The Reach
Number/street name:
16 Thames Reach
Address line 2:
City:
London
Postcode:
NW1 5QT
Architect:
Pitman Tozer Architects
Architect contact number:
2032143255
Developer:
Peabody.
Planning Authority:
Royal Borough of Greenwich
Planning consultant:
Nathaniel Lichfield & Partners
Planning Reference:
16/2163/F
Date of Completion:
01/2025
Schedule of Accommodation:
11 x 3-bed flats; 21 x 2-bed flats; 34 1-bed flats. (includes 7 wheelchair homes)
Tenure Mix:
21% Affordable Rent, 79% Shared Ownership
Total number of homes:
Site size (hectares):
0.5522 ha
Net Density (homes per hectare):
120
Size of principal unit (sq m):
50
Smallest Unit (sq m):
50
Largest unit (sq m):
95.5
No of parking spaces:
37 spaces
Scheme PDF Download
Planning History
The scheme was submitted for planning in July 2016 following extensive consultation with the local authority, involving a pre-application and Design Review Panel. Proposals were subsequently refined to incorporate feedback on massing and public realm. Two public consultation events were also held. Following an unanimous decision at the planning committee, the scheme was granted permission in November 2016.
The Design Process
On what was once proposed as a site for a drive-thru McDonalds in Thamesmead, The Reach provides affordable homes for over 170 new residents, demonstrating how to densify London’s outer suburbs and deliver good quality housing.
The mixed-use development provides a flexible community space (intended for use as a nursery) and 66 homes. The scheme is the first to be delivered in the Mayor’s Plumstead and West Thamesmead Housing Zone, kick-starting Peabody’s ambitious programme of regeneration in the area. Utilising a previously unused, brownfield site 1km north-east of Plumstead Station, The Reach will reinvigorate an existing local centre with a new sense of place and identity.
Its distinctive curved façade complements the crescent-shaped Charlesmere Gardens to the north, creating a new civic space and encouraging further regeneration and investment in the area. The four, five and six-storey building, stepping in response to its surroundings, is orientated in a C-shape around a south facing communal garden. This generous courtyard integrates play space, cycle store and both private and communal amenity space for the residents.
Gallery access circulation at the upper levels allow for south facing living spaces to open onto coloured balconies that project out over the communal garden. All flats enjoy dual aspect views and cross ventilation. The civic facing street elevations are characterised by horizontally banded brickwork, using two variations of red brick. The brick banding, emphasised with the use of a black soldier course, ties together the gallery access openings and the fenestration to the flats, creating one unified language and a strong civic presence. Deep reveals and recessed courses create a high quality and robust sense of longevity.
A mixture of one, two and three-bedroom family homes are provided. Seven are designed specifically to accommodate wheelchair users.
Key Features
Affordability:
The scheme is made up of entirely affordable tenures, including affordable rented units, which are rented to tenants on the local housing register, and shared ownership flats targeted specifically at local, first time buyers.
Community space:
A 345 sqm community space is integrated at ground floor. Peabody is actively looking for a nursery provider to move into the space to provide affordable childcare.
Sustainability:
The environmental impact of the building was considered from the outset. Passive design measures and sustainable technology help provide low energy homes, keeping service charges and running costs low for residents.
