W19P308

POP-U LAR 2050 STRATEGIC MASTER PLAN

CHANGING PERCEPTION WHILE RETAINING CHARACTER IN LONDON’S EAST END

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CONTENTS

INTRODUCTION 1

CONTEXT 3

INTRODUCING THE FRAMEWORK 11

STRATEGIES 15

TOWARDS A MASTER PLAN 28

IMPLEMENTATION 37

POP(U)LAR 2050 40

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INTRODUCTION This purpose of this project was to re-envision the future of Poplar through careful existing conditions analysis, thoughtful visioning, and a holistic concept development.

This report represents the third phase of the design process, being the concept development. We have framed the delivery of this concept through a strategic master-plan which will speak to the future of Poplar in the next 30 years.

What is a strategic master plan?

A strategic master plan is a developed concept for a site, which has been rooted in an informed framework. When reading this report, the first sections will outline the context and strategy which was established via site visits, public consultation, and analysis. The final sections introduce the comprehensive plan which combine the strategies and align the vision to all elements of a functional site, including mobility, land-use, built form, and green networks.

How to read this report

Each section of this report builds upon the prior, as such, it is suggested that report be read in full and in chronological order.

Thank you in advance for taking the time to read through our ideas for a more sustainable, holistic and inclusive Poplar.

We hope you enjoy the journey to Pop(u)lar 2050.

Sincerely, Team H3

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TEAM Our team is multi-disciplinary, and that takes on urban design from both an inclusive and resilient perspective. Built from architects, engineers, and urban planners; our team believes diverse perspectives are crux to good design. To us, urban design should be contextual, well thought-out and above all, creative. The purpose of our designs are to sustainably plan for the future.

AHMED GELE

CANDIDATE FOR M.SC URBAN DESIGN AND CITY PLANNING

BERNARD TOUZET

CANDIDATE FOR M.SC URBAN DESIGN AND CITY PLANNING

JEONG HYUN CHO

CANDIDATE FOR M.SC URBAN DESIGN AND CITY PLANNING

SAMANTHA LEGER CANDIDATE FOR M.RES OF INTERDISCIPLINARY URBAN DESIGN

THOMAS NOBLE

CANDIDATE FOR M.SC URBAN DESIGN AND CITY PLANNING

SITE

SETTING EXISTING CONDITIONS INPUT SWOT

CONTEXT

3

Existing condition of Poplar High Street

4

Site Map.

Poplar is located within East London. It is situated within the London Borough of Tower Hamlets, which has a population of 317,2015. Poplar is adjacent the Aspen Way, a urban motorway which provides an east-west connection from the Docklands area to central London. The main connection within Poplar, is the East India Dock Road, which is another east-west connector. The Poplar High Street, slightly more residential in nature, also connects east-west to the South of East-India Dock Road.

Canton St.

S t.

No r th

Upp er

.

Follet St

St.

Saracen St.

ah St.

ck Rd.

East India Do

s

All-Saints Church

Montag

St.

Hale St.

St.

Smyth

St.

.

Newby Pl

less Law

e Cottag

Poplar Rec. ds Groun

a ce tock Terr Woods

Wade’s Pl.

Poplar Baths

n Cotto

St. Bazely

ck Rd.

East India Do

ue Pl.

e St.

Bowling Green

St. Ming

Poplar High St.

Robin Hood

Poplar High St.

Gardens

New City College

Casto r Ln

The site also connects to the Cycle Super Highway, however has minimal formal bicycle facilities within the site boundary. The site does offer a few bicycle-sharing docks.

In terms of built-form, and land use, the site is mostly residential, with commercial activity occurring primarily along East-India Dock Road. Poplar High Street, has high-activity occurring near the New City College Tower Hamlets campus, as well as at the eastern-end, which has new development occurring. The Chrisp Street Market, located along the Poplar High Street, is a major retail and cultural hub. Just south of Poplar, the Docklands area of Canary Wharf serves retail and entertainment amenities, with a museum, bars, cinema, and restaurants along a strip of public space.

Susann

All-Saint

Pennyfields Westferry

St. Kerbey

St.

Sturry St.

Morant

Chrisp

Grundy St.

Duff St.

The site connects to two DLR stations, Poplar and AllSaints Station. There is currently one bridge connected to the Poplar DLR station that provides a pedestrian foot connection into Canary Wharf. Additional access is included on both the east and western ends of the study area, with pedestrian zebra crossings. Multiple bus routes run through the site, including the 15, 115, D6, D7, D8, N15, N551.

Chrisp St. Market

Saltwell St.

SETTING

.

Blackwall Poplar

West-India Quay

Canary Wharf

There are multiple public and private green spaces within Poplar, the main being Poplar Recreation Grounds, and the green space surrounding All-Saints Church. However, several smaller private playgrounds are dispersed within the residential areas.

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EXISTING CONDITIONS

Site photos.

In addition to existing physical conditions, the existing social conditions were also crucial to informing this design. As of current, Poplar has a more diverse population than the average London community. It also is relatively younger, with much of its popular being between 10-39.

From right to left: visual impact of highways and rail-lines separating Poplar and Canary Wharf, the Cycle superhighway entering into Poplar, Rails along the footway from the vehicle traffic.

Ethnicity 50 45 40 35 30 25 20 15 10 5 0

white bri�sh

white other

mixed

bangladesh

black

all other

Age

From right to left: Chrisp Street Market, rails at an intersection along Poplar High Street, the contrast of the built form in the Docklands, just across the Aspen Way.

25% 20% 15% 10% 5% 0%

0-9

10-19

20-29

30-39

Poplar

6

40-49

50-59

London

60-69

70-79

80+

From right to left: The HARCA building (a residential development company located in Poplar), the park adjacent All-Saints Church, a mural near Chrisp Street Market.

Canton St.

S t.

No r th

Upp er

Hale St.

Saltwell St.

Wade’s Pl.

Montag Smyth

e St.

“It’s not calm, I don’t try and spend much time here.”

St.

East India Dock Road

Poplar High St.

St.

n Cotto

St. Ming

St. Bazely

“This park is good for day activities, not much to do at night. I think it closes.”

less Law

.

Newby Pl

Poplar Recreation Grounds

St.

ck Rd.

St.

Poplar High Street

.

Follet St

East India Do

Casto r Ln

Chrisp Street Market

ah St.

ck Rd.

e Cottag

Each participant was asked how they felt, overall about the specific area. The below charts conceptually show how satisfaction ranges oveer the site.

Susann

East India Do

a ce tock Terr Woods

Pennyfields

St.

St. Kerbey

Morant

Chrisp

Grundy St.

Sturry St.

Mapping feelings.

“Shopping round here is very convenient, however stores have started to close over the years.”

Duff St.

A robust plan cannot be achieved without discussing the current perceptions of the site with the existing residents.

Our team went on three site visits, and conducted 60 interviews with residents (and visitors) about how they perceive the space. To simplify the results, we have separated the input into five key areas of the site: Chrisp Street Market, Poplar High Street, Poplar Recreation Grounds, East India Dock Road, and West India Quay. The following section summarizes our key findings. Generally it was found that Chrisp Street Market is a key character element for the site and that both Poplar High Street and East India Dock Road could be improved as links and places. The park is seen neutrally. West India Quay is viewed postively.

Saracen St.

PUBLIC INPUT

Key Quotes from the engagement.

ue Pl.

Poplar High St.

.

“I always feel safe here... I change my route sometimes at night. Like I don’t take the alley. But otherwise, it’s fine.”

“This is a nice area, I come here for the bars and restaurants.”

West India Quay

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STRENGTHS, WEAKNESSES, OPPORTUNITIES + THREATS The following section summarizes the strengths, weaknesses, opportunities, and threats for the site.

Strengths One of the biggest strengths of the site is the transit connectivity, many bus stops and DLR stations currently connect the site area and close surrounding area. Secondly, compared to the majority of London, Poplar is an affordable place to live, allowing for diverse demographics.

Building on that diversity, there is also cultural diversity within the site with many different religious facilities. The age demographic is also diverse due to the New City College campus brining in youth to the site. Finally the social and physical sense of community is a major strength, Poplar features many stable neighborhoods, major community facilities such as Chrisp Street Market and St. Mathias Community Centre as well as a built cultural identity with landmarks such as Billingsgate Fish Market, Robinhood Gardens, the Poplar Baths and more.

sense of community

cultural diversity

youth demographics

Heritage

S

Weaknesses Weaknesses of the site include the car dominant culture, which includes pedestrian railings throughout the site, high speed roads, and unsafe pedestrian conditions. This also feeds into poor permeability in and around the site with a underutilized high street, as well as multiple under utilized open spaces. Finally, social weaknesses of the area include the high rate of unemployment and low-income households.

poor walkability

underutilised open spaces underused highstreet

disconnection

W 8

Opportunities abundant green open spaces

cycle highway

integrated multiculturalism

spillover effect

O

elizabeth line

The rapid development of Canary Wharf provides the opportunity for the spill-over effect to reach Poplar, allowing for more economic and social activity to occur. Further, the underutilized open spaces provide an opportunity for new activities to be introduced within the site. Further, the relative low-density provides an opportunity for new development, specifically of affordable housing. In terms of connection, the expected opening of the Elizabeth Line could better connect Poplar to Central London and beyond. As well, the connectivity of the Cycle Super Highway is a key opportunity to improve sustainable transportation.

Finally, there is more opportunity to further integrate multiculturalism into the planning and design of Poplar.

Threats high crime rate

potential development

segregation

T

The threats to Poplar mainly refer to unsustainable development in Canary Wharf that will result in social consequences within Poplar. This could result in a loss of identity (i.e. the redevelopment of Billingsgate Market) or the development causing a rise in housing affordability, displacing current populations. In contrast, the segregation between Poplar and Canary Wharf caused by Aspen Way could also result in Poplar not benefiting from any of the positive impacts Canary Wharf could provide.

Finally, some of the existing neighborhoods, although an asset, could also be a threat to new development.

loss of identity

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The Chrisp Street Market was identified as a key opportunity within the site, reflecting the unique character of Poplar.

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INTRODUCING THE VISION PARTI OBJECTIVES STRATEGY BREAKDOWN

FRAME WORK

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VISION Create a more liveable poplar by mending and minding the gap between the character and upcoming development The fundamentals of our vision is a people-based approach; through our interventions we are aiming to make Poplar a more livable place, in the most pluralistic sense of the word.

To put it simply, we want to put the “u” in Poplar to make it an attractive, resilient, and popular, place to live and work However, achieving a livable future requires careful design.

An inclusive, vibrant, prosperous Poplar lies nestled between the poles of connection and contrast to Canary Wharf.

Poplar is in itself its own community, but its fragmentation from the surrounding development has stagnated its growth and prosperity. Our question, and focus of this master plan was to question how identity, and integration can be balanced in this site context?

To explore this question we developed our parti of Mind the Gap/ Mend the Gap. Connection to transit is one of Poplar’s greatest community-building strengths. Playing off this notion of minding the gap between the train and the platform, we want to ensure our strategy minds the gap between Canary Wharf and Poplar’s unique and existing culture and identity. However, being mindful towards the future, it is important we also begin to mend the gap to improve the livelihoods of current and future residents.

Addressing both these physical, and intangible, barriers is the spine of the vision.

What is a parti?

A parti is an organizing thought which defines and guides the interventions of a design. A parti ensures that the individual aspects of a collective design align and can cohesively achieve a shared vision.

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PARTI

OBJECTIVES

As visually communicated below, we expect minding and mending the gap to be a simultaneous and symbiotic process.

Although minding and mending the gap may be the centerpiece of our vision, it is not our final objective. The hope of this design, is that the vision and parti will work together to achieve the following objectives:

MI ND THE GAP

BETWEEN THE EXISTING CHARACTER AND UPCOMING DEVELOPMENT

To ensure the consistency of our strategies to the overall vision, we have coded each of our objectives and proposed interventions to their role in mending or minding the gap. As such, each corner of the page has an indication of a blue and/or green square. For some of our larger interventions, their impact both minds and mends, and they will be indicated as such. In other cases, some of our smaller interventions have been designed to ensure we retain character or bridge certain divides. The strategies that mend have been coded green, where as the interventions that mind have been coded blue.

Permeability and Legibility: Ensuring people

can walk, cycle, or roll comfortably through the site is incredibly important. Further, the understanding of how to move and where to go should be a standard element of any trip. We hope through this design sustainable travel is easily accessible to all populations.

Vitality and Vibrancy: Beyond connection, we also hope to introduce industry and activity to Poplar that will support its diverse current and future populations.

We hope that Poplar will accomodate all aspets of a complete life and life-cycle, with evolving employment, leisure, and residential.

Health and Wellbeing: As mentioned, the people

are the focus of this design. We hope to inspire a Poplar that will be healthy, with access to essential amenities, strong social networks, greenspace, and well-rounded activities.

Sustainability and Resilience: Although highly

contextual, this design looks towards the future of Poplar, ensuring the environment is considered is fundamental to the design. We want a Pop(u)lar 2050, 2080, and beyond.

Identity: Perhaps our most all encompassing objective, we hope Poplar has an identity, one that resonates with its residents and cultivates a sense of home.

STRATEGY BREAKDOWN

Physical Relation to Canary Wharf

PO PLA

R

H C ANARY W

Seven strategies inform how the master plan will unfold, with careful consideration to physical relation to Canary Wharf, physical permeability, and sense-of-place. To create a better physical connection (mend the gap), we are proposing that the built-form and uses should create a gradient between Poplar and Canary Wharf. Further, physical connections that encourage pedestrian movement across Aspen Way are vital for the livelihood of the area.

However, the internal connection, or permeability of Poplar is extremely important to making a legible community.

Finally, ensuring that Poplar retains, and expresses, its unique sense of place is another crux of the framework.

AR F

Physical Permeability

Meet our seven strategies.

The second scheme will focus on the permeability and connection within Poplar, specifically in helping create Poplar are legible place to move. The following strategies relate to physical permeability:

Live-Work-Learn Corridor

PO

PLA

R

H C ANARY W

Boulevard-isation

AR F

To improve the relation to Canary Wharf, our design proposes a scheme to strengthen the relationship between the contrasting types of built form and the physical connections across Aspen Way. The following strategies align to physical relation to Canary Wharf.

Live-Work-Learn Corridor Boulevard-isation

Gateway Accesses

Redefined Grid-Network Boulevard-isation

Activated Open Spaces

Redefined Grid Network

Sense of Place Gateway Accesses

The final scheme will ensure that Poplar’s unique character, culture and sense of place is retained (and better supported) within the new design.

This is important as it will further add to the legibility and identity of Poplar for residents and visitors alike. The following strategies relate to sense of place:

Market-led Development

WH AR F

Activated and Open Spaces

PO PLA

R

C ANARY

Character Retention

Character Retention

Market-Led Development

Activated Open Spaces

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Bubble Diagram.

Although the strategies are transcendent (meaning they can relate to multiple layers, and scales of site), we have envisioned the strategies in the following bubble diagram to map how they can relate to each other and form a cohesive plan for the site.

Live Work Learn Corridor

Redefined Grid Network

Boulevardisation

Character Retention

Gateway Accesses

Activated Open Spaces

Market-Led Development

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DEVELOPING THE LIVE WORK LEARN CORRDIOR BOULEVARDISATION GATEWAY ACCESSES REDEFINED GRID NETWORK MARKET-LED DEVELOPMENT CHARACTER RETENTION ACTIVATED OPEN SPACES

STRATEGIES

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LIVE-WORK-LEARN CORRIDOR The industry that drives Poplar needs to be as unique The Live-Work-Learn Corridor is an innovative approach to introducing new and unique industry (and demographics) into Poplar. The centre of this district will be a new University Satellite Campus focused on technology, food, and sustainable industry. The new campus will be highly entrepreneurial and offer a joint-scheme with new start-up space focused on the eastern-most portion of the corridor. Throughout the corridor, residential for students and workers will accommodate a healthy mix of activity. Moving farther east, our start up district will work in a circular relationship with the campus, fostering a culture of tech and innovation. The new start-up industries will focus in technology and sustainability, and can tie into existing industries on site, such as the Billingsgate Market (more to come on this in Market-Led Development).

Precedents.

1.

2.

The purpose of this strategy is to ignite new industry in the area and build upon the campus of New City College to introduce learning opportunities to residents, and future residents of Poplar.

The adjacent graphic shows the layout of the Live-Work-Learn Corridor. Buildings coded in green represent new technology industry (start-ups) that will move into the area. This builds upon the existing location of start-up offices currently in Poplar.

Buildings coded in blue represent new market and food uses.

Education buildings are shown in pink, with the main college campus located in the centre, and New City College being relocated to the western junction. Surrounding residential, including student housing, council housing, and market housing is shown in yellow.

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3.

BOULEVARDISATION

Precedents.

Boulevardisation addresses the car-centric and unfavourable pedestrian envrionments caused by large righr-of-ways in the site.

4.

Boulevarisation will be focused in two areas: East India Dock Road and West India Dock Road. Fundamentally, It will not be possible to ‘mend the gap’ without addressing the substantial barrier created by Aspen Way and West India Dock Road. These represent the worst aspects of 20th Century urban highway design, prioritised for traffic flow with little regard given to pedestrians and the urban realm. They are noisy, dangerous, ugly and polluted.

We believe that high traffic flow and place are not mutually exclusive. A street typology already exists which provides both, the boulevard. As such, we propose a long-term programme to transform Aspen Way & West India Dock Road into a beautiful urban avenue with the following interventions: • Road narrowing where feasible, reducing the width to something more pedestrian scale.

• Reclaim unused space on the road edge for new, large buildings to create a new streetscape.

• Line the road with trees and other planting to improve the aesthetic and reduce noise and air pollution.

• Introduce wide pedestrian crossings, with different surfacing, on desire lines to improve permeability.

In the longer term we envisage that the Poplar DLR Depot will be removed, providing that capacity can be found elsewhere, and the land used for development. This offers an opportunity to further increase permeability between the two areas and repair the urban fabric of Poplar.

East India Dock Road Reimagined.

recycling railings to street furniture

no trees railings everywhere

more trees, sense of enclosure

Improved crosswalks

5. more events, pop-up stores

no events

cycling path car dominant

Road diet

6.

reduced lane

railings to exhibit street art

View of the boulevardisation initiative along Aspen Way which reclaims the street for people opposed to cars.

West India Dock road presents a vast expanse of tarmac to pedestrians and offers a great opportunity to reclaim land from the highway for new development and reconnect Poplar to Limehouse in the west.

On East India Dock Road, streetscaping and smaller scale road diets will reclaim the street to activate its fspacce for public use and enjoyment, opposed to passive travel.

Streetscaping and traffic calming

Aspen Way Visualization

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REDEFINED GRID NETWORK

Precedents.

Proposed street legibility interventions Kildare Walk

Proposed Wayfinding

7.

The redefined grid network is a strategy that helps to mend the gap caused by low-connectivity through the site area. Building upon the objectives of boulevardisation, the redfefined grid network will increase the permeability and legibility of the site.

Poplar has suffered from poor planning and road design, leading to disconnected street network that is not permeable or inviting to pedestrians. The urban blocks are relatively large and the road and path layouts are often messy and lack a clear hierarchy.

We propose to use the redevelopment of estates to re-create a closely-knit grid of streets designed around people, not cars.

The grid network will also be a green network, roads will be narrowed to make space for trees and rain gardens (a form of Sustainable Urban Drainage). This will be a marked improvement from the existing low quality, homogenous green space in terms of both aesthetics, amenity and biodiversity.

To improve the legibility and functionality of the redefined streets we will implement coherent wayfinding, lighting and material strategies: Wayfinding - We will implement TfL’s Legible London Signage throughout Poplar.

Lighting – Lighting will be standardised throughout the grid network. All routes will be safely and sustainably lit.

Potential pavement type

8.

Greening and SuDS Consistent material palette for legibility Rain garden

Materials – High quality, long lasting materials will be used throughout. The material choice will reflect the street hierarchy to improve legibility.

Lighting and Wayfinding

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Chrisp Street Market Idea Store Chrisp Street

9.

Interesting lighting and pavement

All Saints DLR All Saints Market

Canary Wharf Eastgate Market

Kevin Lynch Urban Form Diagram.

Thinking of roads as more than just links, we designed our new grid network with nodes, landmarks and districts in mind. We want our roads to act equally as an element of navigation as they do connection. As shown, the new grid network focuses strategically around a network of nodes and new development., as well as providing key vistas to identified landmarks and districts.

new/refined path landmark new defined nodes district district - park

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GATEWAY ACCESSES Access is essential to design. As a key strategy, our framework reenvisions three key accesses within the site.

The main gateway is located at the centre of the site; connecting the centrality of Canary Wharf to the new centrality of Poplar; the main University District. As the most public -and visibleentrance it will spill out into Poplar Park, and the park will be redesigned to be public-facing and open. Given its direct access to the park, and the surrounding institutional nature, this bridge will be a site not only of passage but an extended green-space and hub for art-activity. Given its location, it is recommended in this plan that the “Green Link� replace the existing DLR station bridge.

The second entrance is located at the western-most end of the site. This access currently exists, and the access improvement is dependent upon the previously developed strategy of boulevardisation along Aspen Way. Through intensive development and pedestrianization in that district of the site, this new access will no longer be a stressful corridor for pedestrians and cyclists to cross between Canary Wharf and Poplar. To further enhance this entrance, and particularly mend the gap between Canary Wharf and Poplar, it is proposed that the bridge connect into th re-purposed historic building connecting to the existing public passage through the building.

The final site access is located on the eastern-most entrance of the site. As an area that is expected to undergo extensive change during the period of the redevelopment the degree, and permanence of the connection underwent careful consideration through this design process.

1. The Green Link

View of the main link, a green bridge connecting Canary Wharf into Poplar Park

Precedents.

10.

Temporary bridge crossing highway

11.

Green bridge

12.

Temporary bridge crossing highway

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13.

Large festival bridge

14.

Temporary bridge crossing highway

15.

Temporary bridge crossing highway

Visualizing Gateways.

The new entrances into the site are meant to become both landmark views, and opportunities to establish new vistas within the site. The two visualizations below show how the site

2.

1.

2. The Eastern Bridge. (Tech Link)

View of the new bridge that will provide access over the eastern end of the site. The new view vista will over the newly greened DLR depot, Aspen Waay and towards the main Green Bridge access. The connection will provide an essential access to the LiveWork-Learn Corrdior, and newly redeveloped Billingsgate Market.

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MARKET-LED DEVELOPMENT We decided that the market should decide how development is delivered in Poplar. Markets provide choice, competition at the ultimate benefit of the consumer. We are of course talking about Chrisp Street and Billingsgate markets. The markets, like Canary Wharf and Poplar stand in stark contrast.

Billingsgate is an industrial scale wholesale market, it has a long history in London but there are plans to relocate it to Essex, along with the meat and vegetable markets of Smithfields and New Spitalfields. It may seem out of place next to the gleaming towers of Canary Wharf, and it is seen by some as a weakness of the area. We, however, see it as something to celebrate, strengthen and an opportunity to create synergies with new industries and employment. Billingsgate Market is woven into the history of London and we believe it should remain part of the city it has served for hundreds of years. Markets are synonymous with the city, from the Roman Forum and Persian Bazaars through to the modern street food market, they encapsulate the energies of exchange and networking that are so essential to the life of the city.

Chrisp Street Market is a great example of a local London retail market serving the local community. It is the hub of poplar and people use it shop, socialise and play. In recent years the market has been in decline and locals feel it is under threat. We believe that the market is integral to the identity of Poplar and that it must be protected and strengthened. We propose to extend the market down towards the revitalised Billingsgate Market to create a synergy between the wholesale and retail markets and encourage visitors to the market from Canary Wharf and further afield. A ‘market corridor’ will be created connecting Chrisp Street and Billingsgate, this will by created by building a deck over a partial area of the DLR tracks between All Saints Station and Poplar High Street, to be known as All-Saints Market. We will also extend the temporal characteristics of the market into the evening and night with different types of market, including crafts, art and food. We are creating a round the clock market culture, from the opening of the wholesale markets closure of the night market. There could also be a synergy between night life and the markets, with space is the new Eastgate hub for bars and clubs, as well as the ‘early hours’ market worker’s pubs which are an essential part of London market life.

Precedents.

16.

Temporary market structures

17.

19.

Multi-level market structure

20.

Residential or Commercial Above

We propose to create a new multi-storey market hub for the London wholesale markets, incorporating Billingsgate, Smithfield and Spitalfields, named Eastgate. We envision this building becoming a destination in its own right, like the Tsukiji Fish Market in Tokyo, Boqueria in Barcelona, or Central de Abasto in Mexico City. The new centre will have space for creating and consuming food too, vast kitchen space will allow food start ups to get a foothold in the industry and access the best produce.

Following the concepts of the circular economy, waste from the market could be processed on site and turned into energy and useful by products which, in turn, could be sold on site. Careful design will limit the negative impacts of such a large building, such as traffic and logistics, noise and smell. Above the market we will create a publicly accessible roof garden with an outdoor market to connect the wholesale market to the consumer. Space will be provided for restaurants and cafes for visitors and workers alike.

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Cross Section of future Eastgate Market.

Open Air Market & Roof Gardens

Cafes / Restaurants / Kitchens

Permanenet market structure

18.

Food production and market service

21.

Cheese Market Roof Gardens

Billingsgate Market (Fish)

Commercial / Light Industry Commercial / Light Industry

Billingsgate Market (Fish) Link Bridge

Commercial / Light Industry

Smithfield Market (Meat)

Commercial / Light Industry Commercial / Light Industry Commercial / Light Industry

Smithfield Market (Meat)

Spitalfields Market (Fruit & Veg) Link Bridge

Spitalfields Market (Fruit & Veg) Loading & Circulation Services

Temporary market structures

Multi-level market structure

View of the new All Saints Market, located across the street from the existing Chrisp Street Market

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Ensuring that existing uses, such as the Billingsgate Market, can continue (and better) serve Poplar is a key directive of this plan.

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CHARACTER RETENTION Poplar is not Canary Wharf, and nor should it try to be. We want to ‘Mind-the-Gap’ and ensure there is space for everyone. At the same time, we recognise that change will happen. More housing is required, the existing housing stock is nearing the end of its life and some of the existing densities are too low and unsustainable.

We therefore need to intervene in a sensitive and intelligent way to manage change in Poplar and protect and reinforce the existing community.

Our Character Retention Strategy has four key strands:

Infill Development

As is common with post-war estate housing, there is a lot of poorly used open space that could be better purposed for new housing.

The first step will be to create a Poplar Design Code for small sites and identify opportunities for infill. Materiality, scale, and housing mix will be predetermined to accelerate the design process and remove the planning risk. It is envisaged that a minimum building height of 4 storeys will be enforced to ensure efficient use of land. Permissions will be fast tracked for these sites. It will be up to land owners or speculative developers to propose sites themselves and we would welcome a diverse mix of housing providers. We estimate that this could deliver a 10% increase in housing stock. Revenue raised by these developments would be ploughed back into the estates to improve the public realm in line with our other strategies.

Estate Regeneration

While many new homes can be provided through infill and extensions, there is existing housing that is past its design life and would benefit from replacement.

Once the incremental development has created enough new housing it will be feasible to start moving residents out of the existing blocks and into new homes, ensuring that nobody is displace from Poplar. A rolling programme of building replacement can then take place. All new blocks would be built to a higher density meaning many more new homes can be provided. There will be a preference given to mid-rise perimeter and courtyard blocks, in contrast to the high rise of Canary Wharf, and the use of traditional materials such as brick and render to stress the different character of Poplar.

Building Up

Most of Poplar is low rise and some developments are very low density. As part of the Poplar Design Code there will be guidance on rooftop extensions for various different building typologies. The use of modular construction for rooftop extensions is becoming commonplace in London and allows new homes to be delivered very quickly. The low rise, flat roof blocks offer a brilliant opportunity in Poplar. Like the infill developments, the proceeds of sales could be used to improve the estate grounds, communal areas of buildings and possibly reduce service charges for residents. In our view, ensuring residents have a stake in, and can gain from, intensification and development is the best way of getting support for the proposals This approach could apply to private homeowners too. There are many low-rise terraced and semi-detached houses that could easily be re-built into small blocks of flats, many homeowners would no doubt be keen to profit from such a re-development.

We would, in effect, crowd source intensification.

Precedents.

Intensification

22.

Roof-top extension 23.

Respecting Culture, Celebrating Heritage Character retention refers to more than just the built features of the site, but also the social culture and heritage within the area.

As such an element of this strategy will also be to ensure that rent is controlled with new development by introducing an equal mix of council and market housing. Secondly, key vantages and view points will be protected, such as Robin Hood Gardens, the Churches, and Mosues.

Infill Development

Roof-top extension

Building Up.

24.

Infill

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ACTIVATED AND OPEN SPACE Poplar has many green spaces and, while some have great character and quality, many are dull, barren and uninviting.

Unsurprisingly they are not well used and have a poor perception.

Poplar Park Master Plan.

Precedents.

We are proposing an ambitious Poplar wide green spaces strategy to revitalise the area’s green spaces and make them places that residents can be proud of.

There will be a hierarchy of green spaces, based on openness and activity: Poplar Park – The park forms the Poplar end of the Green Link and will be main public space in Poplar. It is hoped that by making the park one of the main routes into Poplar it will become far more active all day round and will support a range off amenities and activities.

Landscaped open space Coffee/Café Kiosks 25.

Activated open space

Sports area

All Saints Church Yard – The Church Yard is a popular green space, but it isn’t a public park. We see a great opportunity here to work with the Church and open up the park to encourage more users to visit it. We envision this becoming a quiet refuge away from the hustle and bustle of East India Dock Road.

Trinity Gardens – Located to the east of the site, this is one of the least used parks. There is a good opportunity to bring more sports uses to this park to activate the space.

Pocket Parks – Many of the semi – public green spaces around the existing residential estates are of poor quality, are not well maintained are little used. We propose to refurbish these spaces, using funds generated by the infill developments and roof top extensions, and integrate them into the redefined grid network. Alternative uses and management arrangements, such as allotments, urban farming, community gardens, etc. will also be proposed.

Residential Squares – The new estate developments offer the change to re-introduce the traditional London square into the urban landscape.

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Memorial and Sitting Space

Play area

26.

Coffee cafe in park

27.

Large focal fountain

St. Mathias Community Centre

Expanded Mosque building

Main Entrance and Pavillion

Creating activated open spaces that serve the population of Poplar, and do not detract from the existing attractiveness of Canary Wharf public spaces is a key directive of this plan.

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TOWARDS A MOBILITY NETWORK LAND USE PLAN BUILT FORM STUDY PUBLIC REALM + GREEN NETWORK POP(U)LAR 2050 PLAN

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MASTER PLAN

LAYERING THE STRATEGIES, ALIGNING THE VISION Element of the Master Plan M

Mobility

Each of the above strategies delved into detail about how the specific intervention (or series of interventions) will evolve in specific areas of the site.

However, the overall goal of the plan is to layer these strategies cohesively to form a master plan as shown with the bubble diagram (p. 15).

Overall, each of these elements of the master plan will relate back to the over-arching vision and objectives for the site, creating Poplar to be a livable place for current and future populations.

We have visualized how each of the strategies affected our master planning process in the adjacent graphic.

Land-Use

BF

Built-Form

PR

Public Realm

Live-Work Learn Corridor

Boulevard-isation

Redefined Grid Network

Strategy

In order to do this, we need not to think of the strategies only as finite and siloed ideas, but also as elements of an overall master plan. The following pages will display how these strategies interrelate into each other, and to the broader elements of typical masterplanning, such as mobility networks, land use plans, built form studies, public realm, and green networks.

LU

Gateway Acceses

Market-Led Development

Character Retention

Activated and open spaces

Looking towards the Master Plan, aligning the strategies will ensure the final product is cohesive and mends (and minds) the current apparent gaps within the site’s built form- and inherent character.

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MOBILITY NETWORK The adjacent map shows the different types of mobility achieved within the site, including the cycling, pedestrian and vehicle routes. Transit stops and routes are proposed to be unchanged from the initial site due to their importance and key locations in the site.

The cycling route map shows where cyclists can travel in the site. Different degrees of separation will be provided based on the volume and speed of adjacent cars. It is proposed that if cars are traveling above 30 miles an hour, a degree of separation (bike lane, cycle track) is achieved. Otherwise, on smaller, slower roads sharrows can be introduced to inform drivers of cyclist presence. As shown in the map, the connection to the Cycle Highway is an importance entrance for cyclists into the site.

The pedestrian movement map shows where an how pedestrians can move through site, through our interventions, we hope this network provides an inclusive network which allows safe and legible pedestrian movement on all roads and paths.

The road hierarchy network shows how the different streets will be classified within our site, from local (pink), main collector (green) and arterial/highway (yellow). The following provides definitions for the local and collector road type.

Cycling routes in the site and greater vicinity .

Arterial Roads Collector Streets

Local Streets: will primarily move local traffic, favoring the movement of pedestrians and cyclists. They will have traffic speed limits of 20-25 miles an hour, allowing for sharrows. They will also feature sidewalks wherever feasible and traffic calming interventions to further slow the speed of vehicular traffic. They will likely not connect to rapid transit, and will have few to minimal bus stops or routes.

Local Streets

Collector Streets: will move higher volumes of pedestrians cyclists, transit, and cars. They will prioritize the movement of pedestrians and transit vehicles. They will feature separated cycling lanes, with an average car speed between 25-35 miles and hour. They will feature wider sidewalks and improved streetscaping interventions.

Arterial Roads: will have the highest order of movement. Depending o their locational context, they will either primarily move vehicles or focus on higher order movement of all roads. In the latter, wide sidewalks, cycle tracks, and rapid transit facilities will be included within the right of way.

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Road hierarchy of the site and greater vicinity

Pedestrian travel routes in the site

LAND USE PLAN The adjacent map shows the proposed land-use for the site, summarized in seven key categories, As shown, our plan creates a healty mix of land use throughout the site that will ensure that accessing essential amenities, activities, and social networks will be easily achievable for residents and vistors.

retail

office

Chrisp St. Market

residential

s All-Saint

religious Poplar Baths

All Saints Market

All-Saints Church

Poplar Park

cultural

educational:

Westferry

Robin Hood

Gardens

Poplar Campus

Green Link

mixed use

Tech.

Link

Blackwall

Poplar

Eastgate Market

West-India Quay

Canary Wharf

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BUILT-FORM STUDY

Start-up offices Mid-rise 4-6 Storeys

Start-up/ market developments 10-12 Storeys

The adjacent image shows how the massing will form throughout the site. As shown, and mentioned prior, we aim to achieve a gradient of built form between Poplar and Canary Wharf. Building directly adjacent Canary Wharf will have the highest massing, with the maximum being 16 storeys.

As the buildings move farther into Poplar they will average between 6-10 storeys, with the market buildings, and new development along East India Dock Road maxing at 4-6 storeys.

Market-adjacent development Low-Mid Rise 4-6 Storeys

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Start-Up/ Education Buildings Mid-Rise 6-8 Storeys

Mixed Use Podium Towers 10-16 Storeys Gateway Development, Podium Towers 8-10 Storeys

Residential Courtyard.

Typologies.

We envision diverse built form typologies to make up the proposed development. Potential examples of different building footprints are shown adjacent.

The residential courtyard shows a potential building footprint for new residential development located along the western end of the site, or along East India Dock Road. It is proposed that these buildings will have a maximum height of 6 storeys and have a close frontage to the street.

RESIDENTIAL

RESIDENTIAL

OFFICE

COMMERICAL

Residential Tower.

The residential tower shows how the new residential within the live-work-learn corridor could form. These buildings will have some mixed-use elements with some commercial activities on the ground and first floor. These buildings will have a maximum of 16 storeys.

The mixed-use: market building will be adjacent the new market building and outlets on the site. They will feature ground use commercial to activate the pedestrian corridor, with residential on the first through fourth storey.

Mixed Use: Market

RESIDENTIAL

The mixed-use: university building will have a large floor plate within diverse internal use. It will include a mix of education, office and residential uses. It is proposed these buildings will have a maximum of 16 storeys.

The mixed-use tech building will have a smaller floor plate, with fewer storeys. They will contain mixed use including commercial, office and residential to further enhance the “livework� element of the live-work-learn corridor. It is proposed they will have a maximum of 6-8 storeys.

Mixed-Use: Tech

RESIDENTIAL

COMMERICAL & RESIDENTIAL AMENITIES

COMMERICAL

Mixed-Use: University

RESIDENTIAL

OFFICE

EDUCATION

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PUBLIC REALM AND GREEN NETWORK

Key site for local events Key node and site for new sculpture art

The adjacent image shows the public realm breakdown for the site, overall three general categories are proposed to code the different green spaces: community pavillion, community park, and community open spaces.

The goal is to have these different spaces speak to each other and help to create a cohesive and diverse open space system.

Community Parks will be the most active spaces, with Poplar Park being the main park and entrance into the site.

Community Pavillions will be both passive and active, allowing for mobility through the site and a place for staying. Generally pavillions are located in major pathways, and along Community Open Spaces, are smaller more residentialfocused spaces that offer open space to their directly adjacent community.

Thinking of Public Art and Culture In addition to the spatially identified space for public life, public life also exists in the creases and spaces between the physically defined “open space�. To express this, we have shown areas of the site where public art can be implemented.

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Space for building murals (building on dog portrait) Key site for festivals and events

Areas for student led art installations

Opportunity to reimagine railings as street art pieces

Expected Lighting Impact Both our redefined grid network and character retention strategies spoke briefly about the imapct of lighting on the site. Well-lit spaces are vital to public life, however also needs to be managed appropriately to reduce risk of excess light pollution and adverse impacts to the natural environment.

As such, our lighting is mainly coordinated around the major corridors and new development. With less significant lighting interventions within the areas of character retention which will have minimal lighting impact to the overall site.

Poplar Park will become a well-lit space, but in respect of the natural environment and surrounding residential, the All-Saints Church park and Trinity Gardens will have less to no lighting interventions.

The goal of the lighting plan is to make the main corridors safe and vibrant areas, with extended life-cycles through the night.

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MASTER PLAN

Chrisp St. Market Canton St.

S t.

No r th

Saracen St.

Upp er

Hale St.

Wade’s Pl.

Saltwell St.

Rue de T o

uzet

Avenue

Ahmed

St.

Way Noble

St.

less Law

l.

Newby P

Poplar Park

All Saints Market

n Cotto

Poplar Baths

St. Bazely

ock Rd. East India D

All-Saints Church

gue Pl. Monta

St .

Sharon Street

t.

Follet S

ock Rd. East India D

e Cottag

St.

ah St.

s All-Saint

a ce ock Terr Woodst

Morant

Susann

St.

St. Kerbey

Sturry St.

Duff St.

na Ct mo Car

Chrisp

Grundy St.

Smyth

e St.

ction

St. Ming

Jeong Jun

Westferry

Leger Lan e

Pennyfields

Casto r

Robin Hood

Poplar High St.

Poplar Campus

L n.

Green Link

Poplar High St.

Gardens

Tech.

Link

Blackwall

Poplar

Railway Roads Eastgate Market

West-India Quay

Crosswalk Building Tree

POP(U)LAR 2050 PLAN Pop(u)lar is a cohesive plan for 2050. Adjacent, we show our master plan which combines the initiatives of the mobility, land use, built form, and public realm plan into a singular vision.

Canary Wharf

Green space Paved surface Cycle hwy Cycle lane Path DLR stop Bus stop Underground stop

PLANNING FOR PHASING POLICY DIRECTIVES FUNDING

IMPLEMEN TATION

37

PHASING Immediate (0-6)

Short (6-10)

Chrisp St. Market

Chrisp St. Market

All-Saints

All-Saints

Poplar Baths

Poplar Baths

All-Saint Church

All-Saint Church

Poplar Rec. ds Groun

Poplar Rec. ds Groun

Bowling Green

Bowling Green

Westferry

Westferry

Robin Hood

Gardens

Robin Hood

Gardens

New City College

New City College

Blackwall

Blackwall

Poplar

Poplar

West-India Quay

West-India Quay

Canary Wharf

Canary Wharf

Canary Wharf

Canary Wharf

Medium (10-15)

38

Long 15+

POLICY DIRECTIVES Some of the physical initiatives we have proposed are best supported by policy to ensure their successful development. Below we summarize proposed policy interventions for design and community based interventions.

Design Based.

Community Based.

Poplar Design Guidelines: The gentle development interventions proposed in Character Retention, as well as the building design proposed in the Live-Work-Learn Corridor will be supported by a design guideline which will stipulate certain materialities, heights, and built-form stipulations to ensure the new development maintains the vision of this plan.

Public-art fund: Within the plan, we identify the opportunity for public art to enhance local culture. To do this, we want to ensure we give local artists a chance to thrive and represent their community. We recommend that a public-art fund be established, that will help to commission art-pieces from local artists throughout the short mid and long term development of this site.

Live-Work-Learn Master Plan: Through this plan we introduced the concept of the live-work-learn-corridor; the leading strategy of this plan. For its full development, it is recommended that the proposed ideas of this report be further explored within a comprehensive, sub-master plan.

Patio Pilot Programme: Allowing vendors to take up some of the newly identified East India Dock Road street-space will activate new use. We propose that a pilot which permits patios along the entirety of East India Dock Road could help to initiate this activity.

Park programming guide: The new activation of the open spaces will allow for new events and programming throughout the site. This programming is likely to have seasonal variability, and will change year-by-year. It is recommended that a park programming guide be developed to supplement this plan and can incorporate community participation.

Local business grants: We want to ensure that even

with the new development occurring, local businesses have the opportunity to prosper alongside the changes. As such, we propose a scheme of local business grants which will offer funding for existing retailers for facade improvements, expansions, new patio developments, etc.

Example of a local business which could benefit from the local business grant

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WELCOME TO A PEOPLE-BASED APPROACH

40

POP-U LAR 2050

A PEOPLE-BASED APPROACH At the end of the day, our desire to make a good place for people fuelled this strategy. To conclude this plan, we explore how Pop(u)lar serves its future residents and visitors.

3D Site Plan

41

Our people, our stories

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College Student

Chrisp Street Market Retailer

Older resident

Canary Wharf Resident

“I feel this new development has truly given all the youth in poplar a brighter future to be confident about! They’ve unlocked so many opportunities by attracting a world-class university that now works in partnership with our collage. They’ve redesigned the parks to be safer, there are events every other week that everyone goes to.

Even the atmosphere in Poplar has changed. It’s so full of energy, I now walk around being inspired all the time by all these amazing start-ups popping up everywhere.”

“I couldn’t be happier with how the market has turned out! Back in 2019, I was so close to closing down because of the quality of the market, people didn’t want to come here anymore and there was nothing to protect my products from leakage.

“I know it’s hard to believe but I’m 76 years old, and have lived in Poplar my whole life. At first, I didn’t like what they would do to poplar, because it meant I’d have to leave my home. I would have lost all my friends and family. But to my surprise, they said we would all be staying and now that I’m here, I just love what they’ve done to poplar. It’s still very quiet where I live, there are more shops close by (because I really can’t run like I used to). There’s even a new little green space they made, where my friends and I have lunch occasionally.”

“Poplar has dramatically changed over the years, I never really crossed over before the redevelopment and would only experience the area whilst traveling via the DLR; and now It’s the go-to place after a long day at work!

The Local Food, the open spaces, the lively community, the events they hold…Honestly, what’s not to love, even some of my colleagues have moved here due to its great location.”

I’m glad they expanded Crisp street market and connected us to the new East Gate market in Canary Wharf. The access was never easy before; But now we have a partnership. We buy our meat and fish from there and create traditional food over here. This has attracted not only people from Canary Wharf, who probably didn’t know about us before but also people from all over London!”

The end product of Pop(u)lar 2050 is a place that embraces change and its own unique identity.

View of Poplar Park, looking over Canary Wharf.

THANKS

44FOR READING