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New Festival Quarter / in London's Poplar Area

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New Festival Quarter : A Development in London E14

Might this project outperform in a weak market?



490 residential units - from Bellway Homes

The project site itself is approximately 1.92 ha (4.75 acres) in size and is situated in the heart of Poplar, LB Tower Hamlets. The Site is located on the corner of Upper North Street and Canton Street, and lies on the northern boundary of the Lansbury Conservation Area. The Lansbury Estate lies to the west of the project site, with the large open space of Bartlett Park to the North. To the south of the project site lies the Grade II listed St Mary and St Joseph Catholic Church


1 & 2/ ... Map-interactive


3 & 4/



/source: http://www.bellway.co.uk/new-homes/thames-gateway/new-festival-quarter


As superb new quarter in E14, a skyline reflecting the Canary Wharf metropolis, a location a the heart of a resurgent East - New Festival Quarter fused architectural statement with seamless access throughout the triangle of the City, Olympic epicenter of Stratford and Canary Wharf - and beyond



+ Variety of apartment styles

+ Fantastic local amenities

+ Superb transport links

+ Great concierge facilities




http://maps.google.com : Canton Street, Poplar, London, United Kingdom


Poplar Area Profile:

Poplar is a lively, mutlicultural neighbourhood. Architecturally it is a mixture of 18th and 19th century terraced houses and 20th century council estates. There is evidence the neighbourhood is undergoing gentrification, thought to be due to its close proximity to the major business centre of Canary Wharf and nightlife of Shoreditch and Brick Lane. The improvement of transport links via the Docklands Light Railway and the build up to the 2012 Summer Olympics has also been of benefit to the area.


== == ==


Skyscraper city thread - :: http://www.skyscrapercity.com/showthread.php?p=67728067

Skyscraper News thread :: http://www.skyscrapernews.com/buildings.php?id=6212

MAP showing church etc :: http://www.britishlistedbuildings.co.uk/en-469122-church-of-st-mary-and-st-joseph-poplar/bingmap

Old map dated 1885 ---- :: http://www.londonancestor.com/maps/bc-poplar-n.htm

Poplar Parish in 1927 -- :: http://www.mernick.org.uk/thhol/pbc1927(03).html

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A superb new quarter in E14, a skyline reflecting the Canary Wharf metropolis, a location at the heart of a resurgent East - New Festival Quarter fuses architectural statement with seamless access throughout the triangle of the City, Olympic epicenter of Stratford and Canary Wharf - and beyond.



Alt. views : NFQ-1 : NFQ-2 : NFQ-3 :


At New Festival Quarter you will find a dining and wining scent par excellence on the doorstep, from Bangladeshi cuisine over at the iconic Brick Lane to sushi houses, New York style delis for fast-track pastrami on rye, new chefs and established favorites, plus a host of acclaimed stylish bar at Canary Wharf's - whose Bar and Restaurant Festival has also put it on the map.




The Arts scene is as dynamic, with one-off events from English Weekends to contemporary events from Fashion Weekends to contemporary dance, regular comedy clubs and after hours' live music, summer extravaganza under blue skies and one of the capital's coolest ice rinks.

At New Festival Quarter, you are superbly placed for some of the capital's best leisure and entertainment facilities from the latest 3D release a West India Quay's cinema to the O2. A raft of health and fitness clubs offer superlative facilities from luxury spas and spinning studios to pools and personal trainers - some with waterfront views thrown in - at LA Fitness in West India Quay, Virgin Active Canary Riverside and more at Broadgate and Bank.


London is a leading centre of education, a city where some of the worlds most prestigious and top performing school, colleges, universities and academies can be found. A location in E14 means being ideally located when it comes to finding an excellent range of thee in easy reach - offering courses from nursery and early schooling through preparatory, senior and sixth form level, together with a superb choice of renowned higher education establishments both old and new.



/source : http://www.skyscrapernews.com/picturedisplay.php?ref=6212&idi=New+Festival+Quarter&self=nse&selfidi=6212NewFestivalQuarter_pic1.jpg&no=1





Poplar Station History


Long before the opening of the DLR in 1987, there had been three stations with the name Poplar. However, none was on the site of the current station. Poplar railway station was on the London and Blackwall Railway between 8 July 1840 to 4 May 1926. This is near the site of Blackwall DLR station. Poplar (East India Dock Road) railway station on the North London Railway was in use from 1866 until 1944. This is now the site of All Saints DLR station. A third station named Poplar was constructed in 1851 but never opened. This was sited due south of the North London Railway station (now All Saints DLR), and due east of the present DLR depot.


Poplar DLR station was opened on 21 August 1987, originally with just two platforms, being served only by the Stratford-Island Gardens branch of the DLR. As the DLR was expanded eastwards, the station was extensively remodelled, given two extra platforms and expanded to take two-car operation. On 28 March 1994 Poplar became the western terminus of the new Beckton branch, which opened the same day; on 31 July 1995 the line was extended west, joining Poplar with Westferry via a flying junction and enabling Beckton services to run to Tower Gateway. Bank to King George V (later Woolwich Arsenal) services through the station commenced on 2 December 2005.

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14 July 2010

New Festival Quarter : planning report PDU/2324a/02


Update - Urban design


5 At the consultation stage the applicant was asked to provide further information relating to

elevational treatment, single-aspect units, space standards, open space design and landscaping to

ensure that the proposals comply with the London Plan.


6 Following these comments the applicant has amended the blank facades of the

development to better address the public realm. Additional windows have been inserted into the

eastern elevation of block C2 and the eastern and western elevation of block B4. This is welcomed.


7 The applicant has also submitted a detailed schedule of accommodation which sets out the

quantum of private amenity space and a comparison of the proposed units against the space

standards of the draft Housing Design Guide and the draft replacement London Plan. Overall, 56%

of the units and 86% of the affordable housing units meet or exceed the space standards. Given

the status of the draft standards and the overall quality of the proposal this is acceptable.


8 The applicant has also confirmed that it is not possible to reduce the level of single aspect

units as this would require significant changes to the design and internal layout of the scheme

which would reduce the number of units provided and affect viability. This is disappointing.

However, it is noted that the residential quality of the five north facing single aspect studio units

will benefit from views across the new landscaped square.


Transport for London’s comments


14 Following the consultation stage TfL is now satisfied that the outstanding strategic

transport issues have been resolved. The developer has clarified how the mode split and trip rate

assessment was undertaken and TfL agrees that impact on public transport will be insignificant.

Given the highly accessible nature of the site, the restraint-based approach to parking was

supported and TfL welcomes the restriction of access to on street parking permits. In addition the

provision of electric vehicle charging points at 20% of spaces is supported. The demand for such

spaces should be monitored through the travel plan with the proviso that an additional 20% of

spaces should be provided when required.


15 In order to improve conditions for walking, TfL endorses the contribution that has been

secured by the borough to improve the public realm around the site and to extend traffic calming

to their entire highway adjacent to the site. In addition undertaking for a wayfinding strategy for

the site has been secured by planning condition.


16 TfL welcomes that other measures to ensure sustainable travel including cycle parking,

travel plan, delivery and servicing plan and construction logistics plan, will be secured by condition.


17 TfL notes that £665,691 has been secured for improvements to Bartlett Park which will

include the closure of a section of Upper North Street. As this is a bus route, the borough is

reminded that TfL must be party to any ongoing discussions in order to ensure continuity of



Response to consultation

24 Tower Hamlets Council received 13 letters of objection, one petition with 33 signatories

and 6 letters of support.


25 The letter of objection relate to: -

 Over development

 Impact on social infrastructure

 No need for commercial uses

 Loss of the school building

 Out of character with the Conservation Area

 Buildings are too tall

 Opportunities for vandalism

 Loss of 37 trees

 Noise, dust and air pollution during construction

 Exacerbate existing parking problems

 Increased local traffic


26 The letters of support relate to the: -

 Need for additional housing.

 Good use of a long-standing vacant site.

 Good standard of gardens and amenity space.

 Improvements to the local environment.


27 Matters relating to the loss of the school, the proposed uses, the design and transport have

been addressed in this and the previous report.



34 The principle of the re-development of the site to provide a residential-led mixed-use

scheme is in the interest of good strategic planning in London. The design of the proposal has

been improved to remove the blank facades and further information on other design, child play

space, energy and transport has been submitted. As such the proposal complies with the London



/more: http://static.london.gov.uk/mayor/planning_decisions/strategic_dev/2010/20100714/new_festival_quarter_report.pdf

/Environmental Impact:

/Larger File:

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King Sturge's write-up:




New Festival Quarter is a striking new landmark development located in Zone 2 and ideally placed for easy access into the Canary Wharf financial district, The City, The West End and the forthcoming London Olympic Games in Stratford.


New Festival Quarter is located in an area that has become a fashionable residential district and sits in the heart of a tree lined Conservation Area to the north of Canary Wharf.




New Festival Quarter sits within a tree-lined conservation residential area in Zone 2 adjacent to a large park called Bartlett Park, close to Canary Wharf and the heart of The City.


Residents at New Festival Quarter are close enough to Canary Wharf (approx 1 mile) making it possible to walk to work, and The City is only a short distance by train, creating an ideal location for both corporate tenants and anyone who needs to be close to the two main financial centres. The nearest station to New Festival Quarter is just a short walk away at All Saints DLR (Docklands Light Railway) and provides a short 3 stop service directly into the heart of Canary Wharf (7 mins), as well as a short direct journey into Bank (the centre of The City) in only 14 minutes. This is a highly attractive area for tenants working within the corporate industry.




The Development


New Festival Quarter has all the elements that define urban living at its most enviable. Many apartments offer stunning views of the landscaped gardens and the Canary Wharf skyline, while a superb range of on-site facilities include the luxury of a 24 hour concierge as well as a private residents’ gymnasium.




/more: http://kingsturge.com.hk/international-project-launches/New-Festival-Quarter-London-E14.aspx


Prop-Go has it also:


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Crossrail - From Wikipedia, the free encyclopedia


Termini Maidenhead / Heathrow Terminal 4

Stations 39 (Planned) / Opened 2018/19 (Planned)





Reading / Twyford / Maidenhead / River Thames / Taplow / Burnham / Slough

Heathrow Terminal 4 / Langley /

Heathrow Central / Iver / West Drayton / Hayes and Harlington / Southall / Hanwell


West Ealing / Ealing Broadway / Acton Main Line / Old Oak Common (proposed)

Paddington / Bond Street / Tottenham Ct Rd / Farringdon /

Liverpool Street / Whitechapel / Canary Wharf / Custom House


Stratford / Royal Docks / Maryland / River Thames / Forest Gate / Woolwich


Manor Park / Abbey Wood / Ilford / Belvedere / Seven Kings / Erith

Goodmayes / Slade Green / Chadwell Heath / Dartford / Romford / Stone Crossing

Gidea Park / Greenhithe for Bluewater / Harold Wood / Swanscombe

Brentwood / Northfleet / Shenfield / Gravesend

Safeguarded route to Hoo Junction


Crossrail is a project to build a major new railway link under central London. The name refers to the first of two routes which are the responsibility of Crossrail Ltd. (The second route is the proposed Chelsea–Hackney line.) It is based on an entirely new east-west tunnel with a central section from Paddington to Liverpool Street station. The project was approved in October 2007, and the Crossrail Act received Royal Assent in July 2008.


Services will complement the enhanced north-south Thameslink route. Ten-car trains will run at frequencies of up to 24 trains per hour (tph) in each direction through the central tunnel section. The original planned schedule was that the first trains would run in 2017. In 2010 a Comprehensive Spending Review saving over £1 billion of the £15.9 billion projected costs meant that the first trains are now planned to run on the central section in 2018.[1]


Central section


New Crossrail stations, costing in the region of £2bn, will be constructed along the central route at Paddington, Tottenham Court Road, Bond Street, Farringdon, Liverpool Street, Whitechapel and Canary Wharf. Worksites have been established for each of these stations throughout central London, with main construction of the stations due to commence in late 2011.


In spring 2012, the first tunnel boring machines (TBMs) will start on their journey from Royal Oak towards the west of Farringdon station. This will be followed shortly by the launch of further tunnel boring machines in Docklands that will head under central London towards the east of Farringdon.


/Official site :: http://www.crossrail.co.uk/

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MAPS - and the Crossrail Project




Central section

New Crossrail stations, costing in the region of £2bn, will be constructed along the central route at Paddington, Tottenham Court Road, Bond Street, Farringdon, Liverpool Street, Whitechapel and Canary Wharf.



/source: http://www.crossrail.co.uk/route/stations/


Crossrail's coming - Construction of Crossrail London at Canary Wharf


/source: http://en.wikipedia.org/wiki/File:Crossrail%27s_coming_-_Canary_Wharf.jpg

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To the south of the project site lies the Grade II listed St Mary and St Joseph Catholic Church



Description: Church of St Mary and St Joseph

Grade: II / Date Listed: 5 March 1998

Location: 9 Pekin Street, Poplar, Greater London E14 6HW


Roman Catholic Church. 1951-4 by Adrian Gilbert Scott

...as part of the 'Live' architecture exhibition of the Festival of Britain. 2" Leicestershire brick construction with concrete vaulting, while short concrete spire is carried on steel plate girders over 18m long. This has a copper roof, the lower roofs with Lombardic tiles. Greek cross plan with central lantern, and liturgical east end with forward baldacchino faces west. Liturgical west gallery. The style of the church is inspired by its camel vaulted arches, a motif inspired by older brother Giles's unbuilt designs for Coventry Cathedral made in 1945 and derived from ancient Persia via buildings like Clemens Holzmeister's Vienna Crematorium of 1922. It has also been described as `Jazz Moderne Byzantine'.



. . .

Regarded as old fashioned when it was built, SS Mary and Joseph can now be appreciated for the handsome quality of its workmanship, materials and design. Its massing is among the most ambitious and satisfying of any post-war church, and it is now recognised as Adrian Scott's finest church designed independently of his brother. The Survey of London (1994) points to the special care with which every element was designed. In addition, as one of the very first Roman Catholic churches designed after the Second World War it is remarkable for a plan-form which from the first was designed to allow all the congregation to be close to the altar, and which anticipated many of the ideas of De Sacra Liturgica in 1963. In 1981 Lord Esher confessed that `the fortress like Catholic church that once seemed so old-fashioned is now so functional' and recognised the building as an important local landmark (A Broken Wave, 1981, p.120).


/see-: http://www.britishlistedbuildings.co.uk/en-469122-church-of-st-mary-and-st-joseph-poplar

/more: http://www.british-history.ac.uk/report.aspx?compid=46491#s12

/map-: http://locusiste.org/buildings/2009/04/st_mary_and_st_joseph.php

/newer http://wikimapia.org/18821178/St-Saviour-s-Church (shows churches)



MAP - Showing view from Shepherd House to Canary Wharf / Church from Shep-House


ShepHseView.jpg . ShepHse3BR.jpg

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Housing Demand


14.3.18. The evidence base for LBTH’s Draft 2009/12 Housing Strategy notes that, as at August

2008, the total demand of households on the housing register was 22,433.


14.3.19. The London Plan seeks the provision of 30,500 additional homes per year across London.

It also identifies a housing provision target of 31,500 additional homes to be completed

between 2007/8 and 2016/17 (3,150 per year) for LBTH specifically, as set out in Table



14.3.20. The London Plan envisages a significant growth of London during the Plan period. In

2007 for example, London had 14% of the population of England and Wales but 41% of

natural population growth. It is reasonable to assume therefore that the pressure for new

housing will continue, notwithstanding the recent reduction in housebuilding.


14.3.21. 2001 Census data shows that LBTH has the highest level of overcrowding in London, at

over 12%. The LBTH Evidence Base (November 2008) for the Draft Housing Strategy

2009/2012 indicates that this figure was 22% for social housing (at April 2008).


Provision of New Homes

490 new residential units can be broken down into: 65% private units

and 35% affordable units (by habitable room). Of these, 70% would be social rented tenure and 30% would be are intermediate. The breakdown is shown below:

14.3: Unit Mix

================ : Studio : 1BR : 2BR : 3BR : 4BR : 5BR : Total

Private Units----------------- : 020 : 115 :: 164 : 043 :: 000 : 000 : 342

Affordable Intermediate-- : 000 : 025 :: 019 : 010 :: 000 : 000 : 054

Affordable Social Rented : 000 : 019 :: 033 : 027 :: 006 : 009 : 094

========== Total--------- : 020 : 159 :: 216 : 080 :: 006 : 009 : 490


14.4: Estimated Population

Number of Units Population

Private----- : 342 : 710

Affordable : 148 : 307

===Total-- : 490 1017



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15.4.10. Areas of residential development ranging between three or four to twelve or thirteen storeys

lying outside of the conservation area to the west and north east are considered to be of

‘Low (local)’ sensitivity. The resulting disruption of demolition and construction activities

would result in largely medium to high magnitudes of change, depending on proximity to the

site, resulting in adverse effects of minor to moderate significance.


15.4.11. Bartlett Park, adjacent to the north of the site, provides an area of green, open character

amongst the surrounding taller elements of urban form. This is a locally valued space,

providing contrast with the urban fabric and as such is classified as ’Medium (local)’

sensitivity in townscape character terms. The magnitude of change the park would

experience as a result of demolition and construction operations is considered to be

medium, given the slight remoteness to activity on site afforded by the openness of the

park, along with the likely presence of other construction projects in the regeneration area

visible on the local skyline. As a result, adverse effects of minor significance are expected

to the open character of the park during the construction phase.


Built Heritage

15.4.18. The majority of designated built heritage receptors identified by the assessment are

screened from the site by intervening built form and distance such that no potential

significant adverse effect on their setting would occur. However, the effect of the proposals

on the closest listed buildings and on the character of the conservation area within which it

will sit are considered.


15.4.19. To the north, the Grade II listed St Saviours church is already compromised by the 1980s

development which surrounds and isolates it (LB804), and the wider open space of Bartlett

Park. As photomontage 5 (Figure 15.12 in Volume 2) demonstrates, the new development

will lie on the edge of the park and against the backdrop of taller structures at Canary

Wharf. A negligible effect on St Saviours is consequently assessed


15.4.23. The landmark Grade II listed Church of St Mary and St Joseph lies immediately to the south

of the site, opposite the overgrown gardens marking the site of the earlier church. This

space will be retained and enhanced by being opened up as public open space. The new

built development on this side will also respect the setting of the church in its height, use of

yellow brick and the retention of open space which echoes the wider street scene of the

conservation area. Block A and B are recessed from the Church frontage and will act with

the Church to frame Church Green. The use of yellow stock brick together with aesthetically

restrained recessed glazed balconies creates a visual link with the Church but does not

challenge its brick dominance. However, the taller elements of the project which lie further

away from the church do represent a change to the scale of the area’s built form and,

despite the use of more sympathetic materials, will be apparent in views from the church’s

immediate surroundings. However, the key view of the church from East India Dock Road,

which was identified by LBTH officers as being of importance will be insignificantly affected

as demonstrated in Photomontage Viewpoint 9. Key views of the Church are preserved by

the new built development with the layout and choice of materials acting to safeguard the

Church’s dominance in the local area. It is therefore assessed that the project will have a

negligible effect on the setting of the Church of St Mary and St Joseph.

. . .

Townscape and Visual

15.4.43. As a result of the regeneration occurring within the Bartlett Park area there are a number of

buildings currently under construction (to the north of Limehosue Cut) or have been granted

planning permission. These cumulative schemes may be constructed at the same time as

the Project. However, these schemes are separated from the site by a minimum of 300m

such that construction activities would be sufficiently distant that they would not cause a

greater magnitude of effect than those outlined in the above assessment.



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The Project now proposes a total of 490 residential dwellings and 172 car parking spaces,

two car club spaces 18 motorcycle spaces and 811 cycle spaces


16.2.5. The following developments have been identified as benefitting from planning permission

but are presently not yet fully constructed:

· Canary Reach: 157 units; maximum 30 car parking spaces approved;

· 48 Thomas Road - 182 units - 91 car parking spaces;

· 118 Chrisp Street: 28 units; car free;

· 82 West India Dock Road: 120 flats and 1,442sq.m of commercial floorspace;

16.2.6. The following developments have now been occupied since completion of the ES for the

previous application

· 120 – 132 Chrisp Street: 66 units; car free development; transport data applied using

submitted Transport Assessment;

· Metro East: 78 units; car free development; transport data sourced from submitted

Transport Assessment.


The Site has access to a number of designated cycle routes. At a local level, the following

routes are available:

16.3: Local Cycle Facilities

Provision---------------- Location--------- Route-------------

Loc. Tower Haml. N : Chrisp Street- : Old Ford to Poplar

LCNetwork+ --------- : Burdett Road- : Old Ford to Westferry & Canary Wharf

LCN+ ------------------ : Ming/Poplar St : Canning Town to Central London

Loc. Tower Haml. N : Cordelia/Lindfld : Canning Town to Royal Lon. Hospital



There are three DLR rail stations within easy walking distance of the site, being Westferry,

Langdon Park and Poplar stations. These stations are listed below:

DLR Stations

Stop------- : Distance from site centre : Route(s)---------------- : Facilities

Poplar----- : 800m – 10 minutes : Bank to Woolwich Arsenal : Cycle Parking,

--------------- : -------------------------- : Stratford to Crossharbour : CCTV

--------------- : -------------------------- : Tower Gateway- Beckton :

Westferry : 750m – 9 ½ minutes : Bank to Woolwich Arsenal : CCTV

--------------- : -------------------------- : Bank to Lewisham

--------------- : -------------------------- : Tower Gateway - Beckton

Langd.Pk : 676m – 8 ½ minutes : Stratford to Lewisham--- : Cycle Parking,

--------------- : -------------------------- : (via Crossharbour)-------- : CCTV


Canary Wharf provides access to the Jubilee Line and is located approximately 1200m from the site, a walk of only 15 minutes.

16.3.19. Surface rail services can be accessed from Limehouse Station. Limehouse Station is located via a 2 minute DLR ride from Westferry Station or a 4 minute DLR ride from Poplar DLR station



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Chrisp Street Market was designed by Frederick Gibberd, and built as part of the Festival of Britain in 1951. It is located in Poplar in the London Borough of Tower Hamlets, and forms part of the eastern edge of the Lansbury Estate.


It was the first purpose-built pedestrian shopping area in the UK. It features a prominent clock tower, shops, small retail outlets, cafes, market stalls and apartments. East End of London favourites such as pie and mash are available alongside Chinese and Indian food outlets. In the early 2000s its library was closed and replaced with a larger 'Idea Store' designed by David Adjaye, a place for lifelong learning with computers and rooms for community use.


The Council transferred ownership of the shopping arcades along with the rest of the Lansbury Estate to Poplar HARCA, a locally-based housing association, in 2006. This association commissioned architects to draw up a master plan for the market.[2]

The market is served by All Saints and Langdon Park DLR stations.


/see: http://en.wikipedia.org/wiki/Chrisp_Street_Market

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The "Brutalist" Balfron Tower




Balfron Tower is a 27-storey housing block in Poplar, a district of the London Borough of Tower Hamlets in the East End of London, UK. It forms part of the Brownfield Estate, an area of social housing between Chrisp Street Market and the A12 northern approach to the Blackwall Tunnel. It was designed by Ernő Goldfinger in 1963 for the London County Council, built 1965-67 by the GLC, and has been a Grade II listed building since 1996.


Balfron Tower was designed by architect Ernő Goldfinger and is associated with the Brutalist style of 1960s architecture. Goldfinger himself was pleased with the design and moved in to flat 130, on the 25th floor, for two months in 1968. He and his wife threw champagne parties to find out what the residents liked and disliked about his design.[5] He applied what he learnt to his design for the similar and more famous Trellick Tower in west London. Goldfinger's studio later added Glenkerry House on the same estate, complementing Balfron Tower and Carradale in style.


The building was given Grade II listed status in March 1996,[6] followed by Carradale House in 2000


/more: http://en.wikipedia.org/wiki/Balfron_Tower

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Here's one in the UK that probably should be torn down, but was instead made a Grade-2 listed building.

Erno Goldfinger ?

Believe it or not, this building helped to inspire Ian Fleming to name his villain

Balfron Tower is now an artists' refuge






What’s the project about?


Marcel: Bow Arts Trust has been working with Poplar HARCA, the social landlord in the area, with the problem of decanted flats, which is the process of emptying housing estates to be rebuilt. Balfron Tower in this case is different, in that it will be restored not demolished. Our work allows artists to take on these emptying flats, to do them up themselves and use them as livable studio spaces.


We are also measuring the future value of this, that this could form a future community that will bring a cultural economy into the area. There has never been a social enterprise model for a short life scheme before like this.


John, how does Balfron Tower work for you as an artist?


I knew Balfron Tower as a kid. You come through the Blackwall tunnel and it’s hideous, but it’s also brilliant! I’m really happy here. There are 12 of us in this building and we have gotten to know each other as well as the residents association. I couldn’t have dreamt of having a space like this to work in and it does mean I can get a lot more work done. It’s not for everyone, though, and it can be difficult to live and work in the same space for some people. Once you get used to it, it’s fine.



/source: http://www.litro.co.uk/index.php/2011/08/10/turning-balfron-tower/



What are the practicalities for artists living here?


Marcel: As London has progressed, it has squeezed young artists. Our professional studios, for example, have doubled in price in the last five years. For most people running a career as an artist, they also have to get part time work as well as pay for their studio. So this is a solution for artists.


John: This is quite unusual in London, whereas in New York there is disused factory space where you can live and work, especially Brooklyn. Just to have the low rent affords you the time to do your main job, which is your work and that’s all you need. You do need to be a pragmatic though and understand the set-up.



What was the condition of the flat when you arrived?


John: It was filthy when I arrived. I had to install everything; it didn’t even have a front door and it had also been squatted. The kitchen was soot damaged from a fire somewhere else in the building and there was mould all over it, which had to be sugar soaked. That was a month of work before I moved in. It has been great since.



What plans do the artists have for Balfron Tower?


John: There are these spaces in the lift building that were drying rooms that we’re hoping we can run as galleries. There is also no crèche, no youth centre in the building. If those can be run as grassroots projects, then Poplar HARCA might realise good things are going on and are worth investing in.


Marcel: At the same time, we also want to show Poplar HARCA that although the artists are contributing to the community, that they are not social workers or volunteers, that they are professional people who work in a particular way. The artists who live here are residents in the same way as existing residents.


/more: http://londonist.com/2009/03/interview_bow_arts_in_balfron_tower.php

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£420 pw unfurnished 3BR

Shepherd House, Annabel Close




This brand new apartment located in the newly build development - offers style, comfort and ease of access to Canary Wharf which is only a 10 minute walk away.This property is finished to an excellent standard throughout and comprises of three double bedrooms, two modern bathroom suites, a large reception room, modern fully fitted kitchen (with high spec appliances) and is offered fully furnish

/see: http://www.findaproperty.com/displayprop.aspx?edid=00&salerent=1&pid=9526302



£405 pw unfurnished 3BR (under offer)

Benham & Reeves is delighted to offer a very large brand new THREE BEDROOM, beautifully-appointed apartment in the Bellway Homes development - SHEPHERD COURT. This exceptional property is bright, spacious and includes 2 balconies!


Marketed by Benham & Reeves Lettings, City & Docklands. Telephone: 0843 313 3672






The extraordinary advantage of Shepherd House is its exceptional low cost and its location in Poplar which flanks the northern boundary of the Canary Wharf CBD.


So close is Shepherd House to Canary Wharf that all the huge advantages needed to support one of the worlds great financial districts apply to it, and yet the price for a brand new, state of the art low rise development seems so competitively priced that there has to be a reason. The reason is in fact historic.




Poplar was originally developed to provide modestly priced housing for the workforce needed in the Docklands area. When the docklands were redeveloped the brash new high rise residential properties were provided mainly to the west and south of the CBD and Poplar to the north maintained its (cheaper) property values as a major residential area for the lower middle class. Twenty years later with Canary Wharf having become fully established there is almost no space in the new residential areas and developers are focusing on the few sites available in Poplar.


Poplar is a refreshingly quiet and relaxed area with plenty of trees and even individual gardens and it has the all the basics including schools, which Canary Wharf still lacks.


Shephard House is typical of the few low-rise developments which invariably require the demolition of a similar size building for which renovation is neither economic nor desirable. One of the few high rise buildings which have been permitted in Poplar is however the Marriot Hotel which serves Canary Wharf.


Description: 30 residential units


12 x One-bedroom units

09 x Two-bedroom units

09 x Three-bedroom units



From £230,000 to £355,000 (correct as at June 2009)

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BERGLIN COURT / Limehouse Basin - an older Bellway Project from 12 years ago (1999)




Berglen Court, Limehouse Basin, E14. Two bedroom apartment situated on 5th floor of this impressive marina-side development built by Bellway in 1999. The property has direct views over Limehouse basin and marina with distant views of Canary Wharf to the East. Accommodation...read more


Price Range: £342,681. — £369,900: Note: The Sun is blocked by a next door building - nice views of basin however

Berglin Court / 2BR:

£375,000 / XXX sf = £xxx psf (Reduced later?)

£369,900 / 960? sf = £385 psf (sold) : 5th floor- "just under 1,000 sf"

£342,681 / ???? sf = £xxx psf (reduced?) : 4th floor


(I can recall that a larger 3BR flat on the 4th fl. was about £300 in 2001.)


/see: http://www.shopwiki.co.uk/House-in-Berglen-Court-~-Limehouse%2C-E14-%282-Bed%29/stores/House?o=453465527&s=557234


This Tower blocks the View & direct sun for the above flats



3 bedroom flat for sale

£699,950 / 1200 sf = £583 psf (sold - final negotiated price not disclosed)


Last sale: £390,000 on 31st Jan 2001 (that was: £325 psf )

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Abbotts Wharf - on Canal, near Bartlett Park, E14








2BR : £329,995 - Two double BRs. 7th fl., large roof terrace. Canary Wharf view

1BR : £219,995 - One BR. 6th fl. w/balcony. (But no canal view)

1BR : £219,995 - One BR with balcony


This canal-side scheme, situated on the Limehouse Cut, provides 201 mixed-tenure apartments, built in conjunction with East Thames Group. This development benefits from fantastic views over the adjacent Bartlett Park and towards Canary Wharf, plus has extensive commercial space and a brand new marina inlet, with canal boat moorings operated by British Waterways.

==== ==== ====


Plans to make Limehouse a Cut above




Derelict canalside sites are getting a second life thanks to their prime location, finds Sheila Prophet


London's oldest canal, Limehouse Cut, was built to create a shortcut between the Thames and the River Lea, which winds north to Hertfordshire. The two-mile long canal, dug in 1766, runs dead straight from Limehouse Basin north-east to meet the Lea at Bow Locks.

Glamorous it is not, with dilapidated industrial buildings and rundown estates lining much of its banks. But its prime location, running through Poplar in the shadow of Canary Wharf, and on the edge of the future Olympic Park, means this 250-year-old hidden asset is now springing back to life.


In fact the first residential development on the canal was back in the Eighties, when East End landmark Spratt's pet food factory was converted into 100 loft-style apartments.


"At first these were live/work units, used by photographers, architects and the like, but now many have become residential and are hugely popular," says Lars Gooch of local agents Keatons, which is currently selling a 1,900 square foot apartment with huge living and bedroom spaces for £565,000.


It was another 20 years before the first major new canalside development was to appear.

Sheena Ellwood, sales and marketing director of Telford Homes, who built apartments at Abbotts Wharf, says, "I must admit there were a few raised eyebrows when we first saw the site four years ago, but we could see that it had potential."


Telford built Abbotts Wharf on the site of old warehouses next to Bartlett Park, which provided 200 homes, a 50/50 mix of private and social housing with a small marina. Abbotts Wharf, which Sheena says was designed to ‘make a statement', has gone on to win numerous design awards.


"Abbotts Wharf now has almost 100 per cent occupancy and is popular with younger, middle-income workers in Docklands who want well-specified waterside homes, but wouldn't be able to afford the prices on the nearby Isle of Dogs," she says.


Local agent Cityzen has two properties for sale at Abbotts Wharf, a one-bedroom flat for £259,995 and a two double-bedroom flat with views of Canary Wharf at £359,995.

Now the bulldozers are back at the canal, with four new projects, between them promising hundreds of waterside homes.


The most high profile is Berkeley's Caspian Wharf on Violet Road, which is creating 82 studio, one, two and threebedroom flats, most with their own balconies or terraces, plus a communal terrace on the fourth floor and a landscaped podium on the first. Prices at Caspian Wharf start at £215,000.


One of the development's big selling points is its transport links, with fast access to Devons Road DLR station plus a new station, Langdon Park, due to open later this year, both on the Stratford Line and arriving at Canary Wharf in minutes.


Henley Homes' Carmine Wharf is lower down the Cut in Copenhagen Street, close to both Limehouse and West India Quay, with 82 apartments in the pipeline. Now in its second phase, the development offers a section of two-bedroom apartments, all with terrace or balcony, from £310,000. A new phase of Carmine Wharf, which will consist of five blocks built around a landscaped courtyard with a water feature, will be launched later this year.


Two other developments will further transform the canal's dingy image. On Burdett Road, London Green is building 90 residential units, plus a proposed new medical centre, and on Bow Common Lane, Durkan Homes' Thomas Road project will provide 182 new homes for rent and shared ownership through Genesis Homes, with new landscaping and the redevelopment of the canalside frontage.


British Waterways, which owns much of the land along the canal, is happy to see it being regenerated, so the smartening up of Limehouse Cut looks set to continue.


/more: http://www.telegraph.co.uk/property/3358963/Plans-to-make-Limehouse-a-Cut-above.html

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Bartlett Park's Arcadian Self-Build Housing Scheme




Although not part of the Lansbury Estate, the self-build housing which wraps around St Saviour's Church is dealt with here (Plate 135c). It consists of Nos 1–34 (consec) Bartlett Close (formerly parts of Arcadia and Northumbria Streets). Jill Palios, who was involved in setting up the Great Eastern Self-Build Association on the Isle of Dogs (see page 701), also played a leading part in the formation of the Arcadian Self-Build Association. This group was formed in 1983 from local people who had expressed an interest in the Riverside Self-Build scheme at Wapping, and she helped to obtain the site, which was offered by Tower Hamlets Borough Council in 1984. Less than 20 per cent of the members were already owner-occupiers, the majority being council tenants.



/interactive: http://www.londontown.com/LondonStreets/bartlett_close_3cf.html


A number of difficulties were encountered in developing the site, concerning site boundaries, access over church land, and road adoption. A more serious problem was obtaining the necessary finance. As with the Great Eastern scheme, the number of members, at 34, was larger than that recommended by the Housing Corporation, who refused to fund the Arcadian scheme. Many building societies were equally reluctant, but eventually the Halifax Building Society gave a loan of £1.6 million on condition that the project was managed by professional self-build management consultants approved by the Building Society – in this case Wadsworth & Cudd.


Construction was carried out from 1987 to 1989. A considerable number of the members of the Arcadian Association were in the building trade, while those who were not attended a training course. Almost all the work was, therefore, carried out by the members, although because of the difficult soil conditions some of the groundwork was initially sub-contracted. As with other schemes the members worked communally in their spare time, mostly at weekends, but in contrast to the Great Eastern scheme, wives were not only involved in the book-keeping and secretarial work, but provided meals for all the workers in a site canteen.


/source: http://www.british-history.ac.uk/report.aspx?compid=46492

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I went to the site today. Photos below. I am also gong to upload a walk-around video to YouTube.


Impressions: The area is currently not that great. Mostly council housing and New Festival Quarter is surrounded by council estates. Youths loitering in the streets and in Bartlet Park. The eastern aspect of the development is very close to the street. The street is not a main thoroughfare but reasonably busy (a car every 10 seconds or so on a Sunday afternoon - probably much busier during weekdays). Planes taking off from London City directly overhead. The balconies will suffer use degradation from this, and it may be difficult to leave the windows open for extended periods. This is the problem generally with flats: they do not tend to have opposite aspects. With a house, you usually have a quiet side at the back at least.


From the computer generated imagery of Bellway Homes, it seems possible that the development might significantly improve the overall area, especially make the spaces appear more open. At the moment everything looks narrow and constraint with the fence around the building site, but once this is gone, it seems the development would be quite open and inviting.


The pricing of the flats seems ok and reasonable. Terraced houses directly opposite the site have sold for between £300,000-£350,000. See http://www.nethousep...=E14&incode=6EP


Pictures taken today:














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Bellway came through Hong Kong and I spoke with one of their executives.


With reference to your points:


+ I understand that BWY will spend something like GBP 1 million cleaning up and landscaping the park

+ There will be some "calming" measures to slow down the traffic on Upper Street

+ Bellway prides itself on its landscaping, so there should be some sort of transformation by the time

they are finished with their work. (I wonder if the tall trees will stay - they block some of the view)


I am looking forward to seeing the video

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Here is the video

Nice one !

Thank you for sharing that.


Here's another video: The Mill House, at Three Mill Island


A static photo


Three Mills was an important area for both agriculture and industry since the Saxon times (first noted in the Doomsday Book which identified eight mills in the area). The House Mill closed due to heavy bombing in the area in 1941-42 and the Clock Mill continued until 1952. The island now includes the Grade I listed House Mill, believed to be the largest tidal mill in the world, the reconstructed Millers’ House and the Grade II listed Clock Mill. The latter is part of 3 Mills Film Studio. Guided tours of the House Mill are available on Sunday and at other times by appointment.

/source-: http://www.leevalleypark.org.uk/EN/default.aspx?n1=3&n2=65&n3=69

/website: http://www.housemill.org.uk/index.html


Three Mills is the site of the original "Big Brother House".




A few years ago, Island House, a new development erected and put up on that site. I very nearly bought the penthouse there. I was a little slow in making an offer, and the developed pulled it from sale, and put it back on sale again 2-3 weeks later at PDS 70,000+ more than before.



Three Mills Lane - Island House : Photos : Penthouse-for-Rent






2BR - For Sale £320,000

2BR Flat for sale in Island House Three Mill Lane Bow London

well presented two bedroom apartment overlooking lee valley canal and positioned close to three mills studios. benefitting from the bathroom and parking space. fantastic size apartment offering versatile and generous living space. boasting a full width balcony with views over lee valley canal


2BR - Rental "On Request"

Stunning, two-bedroom, riverside apartment, situated on an urban island in trendy bow... . the property is bright and spacious and the interiors are modern, stylish and functional. island house...


Looking towards Canary Wharf


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AFFORDABLE FLATS at NFQ available soon ?


According to the Mozaic website, they will make shared ownership flats at NFQ available soon...


Coming soon

Family Mosaic have the following developments in construction. At present we have no details of prices, plans or completion dates however if you register with us as soon as the details are available we will contact you making sure you will be among the first to view the development. All affordable home schemes do have eligibility criteria and you must be registered and approved by Housing Options - other conditions will apply to each scheme.


New Festival Quarter, E14 - 1, 2 & 3 Bedroom Apartments - Sales Launch Summer 2011 (Register Now)


Upper North Street, Tower Hamlets, London, E14

An exciting opportunity to purchase a home on a new Docklands site with superb shopping, transport and leisure facilities.


/see: http://www.familymosaicsales.co.uk/coming-soon.aspx

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FOR COMPARISON - here's another new development in London...


Worldwide Premiere Launch Of The Cavendish Apartments, London


St George, London's leading mixed-use developer, announces the worldwide premiere launch of The Cavendish Apartments, London NW9 on 16th - 18th September to the Hong Kong market.


The Cavendish Apartments is latest phase at Beaufort Park, North West London's most exciting new development, showcasing fully furnished suites, 1, 2 and 3 bedroom apartments and penthouses, an enhanced new specification and The Spa, an exclusive residents only health and fitness centre, available from only £159,950.




Peter Murray, Director, Jones Lang LaSalle comments; "The Cavendish Apartments at Beaufort Park, present discerning purchasers with an exceptional opportunity to purchase within an established high quality residential development which provides first move investors with enormous potential for capital growth and rental yield. Located in a highly sought after North West London location the Cavendish Apartments at Beaufort Park offers a new residents swimming pool and spa, with gymnasium, car parking, open spaces and 24 hour security."




Beaufort Park is the ideal investment choice. Not only is the development located less than 25 minutes to Central London from the nearby London Underground station, near fashionable Mill Hill, Hampstead and Hendon, and set to incorporate an unrivalled health and fitness centre. The Spa provides residents with an exclusive health and fitness centre, with swimming pool, sauna, steam room, treatment room and gymnasium.


Marc von Grundherr, Director of leading residential letting firm Benham & Reeves comments; "Beaufort Park is extremely popular with professional renters. Apartments are spacious, the finish is first class and the development has excellent transport links to Central London. Tenants also love the lifestyle - with a landscaped parkland, Mediterranean style boulevard with restaurants and shops and even its own health club. Beaufort Park really does feel like an exclusive and vibrant city quarter in its own right and is a real success story for investors. Lettings are booming and landlords are enjoying yields of up to 8%."


Rental returns throughout London are set to increase. Neil Chegwidden, Director, Jones Lang LaSalle, comments; "As a consequence of the shortage in residential property and increased levels of demand, asking rents rose by 16.9% over the course of 2010. Given the demand for rental properties from first-time buyers and the limited supply, it is likely that rents will continue rising at a comparable pace, particularly in Inner London. Analysis suggests that median rents for some types of properties in Central London are rising at an annualised rate in excess of 20%."


/more: http://www.propgoluxury.com/EN/PropertyNews/London/1946-Apartments-London-kingstruge.html

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FOR COMPARISON - here's another new development in London...


The Cavendish Apartments is latest phase at Beaufort Park, North West London's most exciting new development, showcasing fully furnished suites, 1, 2 and 3 bedroom apartments and penthouses, an enhanced new specification and The Spa, an exclusive residents only health and fitness centre, available from only £159,950.


Rental returns throughout London are set to increase...

To give some idea of the opportunities at Beaufort Park:

We looked at a few flats, and calculated Net Yields of about 3.7 - 4.2%



Type/ fl. : Size + Balc. = Total : Price : /SF : Rent/wk - Fees - ServChg = Net Rent : Net Yield

2BR-5th : 800 + 90 = 890 : £359,950 : £450 : £340 - 13% - £2.60/sf = £13,300 pa : 3.70%

1BR-3rd : 456 + 45 = 511 : £237,950 : £522 : £245 - 13% - £2.60/sf = £ 9,900 pa : 4.16%

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The Old Skylon



The Skylon tower at the Festival of Britain, 1951


The New Skylon (in the middle of the New Festival Quarter)




Will it, won't it? Return to London's South Bank that is. The Skylon was a magical, 300ft high steel, wire and aluminium sculpture that acted as a hi-tech herald of the 1951 Festival of Britain. Nothing quite like this improbably slim structure had been seen in Britain before. Here, surely, was the clearest indication that, although bankrupt and still living with ration books, post-war Britain was back on its innovative technological tracks and ready to take the worlds of architecture, design, art and engineering by storm.


It didn't quite work out like this. Winston Churchill, Britain's victorious war-time leader, personally intervened to ensure that the Skylon was torn down in 1952, cut up and turned into ashtrays. The Skylon offended the freshly re-elected Tory prime minister because it was a symbol of the outgoing Labour government's vision of a new and socialist Britain. Churchill did his Battle-of-Britain best to shoot that vision down in political flames.


And, yet, images of this ethereal, beautiful and endearingly fascinating Supersonic-era sculpture have haunted architects, artists, designers and engineers over the past six decades. The Skylon stood on a site by the River Thames in a direct line with the London Eye, the enormous big-wheel designed and promoted by the architects Marks Barfield in a style very much influenced by the Skylon itself.


For several years, overlapping groups of Skylon enthusiasts have been campaigning to rebuild the Festival of Britain sculpture.


/more: http://www.guardian.co.uk/artanddesign/artblog/2008/jul/09/skylonwhatsthepointofrebu



/source: http://exploringlondon.wordpress.com/2011/07/01/lost-london-the-skylon/


Another article: Skylon (tower)


An unusual cigar-shaped aluminium-clad steel tower supported by cables, the Skylon was the “Vertical Feature” that was an abiding symbol of the Festival of Britain. It was designed by Hidalgo Moya, Philip Powell and Felix Samuely, and fabricated by Painter Brothers of Hereford, England, on London's South Bank between Westminster Bridge and Hungerford Bridge. The Skylon consisted of a steel latticework frame, pointed at both ends and supported on cables slung between three steel beams...


/see: http://en.wikipedia.org/wiki/Festival_of_Britain

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