Vision #2

The regeneration magazine of Redbridge Council

visionvision issu

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inside:Crossrail: The pioneering transport project set to electrify RedbridgeDiVErsiTY: How the mix of residents benefits the borough

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RedbridgePlanning and Regenerationfor a newGeneration…

Find out more;www.redbridge.gov.ukLondon Borough of Redbridge,Planning & Regeneration,PO Box 2, 128-142 High Road,Ilford, IG1 1DD

Townscape of Ilford town centre

redbridgecouncilad.indd 1 30/10/08 17:06:32

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This image: Galliard Homes’ Vision 20 project in Ilford

issue#2/autumn_2008contents

Editor: Kirsty [email protected]

Sub-editor: Olly [email protected]

Art director: Terry [email protected]

Advertisement sales: Nigel [email protected]

Production: Beth [email protected]

Managing director: Toby [email protected]

Office manager: Sue [email protected]

Printed by: Wyndeham Grange

Images: Redbridge Borough Council, South Ilford Business Association, www.freeimages.co.uk, Redbridge Local Studies and Archives, Paul Riddle photography, Norway Heritage – Oddgeir Fossli, St Mary with Christ Church, Wanstead, Redbridge Museum – Sylvia Pankhurst – IISH, Ed Isaacs (Dreamstime), SXC, CTC, David Fernandes

Published by:

Lower Ground Floor, 189 Lavender Hill, London SW11 5TBT: 020 7978 6840 F: 020 7978 6837

For Redbridge CouncilIlford Town Hall, London IG1 1DDTel: 020 8708 2238www.redbridge.gov.uk

Subscriptions and feedback: go to www.visionredbridge.com

© 3Fox International Limited 2008. All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Limited is strictly forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Limited or Redbridge Council.

05 newsWe take a look at a host of developments in Redbridge hitting the headlines

11 Where we areWe reveal the main centres in the London Borough of Redbridge

13 A labour of loveValentines Mansion is being lovingly restored for its grand opening on Valentine’s Day 2009

19 tracks of gold London’s major east/west rail project is under way putting Redbridge firmly on the map

29 twilight turnaround Redbridge is not renowned for its nightlife – yet. The area is preparing for scores of new bars and eateries

32 Did you know......a third of Redbridge is made up of green space? We unearth some amazing facts about the borough

34 Living in perfectharmonyEmbracing ethnic diversity is one of the key ingredients of business success in Redbridge

38 contactWho to contact at Redbridge Council

BUILDING IN REDBRIDGE

providing hom

es, supporting com

munities

5th Floor Ockway House 41 Stamford Hill London N16 5SR

Tel: 020 8800 9606 Fax: 020 8800 5990 Email: [email protected]

Website: www.ids.org.uk

IDS has been working in Redbridge for more than 20 years and has over 80 homes in the Borough. A “preferred partner” of Redbridge Council, IDS was selected for its expertise in the provision of housing for the Jewish community.

New housing developments in Barkingside and South Woodford are nearing completion where IDS is workingas a specialist partner with other housing associations.

In 2008, following a National Housing Federation award, IDS was shortlisted for the Housing Corporation Gold Award in the Community Cohesion category.

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A round-up of the projects and schemes that are making headlines in Redbridge

BUILDING IN REDBRIDGE

providing hom

es, supporting com

munities

5th Floor Ockway House 41 Stamford Hill London N16 5SR

Tel: 020 8800 9606 Fax: 020 8800 5990 Email: [email protected]

Website: www.ids.org.uk

IDS has been working in Redbridge for more than 20 years and has over 80 homes in the Borough. A “preferred partner” of Redbridge Council, IDS was selected for its expertise in the provision of housing for the Jewish community.

New housing developments in Barkingside and South Woodford are nearing completion where IDS is workingas a specialist partner with other housing associations.

In 2008, following a National Housing Federation award, IDS was shortlisted for the Housing Corporation Gold Award in the Community Cohesion category.

ID2344 - Redbridge Vision Mag ad AW02.indd 1 28/10/08 17:24:26

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NEWSArt At the heArt of itA complete mAkeover of the GAnts hill roundabout is imminent. redbridge council, in collaboration with transport for london and Design for london, is in the process of commissioning an artist to create an iconic piece of artwork for the roundabout that captures the history, culture and feeling of the area.

four artists: Wolfgang Buttress, Jo fairfax, fiona heron and Bruce Williams are in the running for the prestigious project.

The council undertook public consultation on the proposed changes for the roundabout. simon marshall, public art officer at redbridge council, said: “The responses have been inspirational. redbridge can be assured of a highest quality artwork from an elite group of art professionals.”

The scheme attracted entries from over 40 artists. The short-listed artists’ proposals were displayed at Gants hill, Ilford central library and on the redbridge ‘i’ website. The winning artwork is expected to be in place by late 2009.

The newly installed public art will act as a gateway to redbridge and assist in re-establishing Gants hill as a thriving centre, and a safe and attractive place for people to shop, work, live and invest.

marshall added: “The project will mark a new era for Gants hill, placing redbridge at the forefront of public art in east london.”

A selection of the artists impressions of proposed public art work for the Gants Hill roundabout. news continued overleAf

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reDBrIDGe Is leADInG the way in 21st century health care provision. The borough’s primary care trust is delivering the Uk’s first purpose-built polyclinic, which is due to open at the junction of Ilford lane and loxford lane in spring 2009.

The loxford polyclinic will be at the forefront of a new generation of health centres, designed to combat the shortcomings of london’s more traditional nhs models.

heather o’meara, chief executive of redbridge primary care trust, is pleased to see her borough at the head of the polyclinic revolution. she said: “This is an exciting time for health care delivery in redbridge, since reducing health inequalities in the borough is a key aspiration for redbridge primary care trust.

“The new polyclinic will provide local residents with access to Gps and health, social and community care professionals all working together under one roof. loxford polyclinic has been designed around the current and future health needs of local residents to ensure they access the best services for health and wellbeing.”

loxford polyclinic, which is expected to serve a local population of around 50,000, will be a 4,000sq m centre, housing a plethora of services. hospital-based treatments such as x-rays, blood tests and ultrasounds will be made available at the centre.

polyclinics are the government’s answer to the difficulties patients have reported seeking medical care

in london. problems such as not being able to make appointments at convenient times and people resorting to going to A&e rather than their local Gp are to be addressed under the new system.

It is anticipated that patients will be able to secure convenient appointments more easily, since, as well as offering a wider range of services, polyclinics will also open later than traditional doctors surgeries.

The borough’s polyclinic is one of five scheduled to open in the capital by spring 2009. The others are set to open in harrow, hounslow, lambeth and Waltham forest, with at least 145 additional centres to open across london over the coming years. There are plans for a further four polyclinics to be created in the borough of redbridge in the future.

Hainault Business Park (HBP) BiD received international recognition in 2008 when delegates representing the Dutch government visited on a fact-finding mission to learn more about the regenerative benefits of BiD initiatives.

HBP BiD has enjoyed great success, providing a base for business-led regeneration in an area formerly blighted with break-ins and anti-social behaviour.

The Dutch delegates visited the park to learn more about how BiD initiatives can facilitate wider regeneration and left with plenty of information for the implementation of their own BiDs.

Henk Jan Bakker, of the embassy of the kingdom of the netherlands, was impressed

olympIc fever hAs hIt redbridge, which is planning to ensure the 2012 games leaves a positive legacy for the borough.

With 200 nations competing and one in three people estimated to watch worldwide, the games offer the chance to promote a healthier redbridge and transform the area into a thriving sporting, cultural and economic centre.

redbridge Borough council has embraced the event by establishing an ‘olympic and paralympic Games cluster Group’

+ first Aid

Redbridge’s Loxford Polyclinic will be the UK’s first purpose-built polyclinic, leading the way for a new generation of health centres.

with what he saw. “The Hainault Business improvement District is a fascinating example of how a small-scale business-led initiative, with the assistance of local authorities, can lead to quick and tangible results,” he said.

“it also has positive spill-over effects on the wider community. There are certainly lessons to be learned here for my own country.”

ilford businesses are now also keen to achieve BiD status. Businesses in the town centre will receive ballot papers in February and the vote will be held in March 2009. if successful, the 1.2% increase in business rates will raise £300,000 a year for town centre improvements such as a cleaner and more attractive street scene to encourage a greater footfall.

Hainault BiD goes DutcH

and a ‘sustainable community strategy’ to inform policy and support funding bids. The strategy identifies 2012 as a priority for the area over the next ten years looking at the opportunity to use the games to inspire children and young people to adopt more active lifestyles and ensure new jobs go to the local labour force.

redbridge is witnessing major improvements to its leisure facilities, like the opening of the redbridge cycle circuit, thanks to the games.

olympic fever

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reDBrIDGe cAn expect to Be A centrAl concern at city hall now that Boris Johnson has taken up residence.

london’s mayor has made clear his focus on the capital’s outer boroughs, stating his intention of setting up an outer london commission to ensure these boroughs are not overlooked soon after his election victory.

And he was quick to act on his word, opening the new £4.5 million redbridge cycling centre on 19 August 2008. The new 2km circuit is to replace stratford’s eastway

cycle circuit, which is to be transformed into a state-of-the-art velopark for the 2012 london olympic Games. The cycle centre, near hainault, was built by the london Development Agency and is free to use and designed to encourage more people to take up the sport.

Boris Johnson commented: “cycling is a fantastic way to travel – it’s good for the environment, it’s good for the health and it’s good for the wallet. This is a breathtaking facility, it’s a fantastic site.”

Boris Boost For reDBriDge

The new cycling centre in Redbridge is the borough’s first taste of the benefits to be had from the olympics.

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RedbRidge College’s gastronomic prowess received a boost in october 2007, when the celebrated chef Albert Roux officially opened its Rouge Restaurant.

The restaurant, which has the capacity to serve 68 guests, is of central importance to the students studying catering and hospitality at the college.

Rouge Restaurant provides the ‘real life’ setting required for people taking vocational courses, and is considerably more suited to the task in hand than the space previously used in a classroom. There are around 75 students at the college that all play a part in the restaurant’s ongoing success.

FooD For tHougHt

Vision 20Galliard homesilford’s skyline-defining residential development was a hit with house hunters, quickly selling out after its launch. The 20-storey building, which houses one, two- and three-bedroom units, will also feature a private gymnasium and a communal rooftop terrace. completion is due to be met towards the end of 2009.

Pioneer Pointempire property GroupWork continues on-site, as redbridge’s two towers start to reach further towards the sky. The £100m mixed-use development is set to deliver 279 residential units, as well as 7,500sq m of retail and commercial space, a medical facility and a specialist multi-cultural arts and crafts market, with a café and art gallery. completion is due to be met early 2010.

invitoGeorge wimpey east londongants Hill town centre will soon have a new landmark as the transformation of the former cinema nears fruition. This exciting development will deliver 214 one- and two-bedroom residential units and significant commercial space, which will provide a boost to the local area.

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Green liGht for GotransPort For lonDon’s gants Hill town centre enhancement project is set to improve access around the roundabout, with new crossing facilities on all major approach and exit arms. The scheme also includes extensive street scene enhancements and improvements to the subway as well as hard and soft landscaping, new paving, signage and lighting.

The council hope it will reduce personal injury accidents, manage traffic flow more efficiently, improve public realm access for pedestrians and cyclists and connectivity within the town centre.

Valentines Mansionheritage lottery fundlottery funding to the tune of £2 million, and a further investment of £1.2 million from redbridge council, has made possible the restoration of Gants hill’s valentines mansion. originally built in the late 1600s, the house, which was a private residence until the early 1900s, will be open to the public, who will find changing exhibitions, as well as creative and educational spaces. valentines mansion is expected to reopen on 14th february 2009.

newsin BrieF

leAdinG the wAy for london redbridge council was the first borough in the capital to adopt a local Development framework. The portfolio of planning documents detailing the development strategy for the borough was published earlier this year.

time for chAnGeThe Harrison gibson store in ilford could be transformed to create retail space and 250 homes. st edwards Homes (a joint venture company owned by the Prudential and Berkeley Homes) is considering submitting a planning application for the site.

on showredbridge’s transformation was on show for all to see at the new london Architecture exhibition, from september to november. The exhibition focused on the importance of outer london boroughs and the challenges faced regarding the population and employment growth expected over the next decade. The capital’s suburbs were the stars of the show, which looked at london as a polycentric city.

museum mAGicredbridge Museum, based in ilford’s central library, is running an exhibition on the restoration of Valentines Mansion. Photographer Paul riddle’s images and a specially commissioned film document the project. to find out more about redbridge’s hidden past vist redbridge Museum www.redbridge.gov.uk or tel: 020 8708 2317.

three reDBrIDGe pArks hope to Be AWArDeD Green flag status, which recognises the best green spaces in the country. valentines park in Gants hill, Goodmayes park in Ilford and elmhurst Gardens in south Woodford are all applying to become winning sites.

to gain recognition they must achieve high standards in eight categories including ‘conservation and heritage’ and ‘maintenance and cleanliness’. They must prove they are welcoming places to the public and demonstrate they are well managed and promoted.

A spokesperson at redbridge council said: “The media and public are becoming increasingly aware that a site flying a Green flag is a high quality green space.

“redbridge is committed to improving the quality of the facilities available in our area and this application for the Green flag Award is all part of our strategy to make redbridge a better place to live.”

reDBrIDGe pUpIls achieved their best ever exam results this year. The number of students who gained top grades, five or more A*-c grades at Gcse including english and maths increased by 3% compared to 61% last year. This year also saw 99% of students achieve one or more pass at Gcse – the second best results for a Uk borough behind only the scilly Isles. redbridge students did even better at A levels, where

there was a 97% pass rate – another increase from last year. redbridge schools now rank second in the country for secondary school progress and in the top ten for the progress between ages seven and 11.

GoinG Green

BrAin GAin

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map

So, just where is the London borough of Redbridge and what are the main areas within the borough?

Where we are

A labour of

Medici, Barley Lane, Goodmayes, Ilford IG3 8XJ

One Bedroom Apartments from £125,250** (Opening Doors Price) Marketing Price £167,000†

Two Bedroom Apartments from £152,250** (Opening Doors Price) Marketing Price £203,000†

Medici combines stylishly designed one and two bedroom apartments at an affordable

price with a superb location in Goodmayes.

Why rent when you can buy from only £155 per week?**

• You Pay 75% /We Pay 25% • The Home is 100% Yours!

• No Interest or Rent Payable on the 25%

• Pay the 25% Back when you Sell the Home or after 10 Years

(whichever is soonest)

If you can’t see how you

can afford a new home,

we’ll open your eyes.

*Opening Doors is available subject to availability and Bellway terms and conditions. The 25% is payable after 10 years or when the property is sold whichever is soonest. **Price based on 75% of the marketing price.+Discounted price for first time buyers only. Prices correct at time of going to print.

www.bellway.co.uk Call: 0208 590 1494Visit: Sales Centre and Show Apartment Open Mon 10am - 1pm, Tues to Sun 10am-5.30pm.

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Valentines Mansion has been the jewel in the crown of Valentines Park for centuries. Much-loved by Redbridge

residents, the building and gardens are being restored to their former glory and back into the hearts of locals and visitors

A labour ofLove

Valentines Mansion 1775

Medici, Barley Lane, Goodmayes, Ilford IG3 8XJ

One Bedroom Apartments from £125,250** (Opening Doors Price) Marketing Price £167,000†

Two Bedroom Apartments from £152,250** (Opening Doors Price) Marketing Price £203,000†

Medici combines stylishly designed one and two bedroom apartments at an affordable

price with a superb location in Goodmayes.

Why rent when you can buy from only £155 per week?**

• You Pay 75% /We Pay 25% • The Home is 100% Yours!

• No Interest or Rent Payable on the 25%

• Pay the 25% Back when you Sell the Home or after 10 Years

(whichever is soonest)

If you can’t see how you

can afford a new home,

we’ll open your eyes.

*Opening Doors is available subject to availability and Bellway terms and conditions. The 25% is payable after 10 years or when the property is sold whichever is soonest. **Price based on 75% of the marketing price.+Discounted price for first time buyers only. Prices correct at time of going to print.

www.bellway.co.uk Call: 0208 590 1494Visit: Sales Centre and Show Apartment Open Mon 10am - 1pm, Tues to Sun 10am-5.30pm.

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VAlentines MAnsion

riginally built in the late 1600s Valentines Mansion, the former home of the Archbishop of Canterbury’s widow, was a private residence until the early 1900s. the grade ii* listed building sits in Valentines Park, just five minutes’ walk from Gants Hill underground station.

the mansion and gardens are being restored with funding from the Heritage lottery Fund and the london Borough of Redbridge. the project includes repairing the building and redecorating in period colours. other works include the installation of a lift and creation of a large function room on the first floor.

the fully restored mansion will open to the public on Valentine’s Day 2009. Visitors will find gallery spaces with changing exhibitions, a reconstructed period kitchen and dairy as part of an educational programme for children, a display on the history of the house and park, studios on the top floor for artists and crafts people and additional rooms which will be available for hire for functions, meetings and education sessions.

the walled gardens, watercourses, Rococo grottos and other features have all been repaired and new planting schemes will add charm to the period landscape. ●

For further information please contact laura Williams, Valentines Mansion project manager, [email protected]

Clockwise from left: The Old English Garden. 18th century alcove seat. Valentines Mansion during the restoration work. Above: Garden party at the mansion 1910.Right: The drawing room during restoration.

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the restoration is funded by the Heritage lottery Fund

and the london Borough of Redbridge

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VAlentines MAnsion

Left: The Old English Garden. Far left: The Rococo Grottos. Top left: The new mosaic in the Wilderness area. This picture: The mansion’s historic features are being restored and redecorated in period colours.

the restored mansion

will open on Valentine’s Day 2009

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Ilford is a town on the up –

rapidly regenerating to meet

the needs of its ever growing

population and the anticipated

demands of the 2012 Olympics.

As one of only 10 Metropolitan

Centres in London, Ilford has a

vital role to play in the future

development plans of the city.

0208 553 1001 | [email protected] | www.ilfordtowncentre.co.uk

Planning for the futureThe Ilford Town CentrePartnership is at the heart of the community, serving the needs of the local residents, businesses and visitors.Its ambition is to transformthe town centre into abeacon of best practice and innovation, to create a better future for its residents and a prosperous environmentfor business.

A range of pioneeringprojects includes a workforce development programme, a business engagement andoutreach scheme, and a team of fully trained town centreambassadors to help peopleget the most out of Ilford.

For more information contact Reg Woda, Town Centre Manager:

ilford

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It’s the greatest civil engineering project in Europe and will cost more than the 2012 Olympics. The ambitious Crossrail

project is finally under way, slashing journey times from Redbridge to Central London and leaving a regeneration

boom in its tracks. Ali Jones reports

Tracks of gold

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It’s been a long time coming. But after what feels like an eon of discussion and planning, the visionary rail project that promises to ease London’s congestion and cut journey times from Redbridge into Central London is just nine years

from becoming reality. after the Crossrail act passed through

parliament in July, preparatory works on the project will begin next year. The main construction of this huge engineering project will begin in 2010, and by 2017 the first passengers will be boarding trains on the largest addition to the transport network in London and the south East for more than 50 years.

The £16 billion rail route is currently the largest civil engineering project in Europe. The building of it alone will give a huge boost to the UK’s beleaguered construction industry. “Up to 14,000 people will be employed in its construction, and training schemes are planned to help equip Londoners along the route with the skills to secure these jobs,” says Douglas Oakervee, executive chairman of Cross London Rail Links (CLRL), the company in charge of the Crossrail project, which is owned by Transport for London and the Department for Transport (DfT). “This will be a project for the whole community – a new world-class affordable railway that London expects and deserves.”

so why do we need Crossrail? The purposes are multi-fold. It aims to support the continuing development of London as a world city, and its role as the key financial centre of the UK and Europe. It also hopes to support London’s economic growth and its regeneration areas by tackling the lack of capacity and congestion on the existing network to improve rail access into and within London.

For most people it will mean quicker journey times, faster turnaround and less overcrowding – all very welcome news for commuters. as well as easing congestion on established routes, Crossrail will also establish a brand new network of services linking areas across London and reducing overcrowding on London Underground and several national rail stations.

Crossrail will operate with mainline-size trains, carrying more than 1,500 passengers in each one. The trains will travel at up to 100mph above ground

slowing to a maximum of 60mph in tunnels. a new and dedicated fleet of approximately 600 air-conditioned carriages will deliver the service. They will be greener, lighter, quicker and able to carry more passengers than existing designs. stations along the route will be made fully wheelchair accessible. The route will run 118km from Maidenhead and Heathrow in the west, through new twin-bore 21km tunnels under Central London out to shenfield and abbey Wood in the east, joining the Great Western and Great Eastern railway networks. Crossrail will run through seven miles of tunnels under Central London, with new stations at paddington, Bond street, Tottenham Court Road, Farringdon, Liverpool street, Whitechapel and Canary Wharf. stratford and Custom House will become major terminals for forward journeys to Essex and south East London.

So whAt doeS CroSSrAil meAn for Redbridge? With four existing stations included on the Crossrail route: Ilford, seven Kings, Goodmayes and Chadwell Heath, the borough is ideally placed to capitalise on its proximity both to London’s West End and City as well as the Thames Gateway. The construction of Crossrail will dovetail into current regeneration plans for the borough.

The current mood in the community is buoyant, according to Redbridge Council’s head of regeneration, Mark Lucas. “There is great excitement and relief that Crossrail is going ahead,” he says. Redbridge is already very well placed for public transport – it is just eight minutes by train from the 2012 Olympics site and not everyone is aware that the borough boasts 10 tube stations, all in zone four. The London Underground stations above ground have all benefited from a major overhaul and restoration by Metronet but the existing public transport network can’t cope with the pressure it’s under. as Lucas says: “The Central Line is operating at absolute capacity and although we already have fast services into Liverpool street, you have to change there – which is time consuming. To be able to have a ‘one-stop shop’ is fantastic. To have a new east/west link is essential for London to remain a world class city.”

Below: Crossrail’s trains, carrying more than 1,500 passengers in each train and travelling at up to 100mph, will be up and running by 2017.

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Crossrail will make it possible to travel from Maidenhead in Berkshire to Liverpool street in just 52 minutes (slashing 20 minutes from the current train/tube journey time) and from Brentwood in Essex to Central London’s Bond street in only 45 minutes. passengers travelling from the financial centre of Canary Wharf should be able to reach Heathrow airport in a mere 43 minutes, which makes London all the more attractive for potential European and worldwide business relocation.

according to Transport for London, of which Crossrail is now a wholly owned subsidiary, Crossrail will increase London’s public transport capacity by 10%.

Tran

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for the whole community

– a new world-class

affordable railway

>

Government ministers have also expressed their hope that the new railway line will ease overcrowding on commuter routes and encourage more people to use public transport rather than cars.

as well as adding capacity to London’s overcrowded tube network, with 24 trains an hour planned in each direction through Central London during peak times, Crossrail will also improve links to Heathrow and other airports. It will bring an additional 1.5 million people within 60 minutes’ commuting distance of London’s key business districts. It is predicted to add £20 billion to the UK economy and create 30,000 jobs.

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acceptable, which will deter inappropriate development. “We are doing this early and we feel it’s very important. We want to protect the character of Redbridge and use the new stations as a springboard for growth and prosperity.”

the CounCil hopeS to be instrumental in the planning and refurbishment of the four stations on the Crossrail route. They all require longer platforms to be able to take the longer Crossrail trains, but Lucas is hoping for more than a standard renovation.

“We are in a position to influence the quality of the stations within the borough,” he explains. “The nature of planning a different environment around the stations consists of fairly formal planning processes and we need to consult locally,” he says. “While the flagship stations such as paddington and Bond street will get special treatment, there is a danger that the suburban networks will get a ‘one-size fits all’ facility. It would be fanciful to believe we could have a major redevelopment on all four stations, but we do expect to see these smaller stations upgraded.”

The station at Ilford will enjoy a more intensive treatment – it is being seized upon as an opportunity to create a gateway to Ilford, which will become a prime East London destination attracting visitors and users from the whole Thames

“Crossrail will shorten journey times for Londoners and visitors to our city whether they are heading for the bright lights of the West End or the citadels of commerce at Canary Wharf,” said London Mayor, Boris Johnson, after the announcement of the Crossrail act. “But most importantly it can act as a catalyst for regeneration across the whole of our city, particularly in the east of the capital. Londoners living in the east will have far greater access to jobs in Central London and we expect to see the areas where they are living flourish from private sector investment.”

Despite the current housing crisis, Lucas is confident that by the time the main works start, property values close to the four stations could increase by as much as 30%. It’s hoped that areas around Crossrail will attract new residential developments, as well as new businesses and major employers. But the council is keen to keep control of development so it can maintain the character of the borough. “Redbridge needs Crossrail to happen in a planned and managed way,” says Lucas. “and in order to do this we will produce something called a Crossrail corridor area action plan. We will determine what is appropriate in terms of development use, such as the level, height and scale of new developments – and adopt it as planning policy.” people who want to develop, he explains, will have clarity about what is

Above: Preparatory works for the Crossrail project will start in 2009 and construction will start in 2010.

There is great excitement

and relief that Crossrail is

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Are you helping to transform Redbridge?

Use Vision magazine to promote your company and its work to more than 35,000 regeneration professionals.

Contact Nigel Taylor 020 7978 6840.

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Gateway area. What’s more, the station aims to be more than just a transport interchange.

“We want to create a whole new piazza in front of the station,” says Lucas. “We want to use the air rights and the land around the tracks and we want to see comprehensive redevelopment of the station and land around it. We also want the station to sell Eurostar tickets and provide people with a seamless service.”

The plans include a new hotel, new apartments and offices, a new travel centre, and a whole floor of good quality retail outlets and franchises. “We want it to be the best designed building in the borough, if not in East London,” says Lucas.

To establish the working relationship between the council, network Rail and Crossrail, a ‘memorandum of understanding’ has been drafted with regard to promoting the scheme. a development brief will be published early in 2009, which will be used as the basis for inviting developers to submit design ideas for selection as the preferred developer. It is hoped that the preferred developer will be selected by spring 2011, with construction work starting early 2013. While the overall scheme will be completed by 2017, it is hoped the new Ilford mainline station will open in 2015.

Redbridge is also poised to benefit from the abundant employment opportunities

Above: Redbridge Council is hoping the borough’s new stations will be modern and inspirational like this station in Dublin

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that Crossrail is anticipated to bring. The council hopes that the improved journey times will lure major Central London-based employers to Redbridge. Commuting time into Central London is going to be significantly cut, says Lucas, giving residents easier access to Central London and the City. He adds: “In space and time dimensions it’s like cutting Redbridge out of the map and pasting it nearer Central London. It makes Redbridge closer to an inner London borough rather than an outer London suburb. Crossrail is just as significant for boroughs like Redbridge as it is for the western suburbs because it brings Redbridge closer to London’s main employment centres.”

Crossrail brings

Redbridge closer to London’s

main employment

centres

Crossrail will also bring a much-needed boost and security to the construction industry and supporting infrastructure as well as long-term security for civil engineering.

redbridge needS to be reAdy. “we need to make sure that people learn new skills in Redbridge as there will be a need for engineers, surveyors, architects, tunnel borers and more,” says Lucas. “If the companies can’t recruit locally, they will go to Europe and beyond. We need to ensure that young people have the right skills to take advantage of the job opportunities that will arise from Crossrail.”

There will also be a need for specialist

This picture: Ilford station is one of four stations in Redbridge that will benefit from the Crossrail programme.

>

26

TRanspORT

tunnelling engineers for the underground element of the track. Tunnelling will be through a complex sub-surface environment, which contains existing infrastructure including tube, rail and utilities tunnels. Looking at the impact of Crossrail on Redbridge’s community, Lucas believes it’s important to be “balanced and realistic”. The scheme is not without its negatives, there will be some disruption in the short-term. Track work will have to be improved, and in places replaced, which will mean interruptions to existing services. similarly, work will be disruptive around the interchanges and there will no doubt be a ‘settling in’ period of the new timetables. “any major civil engineering project of this scale – remember it will cost more than the 2012 Olympics – brings disruption,” points out Lucas. Loss of local jobs is another key concern for the council. There were fears

about the future of the current depot at Ilford, which is occupied by two significant employers in the borough: national Express East anglia and Bombardier Transportation.

“I am very concerned that Crossrail doesn’t displace those engineering facilities and result in a loss of jobs,” says Lucas. “We want to ensure that Crossrail happens, but not at the expense of other jobs in the railway industry.

He concludes Crossrail means other Londoners will enjoy the benefits of a safe and green environment – all on Central London’s doorstep. “We have a great quality of life in Redbridge,” he explains. “a third of the borough is green space and we have some of the best schools in the UK. a terrific amount of young people are in higher education and achieving high grades here. We also have some of the

EAST LONDON TRANSIT

passengers looking to travel from Ilford to Dagenham Dock via Barking town centre will soon be able to use a new, fast, modern bus transit service. The East London Transit (ELT) is a dedicated bus route that is set to improve access for Redbridge residents whilst reducing congestion and pollution, leading to a better quality of life for citizens and contributing to current regeneration plans in the borough.

From 2009, users of the ELT can expect fast, frequent and reliable buses as well as links to the London Underground, Docklands Light Railway, national rail and other bus services. There will be improved timetable information as well as fully accessible and environmentally friendly vehicles with next-stop information, well-lit waiting areas and user-friendly stops.

The bus route will run via Ilford Lane, Fanshawe avenue and Longridge Road to Barking station. It will then travel through Barking town centre via station parade and Ripple Road. It continues along Ripple Road to Movers Lane where it passes over the a13. It turns into the Thames View Estate at Bastable avenue and uses Choats Road to reach Chequers Lane, where it will terminate just south of Dagenham Dock station.

The scheme has come about due to existing and anticipated demand for public transport in East London caused by the Thames Gateway redevelopment. The scheme has been developed to allow for a possible future upgrade to a tram operation. It forms part of the larger Thames Gateway transit plan, which is made up of the East London Transit and Greenwich Waterfront Transit. The route is proposed to stretch from Ilford to Dagenham Dock in the north, to north Greenwich and abbey Wood, over the Thames. The Greenwich Waterfront Transit goes from north Greenwich to abbey Wood via Woolwich and Thamesmead.

Construction work is expected to start in early 2009 and the ELT service will begin at the end of 2009.

Up to 14,000 people will be employed in Crossrail’s construction and training schemes are planned to equip Londoners along the route with the skills to secure these jobs.

27

Tran

spor

t

lowest reported crime in London.” all this has a knock-on effect, he says.

“If you have relatively high prosperity and financial security it keeps crime down and begins a virtuous circle. and this is what keeps regeneration going. Developers will respond to the market demand for more and better houses and greater range of tenure to suit different lifestyles. Crossrail ensures that we have the means of bringing all of the quality-of-life factors into the grasp and reach of working families.”

CROssRaIL WILL BE FUnDED By a MIxTURE of public and private money, plus funds from the financial services industry. The government is providing more than £5 billion towards the overall £16 billion it’s expected to cost. The rest will be made up from borrowing against future fares and a levy on London business rates. It has been

reported that Boris Johnson intends to alter his London plan so any development seen to benefit from Crossrail will be taxed. It also seems certain that businesses will have to pay supplementary business rates.

The project’s funding continues to cause confusion and newspaper headlines often cast doubt on its future. a recent report from RICs concluded that large-scale public sector projects, such as Crossrail, are in danger of dipping further into the public purse. Ongoing financial global uncertainty is also causing ripples of concern. yet Crossrail is going ahead as planned.

The competitive tender process to find a programme partner, project delivery partner and design framework agreements partner for the project was announced recently. Decisions on the appointments of the successful bidders are expected towards the end of 2009. ●

We need to make sure

young people have the right

skills to take advantage

of the job opportunities that will arise

29

Ilford is not noted for its after-hours entertainment. Pubs, bars and restaurants are almost as thin on the ground as the punters seeking them. Demand for evening entertainment is unlikely to grow until more leisure establishments are open. So work is afoot to make this happen, Alex Aspinall reports

Twilight turnaround

Even

ing

econ

omy

In recent years, many district centres in Redbridge, such as South Woodford, Gants Hill and Wanstead, have seen a growth in the number of new restaurants, pubs and bars. As a result, more and more people are choosing to spend time in these areas on an evening,” says Len Norton, director of

environment, regeneration and community safety at Redbridge Council. “But surprisingly Ilford, which is the main metropolitan centre in the borough, has not really experienced the same changes.

“Although there are some restaurants and bars in Ilford, particularly in areas such as Ilford Lane and Cranbrook Road and the cinema and Kenneth More Theatre, it is apparent that people tend to avoid the area in the evenings and at night.”

He continues: “During the day, Ilford is a vibrant shopping centre, but when the shops close people tend to leave the area very quickly. Indeed, if you come to Ilford town centre on an evening between six and eight o’clock, it’s often deserted. Our overriding objective is to ensure the town centre becomes a vibrant and attractive place where people will choose to live, work, shop and spend their leisure time, during the day and into the evening and night. We are keen to understand why people don’t use Ilford more in the evenings and explore how the current evening and night time economy should be developed to better meet public aspirations and needs.”

The public has started to expect entertainment options that are easy to get to, and an improved evening economy has become a central objective for cities seeking to attract new residents and investment.

Improving an evening offer usually involves finding ways of keeping people in the town centre after work and facing problems such as the negative connotations of alcohol-based leisure activities.

Fortunately, Redbridge Council does not have to >

30

We do want to have an

offer that is not

centred around just alcohol, or

food, or the arts

EVENING ECONOMY

worry too much about a drinking culture – one of the advantages of having a relatively small evening offering at present.

Unlike some UK towns, Ilford does not have a reputation for indulging the binge drinking culture. And, as the area’s evening offer is set to expand, the people behind the town’s regeneration are keen to keep it that way.

“We see it as a positive that we are starting from a low base, particularly in Ilford,” says Mark Lucas, head of regeneration at Redbridge Council. “There are plenty of town centres in London where you could be taken aback by the sheer density of people aged between 18 and 28 descending on an area and have little choice in how they exercise their time and money.

“The vertical drinking establishments are catering largely for young men and probably have alcohol on promotion and there are a lot of unintended consequences from that in terms of policing, antisocial behaviour and street-fouling.

“Once the genie is out of the bottle, it is very difficult to put it back in. We don’t have that problem, but have the challenge of getting to the point where our competitors are in terms of their evening options.”

The council is determined not to be pushed into making rash decisions in haste to improve the

evening offering, and intends to avoid repeating mistakes made elsewhere. For example, the area’s evening economy will not revolve around bars for young people. Emphasis is being placed on ensuring the businesses brought in to the area add value.

Diversity will be the central theme, as Ilford attempts to make up for lost time.

“It is important that we send out a message that no one is excluded,” says Lucas. “We cannot cater for all tastes but we need to be able to say that no one section of the community is excluded. To achieve this, we need a mix of establishments that are licensed and those that aren’t.

“We won’t ever cater for everyone but we do want to have an offer that is not centred around just alcohol, or food, or performing arts. We will have a range across all these things.

“We have some diversity, but not enough. We need to extend the offer to a range of interests and communities.”

At present, people in the area either stay in at night or travel to other metropolitan centres for entertainment. If locals are to be persuaded to look for their fun closer to home, the type of leisure activities they are looking for elsewhere must be provided there.

To ensure it gets this right, the council is to consult residents and a quota of people from outside the borough about what they would like to see provided. Young people will be approached, but there will also be an emphasis on the older demographics, who may currently feel excluded from the evening economy.

This focus on ensuring all voices are heard will be key to realising a successful evening economy. Great emphasis is being placed on ensuring the area’s evening offer attracts groups of people that may not already have much of a presence in the town centre after the working day is over.

Once the consultation is complete, and a detailed image of what the people of the area want is created, the hard work of marketing and attracting inward investment can begin in earnest. ●

31

Even

ing

econ

omy

Licences To ThriLL

In 2005, the government introduced radical new regulations regarding the licensing of pubs and clubs in Britain. Drinkers no longer had to make their way home at 11.20pm, leaving some people toasting higher profits, others raising a glass to a victory for ‘common sense’ and a few fearing the hangover as our binge drinking nation set off on the boozy road to oblivion.

The predictions of an alcohol-fuelled Armageddon never came to pass. Later licences, if managed effectively, have proven to be useful when attempting to boost an area’s evening economy.

Although Redbridge, and particularly Ilford, are at the start of the long process of improving their evening leisure sector, Alan Drake, head of licensing at Redbridge Council, has seen the benefits of the more relaxed drinking regulations.

“On the whole the move has been good,” says Drake. “From an enforcement services perspective, we have more control over premises than we have ever had before. But, at the same time, businesses have more freedom to do new things.

“There has also been a decline in antisocial behaviour – but this is not only down to the licensing laws. We are very active in engaging with our businesses. We have put a great amount of effort into working with the pubs and clubs. Most of them do want to engage and work with us too.

“The changes have also provided more freedom for local residents to get involved in these issues, and they have made us more responsive. In the past, our response may have been ‘that is a police issue’, whereas now we are much more involved as the local authority trying to address these issues. The changes have given us much more control over how the area develops.”

32

Redbridge has 130

places of worship

•Eva Hart, one of the last remaining Titanic survivors was born in Ilford and died in Chadwell H eath

redbridge has the lowest crime rate of

any London borough (2007)

Hainault Forest

Country Park covers

over 300 acres

Suffragette and pacifist Sylvia Pankhurst

lived in Woodford

redbridge was created in 1964, marking the joining of Ilford with Wanstead and Woodford, with parts of Dagenham and Chigwell

1964

DID YOU KNOW?Fascinating facts and figures about the London borough of redbridge.....

Valentines Park inspired the Small Faces hit ‘Itchycoo Park’

SpORt StaRS Nigel Benn, Paul Ince and Glenn roeder were all born in redbridge

the borough has

listed buildings

33

Did

you

kno

w

42% of Redbridge’s population are of black and ethnic origin

IlfORD IS jUSt 15 mINUteS bY RaIl fROm lIveRpOOl StReet StatION

Grade I listed St Mary’s Church dates back to 1790

Eva Hart, one of the last remaining Titanic survivors was born in Ilford and died in Chadwell H eath

U

of redbridge is classified as

greenbelt

½3

Cricklefield Stadium hosted events during the 1948 Summer Olympics

redbridge was the fourth best borough in the UK (2007) for pupils

gaining at least 5 GCSEs grades a*-C (inc maths and english)

redbridge schools are ranked in the top ten in the country for the

progress children can make whilst in secondary school

redbridge schools are ranked among the top authorities for progress children can make

between ages 7 and 11

=

+

Winston Churchill was MP for Wanstead and Woodford 1924 - 1964

the borough has

listed buildings

126

Ilford museum has fossils of woolly mammoths, rhinos, grizzly bears and other ancient animals that once roamed the area

fOUR of redbridge’s train stations are on the proposed crossrail route

34

Diversity

London has always been a city built on the hard work of immigrants: the capital has attracted Huguenots, irish Weavers, Jews and latterly Bangladeshi families and Polish immigrants. in recent years, as one of the three so-called “control centres” of the world economy, London

has attracted a rich mix of highly-skilled professionals from every country on earth – global companies and the international communities that work for them are now an essential part of London’s social and business fabric, and one of the reasons it has enjoyed nearly two decades of breakneck economic boom.

immigration often gets a bad press, and populist newspapers are quick to produce inflammatory headlines about the numbers of people arriving in the UK. However, they’re less keen to point out the many benefits that result from a diverse ethnic mix: the cosmopolitan vibe, the wealth of history and cultures,

Part of London’s charm is the vast mix of different races, cultures and nationalities that have made the capital their home. redbridge is embracing

the benefits this melting pot can bring. Jonathan Morrison investigates

Living in perfect

harmony

35

in purely economic terms diversity is an almost unassailable good. it is one of the key ingredients of business success

>

Div

ersi

ty

the greater understanding between nationalities, the vast range of cuisine available as well as the colour, customs, traditions and festivals that make a place more interesting and enjoyable to live in.

the population of redbridge, some 255,000 people, is certainly diverse. the borough was one of the areas of secondary settlement for Jews moving from the east end of London. According to the 2001 census 24.99% of the population is Asian or British Asian and 7.59% Black or British Black while more recently it has become the adopted home for many eastern european, particularly Polish, immigrants.

the borough prides itself on embracing the many nationalities who call it home celebrating a whole host of feasts and festivals from Guy Fawkes night to Diwali and eid. Black History Month in October offers a chance for the different communities to come together and learn about elements of each others culture through a series of events. redbridge Museum exhibits a number of displays reflecting the diversity of the community over the years telling the story of an Asian bride in

the 1980s, an irish dancer in the 1970s and an Afro Caribbean family in the 1950s.

As much as diversity in a neighbourhood creates a more interesting and rounded community in purely economic terms, it is an almost unassailable good. in a recent report, the Confederation of British industry concluded that embracing diversity is one of the key ingredients of business success, because it helps companies identify new markets and opportunities but also helps them better relate to their customers, who will not all be white, middle-class men.

James smith, chairman of shell UK, comments: “the business case for diversity is competitive advantage. About 20 million customers cross shell’s doorstep every day around the world. What could be more important than having a diverse workforce that understands and responds to our customers’ needs? Diversity is right in principle and good for business.”

redbridge’s business community reflects well its ethnic diversity. As Habib rehman, deputy chairman of south ilford Business Association, points out: “you

36

Diversity

only have to look around to see. the different ethnic groups are employers and consumers, most of the small businesses are run by people of ethnic origin. redbridge has very good relationships between the communities.

“integration takes time. People tend to group together in an area, often the original inhabitants of the area move out and so integration can be difficult but it often happens in the second generation. People fear the unknown, when people start moving in they think ‘what’s going to happen?’ but this has been happening for centuries in this country and in general it is a good thing. if it wasn’t for the diversity redbridge would be a poorer place.

“ilford Lane is basically the lane in redbridge for the ethnic community. there are about 200 businesses here and you can get anything you want; food, clothes, jewellery and a Pakistani bank is opening soon. All of the businesses are owned or leased by people of ethnic origins – which is a good indication of how well they’re doing. it’s all down to hard work, if you’re disadvantaged by language or not being indigenous

you have to prove you’re capable or able to do the job.”shaheen Bhatha, of the award-winning P&s

Chemist in ilford Lane, has seen the benefits a diverse community has brought her borough, as well as her business, on the ground level.

“We have a large mix of ethnic minorities here,” she says, “with lots of Asian groups plus many eastern europeans. there’s also a regular influx of refugees – it’s a right mixture. i’ve been here 22 years and i’ve seen every place on earth represented by my customers.

“Culturally, it’s a thriving area as well. We have lots of celebrations, such as eid, and the whole of the local community gets involved. it’s definitely a very colourful place to live and work – there’s never a boring moment!

“ilford Lane is thriving compared to other local areas: there’s more shopping, and more opportunity to buy ethnic goods. there are no chains, so you can get high-quality, exotic food at good prices. People come from all over to buy textiles, quite often indian clothes, here but there are all sorts of businesses from GP’s surgeries to estate agents. everything’s here.

integration takes time. People fear the unknown but this has been happening in this country for centuries

37

Div

ersi

ty

“Diversity is important within our business as well as outside it – we employ eight people with different language skills to deal with the local community and these are staff who can relate culturally to them. it’s the only way we can make sure that the customers get the right medicines and understand how to use them.“

A study by Lloyds tsB makes the point: sales rose by up to 30% in those branches where the staff more closely reflected the ethnicity of the local customer base. the study went on to conclude that not only did Lloyds tsB need its staff to understand and mirror the different needs of its customers, but that by understanding them they were able to develop new products for diverse markets, like their islamic Financial service and india Banking service, and consequently gain an advantage over the other banks. Furthermore, they identified the fact that over 50% of all new Lloyds tsB current accounts were for customers who were new to the UK. supporting these customers effectively was an opportunity to significantly grow the business.

Fiona Cannon, head of group equality and diversity, Lloyds tsB, concludes: “When diverse customer groups see themselves mirrored in our workforce they’re more likely to do business with us. Diversity isn’t a ‘nice to do’ – it’s a source of competitive advantage.”

an exaMple of this is the case of chinese students at Hertfordshire University who had been subject to a large amount of verbal abuse, assaults, robberies and burglaries. the police organised a meeting at the university to address the problem, which was attended by over 110 Chinese students. their trust in the police increased significantly when they realised that one of the police officers was of Chinese descent and spoke Cantonese and following this meeting, seven arrests for public order and assaults were made because of the specific information obtained by this officer.

Another major benefit of embracing diversity: access to a broad range of skills, experience, education and culture – all of which help a company or organisation to improve decision making and identify creative and innovative solutions. Diversity can even be thought of as an essential in-house bank of knowledge and skills which everyone can use to improve their performance. research by Pinsent Masons, external legal advisors to redbridge Council on the Unity square project, concluded that “a diverse team produces a better work product because it can offer a client different viewpoints.”

perhaps the greatest benefit of eMbracingdiversity, though, is that an organisation or business has access to the greatest range of talent, especially in sectors where valuable skills are more difficult to find. By 2011, it is estimated that only 20% of the UK workforce will be white, non-disabled men aged under 45: so why limit recruitment to them? Currently 60%

of schoolchildren in redbridge are from Black and Minority ethnic groups (BMe) and by 2012 this group is set to be greater than the white population.

As Caroline Waters, director, people and policy at British telecom, argues: “talented people are not defined by their age, gender, current work status, where they live or their cultural background. they are defined by their skills, ability, energy and the unique perspective they bring to an organisation. releasing their unique talents is key to business performance.”

sympathy to diversity also enables the greater retention of key staff: in the two years since the wider diversity programme at Pinsent Masons began, their retention rate has improved dramatically. Lawyer turnover has dropped from 17.5% to 12% a year, and when every lawyer lost can cost a firm £110,000, that’s no small achievement.

At the end of the day, embracing diversity is not just a legal requirement, or a business nice-to-have: it’s something that is essential to competing in the globalised economy. But it also injects an awful lot of life and colour into the community – be it the place you work or the place you live. ●

Find out more: WorksMartWorksMArt is a web-based resource from the tUC to help working people get the best out of the world of work.www.worksmart.org.uk

ehrc – the equality and human rights commissionthe eHrC is the independent advocate for equality and human rights in Britain. it aims to reduce inequality, eliminate discrimination, strengthen good relations between people, and promote and protect human rights. the eHrC helplines advise both individuals and organisations such as employers and service providers.www.equalityhumanrights.com0845 604 6610 (england helpline)

geo – government equalities officethe GeO was established in July 2007 with responsibility for the government’s overall strategy and priorities on equality issues.www.governmentequalitiesoffice.gov.uk0207 944 4400

iip – investors in peoplethe investors in People standard provides a practical framework for improving business performance and competitiveness through good practice in human resource development.www.investorsinpeople.co.uk0207 467 1900

talented people are not defined by their age, gender or cultural background. they are defined by their skills, ability, energy and the unique perspective they bring

contact

38

Swan Housing’s Roding court development

For more on Redbridge’s regeneration, contact Mark Lucas on 020 8708 2143 or visit www.redbridge.gov.uk


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