Welcome to the final Virtual Exhibition on the proposals for Peninsula Gardens – the redevelopment of Millennium Retail Park.
London Square are preparing to submit a full planning application to the Royal Borough of Greenwich to deliver a vibrant and sustainable neighbourhood at the gateway to the Greenwich Peninsula.
Over the past year, we’ve engaged with local residents and stakeholders as we’ve developed our vision for the site – we are grateful for all the feedback received. We are aiming to submit a full planning application to the Council in early 2022.
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.
1,290 new homes in a range of sizes – including 35% affordable housing (by habitable room) and including 323 homes at London Affordable Rent.
Circa 2,500 sqm of flexible commercial space that will benefit residents and create up to 165 additional full-time equivalent jobs.
Over 4,500 sqm of new public amenity space, including a new central square that will be a hub for the area.
We are proposing to introduce a new ‘community exchange pavilion’ acting as a focal point for the central square, with the potential to host cultural and community uses.
Improve connections through the site and around the wider neighbourhood, including a new crossing on Bugsby's Way connecting to Greenwich Millennium Village.
Extensive new urban greenery and habitats for wildlife, including over 200 new trees.
Retention of c. 660 retail car parking spaces, meeting the needs of IKEA and Odeon customers.
Consultation to date
In Spring 2021, we invited local residents and stakeholders to share their ideas and feedback on the early vision for the site. We followed this with a survey on potential non-residential uses.
The feedback from these informed the ongoing design approach and in Summer 2021 we held a second round of public consultation, updating the community on our progress.
We were pleased as part of this second consultation to hold in-person events and to discuss the proposals with local people face-to-face during this second round of consultation, following the easing of Covid-19 restrictions.
Key themes raised throughout the consultation process to date have included:
For more information on the activities undertaken and feedback received during the previous consultations, please see below links to the feedback summaries prepared for each of these:
The design approach in terms of height and massing has carefully considered the local context and evolved in response to feedback from local stakeholders and the Council.
Proposed buildings range in height from 4-20 storeys, with taller buildings concentrated in the centre of the site around the new public square and lower heights to the north and south of the site, reflecting the context of Greenwich Millennium Village and Westcombe Park.
No concerns have been raised by Historic England and the World Heritage Site Executive and the scheme does not impact key strategic views. The site is also identified as suitable for tall buildings in Greenwich’s Local Plan.
In context, Peninsula Gardens would be lower density and height than the majority of the development on the Greenwich peninsula while delivering a higher proportion of affordable housing (35%).
In response to feedback, the number of proposed new homes has reduced from 1,400 to 1,290 in response to feedback while keeping our promise to deliver at least 35% affordable housing. Heights have been adjusted to reduce the impact on local views. Further reductions would directly impact the ability to deliver the current policy compliant level of affordable housing and deliver other public benefits.
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 existing and emerging local character.
The site has also been divided into three broad and overlapping ‘Character Areas’ to provide a unique sense of place, and this has informed the design approach for the buildings in these 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, and buff and red brick on the lower rise apartments.
Different materials and brick detailing will also be used to compliment the brick while adding variety to the facades. The roofscape has also been varied with a mixture of flat and pitched roofs. The design of windows and building façades will also aim to maximise energy efficiency and sustainability.
Consultation to date
The proposals will deliver 1,290 new homes, including family-sized housing. This would make a significant contribution to meeting Greenwich’s housing need. The London Plan targets the delivery of 28,240 new homes in the Borough by 2028/29.
Our plans will include 35% affordable housing (by unit and habitable room), with a 70% - 30% tenure split between London Affordable Rent (broadly equivalent to social rent) and Shared Ownership. This is in line with the policy of Greenwich Council and the GLA.
The proposals meets or exceeds all relevant standards for new homes.
All homes will meet the London Plan standards in terms of size, performance and fire safety and will have balconies and access to outdoor space. Play space will be provided for children of all ages, with the full requirement delivered on site – including playspace which will be publicly accessible.
60% of homes will be dual aspect (with windows facing in two different directions) and there will be no single aspect homes facing north or towards the A102, Bugsby’s Way or Peartree Way.
Ground floor uses
New non-residential uses will be provided, based on your feedback on local needs. This will be predominantly located around the new public square and facing the existing IKEA.
The scheme has been designed to directly respond to local needs and what residents say is missing from the neighbourhood
Potential uses include:
We want Peninsula Gardens to be a thriving new neighbourhood, not a dormitory. A vibrant mix of retail and leisure spaces will be key to this, and benefit existing residents in the wider area.
Peninsula Gardens will create a range of generous public areas, with over 4,500 sqm of public amenity space including:
Have your say – a new pavilion
Ground floor uses
We are proposing to introduce a ‘community exchange pavilion’ acting as a striking focal point for the central square, with the potential to host cultural and community uses and activate this public space.
Overall the design of the public square has been informed by your feedback, including activities with children from Millennium Primary School about what they would like to see in our new square.
The pavilion is designed to be a place for community exchange that will have a dynamic programme that expands on cultural partnerships which already exists in the Borough.
The proposed design shown is an early concept using recycled component of the B&Q retail shed to construct a highly sustainable structure. Over the coming months we want to work with local residents, artists and designers to develop this concept further.
The space could have multiple functions, and we’d love to know what you think of our early ideas:
Sustainability and biodiversity
Our vision has been to create a new, vibrant and sustainable neighbourhood that promotes residents’ health and wellbeing and connection to nature.
Consequently, the development has been designed with sustainability, energy-efficiency and biodiversity in mind, with extensive new urban greenery and habitats for wildlife, including:
The Urban Greening Factor (UGF) is a tool that evaluates and quantifies the amount and quality of urban greening that a scheme provides to inform decisions about appropriate levels of greening in new developments. The London Plan sets a challenging target score of 0.41 for residential led developments.
Peninsula Gardens meets that target of 0.4, compared to a site today which is largely barren sealed asphalt and retail shed buildings.
Transport and connections
Have your say – a new pavilion
We have sought to enhance connections and crossings in the local area. The proposals for Peninsula Gardens seek to deliver:
Many local residents expressed concerns about the capacity of the public transport network to accommodate new residents. It is not directly in our power to address this.
However, around £16 million of contributions (through Community Infrastructure Levy and S106 ‘planning gain’) will be provided which can be used by the Council and GLA to improve connections, bus routes or other local infrastructure such as schools or medical facilities.
Sustainability and biodiversity
Thank you for taking the time to read about our proposals for Peninsula Gardens. We appreciate your feedback as we prepare to submit a planning application to the Council.
Please sign up to the mailing list via the website – or by contacting us at firstname.lastname@example.org – in order to receive the latest updates on the project.
Submission of planning application
Target decision date by the Royal Borough of Greenwich
Completion of development