Solved in the sub­urbs

London Evening Standard (West End Final B) - ES Homes and Property - - The Growing City -

the Emi­rates air line board­ing point. A “poly­cen­tric city” de­pends on trans­port con­nec­tiv­ity

de­liver 10,000 homes on 300 acres around the cap­i­tal. It shows plans for over-the-sta­tion de­vel­op­ment at South Har­row, Turn­pike Lane, Mor­den and Burnt Oak.

“Get­ting the in­fras­truc­ture right is key to how suc­cess­fully Lon­don will op­er­ate,” says NLA’s Peter Mur­ray. Lon­don’s largely ra­dial trans­port links will be hugely aug­mented by the El­iz­a­beth line which can be seen as driv­ing fur­ther cen­tral growth, but has also turned “Zone 3 bor­oughs into Zone 1 bor­oughs”. Cross­rail 2 will ex­tend this ef­fect north and south.

The new ra­dial Over­ground line has been a great suc­cess, ex­pe­ri­enc­ing 258 per cent growth in users since it opened. New or­bital routes need to be de­vel­oped to en­sure Lon­don’s poly­cen­tric char­ac­ter works bet­ter for all. Walk­ing and cy­cling so­lu­tions are re­quired that make cen­tres more “live­able”, re­duc­ing and calm­ing ve­hi­cle traffic and spread­ing com­muter de­mand.

But hous­ing is top of the po­lit­i­cal agenda. A gen­er­a­tional di­vide has opened up be­tween young peo­ple and older home own­ers. And while re­gen­er­a­tion in the poor­est ar­eas has pro­vided new homes for young pro­fes­sion­als, these homes are too ex­pen­sive for lo­cal peo­ple. This re­gen­er­a­tion/gen­tri­fi­ca­tion ex­cludes lo­cal res­i­dents, es­pe­cially young peo­ple.

Mayor Sadiq Khan’s new Lon­don Plan is ex­pected to be fairly rad­i­cal in the way it seeks to ac­com­mo­date this new growth in outer Lon­don. He needs to get it right, there are votes to be had in the outer cen­tres. Peter Mur­ray is wor­ried that rich de­vel­op­ers are call­ing the tune. “Which means they they have the up­per hand in ne­go­ti­at­ing per­mis­sions for sites, while plan­ners strug­gle to find the re­sources to plan the wider area.”

Lon­don­ers can play their part — and dis­cover more about the mo­men­tous change tak­ing place in the city’s outer cen­tres — by go­ing to see the Lon­don Towns ex­hi­bi­tion.

Royal Docks:

Strat­ford: one of the two main towns out­side the cen­tre, the east Lon­don home of the 2012 Olympics is an ex­am­ple of the trans­for­ma­tive pow­ers of in­fras­truc­ture in­vest­ment. Lend Lease is cre­at­ing a new £2.4 bil­lion mixed-use busi­ness de­vel­op­ment at the south­ern en­trance to the Queen El­iz­a­beth Olympic Park

Bark­ing: left, re­de­vel­op­ment of Vicarage Field shop­ping cen­tre will bring 855 new homes, a new ho­tel, en­ter­prise workspace, a school and a health­care fa­cil­ity to a five-acre site be­tween the cen­tre and Bark­ing sta­tion

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