Charlton Riverside

Greenwich borough archive to stay as Anchor and Hope Lane land sold for school

Darryl Chamberlain
Google image of Anchorage Point
Anchorage Point is to be sold to a government property agency (image: Google)

Plans to sell industrial land on Anchor and Hope Lane for a new primary school were approved by Greenwich councillors last night – but the borough’s archives will not be affected by the move, they were told.

The Anchorage Point industrial estate is to be sold to a government agency so it can be used as a school by the Harris academy trust. Councils are not allowed to set up new schools of their own so have to go along with government plans for academies.

Greenwich council’s cabinet last night heard opposition from an Anchorage Point business owner and a local councillor, but voted through the plans after hearing that not selling the land could saddle the council with a £30-40 million bill to build a new school elsewhere.

Plans submitted to the cabinet appeared to show that the borough archive – which moved out of its old base in Woolwich three years ago to make way for the Woolwich Works creative district – would also have to move. But Jeremy Smalley, the council’s assistant director of regeneration and property, said that the trust would be able to stay, although its site may eventually be needed for a new road.

“The Royal Greenwich Heritage Trust are unaffected by this decision,” he said. “They would be affected in the longer term should we find the money to implement the road improvement, and the discussion with the trust is about what and where they need to be not just in terms of the archive, but in exhibition and research space.”

The plans will see existing businesses relocated to new sites, but Richard Cunningham, the owner of Morgan Richards Garage, which is based on the industrial estate, said his business had already been forced to move from Woolwich to Brocklebank Road in Charlton, then to Anchorage Point when Brocklebank Road was sold for use as a retail park.

“Each time, it’s involved great personal expense and great effort to keep a customer base we value,” he said, adding that Anchorage Point offered good facilities and was full of long-term tenants.

Moving the businesses “would result in a definite loss of jobs during the worst trading period due to the Covid-19 pandemic”, he added, suggesting a site further along the riverside would be better for a school.

“The site is essential for a lot of businesses, close to the Blackwall Tunnel, M25 and A2,” he said.

Woolwich Riverside councillor John Fahy said the plan to sell the site was “in direct contradiction” with the council’s aims to keep the Charlton riverside as a location for employment.

“This particular school will be in the middle of a building site with all the health impacts that will bring,” he said, adding that the school would come too early for housing on Charlton Riverside and Morris Walk, with the risk that it would be already full when the new residents moved in.

Local resident Helen Brown said the plans “came as a shock” and that the businesses only found out just before Christmas.

“Economic development and jobs are really important to the council, and that’s one of the reasons that’s a really difficult decision,” Smalley said.

“If the council doesn’t accept the offer, then the council will have to find a site for a school, and will be left with a bill of £30-40 million to find the land and build a new school – and under the law it has to transfer it to an academy.”

Addressing Cunningham, he said: “We’re going to do our damnedest to relocate you close to where you are now, in purpose-built units. We won’t necessarily be able to do that to everybody, but we really want to and we’ve been clear about the need to work with business and find alternative premises.”

“The DfE and [its agency] Located are putting the council under pressure to make this decision, otherwise the money will be withdrawn by March, and the council will then be left with having to find £30 million – £40 million to make the school provision a reality.

Sarah Merrill, the cabinet member for regeneration, said the council was committed to a “holistic regeneration” on the riverside rather than “allowing piecemeal developments ad hoc”, and said she had met residents on site last month.

“We are working with the community and [resisdents’ group] Charlton Together at every single stage,” she said.

The new school could open as early as summer 2022 – before any housing on the riverside is complete, and Matt Morrow, the cabinet member for children’s services Matt Morrow said it was important to get the facility in place early so new residents did not have to send their children long distances to school.

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Primary school could be built on Anchor and Hope Lane industrial estate

Darryl Chamberlain1 Comment
Google image of Anchorage Point
This site could host a new primary school (image: Google)

A 630-pupil primary school could be built on an industrial estate at the end of Anchor and Hope Lane – and could open as soon as September next year.

Councillors on Greenwich Council’s cabinet are due to rubber-stamp a decision next week to sell the Anchorage Point industrial estate so it can be used as a free school for the Harris academy trust.

A report to councillors says a new school is needed to meet demand in the north-west of the borough, with the Charlton riverside area due to see thousands of new homes in the coming years. The site is next door to where developer Rockwell had a 771-home scheme rejected by a planning inspector last year.

Councils are banned from building new schools themselves, and Harris Federation had permission granted by the government in 2017 to build a free school in the borough. Greenwich plans to transfer the Anchorage Point site to the new school.

“It is proposed that Harris Primary Free School will open on a phased basis with 90 places in the reception year in September 2022 (subject to a site being secured and planning permission being granted) but will eventually have 630 pupils in the reception year through to Year 6. There is also the potential for the school to offer early years education provision,” papers for next Wednesday’s cabinet meeting state.

The industrial estate opened in 1999 to accommodate businesses that were displaced when council land on the Greenwich Peninsula was taken over as part of the project to bring the Millennium Dome to the area. Tenants include Tavern Snacks, which makes crisps and nuts for the pub industry. The council says it will offer tenants new sites in the borough – a process which could start the long shift of much of Charlton’s industry to sites in the Plumstead and Thamesmead area.

Another tenant is Greenwich’s borough archive – facing its second eviction as little as three years after being turfed out of the Royal Arsenal in 2018 for the Woolwich Works creative district project. When the possibility of the site being disposed of emerged before Christmas, The Charlton Champion contacted the Royal Greenwich Heritage Trust to find out its plans; it received no response.

Provision for a new road cutting through part of the site will be included in any deal to sell the land.

Councillors will decide whether to go ahead with the sale at a cabinet meeting on Wednesday.

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What do you value by the river? Tell the council your views on Charlton’s riverside

Darryl Chamberlain
Cory boatyard, Charlton
The Cory boatyard is an important part of the area’s heritage

What do you like down by the river? Greenwich Council is asking people for their views on what they value about the two new conservation areas on the Charlton riverside – helping protect the area’s heritage as developers eye up the industrial land for thousands of new homes.

Two conservation areas – Charlton Riverside, and Thames Barrier and Bowater Road – were created two years ago as part of plans to make sure the area’s history wasn’t completely wiped out when the construction companies moved in, as has happened in other riverside areas of London.

Now Greenwich is consulting on the details – area appraisals – to work out what is of value to the area and what isn’t.

Places like the old Cory barge works and the modern homes at Vaizey’s Wharf are cited as having a positive impact on the area – but the old Watercoombe House office block on Anchor and Hope Lane and the McDonald’s on Woolwich Church Street are seen as negatives.

The council has prepared two detailed documents which are worth a look if you’re interested in the area – even if you don’t want to respond to the consultation – as they are full of details about the history of the buildings and their uses.

After the consultation, proposals will go to councillors on planning committees before being considered by the council’s ruling cabinet.

To see the documents and take part in the consultation, visit the Greenwich Council website.

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Council wants to see public transport for Charlton Riverside arrive soon

Darryl Chamberlain
Flint Glass Wharf
One of the planned development schemes: Flint Glass Wharf, next to the Thames Barrier

Greenwich Council says it is working with City Hall to bring new public transport to the Charlton Riverside sooner rather than later so new homes are not delayed.

A report to senior councillors says that developers are keen to start building in the area – but getting infrastructure in place is an issue.

Some 7,500 new homes are planned – although City Hall wants this bumped up to 8,000 as part of its new London plan. For comparison, there are currently 8,900 households in the SE7 postal area. However, nothing has been built so far, and a planning inspector threw out the first scheme – Rockwell’s controversial development off Anchor & Hope Lane – earlier this year.

In recent weeks, developers have applied for permission for two new housing schemes on Eastmoor Street, to add to the five major schemes that are already in the planning pipeline.

“In the medium term, [the council] is working closely with the Greater London Authority and TfL to bring forward public transport improvements in the early phases of delivery at Charlton Riverside,” the housing delivery action plan report says. The report has been prepared for a meeting of the council’s cabinet next week.

“There is significant developer/landowner interest in securing early permissions, and early public sector intervention/investment will ensure that the implementation of these permissions is not slowed down by infrastructure requirements.

“The issue in Charlton Riverside is mainly one of infrastructure coordination and timing of delivery, with development values across the area sufficient in the longer term to support delivery of necessary physical and social infrastructure.”

Burnt-out car on Eastmoor Street
The Charlton Riverside as it currently is

Those expecting dramatic improvements to the area’s public transport are likely to be disappointed, however – one of the major development schemes, Hyde Housing’s proposals for 1,350 homes by the Thames Barrier, suggests funding an extension of the 301 bus to Woolwich Crossrail station; nudging residents who live in zone 3 to take a train to work from zone 4. A new east-west road – essentially extending Bugsby’s Way – is planned, with councillors hoping in the long-term to see the Greenwich Waterfront Transit, a souped-up bus to North Greenwich, to run along the road.

The two recently-submitted plans are for plots, behind the old Victoria pub – itself the subject of plans for redevelopment.

Evelyn House
Evelyn House: Kite not included, presumably

Firstly, the housing association Optivo plans 67 flats – all for affordable rent (usually about half market rent) – on the site of the old Beaumont Beds warehouse, in a block of up to seven storeys tall, with seven parking spaces for wheelchair users. It is calling the development Evelyn House. Its red brick and rounded corners, the planning blurb says, are a nod to the Victoria up the road. It looks like the small cash and carry warehouse between the old pub and the new development is due to remain. (See the application and comment / read the design statement / search 20/2186/F on the council website< if these links don't work)

Aitch Group scheme
The Aitch Group development and Penhall Gardens

Secondly, on the next-door site – closer to the Barrier – developer Aitch Group wants to build 192 flats in blocks of up to ten storeys on land bounded by Eastmoor Street, Westmoor Street and Mirfield Street, currently in industrial use. 65 per cent of the homes will be private, 10 per cent for shared ownership, 25 per cent for affordable rent (as above). A public courtyard will be provided in the middle. Again, blue badge parking is provided only, although Greenwich Council told the developer “a car-free scheme cannot be supported until local infrastructure is improved” – a reflection of the issues described above. (See the application and comment / read the design statement / search 20/1924/F on the council website if these links don’t work)

The five other schemes planned are:

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Stone Foundries: Police desk and 1,200 homes planned for Charlton Riverside redevelopment

Darryl Chamberlain

Stone Foundries location

A police desk is among the plans for 1,200 homes to be revealed to local people on Friday by the developer seeking to transform the Stone Foundries industrial site off Woolwich Road.

Montreaux, which bought the site earlier this year, promises “retail, workspace, community, leisure and social infrastructure” along with the new housing. It is the fifth development to come forward for Charlton Riverside.

More details have now emerged about the scheme. It says about 420 homes (35%) will be “affordable” – there is no detail yet on how affordable this will actually be as these are down to negotiations with the council and City Hall. Greenwich Council’s local plan states that developers must provide “at least 35% affordable housing” (our italics).

The police desk is an eye-opening offer. With government cuts forcing the closure of nearly all of Greenwich borough’s police stations, Charlton has lost its nearest police stations in Greenwich and Woolwich and is now served by Plumstead and Lewisham. (An even more local police front counter for many, at Westcombe Park station in Combedale Road, Greenwich, closed about two decades ago.)

However, officers are close by, even if largely out of sight – they parade at Warspite Road, just outside the Charlton Riverside area. In other parts of London, local councils have stepped in to try to keep a visible police presence in communities – just how this developer-funded offer works out remains to be seen. After all, will there even be enough police to staff it?

Montreaux is also promising a “large, open green space” and will “support upgrades to the area’s transport system to avoid congestion” – again, just how much this will be above what the council will demand anyway remains to be seen.

Steve Lawn, Montreaux’s project lead, says: “We are very excited to regenerate this underused site and bring new life and employment to an overlooked area of Charlton. At the same time, we will integrate the area’s heritage into our scheme and provide a better home for the existing businesses who wish to remain.”

The firm also quotes Mark Ager, whose Flower Skills company is based on the Stone site. “Montreaux has listened to us throughout this process and we are delighted we will be staying on in the regenerated scheme, as part of a more diverse and vibrant business community,” he says.

Greenwich Council deputy leader David Gardner is among those who have seen the proposals. He says they are “far too dense and high“.

The exhibition will be held at The Valley on Friday 13 December from 2pm to 7.30pm (coinciding with the home match against Hull City) and from noon to 4pm on Sunday 14 December.

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Herringham Quarter: Plans for 1,300 Charlton Riverside homes go to council

Darryl Chamberlain
Is this the future of the Charlton Riverside?

Hyde housing association has formally submitted its plans to build nearly 1,300 new homes on the Charlton riverside, making it the third major scheme to enter the planning process.

It has put in a detailed planning application to Greenwich Council to build 762 homes on two plots either side of Herringham Road, close to the Thames Barrier, with blocks of up to 10 storeys. It is calling the site Herringham Quarter.

One set of blocks would replace Maybank Wharf, the current Westminster Waste recycling yard. Of the 524 flats planned for the riverside site, 21.5% would be for shared ownership, 21% would be for London Affordable Rent, a form of social rent.

Phase 1 is where 762 homes are planned. Phases 2 and 3 are not expected until after 2024

The other set of blocks, to the south, would offer 238 flats, all for London Affordable Rent. It says it plans to take vacant possession of both sites in March. Retail and workshops are also in the plans along with open spaces and a new flood defence wall.

Hyde also plans to build 530 homes on two adjoining sites closer to the Thames Barrier. However, it has only asked for outline permission for these sites; it does not expect to take possession of the land until 2024. One set of blocks would be of 203 flats for private sale, the other would be of 285 flats with 9% London Affordable Rent and 48% shared ownership.

Don’t ask why some people are dressed for summer and others winter…

Access to the new homes, however, could be a challenge for the first residents – with the sole route in and out of the site being via the industrial yards of Eastmoor Street. Hyde says it has agreed with Transport for London for a bus route to serve the site – but oddly, it would be an extension of the 301 route to Woolwich, rather than a route to North Greenwich or Charlton station. While this would be cheap to provide, it would be lumbering residents with the cost of commuting from zone 4 even though they would be living in zone 3.

The riverside development will also have to contend with Riverside Wharf – the Tarmac yard – as a neighbour. As at Greenwich Millennium Village, one block will be built to shield the development from the industrial use.

Much of what is in the planned development has already been trailed at public exhibitions. But the application submitted to Greenwich Council does provide some very useful context as to the wider Charlton Riverside project and its neighbour at Greenwich Peninsula.

Who owns what and what’s planned on the riverside – note the amount of land owned by Greenwich Council

The other four schemes, from west to east, are:

Want to see what the riverside could look like in a decade?

Hyde’s map of future riverside developments (click to expand)

You can find the full planning documents – and send your thoughts to the council – on its planning website (reference 19/3456/F). If you read nothing else, have a look at the first volume of its transport and access statement, which is where we’ve lifted the images from.

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Hyde Housing to reveal more about its Charlton Riverside plans

Darryl Chamberlain
The Hyde scheme would see plots A and C built first, followed by D and E, according to papers filed with Greenwich Council earlier this year. The rejected Rockwell scheme is to the left, the Flint Glass Wharf proposal is the other riverside project

Hyde Housing is to reveal more about its plans to build new homes on Charlton Riverside at an exhibition to be held next week.

In May, the housing association filed documents with Greenwich Council stating that it wanted to build 1,350 homes on a series of plots close to the Thames Barrier, including Maybanks Wharf, currently home to a paper recycling site.

Now Hyde is to hold an exhibition on Thursday 11 July (4-8pm) and Saturday 13 July (10am-2pm) about its plans. It says it plans:

  • Circa 1,250 new homes, with a target or delivering 50% of homes as affordable (it does not elaborate on what “affordable” means)
  • The provision of new commercial space, including maker, retail and wider employment uses
  • Delivery of new pedestrian and cycling routes and a comprehensive programme of public realm improvements
  • The opening up and activation of the riverfront so it can be enjoyed by local people

The documents filed to Greenwich Council’s planning team in May state that the blocks will be between one and 10 storeys tall, and that it hopes to begin eight years of construction next year, starting from the river and moving inland.

The exhibition will be at St Richard’s Church Centre, 40 Sundorne Road SE7 7PP. Coincidentally, it will be held on the same days as the exhibition on the Faraday Works scheme on the old Siemens site the other side of the Thames Barrier, hosted by developer U+I.

Saturday 13 July will also be the first public meeting of the Charlton Neighbourhood Forum, which is hoping to secure a greater say for locals in schemes of this nature.

As well as the Hyde and U+I schemes, two other major schemes are at different stages in the planning process.

They are:

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