london docklands case study geography

Urban change in the UK - AQA Case study - urban regeneration in Stratford

Urban areas in the UK have experienced significant change and face many opportunities and challenges, including regeneration and urban sustainability.

Part of Geography Urban issues and challenges

Case study - urban regeneration in Stratford, London

After the closure of many of London’s docks in the 1960s, thousands of people lost their jobs. People left the area to look for jobs elsewhere. Between 1981 and 1998, the London Docklands underwent urban regeneration close urban regeneration When an area has been completely transformed by the refurbishment of the buildings and landscape. and continues to improve to this day. Canary Wharf is a part of the London Docklands where expensive apartments, exclusive shops and large company head offices are now found.

Stratford in the Lower Lea Valley lies to the north of the London Docklands. It had one of the most deprived close deprivation A lack of basic materials needed for a decent quality of life, eg housing, food etc. communities in the country, where unemployment was high and levels of health were poor. There was a lack of infrastructure close infrastructure The basic structures needed for an area to function, for example roads and communications. and the environmental quality was poor. The 2012 London Olympics bid was partly successful on the understanding that Stratford would be used during the games and regenerated for local people to use after the competitors had left. After the Olympic Games were over, the park was named the Queen Elizabeth Olympic Park.

Benefits of the Stratford regeneration

• Social - by 2036, more than 33,000 new homes will have been built in the park. Five new neighbourhoods, with lots of green spaces planned in, will be built and around a third of those houses will be affordable. A new academy was built, which is used to educate pupils between the ages of 3 to 18.
• Economic - Stratford is now a well-connected area of London, which allows commuters close commuters People who live in one area and travel to another place to work. to travel to work easily. New jobs in construction and tourism have created a multiplier effect close multiplier effect This occurs when a positive change happens, which then has a knock-on effect on other businesses. For example a new office may open, which leads to an increase in lunchtime sandwich sales at the local café and more bus passengers. . It is estimated that over 100,000 new jobs could be created by 2030, bringing more even more money into the area.
• Environmental - the Olympic bid was partly successful on the basis of sustainability close sustainability The ability to keep something going over time without harming people or the environment. . The park is sustainable in a number of ways, eg walking and cycling routes, the provision of public transport, the water-efficient design of homes and the protection of green spaces and natural habitats close habitat A place where plants, animals and microorganisms live. .

As well as being a centre of global finance, the Docklands is also a living case study of London’s socio-economic and cultural history. The Museum of  London Docklands tells the story of the changing face of the area: from Roman settlement, through eighteenth- and nineteeth-century industrialization, to substantial and politically contentious redevelopment and repurposing in the 1980s, and up to the ambitious building schemes of the twenty-first century. On the other side of the river at Greenwich is the National Maritime Museum, with which we also have research collaborations.

Inner city regeneration - Case study: London Docklands

• Electronics

6.3.2 Traffic management - Case study: London

6.4.1 development of squatter settlements, reasons for decline.

• It was bombed heavily during the Second World War and when rebuilt, it was not modernised
• The UK experienced a decline in physical trade
• Containerisation, the development of cargo transport, meant that the river at the Docklands was unable to accommodate the larger ships and trade moved to areas further downstream
• This all caused a negative multiplier effect

Redevelopment

• A new CBD was established by building new shopping centres & offices in the area
• 22 thousand new homes were built and many old buildings were gentrified
• £100 million spent on health, education, job training and so on
• 2700 businesses began trading in the area
• £7.7 billion was invested into the private sector
• The City airport was build in the area
• The Docklands Light Railway was open in 1987
• New major roads were built that linked to the A1
• A network of pedestrian & cycle routes was built
• 150 hectares of open spaces were created
• 200 trees were planted and 17 conservation areas were built
• Unemployment fell from 14% to 7.4%

Docklands Decline

Definitions.

Depopulation : The decline of the total population of an area.

Deindustrialisation : Decreased activity in manufacturing and closure of industries, leading to employment.

Decentralisation : Shift of shopping activity and employment away from the CBD to new areas.

Suburbanisation : The movement of people from the inner suburbs to the outer suburbs.

Regeneration

In the 1980s in an effort to reverse the process of inner city decline the UK government set up Urban Development Corporations (known as UDCs). The aim of these UDCs was to regenerate inner city areas with large amounts of derelict and unused land by taking over planning responsibility from local councils. These UDCs had the power to acquire and reclaim land, convert old buildings and improve infrastructure through the investment of government money. These UDCs also attracted private sector investment through offering companies reduced taxes and other benefits and in doing so they promoted industrial, residential and community developments.

The London Docklands Development Corporation

During the 19th century, London’s port was one of the busiest in the world, but by the end of the 1950s it was in significant decline with many of the docks derelict and abandoned. In response to the resulting social, economic and environmental problems the London Docklands Development Corporation (LDDC) was set up in 1981. It had 4 main aims:

• To ensure housing was available to all
• To encourage development of business and industry
• To bring land and buildings back into use
• To create an attractive environment

Docklands Sucecss or Failure

How successful was the London Docklands Redevelopment?

Successes :

• More trade for local shopkeepers
• Cheaper rents here for large companies yet still the benefit of only being 10 minutes from central London
• S wide range of economic, environmental and social benefits - including 22,000 news housing units and 1000s of new jobs.
• Greatly improved accessibility in and out of docklands
• Addressed the once failing land, housing and commercial property markets in the area.

Criticisms :

• There were criticisms that despite the improvements many of these didn’t benefit the original ‘eastenders’
• Many locals were unable to afford the high costs of the new expensive houses / flats (still a lack of low-cost housing in the area)
• Despite an increase in jobs with new businesses coming in, most required skills that the old dockers did not have;
• Reduction in community spirit that the old Docklands had - with the ‘yuppie’ newcomers not mixing with the eastenders

The Docs - BBC

Some people disagreed with the redevelopment, which had negative effects on the local people:

• New jobs went to people living outside the area, as local people did not have the technical skills (a lot of new jobs created were in finance/media industries–using high tech equipment–local people not skilled enough to do these types of jobs).
• A lot of new housing far too expensive for locals.
• More money was spent on providing infrastructure (expensive offices + houses) and a clean environment for office workers; than on services (e.g. hospitals and care for elderly, health + educational facilities for local people).
• Noise + air pollution (dust) from the building.
• Prices in area generally increased (e.g. in shops, bars etc.) –Newcomers were wealthy, causing local shop and recreational prices to rise.
• Newcomers did not mix with local people–tension–causing a breakdown of East Ender’s community.

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Rebranding in the london docklands: case study

London Docklands

Evidence of Rebranding

Jumping straight to the point, rebranding has occurred and is currently taking place in various ‘hot spot’ locations to try to give the area a new modern feel. The chairman of the London Docklands Development Corporation, Sir Michael Pickard, said himself that, ’16 years ago, the Isle of Dogs was an isolated, tightly knit community seemingly in the grip of irreversible decline. Today, massive investment from both the public and private sectors has transformed the area. There are new schools, health centers and homes, park and playgrounds, new road and rail links, and nearly 1.4 million square meters of commercial and industrial development, over 80% of which rented. The new residents and businesses have brought a fresh lifeblood to the Island.’ So it is obvious that rebranding has taken place, but to what extent and where has it happened.

The first information study I am going to look at is a place check form, here it will become more apparent which areas have undergone rebranding to a higher extent than others. So looking at fig.1.1, is an area called Felstead Wharf is reported to have high quality modern housing, with adjacent car parks provided. From the information in the photo and also the report, one can deduce that this area, once holding low quality housing for the worki ng class population of the Docklands, has now been transformed into an upmarket residential area offering a home to business men and women who work in the central business district.

But, when only moving a small distance, approximately, 2000 feet, one meets an area were regeneration is ‘currently in progress’ looking closely at figure 1.2, we see at approximately 429 Westferry Road, a large super structure which at one point was a warehouse in the industrial era and now is simply a steel skeletal structure. However this large building is soon to be transformed by the council to make a series of aesthetically pleasing offices.

In complete contrast, and in the final study of the place check form, draw attention to figure 1.3. Here although closer to the the Central Business District, this area on Glengall Grove is reported to have poor housing quality with cement walls being badly stained and covered in graffiti, the houses themselves were small, of bad quality and usually terraced. With the nearby park in a state of disrepair.

This is a preview of the whole essay

The significance of the above study shows in figure 1.1, 1.2 and 1.3, that in 3 locations separated only by around 3 to 4 thousand feet, the quality, quantity and utility of the building changes dramatically. Clearly in figure 1.1 the council have decided to inject money to reinvent the housing   in the area and at the same time, entice high class business men into the area and with it higher quality tertiary and quaternary industry.

Now, looking at the environmental study table, on the left in figure 2.1, it is obvious that the higher the score on the table the more likely the area is to have undergone regeneration. Take for example area H. It is obvious that this area is not ideal of appealing environmentally, this is conveyed through the overall score of the area being quite low, at 59 out of 100. This leads me  to believe that the area has not undergone regeneration. Which according to the place check map, is in fact true. This formulae correlates not only for this specific location but the Isle of Dogs generally. This enables  us to pinpoint areas which have not undergone regeneration and of-course those which have, giving us a greater understanding of the question; where has rebranding occurred. So by combining the two sources of information together, it is possible to create a more detailed map of the areas which have undergone regeneration. In figure 2.3 the green scatterings are symbolic of an expensive area which is residential or business based but which has undergone rebranding. The blue areas area show partially rebranded areas or non-rebranded areas which are still aesthetically pleasing and wealthy areas. The red areas are representative of completely non regenerated areas, which generally contain low quality housing inhabited by lower class workers.

So to conclude this sub-heading, on the whole, a large area of the Isle of Dogs has undergone rebranding through regeneration,it has mainly occurred in regions close to the river. These areas are generally speaking, residential high quality flats and houses aimed at the business man who perhaps works in the Central business district as this is a prime location; close to work and in a pleasing environment. The regenerated areas further inland are more often business related, with aesthetically pleasing offices and high quality shops infiltrating the area. Some however is regenerated housing, offering high quality housing at a slightly lower price for middle to upper middle class workers. There are still some areas which remain untouched by the rebranding scheme put together by the LDDC (London Docklands Development Corporation) in 1997. These areas have assumed the position of low quality housing with high crime rates according to the local council. These areas suffer as businesses often relocate from this area because expendable income held by most residents in this area is low.

Success of rebranding

The relative success of the rebranding process can easily be determined simply by looking at interviews and presentations and comparing peoples opinions of the area with the overall percentage of the area which has been regenerated. To illustrate this more clearly, see figure 3 .1. This graph represents 6 different areas within the Isle of Dogs, in each, an area with different levels of regeneration.  In this area, local residents were subjected to questioning about their opinions on the area. The results show that on a general level, that when the amount of rebranding/regeneration increases, so too does residents happiness. However notice  area 1 and 2 in figure 3.1, the opinionated happiness is higher in area 1 which is subject to no rebranding than in area 2 which has roughly 20 percent of the area rebranded. The reason for the sudden decrease in area 2 is explainable. People are generally happier in area 1 because the culture of the area is not being ruined by modern housing for business workers. Many lower class or retired people live in Area 1 and are happy to maintain a high level of culture and a sense of community. So in Area 2 the level of rebranding has increase somewhat. With it, comes new residents, and with new residents come loss of culture and the community spirit is often broken. So when interviewing a man who had lived in the area for 30 years, he was unhappy about this sudden change and would have been happier had the area remained untouched.

Overall, the relative success of rebranding on the wellbeing of citizens is high. Once an area has completely undergone regeneration, the consensus is unanimous in high opinionated happiness. Understanding the fact that rebranding has been a success for the majority or residents, what about for the council and the economy?

Looking at the average house price in area 1 for a 3 bedroom house/flat, the price is roughly 250,000 pounds. Considering it is in a prime location the price is relatively low because aesthetically, the house is not very pleasing, crime rates are high and average income is low. If then one sees the house price in area 6 for a 3 bedroom apartment, the cost can go up to and exceed 2.5 million pounds on todays market. The success of a rebranded area is obvious by simply looking at these figures. By creating such high quality housing, it influences upper middle, to upper class workers, most usually those who work in the Central Business District into the area. These people are useful to the local council as they pay a high amount of tax and entice high class high profile businesses into the area. This is because the businesses understand they have a high amount of expendable income. The success of these areas spiral upwards because the more high quality housing that is constructed, the more businesses locate to the area and in conclusion, the more money is injected into the local council and therefore back into the community.

Areas still in need of rebranding

As shown in figure 2.3, the green highlights on the map are representative of the highly reb randed areas 80% or more. The blue areas represent areas that have undergone between 40 to 80%. The red areas are significant of 0 to 40% regeneration. Although there are a few areas which are yet to undergo redevelopment,  on the whole the Isle of Dogs has seen a greater percentage or rebranding per square foot than most other residential areas in London. Because of this, it is important that the whole region of the Isle of Dogs is not lost under a sea of white walls and tinted glass. Some of the area should remain as working class housing with dirty red bricks with a musky feel to it. If all of it is lost, then it is possible that the area would lose its routes and its heritage and the great docklands would be remembered as something completely different than what it should. But the definition of rebranding is exactly that, so in terms of rebranding, there is roughly 35 percent of the Isle of Dogs, yet to be rebranded.

Adam Robottom                

Teacher Reviews

Here's what a teacher thought of this essay.

Molly Reynolds

A good overview of rebranding in the Docklands area. This report refers to primary and secondary data to demonstrate the success of rebranding. To improve, further secondary data could be used as evidence for points made. It would also be useful to see a conclusion. 4 stars

Document Details

• Word Count 1597
• Page Count 4
• Level AS and A Level
• Subject Geography

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London - A case study of the results of the urban dynamics in a large city selected from the developed world

Social structure and spatial patterns of advantage and disadvantage, wealth and poverty, ethnicity.

• Income and poverty
• Education levels, and

• Poverty in London is largely relative poverty, defined by the UK government as being below 60 per cent of median income. 
• High levels of disadvantage in London coexist with some of the greatest concentrations of wealth in Britain.
• Inner London is by far the most deeply divided part of the country, with the highest proportions of both rich and poor people anywhere.
• Over a third of children in Greater London are living in households with incomes below the government’s poverty threshold.
• Income poverty affects one in four of London’s population.
• London now has one of the highest unemployment rates in England, reversing the position which obtained in the 1970s and 1980s when the unemployment rate in London tended to be among the lowest for any region.
• Homelessness is much higher in London than elsewhere in the UK.
• The ethnic dimension of poverty is far more pronounced in London than in other regions.  
• The cost of housing, transport and childcare :
• ​ T he pattern of demand for labour : London’s labour market has changed dramatically over the last twenty years,
• The openness of London’s economy :
• The distribution of earnings :

•   London has the lowest proportion of people born in the UK (72.9 per cent)
•   London has the highest proportion of people from minority ethnic groups apart from more who identified themselves as of Pakistani origin, of whom there is a higher proportion in Yorkshire and the Humber (2.9 per cent) and the West Midlands (2.9 per cent).
•   In 2001 six out of ten Londoners were White British (nearly 4.3 million people) and four out of ten were from ethnic minority groups (nearly 2.9 million people).
•   There were slightly more people who were Asian or Asian British (12 per cent of London’s population) than Black or Black British (11 per cent of London’s population).
• The largest ethnic minority group in London was the Other White group. (These were White people who were not White British or White Irish, and therefore the group includes many other European people). Following the Other White group in size were the Indian, Black African, Black Caribbean and White Irish groups. The Bangladeshi, Pakistani and Other Asian ethnic groups were next.
• Seven of the London boroughs with the highest proportions of ethnic minorities were in Inner London and three in Outer London, whereas nine of the ten boroughs with the lowest proportions of ethnic minorities were in Outer London.
• The borough with the largest proportion of ethnic minorities was Brent where 71 per cent of the population were from ethnic minority groups (including White minorities), followed by Newham, Tower Hamlets, Hackney and Ealing.
• There were nine boroughs in London which had ethnic minority populations which were more than half the borough’s population.
•   In April 2001, the unemployment rate in Greater London was 6.7 per cent – one of the highest rates across England and Wales, second only to that of the North East.
•   London’s regional position is largely driven by high unemployment levels across Inner London boroughs where unemployment rates average 8.9 per cent. Across Outer London, unemployment levels (5.4 per cent) are nearer the national average (5.2 per cent).
•   Across London, borough rates vary from 3.6 per cent in Sutton up to 12.3 per cent in Newham. Rates are also very high in Hackney and Tower Hamlets (both 11.8 per cent).
• While Outer London has low unemployment relative to Inner London, it still has pockets of high unemployment – four per cent of wards in Outer London had rates of 10 per cent and over. 45 per cent of Outer London wards had rates above the national average.
• Unemployment rates are high for young Londoners. Rates among 16-24 year olds are 12.3 per cent – twice as high as rates for those aged 25 and over. Unemployment levels are higher still for those aged 16-19 (22.3 per cent).
• Unemployment rates for BME ( Black and minority ethnic groups) groups across Greater London average 11.3 per cent – more than twice as high as rates for White groups (5.3 per cent). Unemployment levels are highest for Bangladeshi (20.5 per cent) and Black groups (who have an average rate of 14.3 per cent).
•   Women have lower unemployment rates than men across most ethnic groups except for Pakistani women who had higher rates (13.3 per cent) than those of Pakistani men (11.6 per cent). Bangladeshi and Indian women also had rates very close to those of men.
• Those in poor health are more than twice as likely to be unemployed as those in good health (14.1 per cent compared with 5.7 per cent). Unemployment rates for those with poor health are highest in the boroughs of Tower Hamlets (23.3 per cent) and Hackney (21.8 per cent).
• People with no qualifications are almost three times more likely to be unemployed than those with higher level qualifications (11.1 per cent compared with 4.2 per cent). Rates for those with no qualifications are very high across Inner London (17.1 per cent).
•   In terms of their former jobs, unemployed people tended to be over-represented in lower paid occupations and sectors (eg hotels and catering sector, sales and customer service occupations), compared with workers generally.

Changing economic character, nature and location of residential land, commercial and industrial development

•    London was a major city prior to the industrial revolution
•    Early function as a seaport and commercial centre formed a building block for current financial developments
•    Trade generated population growth and profits but also the need for financial service industries, such as insurance and accounting.
• The deregulation of the UK finnance sector is refered to as "the big bang" which allowed massive growth. 
•   Today London continues to be important as one of the three top world cities, exerting economic authority and control
•   Since the 1960-70s manufacturing as been in decline in London. However, highly skilled manufacturing remains in demand.
•   The service sector now dominates London’s economy. Over a third of jobs in London are in the business and finance industry. Other key services are, public sector, law, marketing and advertising, tourism and hospitality, creative and cultural industries.
• Manufacturing does still continue in the London economy

​Culture of place

• Accents from around the world, and in particular the Cockney (east end) accent. (Multi coloured… no longer a white persons city)
• Frequent overcast weather and atmospheric dust  (grey)
• Diesel engines (red buses and black cabs)
• Speaker’s corner in Hyde Park (expansive green spaces)
• Brit pop, club scene and Punk movements
• London is a quite patriotic city with the Union Jack (the combined flags of England, Scotland and Wales) frequently displayed (red white and blue)

• Monday to Friday is about work, while Friday and Saturday are about going out. Sundays include football, newspaper and roast lunch.
• 11 o’clock closing of pubs gives rise to binge drinking culture and late dinners at “curry restaurants”. 
• London is an exhilarating, busy and fast paced city, but also a very expensive one.
• To buy an average home in London requires an average salary of £55,000 (AUS$136,800), however in reality the average salary is only £34,777 (AUS$86,500).
• Key workers are particularly hit as the average school teacher in London earns £26,360, a staff nurse makes £21,950 and a postal worker earns only £21,180. (note: in mid 2006, 1 UK£ = AUS$ 2.49).
• The overall average rent for two-bedroom accommodation for all boroughs is £214. The corresponding average rent for all central boroughs is £321, and for other boroughs £201.
• Only those earning over £60,000 would be considered affluent.
• Most Londoners have a strong pub culture and spend considerable time at the local pub or bar. 
•  The pull of people towards London means it contains much creative energy.
•  London’s constant state of flux makes it a very vibrant and vigorous place in which to live and visit.

Growth, development, future trends and ecological sustainability

• Has a huge demand for natural resources
• Obliterates the natural hydrological system within its area
• Produces waste products, including solid and liquid waste, air pollutants, heat and noise, which alters the environment around it
• Reduces biomass and alters the species of plants and animals in and around it
• Creates new land through reclamation and landfill
• Encouraging households and industry to reduce the amount of resources they consume, such as encouraging energy efficient water heating, and increasing the price of water to discourage its wasteful use.
• Encouraging a reduction in the amount of waste created, such as reducing packaging, using more energy efficient equipment, re-using and recycling materials, educating citizens in more efficient ways of reducing resource use and waste production.
• London is also aiming to reduce transport pressures and hence fuel usage by promoting regional hubs of employment.

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• Case studies
• Created by: William Whittington
• Created on: 19-10-14 15:49
• The growth of services, which signaled the encroachment
• The loss of jobs in small, labour intensive firms, a consequene of changes in production.
• The decline of the larger firms in the manufacturing and transport sectors, such as the docks and the dock-related industries
• The population declined as the young, better educated and better off moved away.
• The new immigrant population was vulnerable to social and economic problems.
• The Docklands extends eastwards from London Bridge to the Royal Docks at Beckton.
• The docks were formerly part of the Port of London, at one time the world's largest port.
• Unemployment has fallen with cases of a doubling in employment.
• Transport revolution - Docklands Light Railway in 1987, carry's 35,00 people a week.
• £7.7 billion in private sector investment.
• 2,7000 businesses trading
• The City airport built in the former Royal Docks will bring 500,00+ passengers a year.
• The attraction of financial and high tech terms, and the TV studios and newspapers have offices in Canary Wharf.
• £10 million spent on improvement council and housing association homes
• A total of 22,000 new homes built
• Conversion and gentrification of old warehouses to new homes.
• New shopping centre built including a 4,600 sq meters ASDA.
• Large new shopping centre with over 30 shops.
• £100 million spent on health, education, jobs
• Network of pedestrian and cycle routes through the area with access to the river and dock edge through waterside walkways.
• Creation of pedestrian bridges and open spaces of 150 ha
• Water based Ecology Park and London's first bird sanctuary at East India Dock Basin. One of 17 conservation areas.
• Planting of 200,000 trees
• The area has got awards for architecture, conservation and landscaping.
• The improvements did not aid the original 'Eastenders'
• Locals were unable to afford the house prices.
• Despite a job increase, most required the skills that the ex-dockers didn't have.

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Urban Issues and Challenges - London Case Study

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