Overview

Welcome to the second virtual exhibition on the proposals for the redevelopment of Millennium Retail Park.

In Spring 2021, we invited local residents and stakeholders to share their ideas and feedback on our early vision for the site and thoughts on how the area could be improved.

We would like to thank local people for taking the time to contribute; this has helped to inform the ongoing design process. We would also like to thank those who responded to our recent online survey on potential ground floor uses – we are considering the feedback from this as we develop the proposals further.

We invite you to read more about the proposals and share your feedback ahead of the deadline on 8th August 2021. We are aiming to provide a further update to the community in late summer/early autumn, ahead of submitting a planning application to the Royal Borough of Greenwich.

CGI view of the public square

The site and our proposals

The site and our proposals

The Site

Map of the site

The 5.3-hectare site includes the B&Q store and adjoining car park. The IKEA, the Odeon and its adjoining leisure uses neighbour the site – but these are not included in our proposals.

Significant regeneration is already underway across the Greenwich Peninsula to deliver new homes, commercial and retail space. This includes the ongoing development of Greenwich Millennium Village (‘GMV’) – which lies to the north of the site.

The site enjoys good connections in terms of public transport– including frequent buses to North Greenwich Underground Station (Jubilee Line) in the north and Westcombe Park Station (Thameslink/Southeastern) in the south. Both stations are within 20-25 minutes’ walking distance.

The site sits between North Greenwich and Charlton, both of which are experiencing significant redevelopment in accordance with their adopted masterplans. The site itself is not subject to an existing site allocation or wider masterplan but is located within the Greenwich Peninsula Opportunity Area and is therefore a strategic location where the Council and the GLA want to see new homes and employment opportunities.

Our proposals

London Square are bringing forward exciting proposals for Millennium Retail Park to create a new, vibrant, and sustainable neighbourhood acting as the gateway to the wider context of Greenwich, including Greenwich Peninsula and GMV, while also delivering high-quality new homes, commercial space and public realm.

Our proposals include:

  • Circa 1,300 new homes, including 35% affordable housing
  • 3,000-4,000 sqm of new commercial space – such as shops, cafés, restaurants and a gym – that will benefit residents and create new employment opportunities for local people
  • 25,000 sqm of the site will be public open space, including a new public square equivalent in scale to Deptford Market Yard that will be a focal point for the community
  • New pedestrian, cycle and bus routes to improve connections through the site and around the wider neighbourhood
  • Extensive new urban greenery and habitats for wildlife
  • Highly sustainable and high-quality design informed by the local context
  • Retention of retail parking to meet the needs of Ikea and Odeon customers

Have your say!

Q1

1. Have you previously engaged with the consultation for Millennium Retail Park?

Yes
No

Your feedback and our response

Overview

Your feedback and our response

Spring 2021 consultation

Our first round of public engagement took place in March-April 2021. During this period, we shared our early vision for the site and collected initial feedback from the local community. This included a ‘virtual exhibition’ on this website; one-to-one meetings with local stakeholders; and online public meetings.

We received feedback from more than 200 people, which provided useful insights on local views and priorities on issues such as public spaces; housing; and wider uses for the site.

For more information on the activities undertaken and feedback received, please see our Stage 1 Feedback Summary

Responding to feedback

Public and stakeholder feedback has helped to inform the ongoing design process. This virtual exhibition will detail the evolution of our proposals, including:

  • Further work to establish the mix of active ground floor uses
  • Revisions to proposed building heights and adding variety to the building form
  • Re-design of the shield along the A102, including breaking down the form by setting back the building line and adding layers of trees and planting
  • A larger public square with more greenery

We welcome further feedback on our latest proposals as these continue to be developed.

New homes

The site and our proposals

New homes

The proposals will deliver approx. 1,300 high-quality new homes, in a mix of sizes, typologies and tenures, including family-sized housing.

The current proposals include 35% of the homes as affordable housing, comprising 70% at London Affordable Rent and 30% for shared ownership. This mix complies with both the Royal Borough of Greenwich and the Mayor of London’s policy requirements.

Our proposals will provide a variety of play spaces for children of all ages, including spaces for informal play along new landscaped paths. Alongside the new public square, residents and members of the public will also benefit from attractive podium courtyard gardens suitable both for exercise and relaxation.

London Square are dedicated to creating a really high-quality development that delivers homes that meet or exceed space and environmental standards. In response to previous feedback, the massing has changed to reduce the number of homes along the southern boundary and improve future residents’ access to daylight, sunlight and ventilation. All homes will have balconies and access to a range of amenity areas.

The majority of the homes will be dual-aspect (windows facing in two different directions), including all of the homes proposed along the southern edge, facing towards the A102. As dual-aspect homes benefit from having windows from two different orientations, these homes typically enjoy increased access to daylight and sunlight and increased protection from overheating – contributing to sustainability and to residents’ health and wellbeing.

CGIs showing courtyard spaces

CGIs showing courtyard spaces

Have your say!

Q2

Do you support the proposals to deliver circa 1,300 new homes – including at least 35% affordable housing – on the site?

Generally support
Somewhat support
No view
Somewhat oppose
Generally oppose

Public spaces

Your feedback and our response

Public spaces

CGIs showing new public square

CGIs showing new public square

CGIs showing new public square

CGIs showing new public square


Our proposals seek to deliver a thriving new neighbourhood centred around a vibrant public square that will act as an anchor for the new community and proposed commercial ground floor uses (including shops and restaurants) surrounding it, benefitting existing residents in the surrounding area. The public square will be approximately the same size as Deptford Market Yard and has been designed to act as a focal point for our proposal and the wider community.

There will be the potential to host events within the new public square, such as outdoor markets and community events. The square will be carefully managed to ensure the safety of the local community at all times of the day.

The new neighbourhood streets have been designed with public spaces in mind. The proposals will deliver tree-lined routes connecting to the Greenwich Millennium Village with opportunities for informal play spaces and places to relax.

In addition, there will be amenity space provided at podium level that will be publicly accessible during the day. This will be accessed via landscaped stairs and lift and be designed to provide a mix of uses, including areas for children’s play and soft landscaping for rest and relaxation.

CGIs showing publicly accessible podium gardens

CGIs showing publicly accessible podium gardens

Have your say!

Q3

3. Do you support the proposals to create a new public square on the site?

Generally support
Somewhat support
No view
Somewhat oppose
Generally oppose

Q4

4. Are there any features you would suggest that the new public square and other public spaces should include?

Seating
Planting
Public art
Water features
Other

Ground floor uses

New homes

Ground floor uses

CGI showing proposed ground floor spaces on residential streets

CGI showing proposed ground floor spaces on residential streets


Our vision for the site includes a range of spaces and non-residential uses that when combined with the high-quality public realm and proposed landscaping will help to create an attractive new neighbourhood and community. The proposed uses will include new shops, restaurants and cafés lining the new high street and public square - which will benefit locals and visitors; make the area more vibrant; create new jobs; and attract increased spending in the local economy.

They will also serve to increase activity and natural surveillance throughout the day. Accessibility will be a key priority, with the aim to ensure seamless access for residents, workers, and visitors alike.

The ground floor spaces will fall under the new Use Class E – which provides flexibility between restaurants, retail space, offices and wider services (such as gyms, banks and other leisure and community uses).

Ground floor uses survey

Following our initial public consultation, we launched an online survey asking local people about their priorities in terms of how ground floor spaces should be used. This survey took place over two weeks in June and was advertised via social media, targeting approximately 13,000 people.

We received over 100 responses from local people, which indicated support for a variety of non-residential uses including a supermarket/grocery offer; healthcare services; and indoor exercise space.

We are considering this feedback – and in particular the need to deliver new social infrastructure such as health facilities in a coordinated way with other developments. We will develop our approach further in consultation with the Council and will provide an update prior to submission. We continue to welcome further ideas from the community in the meantime.

CGI showing proposed ground floor spaces on High Street

CGI showing proposed ground floor spaces on High Street

Have your say!

Q5

Do you support the proposed provision of a range of non-residential ground floor uses on-site?

Generally support
Somewhat support
No view
Somewhat oppose
Generally oppose

Q6

Are there any uses/services you feel are lacking in the area currently?

Q7

Do you have any further comments on the proposed ground floor uses?

Sustainability and Biodiversity

Public spaces

Sustainability and Biodiversity

CGI showing new public square

Our proposals will deliver a happy and healthy community centred around a design that encourages health and wellbeing. The proposals also introduce extensive greening to a site which is currently predominantly used for parking.

The proposals will aim to use all flat roofs for green / brown roofs and solar panels, while providing habitats for local wildlife. The planting will focus on encouraging pollinators, with street tree planting across the site accompanied by small pockets of woodland – including native trees such as oak, willow and birch.

An intensive green buffer and physical screen running along the southern boundary will shield the site from noise and emissions from local traffic travelling along the A102 and will be designed to have minimal effects on the surrounding existing neighbours. We have revised our approach to ensure that this complements our wider approach to greening and sustainability. In response to feedback, a consistent double-row of trees will be planted along the site boundary of the A102 to supplement the physical four-storey barrier and help to further shield the site from noise and pollution.

The buildings will be designed with sustainability and energy-efficiency in mind, including measures to control temperatures during both the summer and the winter. All heating on the site will be undertaken using air source heat pumps. These are a highly energy-efficient means of heating, as they extract renewable heat from the environment at a higher rate than their electricity input. The development will also promote renewable energy sources, with PV panels maximised on available rooftops.

A Whole Life Carbon Assessment will be undertaken which will assess the carbon emission over the entire lifetime of the development, with a view to minimising these in line with both Greenwich Council and the GLA’s priorities.

Precedent images for new landscaped spaces

Precedent images for new landscaped spaces

Precedent images for new landscaped spaces

Precedent images for new landscaped spaces

Precedent images for new landscaped spaces

Have your say!

Q8

Do you agree with the proposals for greening and biodiversity across the site, including a green buffer facing the A102; courtyard gardens; and green roofs?

Generally support
Somewhat support
No view
Somewhat oppose
Generally oppose

Q9

Do you agree with the proposed approach to sustainability in terms of efficient building design and renewable energy sources?

Generally support
Somewhat support
No view
Somewhat oppose
Generally oppose

Transport and connections

Ground floor uses

Transport and connections

Our proposals will transform 5.3 hectares of hard, tarmacked land into a largely ‘car-free’ residential neighbourhood in a highly sustainable location that is well served by good public transport links, responding to Greenwich and emerging London-wide standards. Accessible car parking spaces will be provided for residents with disabilities, in line with Greenwich Council’s policy requirements.

As part of the development, we will need to reprovide some existing commercial car parking. We are working with IKEA and Odeon to agree on their car parking provision moving forward, aiming to reprovide commercial parking concealed under a podium with larger spaces and wider aisles. The commercial parking will be flexible and ultimately adaptable to other uses with changing trends in car ownership.

Residents will not be allowed to park in the IKEA car park unless visiting as a customer, nor will they be able to apply for residents’ parking permits; they will therefore not be permitted to park on neighbouring streets, all of which are covered by Controlled Parking Zones.

Our scheme promotes walking, cycling, and public transport as the key modes of travel.

This will be achieved by:

  • Improving connections to nearby stations and bus routes, through Section 106 and Community Infrastructure Levy contributions
  • Maintaining the existing bus and cycle route through the centre of the site
  • Providing cycle spaces for residents, workers and visitors – including dedicated bike stores within each of the residential buildings and cycle stores at ground floor for non-standard bicycles
  • Integrating two residential neighbourhood streets to connect to Greenwich Millennium Village, with a new pedestrian crossing over Bugsby’s Way
  • Providing a range of local neighbourhood facilities to minimise the need to travel

We are eager to create new routes and connections through the site and connecting to the surrounding area, including Greenwich Millennium Village and Peartree Way. This will include turning the existing bus and cycle route into a new ‘high street’ running through the heart of the development, as well as quieter ‘neighbourhood streets’ between the new buildings.

The high street will connect to Peartree Way in the east and Commercial Way in the west, while there will be an improved crossing to Greenwich Millennium Village in the north (across Bugsby’s Way).

We will also be strengthening existing connections to the south and east and an initial concept is to create a mobility hub, providing visitors and residents with non-car based transport options to connect surrounding neighbourhoods.

Proposed routes and connections

Have your say!

Q10

Do you support the proposed creation of new routes and connections through the site and to the surrounding area?

Generally support
Somewhat support
No view
Somewhat oppose
Generally oppose

Q11

Do you agree with the proposals for a car-free residential development which promotes walking, cycling and public transport?

Generally support
Somewhat support
No view
Somewhat oppose
Generally oppose

Design

Sustainability and Biodiversity

Design

Diagram illustrating proposed height and massing approach

Height and building form

The proposed buildings will range in height from 4 storeys to a maximum of 20 storeys. As indicated on the diagram, this will include a cluster of taller buildings within the centre of the site surrounding the public square and lower rise buildings to the edge to complement the heights of the existing neighbours.

Our approach to height has evolved considerably in response to feedback from the community and stakeholders including the Council and has carefully considered impacts both on local character and on our neighbours. Some of our key changes include:

  • Relocation of tall buildings to the public square
  • Reduction of massing along the southern edge of the site and introduction of screens to divide the southern buildings into clearly defined blocks
  • Rebalancing of heights to provide better sunlight to courtyards and public spaces
  • Reduction in the number of homes proposed

Local influences

Our design approach has been inspired by the local landscape and neighbouring buildings in Greenwich Millennium Village and Westcombe Park and our designs aim to complement the local character. The site has been divided into three broad and overlapping ‘Character Areas’, and this has informed the design approach for the buildings in these areas.

Map showing proposed character areas

The main building material will be brick – in a variety of tones inspired by the local context. This will include paler bricks on the taller buildings around the public square. Different materials that will be hard wearing and of similar colour palettes will also be used to compliment the brick while adding variety to the facades. The design of windows and building façades will also aim to maximise energy efficiency and sustainability.

Diagram illustrating varied architectural approach

Have your say!

Q12

Do you have any comments on the updated design approach?

Q13

Do you have any comments on the proposed elevational design, which will be inspired by the local context and mainly brick?

Next steps

Transport and connections

Next steps

CGI showing residential streets

Thank you for taking the time to view our virtual exhibition on the updated proposals for Millennium Retail Park.

This is the second stage of our consultation process. We welcome your feedback on the proposals at this stage and will be providing a further update on our progress prior to submitting a planning application in Autumn 2021.

If you are a local resident with further questions or a member of a local group and would like to arrange a meeting with the team, please get in touch using the contact details provided. Alternatively, please visit our FAQs page, where we have answered common questions about the proposals.

March-April 2021

Initial public consultation

May-June 2021

Community uses survey

July – August 2021

Second public consultation

September 2021

Third public consultation

Autumn 2021

Target planning submission

Have your say!

Q14

Do you have any further comments on the proposals?

Answers Summary

Design

Summary of your answers

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