Thamesmead Waterfront: The London site with room for 15,000 homes
They are two vast sites on the banks of the Thames in east London and you probably haven't heard about them.But the chances are you might soon.These are huge development areas called Thamesmead Waterfront and Beckton Riverside. Both are brownfield sites and are earmarked for huge housing developments of thousands of homes, shops and amenities.The problem is these are among the few areas in London without a rail or Tube link and that is stalling development.What the developers and the mayor want is a commitment from government to an extension of the Dockland Light Railway (DLR).Could that happen in the chancellor's Spending Review?
Ed Mayes is the executive director for development at Lendlease, which will develop the Thamesmead site."Our priority for Thamesmead in particular is the DLR extension. We have already got commitment from the mayor and there is commitment from Tfl for the initial stage of funding," he told BBC London. "But what we really need is a government commitment that subject to that initial stage of work they are willing to help fund the actual delivery of the DLR."He says a transport link is crucial."It's been proven across London that transport infrastructure unlocks delivery of homes; that's happened with the Jubilee line and the Elizabeth line, it will continue to happen."This is an area of London that has amazing potential: there could be 15,000 homes at Thamesmead Waterfront, another 15,000 on the north of the river in Beckton - all unlocked by that extension."In addition, there's future potential if it was extended in the future. That will unlock homes, much-needed affordable homes for London, but also the jobs and enterprise that comes with that."
It is perhaps no surprise that London Mayor Sir Sadiq Khan is framing what transport infrastructure he wants in terms of housing.Of course, creating housing through transport links is not a new idea in the capital. Just one example is the Metropolitan line creating the suburbs in the north west of London dubbed "Metroland".Today, the main projects on the City Hall wish list are the DLR extension to Beckton Riverside and Thamesmead Waterfront, the Bakerloo extension and the West London Orbital.All of them link areas where thousands of homes could be built.These links do not come cheap though and are beyond the realms of Tfl's budget and so funding would have to come from government.A DLR link to Thamesmead would cost about £1.5bn and involve a tunnel under the Thames.City Hall said in a statement: "The mayor wants to work in partnership with government to support the national growth agenda. With the right investment and devolution of powers, there is a huge opportunity to unlock growth; create new jobs; attract international investment; and ensure London contributes more to the national economy and the Exchequer's finances."
Just down the road from Thamesmead is Abbey Wood. It got an Elizabeth line station three years ago. Once known as the cheapest postcode in London, the area is changing.John Lewis is executive director for sustainable places at Peabody, which developed the Southmere Lake site in Abbey Wood. "I think in any part of London that's changing, if there hasn't been an established market or people don't know the area, you need to give some confidence, you need a reason to come and visit," he said. "I think with the arrival of the Elizabeth line, people really understood that it was a new area opening up to a lot of Londoners so we saw people from east London coming here to visit for the first time and recognise all the open areas and green space."People started to recognise this was somewhere they wanted to view and ultimately move to."There have been objections to the Southmere Lake redevelopment, though, with opponents saying some of the homes demolished to make way for it should instead have been refurbished.
As regards Thamesmead Waterfront, a project he is also involved in, Mr Lewis says transport infrastructure is critical."I think what's really exciting about the Waterfront is 100 hectares of land that's hardly been developed at all. In London terms that's unheard of."You have two kilometres of the waterfront of the Thames and we have got the capacity to get 15,000 homes built and a million square feet of other uses. "It would be a new neighbourhood for London, but the critical thing we need to make that happen is the arrival of excellent public transport - which is bringing the DLR over to Thamesmead."
The government's target is to build 1.5 million new homes by 2029.And if London can't deliver a large number of new homes, there is little chance the government will hit that number. To do that, it will mean transport infrastructure being funded to reach the undeveloped sites in Thamesmead and Beckton.
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Times
35 minutes ago
- Times
In buyers' market art is in the sale, just look at Brighton (not United)
The key to poker is understanding the value of what is in your hand. In the winter transfer window of 2023, when Chelsea offered £55million for Moisés Caicedo, Brighton & Hove Albion said 'no'. They said the same again when Arsenal followed with a £60million bid, and still no when they raised it to £70million. From the outside, there was consternation. Danny Murphy told talkSPORT Brighton's stance was 'ridiculous' and 'for £70million I would have driven Caicedo there'. But when the summer window opened and Chelsea returned with offers of £60million, then £70million and then £80million, Brighton's answers remained emphatic: no, no, and no again. It was another no when Manchester United entered the running and no when Chelsea suddenly raised the ante and went all the way to the £100million mark. At last, when Liverpool mooted £111million, Brighton accepted a bid — and yet still there were cards to play. Chelsea returned to the table with £115million and finally, in August 2023, Caicedo was on his way. Though not before Brighton, who had paid only £4million for the Ecuadorian midfielder 18 months previously, managed to insert a sell-on clause, guaranteeing a healthy slice of any transfer fee Chelsea get for Caicedo in future, into the deal. Brighton's owner, Tony Bloom, was known as 'The Lizard' during his professional poker career and there may be no one better in the game for the cold-blooded execution of player sales. There are a thousand books and courses on the art of selling but it is the most undervalued, unperfected element in English clubs' transfer operations; the overlooked secret of player trading. Bloom and Brighton are outliers. According to a senior figure in the recruitment department of a top Premier League club: 'Everyone invests loads and loads of money on scouting, talent ID, data, coaching, blah, blah, but very little on the sales side of things. There is no strategy. What's the plan when clubs want to sell a player? Sit there saying, 'I hope someone comes in for him.' ' The situation is made all the more curious by the fact that in this age of Profitability and Sustainability Rules (PSR) and inflated fees — which must be funded somehow — an ability to raise money through sales has never been more important. So many Premier League clubs, in this window, find their plans dependent on how effectively, and lucratively, they can offload players. United are the most obvious example, but Liverpool, Arsenal, Manchester City, Aston Villa and many others need to offload players. It doesn't excite fans, who focus on the shiny new stars arriving, but getting rid of the right ones, at the right prices, can be as crucial as signing well. United, in straightened times and in the straitjacket of PSR, are trying to fund a squad makeover to fit Ruben Amorim's style. Having spent £62.5million on Matheus Cunha and had two bids — the latest for £55million plus £7.5million in add-ons — rejected for Bryan Mbeumo, they want a striker, wingback, midfielder and goalkeeper but whether they recruit in all those positions will depend on what funds they can realise from offloading their unwanted players, such as Alejandro Garnacho, Marcus Rashford, Antony and Jadon Sancho. All bar Garnacho are on wages that severely restrict which clubs can afford them, and United's new director of football, Jason Wilcox, has the added headache of Amorim and/or those players themselves making clear it is time for them to leave United, taking away any chance of hard-balling would-be buyers. Arsenal are close to announcing deals for Martín Zubimendi, Christian Norgaard and Kepa Arrizabalaga and are working on the signing of Cristhian Mosquera from Valencia — all for sensible fees. Yet Mikel Arteta's main requirement is a new striker, and with targets Viktor Gyokeres and Benjamin Sesko priced in excess of £60million, the club are looking to raise about £50million from sales. They would listen to offers for Oleksandr Zinchenko, Jakub Kiwior, Reiss Nelson and perhaps even Gabriel Martinelli. With their income slashed by failing to reach the Champions League, Aston Villa are looking to reduce player costs by £80million this summer. They have sold cleverly in the past — getting €188million (£160million) for Jhon Durán, Moussa Diaby and Douglas Luiz last season — and will have to sell smartly again, ideally starting before the PSR 2024-25 accounting deadline of midnight Monday. Pep Guardiola has threatened to quit if City don't reduce the size of his squad, and Jack Grealish is the most eye-catching item in their shop window. Guardiola may benefit from having a new sporting director, Hugo Viana, whose experience (gained at Sporting Lisbon) is within a player-trading model as opposed to the departing Txiki Begiristain, one of the best sporting directors of all time but who has only worked at dominant clubs in periods where there was little emphasis on sales. After the £40million signing of Milos Kerkez pushed their summer spending beyond £200million, Liverpool are not finished recruiting but need to balance their expenditure with more sales on top of the £24million already received for Caoimhin Kelleher, Nat Phillips and Trent Alexander-Arnold. Jarell Quansah is expected to join Bayer Leverkusen for £35million after the European Under-21 Championship and Tyler Morton, also excelling at the tournament, is another asset they will seek to realise. Talks are continuing with Napoli over a deal to sell Darwin Núñez, while Federico Chiesa, who interests several Serie A clubs, is also likely to be sold. Ideally, with Kerkez aboard, the Liverpool would raise funds by disposing of a left back. Andrew Robertson is considering interest from Atletico Madrid but may stay for the final year of his contract, though, and Kostas Tsimikas is happy in a back-up role. A 'Greek Scouser' who describes Liverpool as 'the Broadway of football' may be hard to shift. The importance of sales was laid out at the end of the previous summer transfer window by the online football finance expert Swiss Ramble. From 2022-24, Brighton's gross spending on players (£411million) exceeded that of Liverpool, Newcastle United, Villa and — by a significant margin — the outlays of supposed peer clubs such as Brentford, Fulham and Crystal Palace. But their net spend? It was just £20million. They had traded their squad upwards — readying it to finish a club-record eighth in 2024-25 — for less than £7million per season, thanks to sales. The analysis showed Chelsea and City to have been by far the period's biggest sellers. The massive recruitment programmes undergone by both would have been impossible without recouping through player disposals. The pressure on Arsenal, United, Tottenham Hotspur and Newcastle was also clear in the figures. Those clubs' relatively low sales left them with big net spends. Arsenal's gross outlay on players was only £50million more than City's over a five-year period, but their net spend was £480million more. The problems that stores up perhaps explain why City can now spend with abandon to help Guardiola rebuild while Arteta is still waiting for his striker. Everton were the only club to make a transfer profit from 2020-24, showing how selling was fundamental to the club's very survival during the stricken final years of Farhad Moshiri's ownership. But selling is not just about how much you make, it's about which goods you are willing to part with, and though City raised £499million by offloading players from 2022-24 it was a period where they parted with talents including Cole Palmer, Morgan Rogers, Liam Delap, James Trafford and Julián Alvarez. None look like wise disposals now. There are different ways of measuring how 'good' a player sale is. One is to compare at the price achieved to market value and, using Transfermarkt's calculations, the best business of last summer included Newcastle realising £22.2million more than market value when selling Elliot Anderson to Nottingham Forest, Bournemouth achieving £20.8million more when selling Dominic Solanke to Tottenham and Wolves extracting £13.2million more for Max Kilman than the market said he was worth. However, another way is to look at the value of the player sold a year down the line. The blossoming of Anderson at Forest suggests Newcastle actually undervalued him. 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Telegraph
35 minutes ago
- Telegraph
Palestine Action are not terrorists. The RAF is just grossly incompetent
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The Guardian
37 minutes ago
- The Guardian
‘Are we safe, if nuclear weapons are here?': trepidation in Norfolk village over new jets
The genteel west Norfolk village of Marham does not seem to be at the forefront of Britain's military might. A dance class is about to start in the village hall, a game of crown green bowls is under way and swallows are swooping around the medieval church tower as wood pigeons coo. 'It's a lovely, quiet little village,' says Nona Bourne as she watches another end of bowls in a match between Marham and nearby Massingham. Like many, Bourne is troubled by the news that this week thrust Marham to the frontline of UK's nuclear arsenal, in the biggest expansion of the programme for a generation. Without consultation, RAF Marham is to be equipped with new F-35A jets capable of carrying warheads with three times the explosive power of the bomb dropped on Hiroshima. Bourne said: 'When they spread it all over the news that these planes are going to come here from America with these bombs, it makes you think we're going to be targeted. My bungalow is five minutes from the base.' The Campaign for Nuclear Disarmament is planning a protest in Marham on Saturday. Bourne, whose son-in-law used to work at the base, is tempted to take part. 'I might join in,' she says. 'My daughter says we've always been a target here, but I am concerned. If I was younger I'd think about moving, but I'm 83, I'm not going anywhere.' Sisters Becky, 29, and Katherine Blakie, 31, are heading to a friend's house for a plunge in their hot tub. 'I read about the weapons on Facebook,' says Becky. 'It's strange to think they'll be here in little old Marham.' Becky, who works in fundraising, is annoyed that the village was not consulted about the decision. She says: 'Marham and the RAF base are intertwined so we should definitely have had a say.' Katherine, a medical student, says: 'It makes you think, 'Are we safe, if people know nuclear weapons are here?'' At this stage it is unclear where the nuclear warheads will be housed, but new jets to be based at Marham have the capacity to drop them. Wherever they are stored, the fear Marham will be a target is widespread in the village. 'Look what happened at Pearl Harbor,' says Patricia Gordon after finishing her bowls match. 'We'd be obliterated here.' She adds: 'And with Donald Trump's finger on the button, does it matter that we've got nuclear weapons or not?' But her partner, Bruce Townsend, 77, a retired lorry driver, thinks the nuclear deterrent works. He says: 'You can't give up nuclear weapons. Iran, and those countries, know damn well that if they start anything, they'll just get wiped out.' He adds: 'I feel the same about the protest as I did about people who tried to ban the bomb. It's stupid. They can't change it.' It is the men in Marham who seem more relaxed about the prospect of nuclear-armed planes on their doorstep. Chris Joice, a carer who used to work at the base, says: 'We've had F-35s for so many years, and having the next model isn't going to make much difference.' Joice is out walking a friend's dog, Millie, who has an RAF roundel pendant strapped to her collar. He is concerned about the lack of consultation: 'I'm just annoyed that all these decisions go ahead and the common man doesn't have a single word in.' He adds: 'No one needs that kind of firepower. I'd rather people rolled dice to settle their beefs.' Others are more full-throated in their support. Jim Smith, 79, a retired construction worker, remembers nuclear weapons at the base in the 1950s. 'They had them up there in 1958 or 59 when they had the V bombers. It stopped a world war then. And it's no different now.' A man on a bike who would only give his name as John recently retired as a grounds maintenance worker at the base. He says: 'They're never going to attack us. It would be Armageddon if it comes to that. So it doesn't make a shite's worth of difference worrying about it.' He adds: 'I don't mind protest, I'm a biker so I'm all about freedom, but I've got better things to do. People protesting here don't live in the real world, they should worry instead about people sleeping on the streets in King's Lynn.' Colin Callaby, 64, is out picking cherries from a tree in the middle of the village. The cherries, which he plans to turn into wine, are the sweetest he has ever known. 'We're right in the firing line,' he says, 'but if there's going to be a nuclear bomb we're all done for so I'd rather be right underneath it and die instantly than be 50 miles away and take weeks to die from radiation.' He adds: 'It's very sad that mankind has got to spend billions of pounds on mass destruction and we can't do something better with that money. But what can you do?'
