been calculated using the Government’s Land Value Estimates and research into the sale of similar sites. For the purpose of this valuation the 2.9ha site has been divided into 25,000 m 2 of industrial use and 5,000 m2 of commercial use. This calculation has been detailed in Table 5.4 below.

Land Classification

Cost/m2

Commercial Land – 5,000m2

2,165.59

Industrial Land – 24,000m2

400

Source Estates Gazette, 2020 Gov Land Value Estimates, 2018 Highest Total Land Cost

Price £ 10,827,931.03 9,600,000.00 £20,427,931.03

Table 5.4 Plassy Island Land Cost

SENSITIVITY ANALYSIS Building on the Residual Land Value analysis a sensitivity analysis was conducted to test the viability of the proposed development considering various changes to market conditions, demonstrated in Table 5.5. With the effects of Brexit or the Covid-19 Pandemic on the UK economy and development industry as yet unknown, this was an important consideration. The chosen models were a percentage change in estimated market rents and a percentage change in construction costs.

Sensitivity Analysis Estimated Market Rent Change (Housing Only) Estimated Annual Rental Value (Housing Only)

-10%

-5%

-2%

£9,776,108

£10,319,225

£10,645,095

£226,800,488

£238,869,757

£246,111,318

-£33,697

£12,035,572

£19,277,133

+2%

+5%

+10%

Total Construction Costs

£74,080,102

£76,258,928

£79,890,306

Total Development Costs

£228,286,736

£230,465,563

£234,096,940

GDV

£250,939,025

£250,939,025

£250,939,025

£22,652,289

£20,473,463

£16,843,085

GDV Residual Land Value

Construction Costs Change

Residual Land Value Table 5.5 Sensitivity Analysis

This sensitivity analysis reveals that the development is viable in all scenarios apart from a 10% fall in estimated housing market rents. Due to Connecting Catford’s vision of providing

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affordable housing to existing residents and ensuring that existing resident is forced to leave the area due to rent changes this is not a surprise. Additionally, a 10% fall in housing market rents is an unlikely scenario due to the high demand for housing in London.

An analysis of the site’s viability was also undertaken under the condition of no rent being collected for the first year after completion (Table 5.6). This was completed by considering the future value of £1 at 0.939 compared to the present value of £1. While this is a highly unlikely scenario it demonstrates the enduring viability of Connecting Catford’s proposed interventions.

Unit Retail Rent Workspace Rent Housing Rent

Rental Amount at year 0

Pound value at 1 year

Rental Amount at 1 year

Yield

Development value

£232,243.20

0.939

£218,076.36

6.50%

£3,355,021.00

£388,744.01

0.939

£365,030.63

6.50%

£5,615,855.82

£10,862,341.92

0.939

£10,199,739.06

4.50% Gross Development Value Minus

£226,660,868.06

Total Development Costs Residual Land Value

£235,631,744.88

£226,834,185.02 £8,797,559.87

Table 5.6 Viability with no rent collected for 1 year

PUBLIC FUNDING Public funding sources at Borough, London and National levels are available to finance part of the Connecting Catford regeneration scheme. Funding applications will be organised and managed by the Catford Partnership with local community groups and relevant local businesses and organisations to ensure transparency, appropriateness of funding and overall good governance. In addition, the Catford Partnership will provide ongoing evidence of expenditure and produce monthly updates and performance reports on how funding is being spent. Successful public funding applications will result in financial flexibility, secure long-term investment and ease reliance on the private sector for development.

As well as public funding programmes, Developers are required to pay a Community Infrastructure Levy to finance local projects such as community, education and health facilities.

Due to external factors, such as the impact of Brexit on funding source availability, the Catford regeneration scheme will not be reliant on public funding for overall project viability. The table below (Table 5.7) includes a range of relevant public funding programmes, selected in accordance to the proposed regeneration interventions, with a target amount of funding set at £10,247,500.00:

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Fund

What does the fund cover?

How much funding can you receive?

How will the funding be used in Catford?

Target

Lewisham Greening fund

Air quality and the local environment

Grants up to £40,000

Healthy streets/ River Corridor

£25,000.00

London Community Energy Fund

Community energy projects

Grants up to £15,000

Anaerobic digestor in the Community Centre

£8,750.00

Crowdfund London

Creative Projects

Grants between £10,000-£50,000

Community Centre/Bridge/ Meanwhile uses

£30,000.00

Good Growth Fund

Housing, infrastructure, skills, culture and the environment.

Capital Grants up to £5m or repayable capital grant funding between £50k and £5m. 50% match funding will also be required.

Plassy Island/Halford Wickes/Town Centre

£2,525,000.00

Meanwhile Use and Affordable Workspace

Meanwhile Use and affordable workspace

up to £25,000 of grant funding to the Centre for London

Meanwhile uses

£15,000.00

Trusthouse for Community Centres

Community centres in economically deprived communities

Grants up to £20,000

The Community Centre

£13,750.00

Lewisham London Borough of culture

The fund will help deliver a year-long programme of cultural and community activities

Lewisham has been awarded up to £1.35 million

Public Realm/Meanwhile Uses

£350,000.00

Liveable Neighbourhoods Fund

Walking, cycling and the use of public transport.

Grants between £1m and £10m

Green corridor, healthy streets, crossings

£5,500,000.00

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Mayor's Air Quality Fund

Air quality and support Low Emission Neighbourhoods and innovative air quality projects

£22m fund over 10 years to support projects by London Boroughs

Green corridor, healthy streets

£225,000.00

The Healthy Communities Together Programme

Improve health and wellbeing, reduce health inequalities and empower communities.

Up to £3m of grant funding over 3 years

Meanwhile uses/Public Realm/Community Centre/Healthy Streets/Plassy Island

£1,525,000.00

Greener City Fund

Community tree planting and green space grants, strategic green infrastructure projects

Up to £12m

River Corridor/Healthy Streets

£30,000.00

Home Building Fund

Community home builders and housing regeneration projects

Loans between £250,000 to £250 million

Plassy Island

TOTAL

£10,247,500.00

Table 5.7 Funding

CONCLUSION The financial appraisal indicates the viability of the proposed project with a housing, retail and office space provision in keeping with the vision of Connecting Catford. The positive Residual Land Value figure, bearing in mind the conservative assumptions made, allows for Connecting Catford to bid above current land value rates for the Eros House CLT site. Additionally, with loans and interest on these loans factored into the viability assessment, alongside a large developer’s profit this appraisal demonstrates Connecting Catford’s viability for all stakeholders. This is further enhanced by the wealth of funding options available to support the Catford Partnership and the sensitivity analysis.

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RISK MITIGATION RISK MITIGATION

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RISK MITIGATION This strategy document has set out a clear vision for the regeneration of Catford, aiming to create a more liveable neighbourhood by improving connectivity between the town centre, surrounding residential areas and green spaces.

In order to ensure the long-term deliverability of the project, a mitigation strategy has been developed aiming to curtail the possible ramifications of risks, with the aim of maintaining the integrity of the regeneration project as set out by the vision.

There are a number of risks associated with the regeneration strategy; transformative change proposed for Plassy Island and the Riverside area in particular is capital intensive and requires complex negotiations to resolve existing leases and land ownership. It is crucial that the project is managed effectively throughout, to minimise any risks that may jeopardise the delivery of the regeneration as set out in the vision masterplan.

The regeneration scheme has been fully costed within this document, as demonstrated by the Financial Appraisal section. Although there is a cost breakdown of specific intervention and proposals, it is acknowledged that cost estimates carry a certain level of financial risk – unforeseen delay and circumstantial change often increase the length and cost of the planning process, impacting the viability of regeneration schemes as a whole. Therefore, as a general contingency to mitigate this risk, a portion of project finances (circa 20m) will be reserved for discrepancies between forecasted and actual development costs, as part of the finance strategy.

Typical key risks to regeneration and development schemes include: 1. Financial risks associated with acquisition of land; 2. Complex rental leases and land ownership; 3. Delay/failure to get planning permission for development proposals (e.g. resulting from non-compliance with planning guidance or public objections); 4. Failure to secure adequate funding for proposed interventions; 5. Failure to achieve affordable housing targets due to impacts on financial viability 6. Conflict of interest for Councils acting as both the planning authority and landowner.

Each of the key risks listed above have been considered as part of this strategy, and as a result a number of mitigating measures will be implemented to ensure that project risk is reduced to a minimum.

1. Financial risks associated with acquisition of land - In the first instance, The Catford Partnership will actively pursue an approach capable of delivering major interventions (Plassy Island and Halford/Wickes) without the purchase of land by Lewisham Council. The Catford Partnership will aim to negotiate with existing landowners, to agree their support and involvement in the project in line with the vision masterplan. This approach mitigates the need for the Council to purchase land, thus reducing financial risk. In the event that land value falls, or returns on investment fall short of forecasts, the Council is not at risk of financial loss.

2. Complex rental leases and land ownership – The Catford Partnership will negotiate an agreement with existing landowners to simplify land ownership deeds on Plassy Island and Halford/Wickes in order to facilitate a less onerous planning process. If individual plots of land can be consolidated into larger plots, lease expiry dates synchronised, and the number of landowners can be reduced (either by buying/selling

3

or through one representative overseeing a larger plot) then the planning and development process will be much more efficient.

3. Delay/failure to get planning permission for development proposals – For all interventions within the masterplan, planning permission will be pursued as early as possible in order to avoid abortive costs. The time expected to acquire planning permission and the risk of complications associated with this process are built into the scheme - exact timing and phasing of interventions is flexible, and will be reviewed regularly to ensure that the strategy employed is still appropriate to present conditions.

In order to mitigate against failures to achieve planning permission, Lewisham Council will be briefed and consulted on the proposed development in order to ascertain what elements will be required to approve particular planning applications. The Catford Partnership will also aim to obtain outline planning permission from the Council before seeking to develop the full planning application. This will reduce abortive costs whilst also providing an indication as to whether an application for a given intervention is likely to be approved.

4. Failure to secure adequate funding for proposed interventions – This risk has been mitigated through developing a costing and phasing strategy that does not rely on the successful allocation of competitive government funds. The scheme is predominantly based on a loan financing structure where existing Council capital is insufficient.

5. Conflict of interest for Councils acting as both the planning authority and landowner – In the event that the most appropriate way forward to deliver the major interventions of the scheme (i.e. Plassy Island and the Riverside Development) is via purchase of the land from the existing landowners, then there would be a risk of conflict of interest for the Council. This will be addressed by restructuring the Council and its civil departments so that planning and landowner functions are separate. A similar issue arose in the process of regenerating the town centre in Stevenage, Hertfordshire.

Stevenage Borough Council created an internal information system that prevented sensitive information from leaking and compromising statutory duties (Audit Commission, 2009). The Catford Partnership would recommend a similar system for in this case, to remove any conflicts of interest arising from the acquisition of land.

In order to ensure that risks are effectively managed throughout the duration of the scheme, a regular programme of risk workshops will be conducted whereby stakeholder representatives and project managers can collectively identify and review any potential risks that may arise. These programmes are part of the governance structure.

Furthermore, specific risks to the successful implementation of this scheme have been outlined in the following table. Each risk has been categorised in terms of foreseen likelihood and impact, and allocated an overall rating based on a combination of both factors. A short description of the associated mitigation measure is provided in the far-right column.

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Risk

Likelihood

Impact

Overall Rating

Mitigation Strategy

High

High

High

Economic recession (e.g. due to health crises) delaying development through a lack of available funding.

Local rental prices increase due to regeneration interventions and new development in the area.

High

High

High

High

Medium

Medium

1) Finance insurance for loans to ensure cash availability is secure.

2) Diversification of financing to reduce impact of the termination of a single income stream. 3) Use of smaller long term repayment loans to reduce capital cost in the short term.

4) Pre-sale of units in development which will allow for greater control and adaptability to changing market conditions.

Phasing of the regeneration scheme will be adjusted in order to allow for market mechanisms to stabilise. Continual consultation with community groups and stakeholders, and civil advisers to update about the status of the project.

Commitment to 40% affordable housing will help to mitigate the effects of dynamic increases in rental prices and provide more options for existing residents.

Continued consultation meetings with local residents to understand issues.

Green Bridge intervention requires significant unforeseen expenditure, or development is deemed nonfeasible by Network Rail.

TfL and Network Rail opt not to proceed with Bakerloo Line Extension proposal.

Low

Medium

Medium

As an alternative, Section 106 funds from the Catford Green development will be invested in further improvements to the South Circular, so that it is a safe and attractive environment for walking and cycling.

Low

Medium

Low

Regeneration scheme has been deliberately designed to be independent of Bakerloo Extension. This will be adjusted if the proposal is approved. Phasing strategy is flexible to accomodate extension works if necessary and TfL and Network will be informed of development proposals.

Economic Stagnation of the real estate market, public/private expenditure, and financing, thus affecting the financial viability of the project.

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It is infeasible to retrofit the railway arch units for businesses and meanwhile uses at the Riverside Development.

Low

Low

Low

Ground floor uses at the Riverside Development will be altered to accommodate business and retail uses, and the land in front of the railway arches will be converted to quality green space.

High

High

Create partnerships and consultation with existing landowners to ensure that stakeholders subscribe to our vision, and any interests likely to be impacted are protected.

Compulsory Purchase Orders are an option

Medium

Medium

Medium

Low

Medium

5040% affordable housing as well as a diversified tenure mix will provide a greater range of housing options. Locations such as Plassy Island with a higher proportion of affordable housing units will help to maintain housing for local residents.

Consultation will be undertaken at the earliest possible stage to gather feedback from the local community and businesses. The details and rationale behind each proposed intervention will be placed in the public domain, stating why and when specific interventions are proposed, and how they will improve the quality of life in Catford. Where possible, proposals may be adjusted to appease any highlighted issues not already addressed by the strategy, provided there is agreement from all stakeholders..

Medium

Medium

Medium

Social Different High landowners within intervention sites causing a delay to the start of regeneration, or do not agree to venture / sanction sale of land.

Gentrification High caused by an influx of new residents leading to the displacement of existing residents.

Community opposition to regeneration proposals e.g. closure of Halfords and Wickes retail stores.

Political Lack of cohesion and coordination between stakeholders causing delays to decision-making and

There will be a constructive resolution process which will settle any disputes between stakeholders, this will also be underpinned by a governance structure which will organise decision-making practice.

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implementation process.

Future change to policy guidelines, or adoption of a New London Plan that is incompatible with proposed interventions.

Residents of Adenmore Road or Doggett Road object to Green Bridge Intervention

Low

High

Medium

The flexibility of the project will be strengthened through its phases of development, which can be adapted annually in accordance with changes to guidelines and policies by legislative changes.

Low

Medium

Low

Restructuring of local government personnel and priorities threatening support for the scheme.

Low

Medium

Low

Local residents living in the immediate proximity to the bridge will be directly contacts for input into the proposals (such as design, aesthetic, construction schedule etc), to make sure they are supportive of the plan.

The Catford Partnership will meet with any new councillors to discuss policy and the progress of the regeneration scheme.

Techniques outlined in the Monitoring and Evaluation section, together with consultation undertaken will mean that an evidence base can be provided to local government demonstrating that outcomes are being achieved.

High

Medium

The Environment Agency and River trust will be involved in the process, advising to minimise environmental impacts where possible.

Medium

Medium

Place stringent limits on constructions times in order to minimise emissions. Encourage walking/cycling and utilise advertising to address excess pollution such as limiting engine idling

Environmental Riverside Medium Development intervention adversely impacting wildlife habitats and natural spaces.

Air quality Medium deteriorating on main roads due to increased traffic, congestion and construction.

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Increase in footfall may create strain on local public transport networks and create additional demand for car parking spaces.

After the scheme has commenced, it becomes technically infeasible to open up the River Ravensbourne culvert at the Riverside Development.

Time Long-term disruption to the local community due to drawn-out construction process Quality Significant difference between design standards and performance outcomes which threatens the long-term sustainability of the project

Medium

Medium

Medium

Development will encourage the reduction of car parking spaces, and measures to extend cycle lanes will help to create a transition towards more active modes of transport.

Medium

Medium

Medium

As the presence of nature is key to the Riverside Development intervention, the open river culvert will be replaced with an open green space and water feature as an alternative. This will mean the development retains the majority of its value and is still attractive to potential buyers.

Low

Medium

Medium

Phasing methods will be employed in order to maintain development process and reduce the possibility of conflicts with stakeholders. Consistent tracking of phasing progression is crucial to avoiding unexpected delays

High

High

High

Consistent review of performance to maintain alignment with design standards through different phases of the development.

Deviation from design standards will lead to performance reviews and subsequent steps taken to maintain high quality of performance

Table 6.1 Risk Mitigation Strategies

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APPENDIX I – APPENDIX I – SUSTAINABILITY GUIDE SUSTAINABILITY GUIDE

3

APPENDIX I: SUSTAINABILITY GUIDE The Connecting Catford Sustainability Guide has been created to ensure that sustainability, whether environmental, social or economic, is fully integrated into the development. The guide outlines the key performance metrics and principles that Connecting Catford will follow to ensure the most balanced and beneficial procedures and practices are followed. The Sustainability Guide has been designed to support and enhance the vision of Connecting Catford with the key principles aligning with the development’s main objectives.

The principles outlined in the sustainability guide below have been identified and adapted from the 17 UN Sustainable Development Goals, providing the theoretical grounding. The principles detail the practical ways that Connecting Catford will contribute to a more sustainable world.

A1.1 UN Sustainable Development Goals, 2015

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APPENDIX II- COVID-19 STATEMENT 92

APPENDIX II: COVID-19 STATEMENT COVID-19 is a highly infectious disease that has caused a widespread outbreak in the United Kingdom. Unfortunately, during the process of preparing the Connecting Catford regeneration project, the UK entered a global pandemic.

Despite future uncertainty at such a pivotal stage in the design and preparation process of the regeneration project, Connecting Catford must consider the impact that these new measures may have on the future development process, with only essential work permitted to go ahead as usual.

As the situation is constantly evolving, the Connecting Catford approach and further decisions will be in accordance with any emerging COVID-19 guidelines that may be introduced by the government. This situation will undoubtedly create obstacles for predicted timeframes.

However, the main objective will always be to carry out Connecting Catford in the safest way in order to maintain the wellbeing of workers and others involved. Rest assured Connecting Catford is committed to carrying out the regeneration vision, despite the uncertainties in these unprecedented times. Continuing work on Connecting Catford remains of utmost importance, especially committing the highest level of safety for everyone who will be involved in the project. Despite this however, the Connecting Catford vision remains the same.

Unfortunately, there may be implications for planning permissions, which could lead to adjustments considering current restrictions to movement. Many councils will now consider using photographs to submit applications, along with the use of drones (Ground, 2020). This will limit the need to carry out multiple site visits and limit person-to-person contact. For most other planning decisions, these may be undertaken virtually in order to be able to continue crucial meetings.

With regards to future construction, many construction sites have started to reopen in accordance with the Site Operating Procedures – Version 3 (published by the Construction Leadership Council). This has outlined the latest guidance required by Public Health England, advising on social distancing in the workplace (Building, 2020). This guidance will be referred to upon the construction phase of Connecting Catford for large scale development sites.

Overall, each guideline and any new information received by the government will be considered, as and when it is introduced. Regardless of the inevitable delay expected in the delivery of Connecting Catford in these challenging times, Connecting Catford will continue to work to overcome upcoming challenges to deliver the regeneration for Catford.

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APPENDIX III – CLIMATE EMERGENCY 94

APPENDIX III: CLIMATE EMERGENCY The Committee on Climate Change has urged the Government to take action on setting targets that deliver net zero greenhouse gases by 2050. The growing recognition of the Climate Emergency has influenced Connecting Catford’s proposed interventions.

In February 2019 Lewisham Council declared a climate emergency (Lewisham Council, n.d.).

The council has made a commitment to consider how the impact of climate change will change how future decisions will be made by the local authority area. It is Connecting Catford’s responsibility to work with Lewisham Council to ensure adherence with the Action Plan. This involves delivering carbon neutral solutions and establishing a strong working relationship with the council to obey targets.

The Action Plan sets out benefits including economic regeneration, creation of local jobs, improved air quality and public spaces for the local community. Additionally, there is a focus on promoting active travel and spaces for people to walk and cycle freely. The vision for Connecting Catford corresponds well with the objectives of Lewisham Council’s Action Plan.

Addressing the Climate Emergency is a top priority that will be at the forefront of the decisionmaking process for Connecting Catford. The climate change agenda and impact on the environment will be integrated into every decision throughout the regeneration process and meaning certain practices will be altered to deliver more climate-friendly interventions.

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APPENDIX IV – LIST OF FIGURES & BIBLIOGRAPHY 96

APPENDIX IV: LIST OF FIGURES AND TABLES Figure 4.1 Catford within the geography of London (approximate location outlined in red) Figure 1.2 Catford Town Centre with the geography of Lewisham wards (outlined in blue as designated in Lewisham Core Strategy) Figure 1.3 Catford in 1877 (Source: Ideal Homes) Figure 1.4 Eros cinema and Lewisham Hippodrome (Source: Ideal Homes) Figure 1.5 The Catford Cat Figure 1.6 The Broadway Theatre as it stands today Figure 1.7 Milford Towers Figure 1.8 Congestion on the South Circular Figure 1.9 South Circular re-route Figure 1.10 A pedestrian trying to cross the South Circular Figure 1.11 Active travel desire lines and barriers to movement Figure 1.12 NO2 pollution levels in Catford (London Air, 2020) Table 1.13 Lewisham Council Air Quality Joint Strategic Needs Assessment Figure 1.14 Flood risk in Catford (Environment Agency, 2020) Figure 1.15 Site boundary (outlined in red) Figure 1.16 Land uses Figure 1.17 Land ownership Table 1.18 Relevant Policy Table 1.19 Community Consultation Figure 2.1 Regeneration framework Figure 5.1 Masterplan of Interventions Figure 3.2 Meanwhile Uses Figure 3.3 River Ravensbourne following removal of concrete channel and provision of board walks (Source: The River Restoration Centre, Cornmill Gardens Case Study) Figure 3.4 Provision of gravel/rock riffles within the channel and steps to the river edge (Source: The River Restoration Centre, Cornmill Gardens Case Study) Figure 3.6 Overgrown and rubbish strewn entrance to the linear park on the Halford / Wickes site 97

Figure 3.6 Messy vegetation and lack of wayfinding at the opening of the river Figure 3.7 Unused railway arches at the Halford/ Wickes site Figure 3.8 Massing (blocks 1, 2 and 3 in yellow) Figure 3.9 Front view of residential massing (blocks 4 and 5 in red) Figure 3.10 Rear view of residential massing Figure 3.11 Healthy Streets Figure 3.12 Congestion on Brownhill Road Figure 3.13 Green Mile example with segregated cycleway (City Data, 2020) Figure 3.14 Car dominated Catford Road Figure 3.15 'Living lamp post' on Ebury Street, Belgravia (Scotscape, 2020) Figure 3.16 Railings (left) to be replaced by low hedges (right) (Atelier Horizones, 2020) Figure 3.17 Empty shopfronts on Brownhill Road (left). Proposed vertical gardens in Hull (Dunhill, 2019) (right).

Figure 3.18 Catford Road in front of Broadway Theatre (left). Pedestrianised Street (right) Figure 3.20 Continuous pavement ‘Copenhagen’ crossings in Waltham Forest Figure 3.21 Visualisation of the Catwalk (Before and After) Figure 3.22 Visualisation of the Green bridge Figure 3.23 'Healthy Residential Street' cross-section Figure 3.24 Exemplar Healthy Street (The RIBA Journal, 2016) Figure 3.25 Poorly maintained street fencing on Doggett Road (left) Holbeach Primary School green wall site (middle) Example of green screen railings (Greenscreen, 2015) (right) Figure 3.26 New and improved pedestrian crossings Figure 3.27 Circular Economy generated by the Community Centre Figure 3.28 Community Centre site Figure 3.29 Community Centre entrance Figure 3.30 R-Urban community initiative (Bollier, 2020) Figure 3.31 Catford Road Meanwhile Use Space Figure 3.32 Holbeach Road Meanwhile Space

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Figure 3.33 Catford Centre Meanwhile Space Figure 3.34 Eros House (Meanwhile use building) Figure 3.35 Creative Workspaces Figure 3.36 Former Kellogs Site Trafford Figure 3.37 Artistic impression of the new Plassy Island site (1) Figure 3.38 Artistic impression of the new Plassy Island site (2) Figure 3.39 Eros House Table 4.1 Governance Structure For Managing Development Of The Connecting Catford Plan Table 4.2: Third Sector/Voluntary Participation In Community Advisory Groups Table 4.3: Public Stakeholder Roles And Motivation In The Delivery Of The Connecting Catford Regeneration Plan Table 4.4: Private Stakeholder Roles And Motivation In The Delivery Of The Connecting Catford Regeneration Plan Table 4.5: Community Advisory Group Stakeholder Roles And Motivation In The Delivery Of The Connecting Catford Regeneration Plan Table 4.6: Monitoring Strategies Figure 4.7 Post Intervention Strategy Table 4.8 Phasing Table 5.1 Cost Assumptions Table 5.2 Build costs per intervention Table 5.3 Residual Land Value Analysis Table 5.4 Plassy Island Land Cost Table 5.5 Sensitivity Analysis Table 5.6 Viability with one year no rent Table 5.7 Funding Table 6.1 Risk Mitigation Strategies

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APPENDIX IV: BIBLIOGRAPHY Audit Commission, (2009). Stevenage Borough Council - Town Centre Regeneration Project â&#x20AC;&#x201C; Project and Risk Management. Available at: http://democracy.stevenage.gov.uk/Data/Audit%20Committee/20090112/Agenda/12j an09Audit_Item4_Appendix.pdf [Accessed 10/04/2020] Babyccino Kids. (2018). Meanwhile Gardens -- A Hidden Gem In London. [online] Available at: <https://babyccinokids.com/blog/2018/10/02/meanwhile-gardens-ahidden-gem-in-london/> [Accessed 10 April 2020].

Barking Riverside, Barking Riverside L&Q, Visions | Barking Riverside. [online] Available at: <https://barkingriverside.london/vision/> [Accessed 10 April 2020].

Bath and North East Somerset Council. (2010). Bath And North East Somerset Council. [online] Available at <https://www.bathnes.gov.uk/sites/default/files/sitedocuments/Streets-and-HighwayMaintenance/Lighting/policy_1_issue_1.4_dec_2010.pdf> [Accessed 13 April 2020].

Better Bankside. (2017). Old Union Yard Arches Opens On Bankside's Low Line | Better Bankside. [online] Available at: <https://betterbankside.co.uk/news/old-unionyard-arches-opens-on-banksides-low-line> [Accessed 10 April 2020].

Bollier, D., (2020). R-Urban. [image] Available at: <https://blog.p2pfoundation.net/sharing-cities-book-shows-variety-of-urbancommoning/2017/12/08> [Accessed 13 April 2020].

Bosetti, N. and Colthorpe, T., (2018). Meanwhile, in London: Making use of Londonâ&#x20AC;&#x2122;s empty spaces.[online]Centre for London.

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