If you’re a Wapping planning buff you’ll already know. But if you aren’t, you probably go past that big, empty, scraggy site diagonally in front of the Captain Kidd and think, ‘why on earth is that prime piece of Wapping lane so neglected?’.
There have actually been approved plans for the past three years to redevelop the site and convert the nearby wharves to residential units, with affordable units built on the empty site. I have posted details of those plans on my site before so I won’t go over them again.
We have since been waiting with baited breath to see how the developer plans to carry out this building work considering how narrow the roads are around the site and the traffic pinch point that already exists just by Phoenix Wharves. How, for instance, is this going to work alongside a functioning 100 bus?
Finally, the Construction Management Plan has been published and it doesn’t look great…
Wapping residents now have until 23 March to respond to this plan.
To summarise, it is pretty light on the detail which is concerning when you begin to imagine what chaos will ensue if the main route through Wapping is controlled by traffic lights, with the 100 bus waiting in a long queue of residents and rush-hour rat-runners.
If residents wish to contribute to the planning consultation, please email email@example.com by 23 March, using ref PA/17/00453
Main points you might wish to make:
- CMP is still lacking in specifics and is therefore not fit for purpose in assessing everyday impact of construction works on this key Wapping route. It should not be approved by planners without more detail.
- Proposed working hours affect both morning and evening rush hour.
- A Temporary Traffic Management Order is proposed with traffic diverted. However one of the detour roads, Reardon Path, is currently blocked and the roads are extremely narrow and inappropriate for large volumes of traffic at busy rush hour times.
- A 40m crane will be housed on the land-side site for two years with all deliveries to that site made at an entrance only a few metres from Bridewell Place. This could have big implications for residents being able to leave their homes and get their bins collected as the CMP map fails to show the Bridewell Place car exit point. It could also prove extremely noisy when the piles are driven to anchor the crane. How will residents be compensated for this disruption and what assurances will they be given about recompense should damage occur to the structure of their homes?
- When land side development begins, all materials and waste will be moved to a site accessible only via the extremely narrow Brewhouse Lane. This could again have seriously implications for accessibility to Bridewell Place.
- the CMP inadequately addresses disruption on this key Wapping thoroughfare and fails to make better use of the river to dispose of waste materials.
- It is proposed that a working group will be formed only after construction begins. This should actually happen before works begin so that residents’ concerns can be taken into account and transport disruption can also be dealt with more sensibly and at restricted hours.
- The pathways around the site are already extremely difficult for residents to navigate and could get very dangerous should construction works be added to the mix. Provisions for people with impaired mobility need to be much more robust.
- In being the site of a WWII bomb, we require assurances that the site has been fully monitored and a plan is in place should any evacuation need to take place.
- Residents have been given only two weeks to reply to this third iteration of the CMP. Why so short a time for what could be very significant disruption? Why has the developer again failed to provide proper details of traffic management?
My thanks to the local resident who went through the CMP and shared with me his observations.