Policy information sourced from the Barking & Dagenham Local Plan

SPP2 Thames Riverside

7.

In this area there is indicative capacity for 14,294 new homes and approximately 288,866 sqm additional industrial floor space in the Plan period. Buildings up to 50 metres in height could be appropriate in this area.

8.

This policy allocates the following sites as identified on the Policies Map (with fur ther details and requirements for individual sites available in the site proformas in Appendix 2 and in the Housing Trajectory in Appendix 4):

Subject to the right conditions coming forward (see policy SPP2), site CF-Castle Green would be suitable for new major housing development with capacity for around 7,000 homes. We estimate around 450 of these could come forward during the Plan being. Currently, the site is being retained as SIL, maintaining or increasing rail freight capacity across the rail sites within Castle Green.

9.

The Castle Green Masterplan will also provide fur ther details on how we intend to bring forward a Gypsy and Traveller site within the Castle Green area, including a more specific location and principles for site design, in line with Policy DMH 6. The monitoring of industrial land and any reprovision required will be key considerations and will require ongoing engagement with the GLA.

Barking Riverside Transformation Area (as shown on the Policies Map)

10.

To deliver our vision development proposals should be consistent with the principles listed below.

  • A comprehensive and co-ordinated residential-led redevelopment of Barking River side, by wor king collaboratively with Barking River side Limited and Transport for London to provide significant transport infrastructure including:
    1. the extension of London Overground services;
    2. the extension of Thames Clipper services;
    3. significant investment in bus services;
    4. on-site walking and cycling infrastructure; and
    5. potential river crossing with the London Borough of Bexley
  • Intensifying residential, commercial and leisure development in the new District Centre.
  • On-site social infrastructure projects that create capacity for additional new homes and accelerate delivery, enabling new primary school provision.
  • Sustainable places that create a new local identity and distinctive character within the area, each defined by location, density, form and materiality. Provide a sensitive design response to the river side and focus on higher density development and taller building forms within the new District Centre and elsewhere where appropriate.
  • Strengthening the relationship with the adjacent Transformation Areas to ensure a comprehensive and joined-up delivery approach, par ticularly for infrastructure schemes such as school provision.
  • A central boulevard to create a central spine through the area with a dedicated bus-only route.
  • High-quality, new open space across the entire site, divided between public parks and a more natural landscape.
  • East-west green links connecting existing green infrastructure assets and:
    1. linking Barking Riverside to River Road;
    2. removing physical and perceptual barriers between Barking River side and Thames View Estate; and,
    3. prioritising access to the River side by opening up 2km of riverfront to walkways and cycle ways.
  • High-quality design that reflects the 10 ‘Healthy New Town Principles’ in development.

Castle Green Transformation Area (as shown on the Policies Map)

11.

Castle Green is an industrial area currently allocated as Strategic Industrial Land (SIL) but identified as a key Transformation Area to be developed during and beyond the Plan period to deliver new local and regional benefits. Castle Green has potential to deliver a major new community with circa 7,000 new homes, new jobs, suppor ted by community infrastructure and new green space. The eastern section contains the existing Euro-hub site with opportunities for enhanced rail/freight links from Europe and onward nationally across the UK by rail or road. Castle Green contains a substantial area of rail freight sites (Eurohub, Renwick Road Rail Terminal, Ripple Lane West Yard and Ripple Lane Stora sites), all with oppor tunities for intensification and future development building on their unique position with easy access to Europe and nationally.

12.

Development is currently blighted by the existing A13 Lodge Avenue flyover (see right) which severs the borough, dividing communities. The borough is working with key stakeholders (Government, TfL and Homes England) to examine options to replace the flyover, which is no longer fit-for-purpose and a safety hazard. Studies have considered a variety of options to address the physical severance caused by the A13 and improve transport links to the south of the borough as part of a comprehensive masterplan solution benefiting Castle Green and the wider London Riverside Opportunity area.

13.

The emerging conclusion from this work is that the most viable option is to proceed and replace the flyover with a new modern structure as part of new transport vision for the area, including a new improved junction at Lodge Avenue, new north-south green bridges to deal with the severance and the new Overground station at Renwick Road. This would form the centre of a new community built around sustainable housing, mixed industrial and rail freight logistics centres and new green space.

14.

The Masterplan SPD for Castle Green will also identify key infrastr ucture requirements and accommodate the delivery and phasing of A13 improvement wor ks necessary to provide suitable environmental conditions for residential use. Any proposals for the release of SIL or change of use within the Transformation Area is only to come forward in accordance with Policy DME1 and London Plan 2021 Policy E7 and should have regard to the approved Masterplan SPD and comprehensive delivery strategy. There should be no loss of rail freight capacity within the Castle Green area. Any change of use or development of the rail lands therefore has to be agreed with Network Rail, relevant land-owners and the rail freight operator.

15.

Acknowledging that the Eastbrookend Countr y Par k site cannot fully meet the needs of the LBBD 2020 Gypsy and Traveller Need Assessment, the Council has also identified Castle Green as a broader location for a Gypsy and Traveller site in the future, as directed by the Council’s Cabinet in May 2023. This area has been identified as a broader suitable location as the plans for the delivery of Castle Green are at an early stage and it is considered that this would provide an opportunity to incorporate a future Traveller site into the area through the development of a Masterplan SPD. The scale of the site allows sufficient flexibility to ensure that a future traveller site has residential and acoustic privacy and does not impact on wider residential amenity. This will require fur ther landowner engagement and feasibility work and will also require the release of SIL as part of a future Local Plan review.

16.

The Castle Green Masterplan will provide fur ther details on how we intend to bring forward a Gypsy and Traveller site within the Castle Green area, including a more specific location and principles for site design, in line with Policy DMH 6. The monitoring of industrial land and any reprovision required will be key considerations and will require ongoing engagement with the GLA. Thames Road Transformation Area (as shown on the Policies Map)

17.

To bring forward significant regeneration in the area including 2,000 new homes, an improved public realm and new social infrastr ucture, the Council is de-designating 14ha of land on Thames Road from SIL to Locally Significant Industrial Land (LSIS), and releasing 7.6ha of SIL on Thames Road for residential use. The new designations are reflected on the Policies Map.

18.

To deliver our vision, development proposals should be consistent with the following principles:

  • a thriving mixed-use neighbourhood characterised by a rich mix of industrial and commercial space alongside new homes, community uses, schools and open space, having regard to any relevant supplementary planning document for the area.
  • incorporate innovative typologies that intensify land use and maximise site potential, including multistorey industrial and co-located industrial and residential uses
  • provide high quality, mixed tenure housing for local people and working Londoners near to jobs, amenities and transport
  • create an improved streetscape and active frontages
  • deliver additional pocket squares and gardens high quality open spaces and green infrastr ucture to suppor t new and existing communities, a new mixed-use centre, plant new trees and ver tical greening to improve air quality and introduce new sustainable drainage systems
  • create a new legible identity and sense of place for Thames Road whilst retaining its distinctive industrial character
  • promote sustainable modes of transport including car lite and car free principles
  • have full regard to the consented scheme at Bar king Riverside and to engage with Barking Riverside Limited in the common interest of securing the benefits and comprehensive regeneration of the London River side and Strategic Opportunity Area (e.g., through attending the existing Barking Riverside Steering Group).
  • flood defences investment should focus on improved river frontage along the River Roding, realignment and landscaping along the River Thames
  • improved pedestrian and connectivity within and between the Transformation Areas through:
    1. establishing nor th-south green links including pedestrian and cycle links connecting Thames Road with the Ripple Greenway, Thames View, Barking Riverside Phase 1 development and Barking Centre
    2. creation of a river side walk along River Roding, with a pedestrian crossing at Mayesbrook and A13 underpass enhancements
    3. enhancements to pedestrian and cycle links between Thames Road, River Road and Bar king River side to River Roding
    4. establishing a new green link along the River Roding via Newham into Redbridge and to Wanstead flats v. in addition to the new station at Bar king River side, which opened in 2022, the area needs the planned second station at Castle Green to provide more public transport links.
  • The use of existing rail, maritime and river transport infrastructure should be maximised within the wider area and the Thames Estuary as a whole.

19.

The ILS identifies scope for areas of SIL in the Thames Road Transformation Area to become LSIS allowing for some fur ther co-location development. However, any proposals for the release of SIL or change of use within the Transformation Area is only to come forward in accordance with Policy SPP2 (and having regard to any relevant supplementary planning document for the area). Policy DME1 and London Plan 2021 Policy E7.

20.

Development proposals will be expected to demonstrate how they deliver comprehensive and co-ordinated redevelopment and accord with Area Policy SPP2 (and have regard to any relevant supplementary planning document for the area). Development proposals should include a statement setting out how they align with the strategy for the area.

For more information please see the Barking & Dagenham Local Plan