Why Bruce Camp­bell wants to build more

The Wharf - - Canary Wharf - Laura En­field

P lans for a £540 mil­lion scheme to dou­ble the ca­pac­ity of the West­ferry Print­works site have been revealed.

And the man be­hind them says they could change life on the Isle of Dogs for good.

Bruce Camp­bell is as­so­ciate di­rec­tor for Mace, which al­ready has per­mis­sion for 700 homes on the 15-acre site, where con­struc­tion work has just started.

The de­vel­op­ment man­ager was at a pub­lic ex­hi­bi­tion last week to un­veil pro­pos­als to bump this up to 1,500 homes.

This will be achieved by in­creas­ing the height of all 10 build­ings, the tallest standing at 46 storeys and adding an­other 32-storey block to the site, which is owned by North­ern and Shell.

He said the changes were in re­sponse to the draft Lon­don Plan, which ear­marks Tower Ham­lets for 3,500 homes ev­ery year.

“In some ways this may change life on the is­land,” said Bruce. “This was pre­vi­ously an in­dus­trial site that hasn’t been used since 2011 and is in­ac­ces­si­ble – this will open up the wa­ter­side part of the de­vel­op­ment.

“Our pub­lic realm will bleed into the ex­ist­ing dock path so it will all gel.”

The re­vised scheme, which fronts onto Mill­wall Outer Dock, could at­tract ap­prox­i­mately 2,600 res­i­dents to the area, with the first homes due for com­ple­tion in 2021 and the last in 2024. Prices are still to be de­ter­mined.

The num­ber of af­ford­able homes has not been con­firmed but Bruce said the fig­ure would be based on GLA tar­gets for Tower Ham­lets

“The orig­i­nal scheme had 20% af­ford­able hous­ing and we ex­pect it to now be more than that as a pro­por­tion,” he added.

“It will be a mix­ture of so­cial for rent, Lon­don liv­ing rent and shared own­er­ship.”

The pop­u­la­tion on the Isle of Dogs is set to rise by 40,000 dur­ing the next decade, and con­cerns have been raised pre­vi­ously that mains gas and wa­ter sup­plies, drainage, trans­port and other pub­lic ser­vices may not cope.

Bruce said the im­pact on the is­land was be­ing looked at anew ahead of sub­mit­ting a re­vised plan­ning ap­pli­ca­tion to Tower Ham­lets in July.

“We have to go back and look at the im­pact of the new de­sign, wind anal­y­sis, traf­fic im­pact and the team is work­ing through that at the mo­ment,” he said.

“That del­i­cate work is the most im­por­tant. Mak­ing sure you are mit­i­gat­ing for all the things you need to be aware of.”

The fresh pro­pos­als will see ground-floor com­mer­cial space for restau­rants, shops and of­fices al­most dou­bled to 6,000sq m, with the 1,200-pupil school, com­mu­nity cen­tre, health cen­tre and creche re­tained from the orig­i­nal scheme. Bruce said the de­sign team had also been look­ing again at the cladding and safety mea­sures within the build­ings as a re­sult of the Gren­fell disas­ter.

“That has fea­tured a lot in our thoughts on taller build­ings,” he said. “Ev­ery­thing will have sprin­klers and we will be en­hanc­ing the fire alarm systems within the res­i­den­tial build­ings. And the cladding ma­te­rial will be care­fully looked at.”

Park­ing on the site will re­main at 250 spa­ces but cy­cle stor­age spa­ces will in­crease from 1,536 to 2,600.

Bruce, who said this was the sec­ond largest scheme he has worked on after the Athletes’ Vil­lage for the 2012 Olympics, es­ti­mated the pub­lic open space would de­crease by 1-2%.

This will be achieved by trans­form­ing one of two pro­posed multi-use games ar­eas into green space and mak­ing bet­ter use of spa­ces be­tween the build­ings.

The fresh pro­pos­als also in­clude a new en­ergy cen­tre that will use wa­ter from the dock to pro­vide heat­ing and hot wa­ter to the build­ings on site, rain­wa­ter har­vest­ing for ir­ri­ga­tion of green spa­ces, a new bus stop on West­ferry Road and a con­tri­bu­tion to­wards DLR and bus ser­vices in the area.

CGI shows how the West­ferry Print­works site could look if up­dated plans are ap­proved

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