Deptford Is… responds to the news that Boris Johnson has “called-in”
Hutchison Whampoa’s outline application...
Recent background
Negotiations between Hutchison Whampoa and Lewisham planners were ongoing with a view to planning recommending the application to the Strategic
Planning Committee for a decision in February 2014. Before this, they were hoping to resolve
important issues relating to transport, design & heritage, Sayes Court Garden &
the Lenox Project, and sustainability.
In July, English Heritage responded to the application and told
Lewisham “We remain concerned that the
overall scale of development is such that the opportunity to create a
distinctive sense of place which responds to the outstanding historic legacy of
the site has not been realized.” The link between the Olympia Shed and the
river was a crucial one, they said, and the “narrow
glimpsed view” that is included in Farrell’s masterplan “fails to make the best opportunity of this
prominent and centrally-located heritage asset.”
Consequently, Lewisham's planners wanted a more sensitive approach to the
heritage aspects of the site, and were asking for a “heritage response” to be
part of the application’s design principles that were to govern future design. Of
particular concern was the positioning and heights of the blocks surrounding
the Olympia Shed.
The planning department also suggested that some of the proposed blocks should be further subdivided, so that the resulting development would not exceed the maximum parameters of floorspace and land use already agreed. Other issues requiring discussion were road widening to accommodate a new
bus route and other highway adaptations for the proposed cycle superhighway, as well as more
thorough Design Guidelines to show how different buildings will emerge and how
land uses might evolve.
They were also asking for an update on the local heritage projects, and
wished to discuss the possibility of extending the area of Sayes Court Garden
and re-siting the Lenox Project to the Double Dry Dock (the developer has failed to talk to either
project in recent months).
At this point, Hutchison Whampoa threw its toys out of the pram, as if its masterplan was incontrovertable and not subject to planning processes whereby different stakeholders could give their views on it (the application went in rather unexpectedly in April, without any preliminary discussions). Indeed English Heritage did not respond till July, but well within the consultation period that extended till September. The timetable Lewisham gave this application was ample considering the various stakeholders, and time had to be given for planners to discuss the various detailed objections with the applicant.
Director of European operations, Dr Edmond Ho, told planners “we believe the approach you are
taking, in not only requesting further changes to the masterplan but even
introducing new constraints and unrealistic demands (eg reference to the Lenox
being located on the Double Dry Dock, Sayes Court Garden and the New King
Street widening becoming a pre-requisite to outline consent), is both
unreasonable and unwarranted, given the already
tough viability constraints.”
The call-in
Shortly afterwards, Hutchison Whampoa wrote to the Mayor of London requesting he “call in” the
application. Bypassing local processes, and citing “delays” and erosion of
profits as a basis for his actions, Ho made a pre-emptive request for a
premature decision. The Mayor duly called in the planning application on the
grounds that the relationship between the developer and Lewisham had
irrevocably broken down. And also that, for some strange reason, the planning process would be derailed by local 2014 elections in May; mystifying, considering there is likely to be no overall change in the council as a result.
This move is almost unprecedented; the Mayor would not normally take
over an application from a local authority until a decision had been made. Both
inside and outside the council it was assumed Lewisham was not going to reject it. Surely Ho
would have realised that the decision-making process the GLA must now go through is likely to take longer than Lewisham have been taking? Despite intimations in the report from his officers that it is not feasible, Boris is promising a decision by February.
By involving the Mayor of London, the process will now take place on a
much larger stage. The developer’s refusal to engage with stakeholders and
accommodate the worldwide importance of the site's heritage will become ever more
visible (it is this non-negotiable stance which has held back the development,
not the planners). Meanwhile, by approaching London’s Mayor directly, Ho has terminated the
democratic planning process and made a mockery of the Localism Act.
He is also perhaps hoping to bypass the final Archaeology report that
is yet to be submitted. The report is expected to acknowledge that some 75% of the infrastructure representing 500 years of dynamic development of the Royal Dockyard at Deptford is
essentially intact and ready to reinstate for maritime purposes. Or
perhaps the final straw for the developer was the World Monuments Fund putting
the site on its Watch List?
Lies, damned lies and conflicts of interest
In his letter to Lewisham – which will also have been seen by the Mayor
of London and the GLA – Edmond Ho claimed the GLA and Lewisham's Design Panel have
endorsed the masterplan and overall development. It is likely, however, that comments from Lewisham's own design panel prompted further questions that the planners put to the developer. Meanwhile, the GLA have responded
favourably in so far as the application fulfills the priorities of the London
Plan in terms of housing and employment. In fact the GLA has noted that
Lewisham has met its housing targets over and above requirements.
For Lewisham the task is far more complex than simply fulfilling
the demands of the London Plan. London Assembly Member for Greenwich and
Lewisham Len Duvall said: "While the
Mayor could have worked with the borough to progress development, as they have
done for years, he cannot ignore the real concerns Lewisham was working through
in the run up to a decision."
Lewisham's CEO, Barry Quirk, told Building Design magazine that Lewisham had a realistic and deliverable timescale for determining the application. Lewisham has "significant concerns" about the proposals but they could be resolved "if the applicant is willing". Quirk pointed out that the developer had submitted its plans at too early a stage, cutting short pre-application discussions, and had recently cancelled meetings at which outstanding issues could have been resolved.
Meanwhile Ho’s letter to the planning department also stated that HW had “fully considered points raised by English
Heritage”. With a familiar arrogance, HW's response to English Heritage’s
comments has been "to explain how the
masterplan decisions were reached”. Of course, those decisions were made
before EH’s report was submitted, and HW has subsequently refused to alter its plans in order to acknowledge EH’s unambiguous request to reduce the density
of the development.
The letter went on to say that HW's architect “Sir Terry Farrell himself also took the time to meet with English
Heritage to satisfy the concerns being raised – we understand English Heritage
have largely accepted the overall approach being taken”. English Heritage
have denied such a meeting took place, whilst Farrells have so far been unable to comment.
It is also interesting to note that Sir Terry is part of the Mayor’s
Design Advisory Group, which plays “a significant role in shaping future
developments which fall under the Mayor’s responsibility through his
regeneration, planning, housing and land powers.” Sir Terry advises the Mayor
on “how to secure the best results on new developments through procurement.”
Could this not be viewed as a conflict of interests?
Ho insists that making further changes to the masterplan
pushes “the viability of the project to
its limits”. The owner of Hutchison Whampoa Properties is Li Ka Shing, the
eighth richest billionaire in the world. He made a speculative purchase of the
land and as such, assumed the risk for his speculation and, with it, any losses
resulting from any and all legal decisions made about the site, its use, or
future. It is the responsibility of neither London’s Mayor nor Lewisham
Council to mitigate the owner’s risk.
However, Boris’s recent trade visits to China suggest a sympathetic
hearing for the Chinese conglomerate, and Boris is also very pally with Rupert
Murdoch, as is Li Ka Shing. News International, who sold the site to Hutchison
Whampoa, retain a profit share in the sale of the residential units. Murdoch’s blatant
disregard for the heritage of the site became apparent when he demolished the 18th
century Storehouse (older than the Olympia Shed) in 1984.
We can expect to hear a lot of propaganda about this development’s
contribution to solving the London housing crisis, even though 3000 of the 3500
units will be sold off-plan to the many foreign investors who are currently
parking their cash, tax-free, in London property and earning enough on their
investment to not even need to bother renting it out.
A heritage jewel in London’s crown
Whilst the present owner may hold the freehold, the history,
heritage, use and future of this significant Thames site belongs to London,
Londoners, the UK and the nations around the world that benefited from the
naval and maritime advances that emanated from this site.
Henry VIII’s Royal Dock at Deptford is now designated as one of the country’s
heritage assets at risk – in this case, from insensitive redevelopment. It is the Mayor of London’s role to safeguard London’s
heritage – including its value in attracting finance for Lewisham Council. London
urgently needs economic growth beyond the financial sector, and a restored
heritage site alongside a dynamic, regenerated dock will widen the Thames
economy. This is a distinctive and rare opportunity for London’s Mayor to
herald London’s world-changing maritime achievements over some 500 years.
Deptford’s MP, Joan Ruddock, has already written to the Mayor to request
a meeting, calling the site “an
archaeological and heritage jewel in London’s crown.” She said, “I will be trying to persuade the Mayor to
recognise the immense heritage value of this site both to local people and the
people of London. The development needs to reflect Deptford’s extraordinary
past while meeting local needs and fitting into the local environment.”
Meanwhile, in June this year, Boris pledged his support for the Lenox project in
answer to a written question from London Assembly member Darren Johnson. He
actually agreed that the ship be built at the Double Dry Dock – one of the ideas the
developer refuses to agree on. Perhaps Boris will suffer a bout of amnesia when
he is reminded of this fact.
So what will Boris do?
The decision to call in the planning decision offers Boris the chance to
do two things, which have so far been impossible to reach agreement on.
Firstly, he can use his power and influence to assist the owners to
appreciate that they own a very valuable piece of England’s story. The shaping
of their development – working with the uniqueness of the site and creating a
strong sense of place – can raise the value of the completed development. The
highest capital property value in London is at its peak when there is a strong
sense of place and history rather than the bland ubiquity of the current
Farrell masterplan.
High capital value can still encompass affordable housing in the mix.
Boris' relations with the Chinese will have taught him that in China the
respect for tradition is as strong as their search for modernity. He has the
personal power to broker this change of perspective and to bring the developer into a
positive relationship with the inherent values of the site and its story.
Secondly, Boris has the opportunity to create a stunning local success.
He is working with a passionate,
informed and vocal local community who
have shown vision and relentless commitment to participate in shaping the place
they live in. He can choose to demand that the owners, together with architects
and specialists, including English Heritage, the World Monument Fund and the
London Borough of Lewisham, start with a clean slate and remove all the assumptions
about this being just any old brownfield site. Boris can then represent his
London electorate and instigate a genuine re-masterplanning of the site as an
example of how he and the GLA can ensure Deptford and London can be resolutely
connected to its past and vibrantly engaged in its future.
Or, Boris can choose to accept the application (and the cash) wholly on
the investors’ terms and ignore the decades of public investment in developing a
sophisticated planning process.
Come on Boris, help us all to get back on track! Dismiss this masterplan
and start again. This site is a benchmark of how we all shape the city of the
future. The process will be complex but the result has the potential be a truly
multicultural international success.
