regeneration in deptford london

8/14/2019 Regeneration in Deptford London

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Regeneration in Deptford, London

September 2008

Produced by Dr. Gareth Potts

BURA Director of Research, Policy and Best Practice

Contact: 0779 !"7"#$


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Table of Contents

Plannin% and Re%eneration &trate%y .........................................................................................................................'(arly Co))unity Re%eneration ..............................................................................................................................""

Rene*al of the Pe+ys (state ...................................................................................................................................."#Rierside &che)es ......................................................................................................................................................"!-nland Deelo+)ent ...................................................................................................................................................De+tford /o*n Centre Re%eneration Pro%ra))e ............................................................................................''&o)e oel A++roaches to Re%eneration ...........................................................................................................'$A++endices ................................................................................................................................................................ ..'!


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&ocial -nclusion &trate%y 00# 0"'

/eena%e Pre%nancy, Parenthood and &e=ual ealth &trate%y 500" 0"06.

/he 3ocal Deelo+)ent 4ra)e*or1 in Conte=t

/he docu)ent )ust be +re+ared in accordance *ith national +lannin% +olicy state)ents 5PPPs6 and

be in %eneral confor)ity *ith the re%ional s+atial strate%y 51no*n as the 3ondon Plan6 +re+ared by

the >ayor of 3ondon. /he &trate%y has also ta1en the 3ondon Deelo+)ent A%encys (cono)ic

Deelo+)ent &trate%y into consideration.

/he &+atial Core &trate%y does not identify s+ecific sites. /his infor)ation can be found in the

Deelo+)ent Policies and &ite Allocations Deelo+)ent Plan Docu)ent. /here is also the Pro+osals

>a+ that defines s+ecific sites and areas where the local planning authority (i.e. the Council) is making

proposalsfor +articular deelo+)ents or other land uses, or areas *ithin *hich +articular +olicies for

the use and deelo+)ent of land *ill a++ly.

/he 3e*isha) Preferred 8+tions docu)ent reflects the findin%s fro) the -ssues and 8+tions

consultation in 00#. &+ecifically, the Council consulted on " issues such as housin%, sustainable

eniron)ent, e)+loy)ent land, trans+ort, co))unity facilities and urban desi%n. /here is then

further consultation on the Preferred 8+tions this too1 +lace oer a si=?*ee1 +eriod bet*een une

and Au%ust of 007.

/he *ays in *hich +eo+le can be inoled in +lan?)a1in% and deter)inin% +lannin% a++lications are

set out in the &tate)ent of Co))unity -nole)ent 5&C-6.


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After this, the &+atial Core &trate%y has to under%o a &ustainability A++raisal 5&A6 to assess the social,

econo)ic and eniron)ental effects of strate%ies and +olicies in a local deelo+)ent docu)ent. /he

&A found seeral )ain conflictin% issues e)er%in% fro) the &trate%y:

Desi%nation of e)+loy)ent sites and *aste )ana%e)ent sites conflict *ith housin% due to

de)and for housin%. But the relatiely s)all econo)y creates the need to +rotect the

e)+loy)ent sites and retain the *or1force *ithin the borou%h.

Gro*th area is situated in a 4lood Ris1 cate%ory ' area.

/he Gro*th Area is li1ely to increase road traffic and add +ressure to the +ublic trans+ort

syste), *hich *ill increase traffic?related air +ollution and noise.

/he +er ca+ita o+en s+ace *ill be reduced as a result of hi%h density housin%. /he core

+olicy on o+en s+ace hence focuses on i)+roin% the uality of o+en s+ace.

-ncreased deelo+)ent )ay lead to habitat loss, +articularly on sites that are derelict and

acant.

&hort ter) ne%atie effects on resources used for construction.

A final docu)ent is then sub)itted to the &ecretary of &tate 5Co))unities and 3ocal Goern)ent6

and be sub


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+ro+oses the redeelo+)ent of seeral e)+loy)ent sites for )i=ed use deelo+)ent in this 3ondon

Plan o++ortunity area. /his *ill hae a +ositie and lon% standin% i)+act on the area and Borou%h. A

boundary *ill be identified in the forthco)in% Deelo+)ent Policies and &ite Allocations

Deelo+)ent Plan Docu)ent. e* Cross and De+tford district to*n centres *ill continue to be the

)ain focus for retail and to*n centre uses in the north of the borou%h. >a


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ept!ord and the "egional Spatial Strategy (the London Plan)

/he 3ondon Plan and the draft &trate%ic Re%ional Deelo+)ent 4ra)e*or1 for (ast 3ondon bein%

+re+ared by the >ayor of 3ondon reuires the Council, and the ad


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as they are considered to hae an aderse i)+act on the continuin% industrial functionin% of these

areas. /he +referred location for ne* and relocated *aste transfer and +rocessin% uses *ill be the

&urrey Canal &trate%ic ()+loy)ent 3ocation sub


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>ai=ed?Use ()+loy)ent 3ocations 5>(3s6. /he 3ocal

()+loy)ent 3ocations are the residue of business clusters located throu%hout the borou%h that are

considered to be coherent areas suitable for continued business use. /he 3(3s *ill be +rotected for

continued business use class deelo+)ent. -n De+tford the 3(3s are:

Cree1side

Plou%h ay

(elyn &treet

/he >i=ed Use ()+loy)ent 3ocations are areas identified for )i=ed land use redeelo+)ent. /his

*ill include a si%nificant contribution to e)+loy)ent but *ill also be drien by the si%nificant alue of

hi%h density residential deelo+)ent. /hese *ill be hi%h uality )aster?+lanned deelo+)ents. EPlace

)a1in% and lin1a%es bet*een the sites and o+en s+ace areas *ill be core ele)ents of the strate%y. -n

De+tford, the >i=ed?Use ()+loy)ent 3ocations are:

8=estalls Road

Conoys harf

Childers &treet and Ar1lo* Road

Plou%h ay 5a%ain6

&urrey Canal Road 5a%ain6

Grinstead Road

the &un and ent harf 5in Cree1side6


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Local La%our Agreements

/he Council su++orts the e)+loy)ent of local +eo+le in the construction or and end use of ne*

deelo+)ents in the borou%h /he Council )ay see1 to secure +lannin% obli%ations on deelo+)ent

sites +roidin% oer "0 residential units, or oer "000 ) of retail, co))ercial or industrial floor?

s+ace, to*ards the cost of trainin% local +eo+le in the s1ills and ualifications reuired to access

e)+loy)ent in the construction or and end use +hase of the deelo+)ent.

"egeneration Strategy

2Peo+le, +ros+erity, +lace2 5also 1no*n as the 3e*isha) Re%eneration &trate%y6 is a docu)ent *hich

sets out 3e*isha) Council2s ision for the future of the borou%h fro) 00! until 00, and the

+ro


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Do*nha) ealth N 3eisure Centre, 007

e* schools o+ened 4orest ill, Crofton, Childeric, Ash)ead and Greenale, 0070!

e* schools bein% built Catford i%h, &ed%ehill, for co)+letion in 009

>anor ouse 3ibrary )odernised, 00!

3ocal asse)blies %iin% local +eo+le a %reater say in local affairs, start 00!

Corn)ill Gardens, 3e*isha) a*ard *innin% %ardens and +ublic suare, 007

Accordin% to the Council, the 1ey baro)eters of success *ill be *hen

>ore +eo+le thin1 the Council listens and res+onds to *hat they say

(ery Council;housin% association tenant lies in a decent, )odernised ho)e

>ore +eo+le olunteer and %et inoled in the local co))unity

e* businesses co)e to 3e*isha) and +eo+le find the


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that the local co))unity sector *ould need to ta1e the ne=t ste+ and find *ays of +uttin% the lessons

it had learnt into +ractice.

The Single "egeneration &udget

/he &in%le Re%eneration Bud%et 5&RB6 *as introduced in A+ril "99. -t co)bined t*enty +reiously

se+arate +ro%ra))es desi%ned to brin% about econo)ic, +hysical and social re%eneration in local

areas and its )ain +ur+ose *as to act as a catalyst for re%eneration in the sense that it *ould *or1 to

attract other resources fro) the +riate, +ublic and oluntary sectors in order to brin% about

i)+roe)ents in local areas to the uality of life of local +eo+le. -t *as desi%ned to do this by

addressin% local need, sti)ulatin% *ealth creation and enhancin% the local co)+etitieness of the area

as a +lace in *hich business *ished to inest and +eo+le *anted to lie. /he actiities of &RB *ere

intended to )a1e a real and lastin% i)+act +artly throu%h the +ro


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e found that *e *ere able to )a1e each eent uniue by co)binin% enues *ith a++ro+riate +ro+s

and actiities. /he attendance at 4oru)s ran%ed fro) 0 +eo+le to oer 00. /he trainees

*holeheartedly a%reed *ith the +rinci+le that the research *e *ould carry out in our local area

should be interestin% and fun for those *ho ta1e +art in it, rather than drainin% infor)ation fro)

the). /he use of +artici+atie a++roaches hel+ed to oerco)e )eetin% issues 5hierarchies, *hose

a%endaQ, tal1in% sho+s etc6 and enabled a *ide diersity of +eo+le to contribute. Partici+ation also

addressed the fear of research 5is this re+resentatie, is our sa)+le ri%ht, the tendency to 1ee+ data

to oneself until the end of a +rouseu) of 3ondon Collectin% 000

e=hibition, and a ne* one *as built locally, +lus a series of s)aller des1 to+ trees 5bonsais6

Dra*in% and buildin% )a+s of the area: *hat it2s li1e no*, future )a+s, )obility )a+s etc.

4or one eent, local nurseries brou%ht alon% a lar%e )odel )ade of cardboard bo=es of *hat

the children alued in the area and *hat they *ould li1e to see in the future 5a Soo, so that

they could *ae to the %iraffes6

al1in%, tal1in% and ta1in% +hotos: the trainees and olunteers s+ent a %reat deal of ti)e

*al1in% around e* Cross and De+tford *ith local +eo+le, and )ounted e=hibitions of

+hoto%ra+hs of +roble)s and o++ortunities. /he +roood?o?)eter, and the T

/he Get &et for CitiSenshi+ &RB Bid

As the deadline for &RB# bids a++roached the >a%+ie tea) *ere relieed that 3B 3e*isha) did not

sub)it yet another bid for De+tford;e* Cross. -nstead >a%+ie be%an a ?year +rocess of

co))unity deelo+)ent, research, trainin% and creatie outreach *hich led to the Get &et for

CitiSenshi+ &RB +ro%ra))e in the " Enatural nei%hbourhoods of De+tford and e* Cross. /he bid

*as *ritten throu%h a series of +ractical *or1sho+s, *ith hands on inole)ent fro) trainees and

olunteers. /he use of +artici+atie techniues +roided the o++ortunities for )uch dee+er debate

*hich be%an to identify that the real issues *ere about the +o*er of the bi% +layers to decide the

future of our area, and the lac1 of control by local co))unities oer decision )a1in%. /he &RB$

+ro%ra))e that resulted fro) the F Pro


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4und a nu)ber of inesti%ations ? findin% local solutions for the issues that local +eo+le hae

identified as i)+ortant 5e.%. trans+ort, eniron)ent, e)+loy)ent N trainin%6 and deelo+

lon% ter) strate%ies to address these

/he fact that local co))unities hae been e)+o*ered to co)e to%ether and reach consensus on this

issue has been the real benefit of usin% +artici+atie a++roaches in co))unity re%eneration. /he Get

&et for CitiSenshi+ Pro%ra))e continued to use +artici+atie a++roaches throu%hout the +ro%ra))e

to inole and ins+ire local +eo+le.

/he Cree1side Rene*al &in%le Re%eneration Bud%et bid for %oern)ent fundin%, inolin% Green*ich

and 3e*isha) Councils, other +riate and +ublic +artners and local co))unity %rou+s, *as successful

and started in A+ril "99$. -t has funded the Cree1side Greenin% and Cleanin% Pro


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oluntary and co))unity or%anisations for actiities *hich benefit residents *ithin the De+tford

Challen%e /rust area. /he /rust ai)s to i)+roe the uality of life for +eo+le *ho lie and *or1 in

De+tford, throu%h infor)ed and strate%ic %rant?)a1in%. -ndiidual /rustees are no)inated by the

follo*in% or%anisations: De+tford Co))unity 4oru) 5 trustees6, De+tford /enants and Residents

Association, Golds)iths Colle%e, 3e*isha) Colle%e, 3ondon Borou%h of 3e*isha), >etro+olitan

Police &erice and Citiban1.

Recent &)all Grant a*ards include:

M",#00 for the Af%han Co))unity 8r%anisation *ho +roide )other ton%ue and curriculu)

su++ort to Af%han children in the De+tford area.

M,000 for De+tford Action Grou+ for the (lderly. EDAG( runs a EPo+?-n centre, *here

isolated older +eo+le can )eet, 1ee+ actie, and receie adice *ith their benefits, for

e=a)+le.

M#,000 for Asian 4a)ily N @outh 3in1 to*ards an inter?%enerational health +ro


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3i1e the ori%inal conce+t for the estate, the action +lan *as radical in that it inoled the residents,

Council officers, architects and +lanners. All *ere as eually inoled in thin1in% throu%h the +lannin%

+ro+osal. /he +ro+osal eentually +ut for*ard and a%reed inoled ery little de)olition. hat *as

finally a%reed, follo*in% co))unity inole)ent, *as refurbish)ent of e=istin% buildin%s. /he only

de)olition *as of one bloc1 of flats ? >erric1 ouse of flats, located in the central area of the

estate. /he +ro+osed re+lace)ent *as to be ne* social housin% of fourteen '?bed houses and four ?

bed houses. /he e=istin% Co))unity Centre and e=istin% sho+s *ere to be de)olished, and a ne*

Co))unity Centre and %round leel sho+s built. /he ne* houses *ere to hae their o*n enclosed

%ardens. /his *as seen as a +lus for the estate as none of the e=istin% flats on the estate had %ardens.

ust *hen the sche)e should hae reached co)+letion, it all be%an to fall a+art. /he Council,

3e*isha), clai)ed it had run out of )oney. -t could no lon%er afford refurbish)ent, the bloc1s left

*ere not *orthy of refurbish)ent. e* architects *ere a++ointed, *ith no in+ut fro) the tenants.

Aragon (Sale and ecantation)

As +art of the *ay to fund *ider area re%eneration, Ara%on /o*er *as sold by 3e*isha) Council to

Ber1eley Grou+, in 00 for M"".# )illion. /he ne%otiation *as conditional u+on acant +ossession

and +lannin% +er)ission for a further fie floors of %laSed +enthouses. /his )oe into the +riate

sector left the residents of Ara%on dis+ersed throu%hout 3e*isha) into other social housin% sche)es

in the borou%h and %ien about M"#00 each in co)+ensation.

Des+ite the hu%e su)s of council )oney ridin% on the +er)ission, 3e*isha)s Plannin% Co))ittee,

led by chair Councillor /erry &cott, o+ted to defer +er)ission for $ *ee1s *hilst the deelo+erBer1eley )et *ith estate actiists. /his ne%otiation led to the re)oal of the Eca++ucino dec1 5a first

floor terrace *here +eo+le fro) the to*er could sit out but others could not access6 fro) the +lans,

the %rantin% of the )eSSanine floor on a 999?year +e++ercorn lease to Pe+ys Co))unity 4oru), and

a %eneral o+enin% u+ of the area around the to*er.

Co)+leted in the &u))er of 00$ by Ber1eley o)es 5(ast /ha)es6, +art of the Ber1eley Grou+

oldin%s +lc, Ara%on /o*er has *on nu)erous industry a*ards. Desi%ned by Rolfe udd Architects

and built out by A+e= Construction, Ara%on /o*er re+resents one of the first lar%e scale to*er

bloc1 re%eneration +ro


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3oo1in% U+ at the Ara%on /o*er

yde ousing

yde ousin%, a Re%istered &ocial 3andlord, bou%ht a lar%e +art of the rest of the estate fro) 3B

3e*isha) for M$.#). *ith ousin% Cor+oration su++ort they hae built attractie ne* courtyard?

ty+e flats althou%h the adertisin% has consisted of i)a%ery directed at thirty?so)ethin% E@u++ie and

EDin1y cou+les#.BP/ Partnershi+ *ere the architects and )aster?+lanners. /he sche)e has been

constructed oer three +hases and +roides $0 ne* ho)es of )i=ed tenure, includin% s+acious

a+art)ents and houses. &ustainability and connectin% +ublic real) s+ace, *hile )a=i)isin% the uniue

and historical location of the residential deelo+)ent *as the 1ey ob


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Ri!erside S"emes

illenium *uay

8n the lar%e for)er Po*er &tation site, no* 1no*n as >illenniu) uay, at the )outh of the Cree1,

occu+ied by )arine industry for #00 years, a dreary deelo+)ent *as only a little enliened by the

statue of Peter the Great$or%anised by Graha) Cornec1 the then )aeric1 local icar of &t icholas

Church 1no*n affectionately as the Eirreerend reerend and, occasionally, the Eloose canon. /he

deelo+er 4airie* +laced all the affordable housin% at the bac1 of the site, hidden fro) the rier

ie*s by the stee+ly risin% storeys of the +riate sale bloc1s. -t is testi)ony to the rootedness of the

icar, church*ardens and con%re%ation at &t icholas Church that they o+ened a ne* %ate in their

$Peter the Great holds historical reference to the uay, then doc1lands, as he s+ent ti)e there in

"$9! learnin% about shi+buildin% at the in%s Doc1yard.


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historic *all to allo* their ne* nei%hbours access to the refurbished church %ardens. /he +o*er

station had a su+erb 00) landin% sta%e, *hich *as short?listed for >illenniu) lottery fundin% for

restoration as +ublic o+en s+ace *ith leisure use, but turned do*n *hen illeniu) uay

Con$oys

/his lar%e site ta1es u+ a++ro=i)ately half of 3e*isha)s Rier /ha)es fronta%e. harf uses ceased

on this site in &e+te)ber "999. /he o+tion +resented for this site in the &ite Allocations -ssues and

8+tions +a+er reflected an e=istin% outline +lannin% a++lication for a )i=ed use deelo+)ent. /he site

has been the sub


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Conoys harf >aster?+lan

/he e=istin% 8ly)+ia arehouse, a %rade -- listed buildin%, *ill be retained and refurbished to create

a 1ey land)ar1 buildin%. /he deelo+)ent *ill co)+rise of a )i=ed?use of actiities, includin%:

',#00 ne* ho)es, *ith '#O desi%nated for affordable housin%

sustainable business +ar1

cultural facilities

retail

e)+loy)ent

co))unity uses

(=tensie +ublic s+aces includin% the e=tended Ehi%h street, the rierside *al1, the )ain suare and

the creation of a historic route lin1in% the dry doc1 to &ayes Court Garden ia ohn (elyn ouse *ill

be incor+orated into the deelo+)ent./hree tall to*ers, ran%in% fro) $ to 0 storeys hi%h *ill create a sense of +lace and si%nal the

re%eneration of Conoys harf fro) surroundin% areas. /he buildin%s *ill res+ect the strate%ic ie*s

of &t. Pauls fro) Green*ich Par1.

Public trans+ort i)+roe)ents include a ne* bus serice lin1in% *ith surroundin% rail stations, a rier

bus serice and lin1s to the Green*ich aterfront /ransit &che)e. Chan%es to the local road

net*or1 are +ro+osed to i)+roe traffic flo* in the i))ediate area and i)+roe)ents to +edestrian

and cycle lin1s are also included.

A *aste recyclin% and re+rocessin% facility is +lanned, )aintainin% the co))ercial iability of the

*harf. /his *ill include rier use for the )oe)ent of )aterials to and fro) the site. 8ther rier?

related +lans include a boat?re+air yard, rierboat serice and )oorin%s.

/he deelo+)ent *ill also include a co))unity centre 5+otentially incor+oratin% an -/ facility, adult

learnin% centre, crLche, cafK and other co))unity;+ublic s+ace6, +ri)ary school and a GP health

centre.

Conoys harf: Urban Desi%n Princi+les

/here *ill be t*o 1ey a=es, one runnin% northsouth connectin% De+tford i%h &treet *ith the

/ha)es, and another runnin% east*est, connectin% the heart of the site *ith Groe &treet, alon%

*ith a nu)ber of secondary routes, +roide le%ibility and access across the site.

A nu)ber of deelo+)ent +arcels, defined by these +ri)ary a=es and secondary routes, are able to

be deelo+ed in sta%es and to acco))odate a )i= of land use, buildin% ty+es and scale of

deelo+)ent. /he deelo+)ent ran%es fro) four storeys at the ed%es of the site and builds u+ in

hei%ht as it )oes to*ards the *aters ed%e. /he +redo)inant )assin% of si= to ei%ht storeys

establishes the urban %rain, *hile three residential to*ers of $, ' and 0 storeys )ar1 the three

+rinci+al routes into the heart of the site and for) a dra)atic ne* settin% for the 8ly)+ia

arehouse and the )ain suare.


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8ther strate%ies include Efrin%e 1nittin% throu%h a series of s+ecifically desi%ned res+onses of aryin%

hei%ht lin1in% and inte%ratin% the ne* deelo+)ent to the *ide ariety of ed%e conditions o+ened u+

throu%h the re)oal of the boundary *all.

A series of E%ate*ays into the site are identified *ith distinctie corner treat)ents, *hile a

E+er)eable %round )eans that all buildin%s, es+ecially alon% )ain routes, front onto streets and +ublic

s+aces and hae actie uses to the %round floor. /his allo*s a hi%h de%ree of fle=ibility and

+enetration, thereby encoura%in% +edestrians to use the site to its fullest e=tent.

/he )aster+lan includes the creation of a nu)ber of i)+ortant ie*s and istas that celebrate local

historic land)ar1s such as the 8ly)+ia arehouse and the Double Dry Doc1, as *ell as those

outside the site such as &ayes Court Gardens and the &hi+*ri%hts Palace. -n the *ider conte=t, ie*s

to Canary harf to the north, De+tford i%h &treet to the south and Green*ich to the east *ill be

o+ened u+ by the deelo+)ent and *ill add isual interest and connectiity to the broader conte=t

and historic settin%.

-)a%e of Pro+osed Conoys Deelo+)ent

5source: Ro%ers, &tir1, arbours and Partners6

5source: Ro%ers, &tir1, arbours and Partners6


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8utline +lannin% a++roal for a )aster+lan, desi%ned by RRP, *as %ranted by the 3ondon Borou%h of

3e*isha) in >ay 00# 5subayor and the Goern)ent 8ffice for 3ondon and

the si%nin% of a s"0$ a%ree)ent6. /oday, the Greater 3ondon Authority has still to %rant +er)ission. -f

e*s -nternational succeed in %ainin% +lannin% +er)ission then the site *ill be sold to a subsidiary of

Cheun% on% oldin%s for M"00)illion. /he su++osedly confidential sales a%ree)ent dated "' >ay

00# can be +urchased fro) > 3and Re%istry for M$ by +ost 5or do*nloaded for M'6 *here it is

filed a%ainst title nu)ber &G397#'7.

Alternatie Jisions: Conoys 8++ortunity

3ocal co))unity %rou+s, businesses and churches in De+tford, and beyond, hae and are ca)+ai%nin%

under the banner of Conoys 8++ortunity to hae the current a++lication refused and the

safe%uardin% order u+held. 3ondon is e=ce+tional a)on%st )aayor Boris

then Conoys 8++ortunity *ill as1 aSel Blears to call?in the a++lication for a )inisterial decision

5after a +ublic inuiry6 5source: i1i+edia6.

Paynes and Borth*ic1 harf

Plannin% Per)ission and 3isted Buildin% Consent *ere %ranted in une 00$ and oerturned by i%h

Court &e+ 00$, %ranted a%ain A+ril 007.

3ocation of Paynes and Borth*ic1 harf

5source: +aynesandborth*ic1.co.u16

7&eehtt+:;;en.*i1i+edia.or%;*i1i;ConoyO7sXharf

and htt+:;;***.co))unities.%o.u1;tha)es%ate*ay;oerie*;london;le*isha);conoys*harf.
http://en.wikipedia.org/wiki/Convoy's_Wharfhttp://en.wikipedia.org/wiki/Convoy's_Wharfhttp://www.communities.gov.uk/thamesgateway/overview/london/lewisham/convoyswharf.http://en.wikipedia.org/wiki/Convoy's_Wharfhttp://www.communities.gov.uk/thamesgateway/overview/london/lewisham/convoyswharf.


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Paynes and Borth*ic1 Re%eneration

Desi%ns hae been uneiled for a ne* residential deelo+)ent in south east 3ondon2s creatie hub,

*hich )i=es culture and lifestyle in a sche)e that co)bines slee1 )odern architecture *ith +eriod

restoration. Paynes N Borth*ic1 hares on the Rier /ha)es at De+tford, est Green*ich, *ill

+roide ne* art and *or1s+ace a)enities for local creatie talent as +art of a )i=ed?use deelo+)ent

+roidin% #7 a+art)ents. -t features a brand ne* an "!?storey to*er, to%ether *ith the retained and

restored -talianate arches of Paynes harf. Desi%ned by Assael Architects, it *ill o+en u+ the

rierfront to the +ublic, reinstatin% the historic route of >iddle ater%ate. /he deelo+)ent offers a

co)bination of one?, t*o? and three?bed flats, +lus to+ floor +enthouses, in addition to ten lie;*or1

units, located in Green*ich. Paynes N Borth*ic1 hares is one of a nu)ber of re%eneration

sche)es that are )ar1in% De+tford2s renaissance. /hese include the nearby Conoys harf )i=ed?

use deelo+)ent *hich *ill brin% a ran%e of ho)es, businesses and a)enities to the locality as +art of

a )a


24/43

ibrant +ublic real) and delierin% aluable ne* co))unity facilities. /he "00,000)Y deelo+)ent

co)+rises 9! residential units 5includin% '#O affordable units6 and 7,"00)Y of co))ercial s+ace,

includin% retail, bars, restaurants, cafKs, a crLche, )edical facilities, desi%n studio *or1sho+s and also a

herita%e )useu). /he sche)e )eets current G3A reuire)ents for "0O rene*able ener%y.

+hat o! the +ealthier ,ncomers-

Ara%on /o*er co))unity site is run by the co))unity of Ara%on /o*er and is not related in anyfor) to Ber1eley o)es or 4 )ana%e)ent. /here hae been efforts to su++ort the for)ation of

the Residents Association. /here is already a >illeniu) uay Residents Association see

htt+:;;***.)ra.co.u1

8ne&(! has a ery actie Residents Association, *or1in% in a t*o?tier syste). /he 8ne&(! or1in%

Grou+ holds Residents )eetin%s to collect ie*s and issues fro) residents and then )eets *ith

County (state >ana%e)ent and &t a)es o)es to +ut discuss these issues. >inutes and further

infor)ation can be found in the Residents Association section of the foru)s.

htt+:;;***.onese!residents.co)

#nland De!elopment

ept!ord +har$es

At the north easterly corner of the Groe &treet site 5by 8=estalls Road6 a for)er Pa+er Ba% 4actory

has been conerted to a+art)ents. >ost of the Groe &treet site ho*eer is occu+ied by industrial

units, includin% a substantial brea1ers yard, un+o+ular *ith local residents due to the noise created by

the brea1ers yard 5o*ned by GD >etals6. 8ther buildin%s include a +ub and the 3a* Brothers unit in

the old cha+el *hich *as leased by Pe+ys Co))unity 4oru). 8n the (elyn &treet fronta%e is a &hell%ara%e and &ainsburys 3ocal and a series of s+aces occu+ied by a car auction lot, a car *ash and an
http://www.mqra.co.uk/http://www.onese8residents.com/http://www.mqra.co.uk/http://www.onese8residents.com/


25/43

off?license. Jarious e)+loy)ent sites on Groe &treet are bein% accu)ulated by a deelo+er 5City

and Proincial Pro+erties6 oer the last ?' years. A +lannin% a++lication is e=+ected in )id?009.

8=estalls Road >(3

/his substantial area bounded by 8=estalls Road, Groe &treet, Dra%oon Road and (elyn &treet

5A006 has +re)ises and land of *idely aryin% uality and use. /hese include a )etal recyclin% fir)

the noise fro) *hich has resulted in co)+laints fro) nei%hbourin% occu+iers on the Pe+ys (state and

+roides a +oor eniron)ent for nearby residential uses. 8ther uses include: haula%e, Car Auctions, a

+etrol fillin% station and )ini?su+er)ar1et, car re+air etc. /he site in the +ast has been in fra%)ented

o*nershi+ *hich has +recluded a co)+rehensie a++roach to its deelo+)ent and )ana%e)ent.

Co)+rehensie redeelo+)ent *ould +roide an o++ortunity to radically i)+roe the social, +hysical

and econo)ic uality of the area, benefit local residents by re)oin% eniron)entally unfriendly uses,

an increase in the nu)ber of i=ed Use ()+loy)ent 3ocation at Plou%h

ay. /his could +roide coherence, +hysical lin1a%es and inte%ration to a lar%e area of the north of

the borou%h that is inaccessible and +hysically forbiddin%. /he site is li1ely to be conta)inated

throu%h arious industrial uses and the )aterial used to fill the course of the for)er &urrey Canal.

/he re)ains of the for)er &urrey Canal Brid%e obscure si%htlines on (elyn &treet;Dra%oon Road for

onco)in% traffic restrictin% access fro) Dra%oon Road fro) Groe &treet only. /he reie* identified

that oerall this site is in +oor condition, *ith )any buildin%s in +oor re+air, and *as under used *itha lo* e)+loy)ent density. &o)e uses on the site *ere the sub


26/43

-llustratie >aster Plan for 8=estalls Road


27/43

/a=i >aintenance on Groe &treet

Jie* of the Brea1ers @ard fro) 8=estalls Road

Jie* &outh to Groe &treet 5and the 8=estalls Road site6


28/43

De+tford hares 5-nitial /hou%hts for a >aster?Plan for the 8=estalls Road &ite6

a*1insZBro*n architects and desi%ners hae been a++ointed by the land?o*ner and deelo+er City

N Proincial +lc to +re+are a )aster?+lan for the .a site in De+tford 5CNP o*n all but the &hell

%ara%e6. /he +ro+osals sho* the +otential for a %enerous *ater body at the heart of this substantial

site, a "st Century harf, offerin% isual and +hysical a)enity *ith o++ortunities for recreation,

ecolo%y and sustainability. 3in1s *ith the ada= 4ordha), alcro* and C&a

hae been a++ointed to loo1 at eniron)ental issuesW sustainability, hydrolo%y and ecolo%y. Jarious

strate%ies are bein% considered in res+onse to the >ayor2s a)bitions to achiee carbon neutrality on

ne* deelo+)ent sites. 4or so)e initial s1etchesri%ht clic1 for s1etches of De+tford hares

The #ld Seager istillery

/he site, bet*een the to+ of Broo1)ill Road and De+tford Broad*ay 5i=ed Use Deelo+)ent. /he buildin%s on this site in a hi%h +rofile location ad


29/43

8ld &ea%er Distillery &ite Artists -)+ression

5source: htt+:;;***.)edhosted.co.u1;inde=.+h+;)ain;de;co)+leted;9;06

St ames/"A e$elopments (#neS'0 and Silkworks)

8ne&(!, deelo+ed by &t a)es o)es and desi%ned by architects R>A, is a ne* urban uarter

co)+risin% a+art)ents, lie;*or1 units, a E+oc1et +ar1, sho+s, offices, restaurants and a %y). Durin%

the +lannin% +hase, discussions *ere held bet*een &t a)es o)es and /he &te+hen 3a*rence /rust

*ith a ie* to incor+oratin% an educational facility *ithin the deelo+)ent. As a result &t a)es

o)es %ifted the /rust an adA are also res+onsible for &il1*or1s 5sli%htly &outh (ast of the 8ne &(! site6 an

i)+osin% nine?storey, ten leel a+art)ent buildin%. /he ai) is for this to be a fla%shi+ of )odern

desi%nW a buildin% of architectural )erit and a +leasurable eniron)ent *hich is both fle=ible and

dierse for residents to en


30/43

&olar Panels on Roof: /hese *ill +reheat *ater bein% fed into the central boiler to the

reuired te)+erature before distribution to the a+art)ents. /his +roides a C8 sain% of

a++ro=i)ately "0O.

Bro*n Roof: Benefits include reduction of stor) *ater run offW reduction of heat loss fro)

the buildin% in *interW reduction of internal buildin% te)+erature in su))erW reduction in

ener%y costs.

i%h 3eels of -nsulation: /he e=ternal *alls, *indo*s, %round floor, roof and hot *ater

cylinder are hi%hly insulated reducin% heat loss. -n addition the *indo*s use a 3o*?( clear

%lass *ith a thin, trans+arent )etal?o=ide coatin% *hich hel+s bloc1 the transfer of radiant

heat.

Creekside 1illage

Cree1side 3ocal ()+loy)ent 3ocation;Cultural uarter

Cree1side falls *ithin the De+tford Cree1;Green*ich Rierside 8++ortunity Area as defined in the

(ast 3ondon &ub Re%ional Deelo+)ent 4ra)e*or1 5Greater 3ondon Authority6. /his includes

%uidelines for an increase in the nu)ber of


31/43

a++lication )a1es so)e )inor chan%es, but does not funda)entally chan%e the oerall desi%n of the

deelo+)ent.***.thecree1sideilla%e.co)

3ocation of Cree1side Jilla%e

5source: >ulti)a+.co)6

Green*ich Jilla%e (ast, artists i)+ression

5&ource: &uire and Partners hold co+yri%ht, found on s1yscra+erne*s.co)6
http://www.thecreeksidevillage.com/http://www.thecreeksidevillage.com/http://www.thecreeksidevillage.com/


32/43

&un and ent harf >(3

&un harf and ent harf are t*o conti%uous sites bordered on the *est by Cree1side and on the

east by De+tford Cree1. ent harf is at the north end of the site and is ad


33/43

Deptford Town Centre Regeneration Programme

#$er$iew

/he +referred o+tion in the Core &+atial &trate%y Preferred 8+tions is to +roceed *ith o+tion to

)odify the boundary of the De+tford /o*n Centre boundary to include a cultural area, and an

additional +arcel of land to the north of the boundary to fortify and i)+roe the uantu) of retail

*ithin the to*n centre 5"6 as detailed in 4i%ure F.

"egeneration

/his is a council?led initiatie *hich *ill transfor) the area around De+tford i%h &treet. /his fla%shi+

+ro%ra))e *ill create a ne* ciic focus for De+tford and *ill )a1e the area an een better +lace to

lie, *or1 and learn. /he hi%hly innoatie +lans co)bine a ne* +ublic library and council access +oint

)a1in% it easier for local +eo+le to contact frontline council serices. A )odern cafK *ill +roide a

ibrant )eetin% +lace and a rebuilt /ide)ill &chool *ill beco)e a ne* hub of co))unity learnin%. /he

rebuilt school and ne* library *ill be fronted by a hi%h uality +ublic s+ace, includin% an e=tended and

i)+roed Giffin &uare. e* ho)es, ne* *or1 units and ne* +ar1in% facilities *ill stren%then the

local econo)y and i)+roe business o++ortunities, buildin% on the areas re+utation for artistic

e=cellence.

Some o! the Town Centre Schemes

Giffin &treet Area Deelo+)ent/he redeelo+)ent is bein% led by /he 3ondon Borou%h of 3e*isha), %uided by a strate%ic )aster?

+lan deelo+ed in 00#. -t *ill inole the rebuildin% of a local +ri)ary school, i)+roe)ents to

residential buildin%s in the area, an additional s*i))in% +ool and fitness suite in the e=tended leisure

centre, a ne* +ublic suare ? Giffin &uare, studios for s)all businesses and a ne* Eone sto+

co))unity facility to be called De+tford 3oun%e, incor+oratin% a cafK, library, ball court, and

co))unity s+ace. /o ie* the )aster?+lan isit ***.le*isha).%o.u1;de+tfordto*ncentre

A ne* De+tford &tation and the associated deelo+)ent at De+tford Rise *ill co)+le)ent the

+ro+osals for Giffin &treet and *ill dra)atically i)+roe the uality of the local eniron)ent.

De+tford &tation and the De+tford Pro


34/43

et*or1 Rail rail*ay station. /he arches *ill house sho+s and %alleries, *hile a ne* +ublic suare *ill

be ne=t to a +lanned Richard Ro%ers residential deelo+)ent. &oon, De+tford /rain &tation *ill be

rebuilt. hen it is co)+lete, *or1 *ill start to transfor) the area that *as the ori%inal rail*ay yard.

A ne* and i)+ortant +ublic s+ace *ith a *ee1end creatie industries )ar1et, sho+s and %alleries *ill

for) a ne* heart to De+tford i%h &treet usin% the ori%inal rail*ay arches and restorin% the carria%e

ra)+ to its for)er %lory. (entually a ne* residential buildin%, desi%ned by *orld?fa)ous architect,

Richard Ro%ers, *ill be built at the bac1 of the carria%e ra)+ brin%in% ne* life to the area and

connectin% the ra)+ bac1 to the rail*ay line as it *as *hen it *as built as the first suburban rail*ay

station in 3ondon in "!'$. /he M#) inest)ent in a re+lace)ent De+tford station and

i)+roe)ents to the listed carria%e ra)+ *ill +roide a safer, accessible and )ore *elco)in%

eniron)ent. e* sho+s and a +ublic +iaSSa *ill attract )ore isitors to the area, boostin% the local

eniron)ent and econo)y. /he +ro


35/43

5source: htt+:;;***.studio)yerscou%h.co)6
http://www.studiomyerscough.com/http://www.studiomyerscough.com/


36/43

Some $o!el %pproa"es to Regeneration

Li2uid Culture

3iuid Culture ai)s to *or1 *ith local co))unities3 G8s and researchers, +roidin% adice on

co))unicatie ecolo%ies and technical and le%al infrastructure in su++ort of cultural +ro


37/43

#ther Acti$ity o! ,nterest

Cree1side is a uniue and co)+le= area co)+rised of oer #7 se+arate freeholds, cou+led *ith

dierse natural and cultural resources. Althou%h a nu)ber of %ood desi%n fra)e*or1s hae been

+roduced, there is no e=istin% )echanis) *hereby an inte%rated desi%n res+onse can be deelo+ed,

tested, consulted on and


38/43

%ppendi"es

Strategic 'mployment Locations in ept!ord

&urrey Canal &(3

/he &urrey Canal area is in the north of the Borou%h bet*een (elyn &treet and e* Cross Road.

/he site includes *aste +rocessin% and transfer facilities includin% the Councils Ciic A)enity &ite, a

co)bined heat and +o*er station, and other *aste transfer and recyclin% actiities. /here is the

+otential for )ore of these uses to be concentrated at the &urrey Canal location. /he so called

E&il*ood /rian%le site is currently acant. /he )ain access to this site is currently ia the *aste

+rocessin% sites on 3and)ann ay off &urrey Canal Road. /he central core of the area 5&urrey Canal

Road6 is sericed ia -lderton Road fro) the 8ld ent Road 5A6, *hich +asses throu%h the e=tensie

industrialised areas of the &(3 *ithin the ad


39/43

&ite ". aste /ransfer &ites around 3and)ann ay includin% &outh (ast 3ondon Co)bined eat and

Po*er &tation, in1croft &1i+s, Ciic A)enity &ite, British harf and Ge)ini -ndustrial (states,

&il*ood /rian%le

&ite (liSabeth -ndustrial (state, uno ay -ndustrial (state, 3e*isha) Jehicle Pound and rail*ay

lands at uno ay and Coldblo* 3ane

&ite ' Bolina Road 5(nter+rise -ndustrial (state6

&ite A+ollo Business Centre and other industrial +re)ises on /rundleys Road

&ite # De+tford /radin% (state and other industrial;office +re)ises on Blac1horse Road, 8cean

harf, Grinstead Road and (elyn &treet.

/he +referred o+tion for &ites ", , and # 5not 8cean harf and Grinstead Road6 is 8+tion "

retention *ithin the &trate%ic ()+loy)ent 3ocation. /hese sites *ere considered to +erfor) the

core function of the &trate%ic ()+loy)ent 3ocation, due to their a++ro+riate +hysical location )any

of *hich are located behind rail*ay e)ban1)ents and iaducts, the nature of the uses on these sites,

and their +otential to locate *aste functions.

/he +referred o+tion for &ite ' Bolina Road 5(nter+rise -ndustrial (state6 and &ite # 5+art6 Grinstead

Road;8cean harf &ite is 8+tion to +ro+ose alternatie uses 5see >i=ed Use ()+loy)ent Areas6.

&ite ' Bolina Road is a s)all +ur+ose built industrial estate adill*all 4ootball &tadiu). Car

re+air uses and s)all stora%e;*arehousin% facilities +redo)inate. /he Council considers that the

stadiu) and ad


40/43

orth 3e*isha) *hich is +oor in eniron)ental uality. /his site *hich is also close to +ublic

trans+ort at &outh Ber)ondsey &tation is considered to be i)+ortant in achiein% re%eneration ai)s

for orth 3e*isha). &ite # is +artly acant and +resents a +oor uality eniron)ent on an i)+ortant

site adi=ed Use ()+loy)ent Area *ould increase the e)+loy)ent

contribution fro) the site, re)edy the obious disadanta%es to the eniron)ent, and )a1e a

+ositie contribution to the street scene.

Appendi4 56 Local 'mployment Locations

Plou%h ay 3ocal ()+loy)ent 3ocation

/his site co)+rises )odern industrial and office buildin%s *hich are suitable for continued use. /here

hae been so)e co)+laints fro) residents in relation to the ni%ht o+eration and delieries to the

)anufacturin% facility on the site. /his is currently under reie*. /he e=istin% businesses are

considered to )a1e an i)+ortant contribution to the local econo)y and


41/43

*hich are co)+atible *ith the location. 8ne bus route +asses close to the site and the area is *ithin

a++ro=i)ately "0 )inutes *al1 of e* Cross rail*ay station. /he site re+resents an o++ortunity to

i)+roe connectiity throu%h the area, rene* business uses on the site, and also +roide an ele)ent

of residential deelo+)ent. /here could be o++ortunities to rene%otiate or redesi%n the deliery

access to the buildin%s on Childers &treet ia the access road to the rail*ay arches. /he older

industrial buildin%s on Childers &treet re+resent a +ositie and char)in% ele)ent to the built

eniron)ent and its loss *ould cause a chan%e in the local historic character and street scene. /he

Council *ill reuire a co)+rehensie redeelo+)ent of this site based on a >aster+lan. Deelo+)ent

should ta1e )easures to reduce the seerance caused by the rail*ay lines traersin% the site, by the

use of i)a%inatie desi%n solutions, and +roide throu%h routes to enable the lin1in% of the site to the

*ider area. /his *ill reuire ne%otiation *ith et*or1 Rail and &+acia 5or their successors6 to ensure

the a++ro+riate handlin% of the business;*arehousin% units in the rail*ay arches, and their continued

functionin% in business;industrial;*arehousin% use. ()+loy)ent uses should +roide acco))odation

for creatie uses and ne* s)all business units. Any ne* deelo+)ent should )a=i)ise the

e)+loy)ent contribution on the site. Any +ro+osed lie;*or1 deelo+)ents on this site *ould need

to be considered on their )erits and de)onstrate that a++ro+riate desi%n and )ana%e)ent )easures

hae been underta1en to ensure their continuance in business use. (=istin% buildin%s in the Ar1lo*

Road and Childers &treet areas are considered to be ca+able of re?use and refurbish)ent and

a++lications for their redeelo+)ent *ill need to de)onstrate that such a co)+rehensie a++roach

*ill delier si%nificant benefits beyond their retention.

Plou%h ay >(3/his area has a )i=ture of sites, +re)ises and uses as follo*s: 4or)er &alter Pa+er or1sW /rans+ort

yards and acant sites on @eo)an &treetW -nsulcrete or1s co)+risin% of ti)ber yards and assorted

s)all co))ercial buildin%sW &)all co))ercial buildin%s on Croft &treetW Cannon harf Business

Centre, a for)er laundry conerted to s)all business units. (arl Pu)+in% &tation 5*ater utility6. /he

+otential of this +art of the area to re)ain in co))ercial and industrial use has been constrained by

ne* residential deelo+)ent on the boundaries of the area +articularly alon% Croft &treet and Plou%h

ay. /he Council *ill be see1in% a co)+rehensie redeelo+)ent of this site to ensure that aluable

e=istin% occu+iers can be re?acco))odated in a++ro+riate locations *ithin the >i=ed Use

()+loy)ent Area, and to ensure that the o++ortunities +resented by the deelo+)ent to lin1

deelo+)ent of the course of the for)er &urrey Canal as a landsca+e;*ater feature at 8=estalls Road

are ta1en. 3ondon Plan +olicy C.'0 e* canals and canal restoration su++orts the restoration of the

for)er &urrey Canal runnin% throu%h the site. /he reie* concluded that on balance redeelo+)ent

that *ould increase the intensity of uses, +roide a %reater )i= of business uses, and re+lace so)e of

the e=istin% buildin%s *ith )odern facilities, to%ether *ith residential deelo+)ent *ould )eet the

Councils ob(3


42/43

/his includes the follo*in% sites and +re)ises: the (nter+rise -ndustrial (state Bolina Road *hich is a

s)all +ur+ose?built estate *ith %ood sericin%, *ith rail*ay e)ban1)ents to the east and north and

the >ill*all &tadiu) to the east. Car re+air uses +redo)inateW the &toc1hol) Road area *hich for)s

the southern boundary to the >ill*all &tadiu) area and co)+rises a stri+ of land lar%ely ta1en u+ by a

lar%e *arehouse;factory buildin%W the (=celsior (state in the Rollins &treet area to the south of &urrey

Canal Road *hich co)+rises a )i= of industrial ;*arehousin% buildin%s. &o)e older style )ulti storey

*arehouse buildin%s hae receied +lannin% +er)ission for lie *or1 units, introducin% a residential

ele)ent into this location. /he *estern +ortion of the Rollins &treet area is ta1en u+ by a ti)ber

)erchant 5e*sons6 and the area is bounded to the south by a housin% estateW the 8rion business

Centre *hich is a self contained +ur+ose built business centre *ith %ood sericin% off &urrey Canal

Road. -t is surrounded by rail*ay iaducts to the east and *est and to the south by &urrey Canal

Road and beyond is a housin% estate. /he functionin% of the 8rion Business Centre *ill be affected by

the arrial of Phase of the (ast 3ondon Rail*ay and the +ro+osed ne* station at this locationW

>ill*all 4ootball stadiu) and other buildin%s in leisure use. >ill*all 4ootball &tadiu) has the +otential

to for) the core of a ne* location in orth 3e*isha) in an area lar%ely deoid of identifiable

features such as local centres, and co))unity and leisure facilities. /he stadiu) is difficult to access

fro) the rest of the borou%h and the o++ortunity should be ta1en in case of deelo+)ent of the

surroundin% sites as listed aboe to increase its +rofile and lin1a%es. >any of the uses in the industrial

buildin%s at this location are lo* in intensity, and so)e of the buildin%s are +oor uality. /here are

so)e attractie older *arehouse;industrial buildin%s that could be enhanced and contribute to the

oerall urban uality of the site. 8++ortunities *ould need to be ta1en to create a +edestrian friendly

eniron)ent, raise the +rofile of &urrey Canal Road as a bus and cycle route and create areco%nisable identity for the area. /he site is close to &outh Ber)ondsey Rail*ay &tation and

therefore connections in to the centre of 3ondon are %ood, althou%h the southern and eastern +arts

of the area are less *ell sered. /he +ro+osed (ast 3ondon Rail*ay and station on &urrey Canal Road

*ill +roide i)+roed +ublic trans+ort accessibility to this +art of the site and the deelo+)ent of the

&urrey Canal Road area should contribute to delierin% i)+roe)ents to +ublic trans+ort

infrastructure and serices. /his is has the +otential to be a sustainable location to +roide hi%h

uality dense deelo+)ent. /he 8rion business centre functions *ell, but it is considered that the

o++ortunity re+resented by the ne* +ublic trans+ort facilities should be ta1en to increase the density

and intensity of the uses offered by the site in order to co)+le)ent and increase the centre of %raity

that *ould be offered by the deelo+)ent at >ill*all. /he site is +hysically isolated by rail*ay iaducts

and the +hysical eniron)ent is +oor uality, and reuires intensie inest)ent. /he i)a%e of the area

is +oor and uninitin%. Deelo+)ent *ill need to act to counter these +hysical constraints. Public

/rans+ort alon% &urrey Canal Road is non e=istent. /he Preferred 8+tion is to a)al%a)ate these

sites into one site desi%nation to enable deelo+)ent of the area to be considered on a

co)+rehensie and inte%rated basis.

Grinstead Road >(3


43/43

Grinstead Road has direct access to the A00 ia residential +ro+erties and is o++osite De+tford

Par1. /he *estern boundary is +roided by a rail*ay iaduct *ith rail*ay arches. /his site co)+rises

a relatiely )odern acant t*o storey office bloc1 5Par1side ouse6 althou%h it is in +oor condition

and has been acant for so)e years. /he car +ar1 for the office bloc1 is no* used as a scaffoldin%

yard, *hich li)its the +otential re?use of the buildin%. 8ther buildin%s include arious stora%e and

*arehousin% buildin%s and the e+tune Che)ical or1s on Canal A++roach. -t is understood that

the site is conta)inated. 4ollo*in% a reie* of sites as +art of the ()+loy)ent 3and Reie*, it is

considered that this site 5+art of *hich has been acant for a nu)ber of years6 should be released for

)i=ed use deelo+)ent in accordance *ith re%eneration ob

regeneration in deptford london

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