‘London Square and Peabody have been consulting on updated proposals for Vulcan Wharf. This ‘Virtual Exhibition’ contains further information on these proposals. Please scroll down to the bottom and click ‘next’ in the bottom right hand corner to see more. The Design and Access Statement, submitted as part of the planning application, sets out key details regarding site context, the design process and the submitted plans.

The site has long been earmarked for development. Vulcan Wharf lies in the London Borough of Newham, but under the planning authority of the LLDC. The LLDC’s Pudding Mill Supplementary Planning Document states that the site is designated for a redevelopment that “provides a unique opportunity to set a new identity for the area with the provision of high-quality homes and employment opportunities”. The unsightly and underutilised existing site is not contributing to the Olympic legacy, commerce and industry, to public transport or the nearby cycling network, its local residents, or its border with the River Lea and Bow Back River. These are all things that we want to change with these proposals.

Existing site viewed south-east from Cook's Road

Existing site viewed from the south bank of the River Lea

River Lea viewed west from existing site

Existing site viewed west from Cook's Road

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Responding to Feedback

Following conversations with local stakeholders we have taken several steps to ensure that the scheme is more in line with the aspirations of the LLDC, London Borough of Newham, and local residents. We presented previous plans in May 2019 at the Stratford Hub and June 2018 at the Stratford Holiday Inn. Both exhibitions were advertised through the distribution of flyers to over 3,300 local addresses.

June 2018 Public Exhibition

May 2019 Public Exhibition

This consultation refers to new plans that we hope to submit soon. We have sought to make a series of high-level changes to the scheme:

And do this without compromising on the key elements of the scheme:

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Our plans for the site will still emphasise the ‘Co-Location’ of housing and industry. This has long been part of the vision and has previously been welcomed by local residents. Our proposals for Vulcan Wharf will provide 495 homes, including 35% affordable housing. We are also proposing new industrial space and maker space to complement the residential uses and mixed-use nature of the scheme. The scheme looks to sympathetically reactivate the banks of the River Lea, with new public realm and play space dotted around the site, linked together with new pedestrian & cycle access.

We have moved away from the previous scheme’s height and massing. The previous scheme proposed a 33-storey building neighbouring the Bow Back River and Capital Towers, supported by a series of buildings ranging in heights of nine to 13 storeys. We are now proposing four buildings of 11-storeys with a fifth at 13-storeys to act as an architectural marker, with all five linked by a raised garden. In addition, a standalone 14 storey building will neighbour the Bow Back River and Capital Towers

Proposed scheme looking north

Previous Scheme looking north

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Vulcan Wharf’s industrial heritage will be protected with these new proposals. Timber, vulcan (rubber), and flour mills occupied the site and surrounding area until recently. The Bow Back River was famous for exporting Bow porcelain, and most recently, City Oils used the site for processing oil materials for biofuel. In line with feedback, we have sought to increase the amount of commercial space in the development from 6,107 sqm in the previous proposals to 9,333 sqm today. The plans will increase and diversify the number of jobs available on-site once the scheme is operational, compared to the existing site and previous Vulcan Wharf schemes. A range of new, modern, and sustainable commercial spaces are provided in the development which have been designed to promote the Co-Location of industry and homes. There will be two types of industrial space: B1 (makers) and B8 (storage and distribution).

The B8 storage and distribution space is accessed via Cook’s Road and is designed with a last-mile logistics operator in mind. These facilities specifically fulfil the final one or two miles of a delivery and provide significant benefits compared to traditional distribution centres in terms of emissions and noise. The short nature of the journeys - via a regional distribution hub - are naturally suited to using small electric vans, cargo bikes, and micro-delivery vehicles. Where HGVs are used, they are increasingly encouraged to be hybrid and smaller. The distribution and storage zone will be fitted with fast electric vehicle charging outlets. The B1 makers spaces are placed and accessed along separate prominent intervals at ground and first floor. These active frontages provide focal points for the scheme and contribute to both the industrial feel of Cook’s Road as well as the Co-Location of industry and homes.

Proposed Ground Floor Plan

Proposed Mezzanine Floorplan

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These revised proposals reduce the number of homes by 145, from 640 to 495 in total. We have not compromised our affordable housing offer, which is still 35% by habitable room.

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The future permeability of Vulcan Wharf is one of our top priorities. We want to ensure that residents, workers, and the local community have good access to the site - be it through walkways, cycling routes, or visiting the public realm and riverside.

• The emerging Pudding Mill island creates an opportunity for an urban green link connecting the Riverwalk, the Greenway and the Queen Elizabeth Olympic Park.

• New public green space at the confluence of the River Lea and Bow Back River will complement the City Mill Square and Legacy Wharf green spaces.

• Raised gardens are proposed at the junction of Cook’s Road to reinforce the green route.

• The site location presents a range of potential public transport connections utilising differing routes.

• Key connection points are reinforced through spill out space, active corners, surface treatment and negating the natural slope.

• These primary pedestrian routes are reinforced to provide safe and attractive shared surfaces.

• Primary routes kept clear of obstructions.

• Spill-out space located to further reinforce primary routes.

• The proposed strategy for industrial vehicles is to enter and exit via Cook’s Road.

• This is to preserve the gradient between the industrial-led Cook’s Road and ecology-led River Lea.

• Riverfront vehicle access for emergency vehicles only.

Vulcan Wharf has a very strong Public Transport Access Level (PTAL) of 5, meaning that the site is suitable for high amounts of housing and density, whilst being car-free.

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The design focuses on the reinforcement of five main character areas: Cook’s Road, Lea Riverside, Bow Back Riverside, the Green Square, and Frye Place.

Cook’s Road:

• An improved footway on Cook’s Road

• New tree planting to soften tall buildings and for environmental mitigation where required

Lea Riverside:

• Working riverside character

• Clear of tree planting but providing glimpse of green from Cook’s Road

• Flexible space for occupiers to spill-out onto the riverside

• Providing min 3.5m clear route from Cook’s Road for maintenance of the riverside wall

Bow Back Riverside:

• Standing at 14 storeys compared to the previous 33-storey iteration

• 360° active frontage

• Employment opportunities and the potential for more generous bar / café use that opens onto the public realm

• Residential lobby & amenity

• Roof terrace, sunken courtyard, and plinth garden

Green Square:

• Dealing with the level change simply and creating legible routes through the landscape

• Maximising the usable area

• Incorporation of play - informal or formal - at the heart of the neighbourhood for local people to come together, play and relax

Frye Place:

• Accommodate a substantial element of the parking from the site

• Greening the boundary to screen the substation as far as possible including climbers

• Level change along the street effectively forms part of the flood defence

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Public Realm, Play & Sustainability

The public realm and landscaping strategy has been devised to connect local residents, workers, and the community. A focal point, ‘Heylyn Gardens’, will provide a new destination within the Pudding Mill Lane neighbourhood that pieces together the urban green link running from the Olympic Park. This new public realm will be as inviting as possible:

A plinth building at the meeting of Cook’s Road and the Bow Back River is designed to complement the public realm, neighbouring buildings, and wider uses in Vulcan Wharf. It’s 360 ° active frontage will provide a café/restaurant space that opens onto the public realm and Heylyn Mews, whereas workspace and makers units will contribute to the industrial character of Cook’s Road. From levels two to 14, the plinth building slims down to provide sole residential use with a walled garden providing residential amenity. A viewing terrace is also made available for residents at level 11.

For residents of the podia, additional green amenity is made available at podium level. This includes a variety of spaces for a range of activities, with more active areas centred around the riverside, and quieter spaces toward Cook’s Road and the Heylyn Gardens.

We are proposing a variety of play spaces for children of all ages. The activities available and character of spaces are closely linked to noise levels across the development. For example, uses more tolerant of noise are placed closer to A12, whereas quieter gardenss are placed to the central spine of the podium and towards Heylyn Gardens.

We have taken several steps to ensure that the development is as sustainable as possible. Informed by the Mayor of London’s strategy to Be Lean, Be Clean, Be Green, the development will achieve optimum on-site carbon emissions reductions:

Have your say!

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Next Steps

Thank you for visiting this virtual exhibition showcasing new plans for Vulcan Wharf. Please sign up to the mailing list to receive updates on the progress of the application. If you have any questions or comments at this stage, please do get in touch with the team.

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