Petition: Tell Boris Johnson Not to Approve the Monstrously Inappropriate Development Plans for Convoys Wharf in Deptford

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Petition: Tell Boris Johnson Not to Approve the Monstrously Inappropriate Development Plans for Convoys Wharf in Deptford

Please sign the petition on Change.org, asking London’s Mayor, Boris Johnson, not to approve a £1bn plan to turn Henry VIII’s former Royal Dockyard at Convoys Wharf in Deptford into a luxury, high-rise housing development that would be more at home in Dubai.

All over London, housing developments that are unaffordable for the majority of Londoners continue to rise up, and equally unaffordable new projects continue to be approved. Councils are either cash-strapped and desperate, or they are seduced by developers’ promises that their developments will be of benefit to the community at large, even though the entry level for luxury developments is a household income of £72,000, way above the £53,000 that even a couple on the average UK income (£26,500) can afford. When you consider that the median income in the UK is £14,000 (the one that 50 percent of people earn more than, and 50 percent earn less than), it’s easy to see how the entire situation is out of control and is doing nothing for local people, or the majority of hard-working Londoners.

Down the road from where I live in south east London is Deptford, a vibrant but not affluent part of the London Borough of Lewisham, with a huge maritime history. Where Deptford meets the River Thames is the largest potential development site in the borough, Convoys Wharf, a 16.6 hectare (40-acre) site, which most recently was News International’s paper importing plant for printing Rupert Murdoch’s newspapers. Murdoch’s operation closed in 2000, and, since 2002, developers have been trying to gain approval for a massive luxury housing development on the site, featuring 3,500 homes — 3,000 of which will be sold “off-plan” to foreign investors — and including three towers rising to 40 storeys in height. Moreover, just 15 percent of the homes will be what is laughingly described these days as “affordable” (at 80 percent of market rents, these rents are actually unaffordable for most people), and just 4 percent will be for social rent (i.e. genuinely affordable) — that’s just 140 properties out of the total of 3,500.

The development would not only ruin the skyline in the whole of south east London and introduce a dangerous juxtaposition of immense wealth and poverty into Deptford, but would also largely destroy the hugely important heritage of the site, because Convoys Wharf, far from being just a recently abandoned industrial location, is in fact the site of King Henry VIII’s Royal Dockyard, founded exactly 500 years ago, in 1513.

For eleven years, with plans first by Richard Rodgers (who has an interesting architectural history), then by Aedas (whose scheme was criticised as being “monstrous”), and most recently by Terry Farrell (who doesn’t have an interesting architectural history), complaints about the unsuitable scale of the developers’ proposals, the relative absence of genuinely affordable housing, and their neglect of the site’s historical importance (which also includes the nearby site of Sayes Court, the former home of the diarist and botanist John Evelyn), have prevented it from going ahead, with English Heritage adding the considerable weight of their opposition to the plans to the complaints and proposals of local campaigners, and, most recently, the World Monuments Fund also adding Convoys What and Sayes Court to their internationally important watch list.

English Heritage’s criticism

In July, as Building Design explained, English Heritage “criticised Farrells’ £1 billion Convoys Wharf masterplan for failing to put the site’s history at the centre of the scheme.” The site added, “Responding to the planning application, English Heritage acknowledged that the new scheme was a significant improvement and praised the developer for carrying out the largest archaeological investigation of an historic dockyard in the world.”

Mark Stevenson, English Heritage’s archaeology advisor, said, “The scale of work undertaken is a reflection of the importance of the site, the anticipated quality and quantity of archaeology and that the applicant recognised that a detailed understanding was essential in developing a planning application to redevelop this nationally important site.”

However, as Building Design described it, “the eight ‘overarching design principles’ listed in the planning application do not include a consideration of the history of the site as an objective.” Stevenson explained that this “would appear to be at odds with the expectation of heritage being a core element of the design approach alluded to in the heritage statement,” adding a complain that “recent archaeological discoveries were not incorporated.”

He “urged Lewisham council to ‘seek further opportunities’ to reflect the historic character in the design,” but those opportunities, of course, have now been taken away by Hutchison Whampoa in its appeal directly to the Mayor.

The World Monuments Fund includes Convoys Wharf on its watch list

Most recently, Building Design reported on the inclusion of Convoys Wharf and Sayes Court on the World Monuments Fund’s watch list, stating that “Henry VIII’s naval dockyard at Deptford has been added to the list for the first time because of fears that a planned £1 billion housing development will damage the 500-year-old site.”

Describing Convoys Wharf as a “much-contested site, which retains some of its Tudor and Victorian structures,” and noting that historians “complain that none of the schemes does justice to the significance of the area,” Building Design spoke to Jonathan Foyle, the chief executive of World Monuments Fund Britain, who said, “Deptford’s most imminent threat comes from the failure of existing proposals to fully acknowledge and respect the heritage assets that the site has to offer.”

He added, “Incorporating the extensive archaeology and combining this with unique public spaces has the potential to strengthen Deptford’s local identity while securing this lost piece of the Thames jigsaw. It would also improve awareness of the little-known existence and overlooked history of the dockyard and gardens on a national stage.”

Building Design noted that Convoys Wharf and John Evelyn’s gardens join “67 sites from 41 countries on the 2014 list, including three others from the UK”: Battersea Power Station, which “remains on the list 10 years after it was first added despite the imminent start of restoration work to be overseen by Wilkinson Eyre,” the 16th-century Sulgrave Manor in Northamptonshire, built by the ancestors of George Washington, and Grimsby’s Victorian ice factory — “the earliest and largest-known surviving ice factory in the world, and the only one to retain its machinery” — and surrounding “Kasbah” docks.

The petition

Lewisham Council have been careful not to approve a plan that is fraught with serious problems, regardless of how much money the Hong Kong-based developers, Hutchison Whampoa, have been thrusting at them, but now the developers have tired of what they perceive as obstruction, and have appealed directly to Boris Johnson, London’s Mayor, and there are very real fears that Johnson will do the wrong thing and approve the plans as they currently stand.

In response, the petition states the following:

We, the undersigned, are gravely alarmed at the proposed scale and impact of the current plans by Hong Kong developer Hutchison Whampoa, that will irrevocably destroy the site of Britain’s historic Royal Dockyard and Sayes Court Garden at Deptford by the River Thames in London.

We welcome the recognition of this fact by the inclusion of Deptford Dockyard (now known as Convoys Wharf) and Sayes Court Garden on the World Monuments Fund Watch List for 2014 and the serious concern expressed by English Heritage and many other heritage bodies, Lewisham Council and local community groups represented by Deptford Is. We note that this year is the 500th anniversary of the founding of the Royal Docks by Henry VIII in 1513.

We also applaud the extensive work carried out by the Sayes Court Garden and Build The Lenox projects to create two visionary regeneration schemes. These will reinterpret and celebrate the heritage of the area while at the same time creating major new tourist attractions, safeguarding Deptford’s maritime and horticultural links, and creating skilled jobs for local people around the birthplace of the National Trust and Deptford Royal Dockyard.

We regret the lack of meaningful engagement with the community by Hutchison Whampoa so far; note that, at the developer’s request, the Mayor of London has used his powers to take over as the planning authority and further note that Sir Terry Farrell, who is the Mayor’s Design Adviser, is also the architect employed by Hutchison Whampoa.

We reject any claims that this scheme will address London’s housing needs. With a maximum of 15% affordable housing, just 4% of this for social rent, we believe it will make no significant difference to the capital’s housing crisis.

We therefore call on the Mayor of London as the planning authority, Sir Li Ka Shing, chairman of Hutchison Whampoa as the ultimate applicant and the Secretary of State to revise the proposals with greater sensitivity for their location. We ask them to respect 500 years of British maritime history and 360 years of horticultural history on this internationally significant site; one which is inextricably associated with Henry VIII, Elizabeth I, Sir Francis Drake, Sir Walter Raleigh, Samuel Pepys, John Evelyn, Octavia Hill, Christopher Marlowe, Tsar Peter the Great, and Captain James Cook.

Hutchison Whampoa “threw its toys out of the pram”

The most detailed analysis of the latest developments can be found on the “Deptford Is” website, where campaigners agains the current plan explain the circumstances whereby, despite the very real need for ongoing discussions about “important issues relating to transport, design and heritage, Sayes Court Garden and the Lenox Project, and sustainability,” 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.”

Edmond Ho, Hutchison Whampoa’s director of European operations, told Lewisham’s 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 … is both unreasonable and unwarranted, given the already tough viability constraints.”

As “Deptford Is” described it, “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.”

“Deptford Is” described the move as “almost unprecedented,” and noted that, although Boris Johnson has said he will make a decision by February, “the decision-making process the GLA [Greater London Authority] must now go through is likely to take longer than Lewisham have been taking,” and, moreover, “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.”

“Deptford Is” added, “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?”

“Deptford Is” also noted how Hutchison Whampoa has claimed, in a letter to Lewisham Council (which will also have been seen by the Mayor and the GLA) that “the GLA and Lewisham’s Design Panel have endorsed the masterplan and overall development,” even though Lewisham’s CEO, Barry Quirk, told Building Design 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.”

Edmund Ho also claimed that Hutchison Whampoa had “fully considered points raised by English Heritage,” although “Deptford Is” noted that what that meant was that, with “a familiar arrogance,” the developers’ response to English Heritage’s comments was merely “to explain how the masterplan decisions were reached”. “Deptford Is” added, “those decisions were made before [English Heritage]’s report was submitted, and [Hutchison Whampoa] has subsequently refused to alter its plans in order to acknowledge [English Heritage]’s unambiguous request to reduce the density of the development.”

Ho’s letter also claimed that Terry Farrell “took the time to meet with English Heritage to satisfy the concerns being raised,” adding that “we understand English Heritage have largely accepted the overall approach being taken,” even though English Heritage “have denied such a meeting took place.”

As also needs pointing out, and as was mentioned briefly in the petition, Terry Farrell “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.’” As “Deptford Is” noted, “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?” to which the answer, of course, must be a resounding yes.

“Deptford Is” also criticised Edmund Ho for claiming that further changes to the masterplan would push “the viability of the project to its limits,” pointing out that Hutchison Whampoa’s boss, Li Ka Shing, is “the eighth richest billionaire in the world.” They also worry about Boris Johnson’s cosiness with Chinese investors, following his recent trade visits to China and they also note that Johnson is “very pally with Rupert Murdoch, as is Li Ka Shing,” adding that, although News International sold the site to Hutchison Whampoa, Murdoch’s company retains “a profit share in the sale of the residential units.”

What will happen now?

It is to be hoped that English Heritage will again weigh in heavily on behalf of the heritage of the site, especially with the World Monuments Fund having taken up the cause of Convoys Wharf, and also because of Hutchison Whampoa’s blatant disregard for critics of its plans (including English Heritage) and the parameters of the existing planning processes. It is also to be hoped that local campaigners can make sure that the Mayor understands that they — we — are no push-over.

In addition, Deptford’s MP, Joan Ruddock, has written to Boris Johnson 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.”

[image error]Boris Johnson already faces one additional problem, as “Deptford Is” described it, because, in June this year, he “pledged his support for the Lenox project in answer to a written question from London Assembly member Darren Johnson.” Not only did he agree to the project, but he also “agreed that the ship be built at the Double Dry Dock” on the site, a decision that the developers evidently disliked, as their representatives refused to agree to a discussion about it. Johnson will need to be reminded of this fact, as well as being reminded that some heritage issues are too important to be swept aside for an envelope full of cash.

“Deptford Is” concluded their recent article by stating that Boris Johnson has two options. They claim that he “can use his power and influence to assist the owners to appreciate that they own a very valuable piece of England’s story” and adapt their plans appropriately, or, as they put it, he “can choose to demand that the owners, together with architects and specialists, including English Heritage, the World Monuments 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.”

I believe that only the latter option is appropriate, but actually I’d like to see Hutchison Whampoa abandon their plans completely, so that big money and its greed can be booted out of Convoys Wharf completely, and we can have a new scheme led by those concerned with the site’s heritage, and with local people’s need for jobs and genuinely affordable housing. This, moreover, will need to be low-rise to respect the scale of buildings on the Thames shoreline in south east London.

At present, of course, it’s nothing more than a fantasy, as developers and speculators are still succeeding in turning every scrap of spare land in London into massive returns — for themselves, and themselves alone. This does nothing for London as a whole, and before the bubble bursts, when foreign investors are exhausted, or it becomes apparent that prices cannot rise vertiginously forever, or someone notices that speculative purchases continue to sit empty in vast numbers as hard-working Londoners struggle to get by, or are even forced to leave London entirely, I hope that somewhere a stand will be made — and I want, very much, for that stand to be taken in Deptford, at Convoys Wharf.

Note: See my article from last October, “Beautiful Dereliction: Photos of the Thames Shoreline by Convoys Wharf, Deptford,” for more about what Convoys Wharf, the shoreline and its desolation mean to me.

Andy Worthington is a freelance investigative journalist, activist, author, photographer and film-maker. He is the co-founder of the “Close Guantánamo” campaign, and the author of The Guantánamo Files: The Stories of the 774 Detainees in America’s Illegal Prison (published by Pluto Press, distributed by Macmillan in the US, and available from Amazon — click on the following for the US and the UK) and of two other books: Stonehenge: Celebration and Subversion and The Battle of the Beanfield. He is also the co-director (with Polly Nash) of the documentary film, “Outside the Law: Stories from Guantánamo” (available on DVD here – or here for the US).