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Peabody has submitted ambitious plans for the regeneration of Thamesmead in south east London. A masterplan – developed by Proctor and Matthews Architects as design team leader alongside Mecanoo Architecten and landscape architects Turkington Martin – will deliver affordable homes, new jobs, and better transport links thanks to Crossrail, while remedying earlier random interventions to create a coherent community.

The plans include detailed proposals for a new civic quarter as the first development phase of the masterplan. This will contain 525 homes alongside new community, retail and leisure facilities around a new public square, shifting perceptions of Thamesmead through a step change in the quality of the built environment and public realm.

First phases of development – Abbey Wood and South Thamesmead (LB Bexley)

From Southmere Lake in the north to Abbey Wood station in the south, the masterplan will create an active linear focus to the neighbourhood, with over 1,500 new homes, new public spaces and around 10,000 square metres of commercial, retail and leisure space.

The plans readdress the role of Harrow Manorway– a major road that currently presents a physical barrier on the boundary between the London boroughs of Bexley and Greenwich. Four distinct yet connected ‘character areas’ will animate the road and transform the area into an attractive, safe environment.

Focusing on connectivity, community and character, the plans provides an enlivened sequence of streets and squares to create an improved sense of place. Active frontages for commercial, retail and leisure spaces create a mixed use area with a high quality public realm, activating the lakeside and improving the experience of the surrounding landscape. The mix of uses, different types of dwellings and public space enrich the community, bringing a distinct character to each of the four ‘character areas’ to be developed as part of the masterplan.

Four principal design approaches are expressed in a design code that defines the scheme and the four character areas:

Southmere Lane

This secondary route runs parallel to Harrow Manorway. Designed as a linear neighbourhood focus which meanders across the existing urban grid, it acts as an anchor for a visually enriched townscape, and offers a safe and logical route for cyclists and pedestrians.

Ensembles

In a reinterpretation of late 19^th century Peabody buildings, clusters of connected (yet differently sized) residential blocks will be grouped around raised shared courtyards, creating smaller communities within the larger whole and enlivened by active frontages with a mix of uses.

Squares and Specials

New squares include a lakeside civic square and smaller squares forming neighbourhood focal points. ‘Specials’ buildings – such as a new Library or two ‘flatiron’ residential buildings – will be visible from a wide area, different in shape and height from the Ensembles and accentuating specific townscape moments.

Connection to landscape

Southmere Lane will act as the main link to the landscape surrounding South Thamesmead, with smaller scale connections reinforcing the main pedestrian links.

The Civic Quarter – detailed planning application

The new Thamesmead Civic Quarter by Proctor and Matthews Architects and Mecanoo occupies a large site on the edge of Southmere Lake. A stalled regeneration scheme by Gallions Housing Association (subsequently acquired by Peabody in 2014) had seen much of the original masterplan demolished, and with it many of Thamesmead’s community and retail facilities.

The new Civic Square will act as the focal point for local residents and visitors, and restore high quality community facilities to the area. Opening towards Southmere Lake, it emanates the qualities of a traditional European square or piazza: an attractive environment that allows street life to thrive.

Ensemble blocks define the square. While each has its own distinctive character, they are tied together through a uniform façade articulation. The predominant material is brick, in response to residents’ desire for contrast with existing concrete buildings. Courtyards are differentiated in architectural language, detail, materials and colour. A five-storey building height clearly defines the square, while maintaining a sense of openness towards the lake. The first two levels are articulated as a colonnade, activated at ground level with shop frontages and building entrances, while a lighter rhythm is introduced on the upper levels. Beyond the fifth storey, further residential levels are set back to maximize sunlight into the square.

The majority of apartments have dual aspect, with private balconies designed to maximize views and exposure to natural light. Raised gardens and recessed ground level courtyards within each block provide an element of variety and valuable shared open space for residents.

The development contains a broad range of dwelling sizes from one bedroom apartments to four bedroom townhouses, and the design team and Peabody have worked closely with CBRE Residential to provide a residential mix that delivers high quality housing across all tenures, with 45% affordable housing.

Proctor and Matthews Architects have also created a new civic building, housing a library, nursery and gym, to act as a social hub and the compositional focal point of the square. A three dimensional triangular form tapers from a single storey at the lake edge, rising to five storeys in response to the buildings surrounding the square. Its principal elevation is punctuated by a water clock tower, extending the inherent aquatic theme of Thamesmead and forming an important townscape marker.

One of the building ensembles designed by Mecanoo incorporates Blewbury House and Tilehurst Point. These are existing 13-storey residential blocks, and the last remnants of the 1967 masterplan located on site. They were recently refurbished and will – alongside three later residential blocks and a NHS health centre – be retained and carefully integrated into the new scheme.

Delivery

The development will be built in four phases, with Phase 1 (the Civic Quarter) due to commence in early 2017 and the final phase completing in 2021.

Stephen Howlett, Chief Executive at Peabody, said:

“Thamesmead is a special part of London with huge potential for the future. The creation of 1,500 new homes and a new high street as part of the Abbey Wood and South Thamesmead Housing Zone, together with the arrival of Crossrail means we also have the opportunity to create hundreds of new jobs and attract new business. Peabody is committed to working with local residents to create the dynamic and thriving place where people aspire to live, work and visit.

“We are particularly excited about the design quality of these proposals, and are proud that the plans have evolved from extensive conversations with people who live in South Thamesmead over the last two years.”

Stephen Proctor, Director at Proctor and Matthews Architects, said:

“At Thamesmead it has been a privilege for Proctor and Matthews to be working as design team leader to lead a collaborative design team on such a significant scheme for London. By addressing a wide range of residential needs and restoring much needed community infrastructure, we hope South Thamesmead will be able to fulfill its potential as an attractive and successful neighbourhood quarter.”

Francine Houben, Creative Director at Mecanoo Architecten, said:

“Using our 30 years’ experience in creating pleasant urban neighbourhoods, the plan for Thamesmead aims to reinstate a strong sense of community and introduces what Thamesmead needs first of all: good public space that is accessible for all. A new spine is created; a route connecting Abbey Wood’s future Crossrail station, Southmere Lake, the surrounding landscape, and the existing neighbourhoods. The new buildings and squares that define the new route will give Thamesmead the right human scale and identity.”