Architecture Exemplars of design in contemporary buildings: offices, homes, schools
Elephant and Castle Residential and retail, with great transport, culture and leisure
Quality of life Culture, markets, eating out, and value for money on the homes front
Bermondsey Central Londonâ€™s latest cool alternative neighbourhood
Education Investment in learning environments delivers high performing schools
southwark Issue 8 Winter 2011/12
Spires, space & aspiration
The tallest building in western Europe, the Shard transforms the capitalâ€™s skyline, focusing international attention on the new London Bridge Quarter
Berkeley. Creating homes and building communities in Southwark.
Following the award-winning transformation of Tabard Square, Berkeley is continuing to help build Southwark communities with the forthcoming mixed use regeneration at One Tower Bridge. The new development will include a mixture of apartments shops and a cultural complex.
www.berkeleygroup.co.uk Proud to be members of the Berkeley Group of companies Our vision for your future
Supporting the council to positively change the face of Southwark
Grant Thornton’s real estate and asset specialists combine an in-depth understanding of public sector finance and funding with expertise in the delivery and financing of major capital assets and regeneration programmes. We are proud to be the strategic financial adviser for Southwark Council’s regeneration of the Aylesbury Estate, working with the council to transform the estate through each of the programme’s phases.
For more information on our involvement with the Aylesbury Estate project, please contact: Phillip Woolley Partner T 0161 953 6430 E firstname.lastname@example.org
Audit • Tax • Advisory
© 2011 Grant Thornton UK LLP. All rights reserved. ‘Grant Thornton’ means Grant Thornton UK LLP, a limited liability partnership. Grant Thornton UK LLP is a member firm within Grant Thornton International Ltd (‘Grant Thornton International’). Grant Thornton International and the member firms are not a worldwide partnership. Services are delivered by the member firms independently.
Issue 8 Winter 2011/12
contents 21 Architecture Southwark’s outstanding contemporary buildings, viewed through the lens of specialist architectural photographer Peter Durant.
07 Contacts Southwark regeneration contact information. 09 News Events and news about the regeneration of Southwark. 32 Development map On the map – where to locate the borough’s developments. 33 Projects Brief summaries of the major projects planned or in development in Southwark. 44 Education Investing in the future: in the past five years, educational attainment has risen hugely, thanks to Southwark schools. 50 Elephant and Castle Huge investment is establishing a smart new location for residents, businesses and retail.
14 Quality of life Southwark offers a central London location with great schools and transport links – and excellent value for money from its housing market.
56 Bermondsey Camden and Hoxton are established – Bermondsey is London’s cool new manor. executive Editor Siobhán Crozier designer Smallfury Designs Production editor Rachael Schofield Contributors Sarah Herbert and Paul Coleman head of business development Paul Gussar business development manager Sophie Gosling production assistant Jeri Dumont Office manager Sue Mapara subscriptions manager Simon Maxwell Managing director Toby Fox Printed by Trade Winds, on recycled paper Images Peter Durant, Southwark Council, Network Rail, © Joan Miró and Fundació Joan Miró Barcelona, Tate © Succession Miro/ADAGP Paris and DACS London, South Tank 2011 © Peter Saville, Hayes Davidson and Herzog & de Meuron, Shakespeare’s Globe Theatre © Pawel Libera, Wire Design, Sellar Group, Rogers Stirk Harbour + Partners, Forge/FUSE, Levitt Bernstein Associates, Hyde Housing, London & Quadrant, Barratt Homes, British Land, David Grandorge, Morley Von Sternberg, Archial, Will Price, Allies and Morrison, Rolfe Judd Architects, Jonathan Weston/softselection, Weston Williamson, BDP Photography, Sanders Shires, PCKO Architects, Mark Haddon Photography, Sarah Wigglesworth Architects, Fotohaus, Stephen Marshall Architects, East architecture, landscape urban design Published by
189 Lavender Hill, London SW11 5TB T 020 7978 6840 F 020 7681 3468 Subscriptions and feedback www.southwarkmagazine.com
©3Fox International Limited 2011 All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Ltd 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 Ltd or Southwark Council.
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Lifestyle for a Global City
Twenty Bishops Square, Spitalfields
Native Land is a central London residential developer with a track record of delivering complex projects from start to finish. Notably, NEO Bankside our award-winning development in Southwark is approaching completion after 6 years of endeavour. Working alone or in joint venture we bring together the expertise to create outstanding buildings that play a key role in strengthening London as a World city.
With project values from ÂŁ30m to over ÂŁ400m we work across a range of scales. Financial strength and integrity place us among the leading developers working in London today. Our experienced management team are always interested to hear from those with opportunities in central London, visit native-land.com for details.
Investor Enquiries +44 (0)20 7758 3675 email@example.com Sales Office +44 (0)20 7349 7228 firstname.lastname@example.org
unlocking southwark’s potential Southwark is a borough of immense diversity and untapped potential. Helping to unlock this potential is what Southwark’s regeneration projects, some of the largest and most ambitious in Europe, are all about. Change is rapidly happening from London Bridge and the Shard in the north, to the £1.5 billion Elephant and Castle project, stretching out to Canada Water and on to the unique and beloved areas of Peckham, Camberwell and Nunhead. New, affordable homes, school buildings which match the high attainment of the borough’s children, bold architecture and exemplary facilities like Canada Water’s new super library will create and build upon sustainable communities to ensure a fairer future for all. Councillor Peter John Leader of Southwark Council
contacts Laura Wannop / Department for regeneration and neighbourhoods Southwark Council / 160 Tooley Street / SE1 2QH / email@example.com / 020 7525 5352 www.southwarkmagazine.com www.southwark.gov.uk
8 winter 2011/12 07
8 business centres 640+ small business customers
Enterprise House Great Guildford Business Square The Leathermarket Tower Bridge Business Complex Linton House
The Biscuit Factory T Marchant Trading Estate Canterbury Industrial Estate
Workspace Group providing Southwark with business space, creating communities, and enabling entrepreneurs to thrive
Club Workspace at The Leathermarket
The Biscuit Factory
Great Guildford Business Square
Case study The Leathermarket
Since acquiring The Leathermarket, ÂŁ5.9m of investment and redevelopment has taken place. Workspace has increased the number of business occupants from 17 to over 130. The Leathermarket is now a thriving business centre attracting top end SMEs and start ups.
The recent launch of Club Workspace within The Leathermarket now provides a versatile business solution for; drop-in space, swing space between offices, overflow or projects, or a first step from home working.
020 7369 2389
Passengers using a bigger, better London Bridge Station will walk through a new concourse filled with natural light
Opening up the South Bank The South Bank, one of London’s most popular visitor destinations, is set to benefit from a £4 million makeover from mayor of London, Boris Johnson, in time for the London 2012 Games. The mayor, working with Southwark and Lambeth Councils and local business and residents’ groups, wants to ensure that by summer 2012, all South Bank visitors, particularly those with accessibility needs, can enjoy its cultural attractions, restaurants, bars, cafes and shops. When finalised, the plans are designed to improve a two-mile stretch of riverside between Tower Bridge and Westminster Bridge, including Bankside, Southwark Cathedral quarter and Clink Street, and the Globe Theatre and Oxo Tower areas, which will see improved pavement layouts, better lighting and signage, increased seating, and more access ramps and handrails. Final design work is being undertaken by architects Witherford Watson Mann.
Boris Johnson said: “By making simple but crucial changes to its streets and wider public realm we will make it more accessible in time for the London Games.” Councillor Barrie Hargrove of Southwark Council said: “This should make a massive difference to residents and visitors who have not been able to fully enjoy the route along the south bank of the river.” www.southwark.gov.uk
the news What’s new and happening in southwark
London Bridge station transformation
Network Rail is transforming London Bridge Station, one of the capital’s busiest. The bigger and better station – which is going to have the largest concourse in the UK – will provide more space for passengers, improving capacity by more than two thirds, as well as a more frequent and reliable train service. The project follows on from improvements to other local stations, Thameslink Blackfriars and Borough Market. A new concourse will be created at street level, underneath the railway tracks, filled with natural light from the platforms above, with step-free access to all platforms. New entrances on Tooley Street and St Thomas Street will both improve access and contribute to the regeneration of the surrounding area by improving connections through the station. To increase train capacity, the number of train tracks passing through the station will increase from six to nine, while the number of terminating platforms will be reduced to six. This will enable 18 of the planned 24 Thameslink services per hour to call at London Bridge.
Network Rail’s project director leading the London Bridge redevelopment, Martin Jurkowski, said: “Passengers want more space, less congestion and a station that is easier to get around in – and an improved, more reliable rail service. Our proposals for London Bridge deliver all these benefits and much more.” Network Rail sought the views of station users, local residents and businesses, before submitting its planning application for the redevelopment, which is currently under consideration by Southwark Council. The complex five-year construction project is planned to start in 2013 and complete in 2018. Work is already under way on other developments as part of the London Bridge Quarter scheme. This development, which includes the Shard, has funded public realm improvements, a new bus station and is delivering a new concourse on behalf of Network Rail. It will link the terminating rail platforms with the bus station outside. The London Bridge Quarter part of the improvements are due to be completed in 2012. issue
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the news What’s new and happening in southwark
huge new park for Heygate?
award for printworks a former printworks on Amelia Street in Southwark has won apartment building of the year in the Daily Telegraph’s British Homes Awards 2011. The mixed-tenure building is designed by Glenn Howells Architects and developed by the Homes and Communities Agency. Printworks is making a substantial contribution to the regeneration of the Elephant and Castle. It provides the affordable homes that key workers need alongside private for sale and socially rented homes owned by housing associations. The nine-storey block with offices on the ground floor has a landscaped courtyard to the rear, providing a tranquil green space for residents. Glenn Howells was also commended in the architect of the year category. 10 issue 8 winter 2011/12
Southwark council and its development partner Lend Lease are consulting local people on the masterplan for the latest phase of the Elephant and Castle’s Heygate Estate. The proposal would create central London’s largest new park in over 70 years, incorporating mature trees and delivering at least 1.3ha of public open space at the heart of the renewed Elephant and Castle district. The masterplan would create a thriving, safe and sustainable urban quarter in London’s Zone 1, with its excellent transport connections. The development replacing the Heygate Estate will provide approximately 2,800 homes in a mix of tenures, with workspace and offices of 4650sq m and shops, restaurants, bars and community space of up to 14,000sq m, all set in high quality public realm. The Heygate’s demolition began in summer 2011, with 98 of 1,212 homes taken down, the first stage in the total redevelopment of the 9.3-ha site. Demolition costing £16 million will be undertaken for the final two phases over the next few years. Lend Lease plan to submit an outline planning application for the masterplan in spring 2012.
The first residents are moving into the rebuilt Aylesbury Estate, even though demolition only began in autumn 2010. Jane Gilchrist, who recently moved into Albany Place, was an original resident of the old Aylesbury. She said: “I think my new home is wonderful. I was a bit dubious about the move at the beginning, because I’d lived in Chartridge for 35 years, but the help with the move was excellent and I’m absolutely delighted. Everything came fitted, including the kitchen appliances, and the rooms are spacious. I’ve stayed in touch with my old neighbours too.” This strong sense of community will be built on as regeneration progresses, led by the Creation Trust. This trust is run by residents, in partnership with the council, to focus on what local people want. The www.southwark.gov.uk
council has pledged its support for the trust for the next four years to secure its future in driving forward the area’s regeneration. The new adult resource centre on site 1A was ready to open during the summer of 2011. Already the area’s regeneration has delivered social and economic change, such as a 5% reduction in unemployment. Councillor Fiona Colley, cabinet member for regeneration at Southwark Council, said: “Regeneration is providing new high quality homes, but that isn’t all it’s about. The Aylesbury regeneration project is improving the area for the community which lives here, as well as for new residents. We are building neighbourhoods which continue to be great for families, with amenities such as shops, parks, safe places for children to play and good schools.”
More time for Peckham housing
Bermondsey Spa homes
East Peckham and Nunhead will see even more changes over the next four years, now that their status as housing renewal areas (HRAs) has been extended until 2015. They were originally declared renewal areas in May 2005, with the aim of creating vibrant, revitalised neighbourhoods, while encouraging housing maintenance. The decision to extend this into an HRA scheme was prompted by the 2008 private sector housing stock condition survey, which confirmed that East Peckham and Nunhead are the areas containing the worst private sector housing within the borough of Southwark. Improvements over the next four years will include a solar hot water project and a group housing repair scheme, along with improvements to street lighting, stations and shop fronts and environmental improvements such as tree planting, upgraded pavements, traffic calming, seating and public art. HRAs are statutory schemes designed to tackle poor private sector housing conditions in areas where there are high numbers of residents living on low incomes.
The latest residential building to be completed in Bermondsey Spa has already welcomed its new residents. First to finish is Albert McKenzie House, named by the community after a much loved local war hero, which provides 24 homes for local people.
Residents of nearby Vauban and Neckinger Estates were invited to come up with a name that really reflected the area and voted unanimously to call the development after the first London sailor to receive a Victoria Cross. Albert McKenzie House – built by Hyde Housing – provides a mix of units with one-, two- and threebedroom apartments, all built to Lifetime Home standards. The scheme has three apartments for residents who use a wheelchair. The mixed-use development will comprise two five-storey buildings with commercial space at ground level, 48 residential units above and amenity space. Hyde Housing is also building in Bermondsey Spa, with work under way on the Bolanachi Building, St James Square, Eyot Heights and Jamaica Road (due for completion mid-2012), an investment totalling £150 million over seven to ten years. Notting Hill Housing Association is developing Grange Walk, five low-rise apartment blocks connected by a ‘green boulevard’. It comprises 210 new homes, 35% of which will be affordable, plus commercial premises. issue
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The knowledge to deliver
Quality of life
Southwark cityside Southwark – home to some of the UK’s most successful and eye-catching regeneration projects, from Tate Modern to the Shard – is a central London borough with high quality affordable housing and soaring educational attainment. David Gray reports
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houses. There’s a reason why so many leading architects have chosen to base themselves here – because Southwark welcomes interesting ideas and it always has.” Food and drink is another historically strong area. Borough Market is the jewel in the crown, trading since 1756 on the same site next to London Bridge and now a magnet for food lovers. Jamie Oliver, a devoted regular, says: “I've been going to Borough Market for years – there is really nowhere quite like it in London. There’s such a great atmosphere; it's a tasty slice of London history”. Nearby is Vinopolis, founded under railway arches by Duncan Vaughan-Arbuckle in 1999 and now expanded into a 2.5 acre experience, offering everything for lovers of fine wine and food. Markets of all sorts are thriving across Southwark, including “The Blue” on Southwark Park Road and other local ones in Peckham, North Cross Road, Dulwich Village and at the OXO Tower. Then there is the Bermondsey antiques market, now part of what Vogue magazine calls south London’s coolest quarter, with bars, businesses, a cinema and a new hotel. Eating out is becoming a treat, too. While you can still get your fill of traditional jellied eels at Manze’s famous pie and mash shops on Tower Bridge Road and Peckham High Street, just as for the past 100 years, there’s a lot more on the menu in such hotspots in and around Borough Market, Bermondsey Square and
Two thousand years ago, the Romans built the first bridge across the Thames linking Southwark and Londinium. Now, this ancient borough on the Surrey shore is again at the heart of the capital’s culture. Southwark’s location draws people and businesses from all over the globe. Its population is young, growing and among the most culturally diverse in London. More than 100 languages are spoken in the borough’s schools, and recent inward migration includes substantial numbers from Poland, France, Italy and Nigeria. Southwark also now has one of the capital’s largest South American communities. Of the 287,000 residents in 2010, 17.6% of them were under 15 years of age. Office of National Statistics figures forecast that Southwark’s population could reach 355,000 residents by 2030. Its location and potential mean it’s now home to some of the country’s most vibrant urban regeneration projects, such as the £1.5 billion Elephant and Castle transformation, described by Dan Labbad, chief executive of Lend Lease, as: “The best regeneration opportunity in the world.” www.southwark.gov.uk
It is also home to some of the capital’s most striking new buildings. Most spectacular is Renzo Piano’s Shard at London Bridge which, at 310 metres high, will be Europe’s tallest building. Opened in November 2011, Piers Gough’s Canada Water Library is an inverted pyramid beside a new civic plaza that will host events from farmers’ markets to festivals. Or there’s Alsop Sparch’s jaw-dropping Michael Faraday school on the Aylesbury Estate, shaped like a space station, which opened in September 2010. The Skyroom on Tooley Street, a stunning rooftop venue, was shortlisted for the RIBA London awards 2011. An earlier example of architectural innovation is on Lordship Lane in the south of the borough: built in 1873 by Charles Drake of the Patent Concrete Building Company, Concrete House is now being brought back to life by Hyde Housing for new homes. Michael Tsoukaris, head of design for the council, explains Southwark’s vibrant architectural tradition. “How much more diverse and interesting can a place get, from Shakespearian theatre to the Millennium Bridge via Victorian pubs and modern glass
“i’ve been going to borough market for years – there Is really nowhere quite like it in london. There’s such a great atmosphere; it’s a tasty slice of London history” Jamie Oliver Lordship Lane. New places are opening all the time: one to watch will be Gordon Ramsay’s Union Street Cafe off Borough High Street. It’s also an important cultural quarter of the capital, and home to two major international institutions, Tate Modern at Bankside and the Design Museum on Shad Thames. Tate Modern, the national gallery of international modern art, has been an issue
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Quality of life
above: Space and light in the South London Gallery. Right: May 1968, a centrepiece of Tate Modern’s Joan Miró retrospective in 2011. Opposite: Stunning architecture tranfsorms the learning environment, Michael Faraday School.
enormous success since opening in the Bankside Power Station in 2000. In 2011, it celebrated the success of its internationally acclaimed Miró exhibition, the first London retrospective of the artist’s work in 50 years. To help accommodate its five million visitors a year, the gallery is now being enlarged with 11 floors of new gallery space to be housed in a £200 million building by Herzog & de Meuron, opening in 2012. On a smaller scale, but no less vibrant, is the South London Gallery in Peckham Road, described by Adrian Searle, art critic of The Guardian as “one of the most elegant art spaces in London”. Dating back to 1891, the South London Gallery was the original launching pad for Tracey Emin and it has recently been extended with a new Matsudaira Wing, shortlisted for a New London building award in July 2011. Southwark’s location means many of its residents are just minutes away from the theatres and cinemas of London’s West End. But the borough itself has a much older theatrical heritage. The Rose Theatre on Bankside was home to Shakespeare and Marlowe’s plays in Elizabethan times and, following its partial excavation in 1989, now puts on events throughout the year. Just along 16 issue 8 winter 2011/12
from the Rose is the famous Globe Theatre, Sam Wanamaker’s dream reconstruction of an Elizabethan theatre which opened in 1997 and now draws visitors from all over the world to its Shakespeare productions. Then, in the south of the borough at Camberwell, is what its patron Joanna Lumley calls the “wonderful” Blue Elephant Theatre. In the past year this popular space, set up in 1999 by Antonio Ribeiro, has put on shows ranging from Japanese drumming to the world premiere of a play by Mervyn Peake. Essential to the quality of life in Southwark is its strong sense of individual neighbourhoods. From trendy Borough down to leafy Dulwich, each has its own character and attractions. Regeneration is also creating new areas such as Bermondsey Spa, where tree-lined streets will provide over 2,000 homes (with 40% of them affordable). Small-scale regeneration projects are bringing new life to previously run-down areas. For example, the Bellenden Renewal Area in Peckham has been transformed with its Antony Gormley street furniture, a nature garden managed by the London Wildlife Trust and the Shopwork gallery. Nearby, in Rye Lane, a former cricket bat factory is now a cultural hub with a gallery, cafe and
film studio, and an old bricked-up Victorian waiting room at Rye Lane Station is being turned into a new community venue. As for accommodation, Southwark has the highest level of local authority and social housing in London. The council owns over 39,000 rented and 13,000 leasehold dwellings; housing associations have more than 15,000 and only 56% of the borough’s residential properties are in the private sector (owned or rented), compared with the national level of 82%. Private homes sell for high prices (an average £373,000 in April 2011 according to the Land Registry), though this level is still relatively cheap by comparison, for example, with nearby Westminster (£636,700). The rising population means there is an urgent need for affordable housing in all parts of the borough. New developments will deliver at least 850 new affordable homes in both 2011/12 and 2012/13. Southwark Council is also taking significant strides to make all its own homes warm, dry and safe, by investing £326 million over the next five years. Fortunately for all these new residents, Southwark is seeing its largest schools renewal programme since Victorian times in a major Building Schools for the Future partnership between the council and Balfour Beatty. Over
£400 million will have been spent by 2014 on projects including four new primaries, two new secondaries and five academies. St Thomas the Apostle College, a voluntary-aided Catholic secondary in Nunhead, is being totally rebuilt and its first phase opens in January 2012. Catherine McDonald, the council’s cabinet member for children’s services, says of the extensive and successful renewal programme: “Over the past five years, Southwark schools have moved from being some of the poorest performing in London to some of the best in the country. Overall, around two-thirds of our schools are good or outstanding.” According to Find My School, there are 16 five-star primary schools in the borough, including St John’s Walworth, St James’s Bermondsey and the Cathedral School of St Saviour. Highly rated secondary schools are Charter School, Sacred Heart, Notre Dame and the Harris Academy in Bermondsey. www.southwark.gov.uk
“Southwark schools have moved from being some of the poorest performing in London to some of the best in the country. overall, around twothirds of our schools are good or outstanding”
Southwark is also well served with independent schools, including Alleyn’s School and Dulwich College. The borough has a very large student population, forecast to rise to 44,000 (fulland part-time) by 2020. Some are studying elsewhere in London, but choose to live in Southwark, while some are at the borough’s well-known institutions such as South Bank University, Camberwell College of Arts and Goldsmiths, University of London. Above all, Southwark is now becoming a centre for high-quality employment and new businesses. Official statistics show that almost 55.4% of employees in the borough are in management, professional and technical jobs (44.6% nationally), while employment in finance, IT and other business activities make up 43.1% of the local workforce, much higher than the London-wide figure of 34.7%. Southwark’s workers are also better educated – issue
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Quality of life
“there’s enormous interest in southwark at the moment ... the shard is helping to kick-start a whole swathe of regeneration, which has the potential to ripple down through the borough”
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above: St Thomas the Apostle College will be completely rebuilt by January 2012. Right: The Shard – the latest landmark on the central London skyline. Opposite: Skyroom, the Architecture Foundation’s rooftop venue in Tooley Street.
49.6% with NVQ4, compared to 41.9% across London – so have higher earnings, with an average gross weekly wage in 2010 of £651 (£500 nationally and £642 in London). Councillor Peter John, leader of Southwark Council, celebrates the achievement in recent years of a 15% growth in new jobs and a rise of 35% in new businesses, a better performance than elsewhere across London. “These figures are impressive,” he says, “especially in the north of the borough with over 16,000 new jobs over the past four years.” The challenge now, according to John, is to tackle the pockets of high unemployment and deprivation that remain, by working to achieve a more even distribution of new jobs across the borough. Thankfully, providing good, stable jobs for local people is a high priority for both employment organisations and developers. Among the many organisations trying to reduce unemployment and recruit local people for new and expanding businesses is the Prince’s Trust. Ben Marson, head of the trust’s London programme, is optimistic about its latest entrepreneurship scheme: “Young people here in Southwark are very entrepreneurial. www.southwark.gov.uk
Many of them are going to become the employers of tomorrow and by helping the young people of today, we are investing in tomorrow’s economy.” Big business has its role to play, too. James Sellar, chief executive of Shard developer the Sellar Group, went on the record in May 2011 to state that 75% of service and building management jobs at the Shard should go to Southwark residents when it opens in 2012. “This sort of project is really successful when it grounds itself in the local neighbourhood,” he says, “and we want to make sure that people in the local area relate to it.” According to the Sellar Group, the new business quarter around the Shard will create 14,000 new jobs. An established creative hub for small businesses, this area is now becoming a major destination for large corporates who want quality offices in a great location. For example, PricewaterhouseCoopers (PwC), which moved into its new building at More London last year, wants to further concentrate its operations in the London Bridge area. It will be like a homecoming: PwC used to occupy the Southwark Towers complex, demolished to make way for the Shard.
The Shard development is central to improving transport, with the London Bridge hub being improved in time for the Olympics. This includes transformation of the bus station to integrate transport services within the area. The Southwark Reborn exhibition held in Tooley Street in May 2011 highlighted the best redevelopment schemes of the past five years. Speaking at the opening, Peter John was confident. “I know there’s enormous interest in Southwark at the moment and we are very keen to build on that momentum,” he said. “The Shard is helping to kick-start a whole swathe of regeneration, which has the potential to ripple down through the borough.” Councillor Fiona Colley, the council’s cabinet member for regeneration, echoes this ambition for the borough: “I want Southwark to be among the top boroughs to generate wealth for the nation, and I’m convinced it has the potential to become another London business district along with the City, Canary Wharf and the West End. I want to ensure our residents take advantage of this through increased job opportunities and affordable housing. Our message is clear: Southwark is very much open for business.” ❚ issue
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Your chance to meet Londonâ€™s local authorities at City Hall on 1 March 2012 to discuss their priority development sites Advisors
Southwark is home to several of the capital’s architectural landmarks. More London features City Hall; at London Bridge Quarter, the 87-storey Shard will soon be western Europe’s tallest building. But here, local schools and affordable housing schemes also include designs of distinction. We commissioned specialist architectural photographer, Peter Durant, to shoot some of Southwark’s innovative buildings www.southwark.gov.uk
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more london Globally renowned Foster and Partners designed the 5.26-ha More London development, sitting between London Bridge and Tower Bridge, and the South Bank to Tooley Street (pictured), where it sits among earlier buildings. The scheme, including distinctive City Hall, provides over 185,000sq m of office space. The location provides excellent access for air and rail links. More London also incorporates an outdoor amphitheatre, The Scoop, with a capacity of 800. In summer, it hosts a range of free music, film, theatre and community events.
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bankside 123 The Blue Fin building, part of Allies and Morrison’s Bankside 123 development on the South Bank, is accessible from four major rail stations. With shops and cafes at ground level, it contributes to a new urban neighbourhood. Bankside 123 features 71,525sq m of office space and 5,388sq m of retail units.
palestra Alsop Architects designed Palestra, a RIBA national award winner in 2007. The UK’s first office block to have both solar panels and wind turbines on its roof is rated as an outstanding example of sustainable design. Palestra provides flexible floorplates, totalling 37,000sq m over its 12 floors. Unusually in a large commercial building, the pod-like reception is also an exhibition space, which invites people into the building. www.southwark.gov.uk
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Bear Lane Bear Lane architect, Panter Hudspith, was winner of RIBA’s 2011 London Regional Awards for its design of Galliard Homes multi-use residential scheme in Southwark (also see page 26). Innovative in design and comprising 90 luxury apartments, the project succeeds in delivering high density without creating one large mass. “Bear Lane so clearly and substantially elevates itself above the benchmark of standard urban housing design that it’s surprising to discover it is the result of a volume house builder operating through a design and build contract,” said RIBA judges. 24 issue 8 winter 2011/12
empire square The award-winning Empire Square scheme at London Bridge is the work of London-based Polish architects, Rolfe Judd, developed by Berkeley Homes. The 200 luxury apartments doubled the density of the site, which is landscaped with pedestrian routes crossing the central gardens, open to the public but closed at night. The apartments are affordable, conveniently located, with those in the tower block offering splendid views of the city. The development was selected as overall winner at the 2007 Housing Design Awards. Particular praise was reserved for the reduction of the projectâ€™s carbon footprint, as well as the scope and style of the development as a whole. The mixed-tenure scheme also features underground parking, a supermarket, nursery, restaurant-bar and gym.
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architecture the green house On the former site of two small houses, the Green House in Dolben Street, SE1, now houses five modern and spacious apartments above ground floor retail units. The architects, Association of Ideas, successfully maximised the small space. The facade is clad with copper glazed, green bricks. Balconies with sliding oak louvre screens adapt for shade and privacy. Dolben Street runs perpendicular to Bear Lane (pictured below), where Panter Hudspithâ€™s ÂŁ12 million, mixed-use development of 90 apartments flanks either side of the White Hart pub.
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Strata and southwark cathedral Standing at 148 metres and housing 408 apartments in 43 storeys, the Strata Tower is London’s tallest residential building, and is the impressive work of the BFLS architectural practice. Strata is a vital element in the renewal of the Elephant and Castle. The building’s views include another local landmark, the 13th century Southwark Cathedral, which lies on the South Bank of the Thames, near London Bridge. These contrasting buildings exemplify Southwark’s eclectic vibrancy.
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camberwell grove On the site of a prestigious girlsâ€™ school, Rolfe Judd designed this major redevelopment of 90 homes amid landscaped gardens in the Camberwell Grove conservation area, imaginatively developed by St George. From town houses to studio apartments, the Camberwell Grove development provides a sustainable and distinctive space, highlighting the character features of the former Mary Datchelor School. An underground car park for residents helps to maintain the quiet of the suburban street, while providing ample parking space.
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MICHAEL FARADAY primary SCHOOL Architect Will Alsop designed Michael Faraday Primary School, an ÂŁ8 million project, which opened in September 2010. The school draws children from the community in and around the Aylesbury Estate and is rated by Ofsted as outstanding in all areas. Michael Faraday School was the first to benefit from Southwark Schools for the Future, the councilâ€™s capital funding programme for its primary schools. Michael Faraday includes a nursery and an after-school play group, along with adult education and community facilities. Extending over 3021sq m, the school is arranged over two floors. With its open plan classrooms and covered external spaces for outdoor learning, the Alsop project has revolutionised the way in which pupils are taught, maintaining small class sizes and facilitating the use of outdoor learning. The school offers several contrasting learning areas to support different methods of teaching. The facility also contains a visual arts centre and a living room studio, which allows for noisy activity to take place without disturbing the rest of the school. The objective was to help to begin a transformation of Southwark, into a place where families want to live, learn and work. The Michael Faraday School project is making a vital contribution towards realising the goal of regenerating this area. www.southwark.gov.uk
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ALL GO AT CANADA WATER British Land Canada Quays in partnership with Southwark Council and local stakeholders is leading the exciting regeneration programme at Canada Water. Situated in London SE16 just minutes from central London and Canary Wharf, the development of this new town centre is transforming the neighbourhood into an exciting and vibrant urban quarter for all. For more information log onto
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Southwarkâ€™s extensive regeneration continues apace, with huge investment across the borough, from the establishment of a new Peckham centre to support people into work, to the creation of an entire new dockland neighbourhood at Canada Water
Location of projects in Southwark Canada Water 01 Library 02 Tube station 03 Shopping centre
Bankside 04 London Bridge Quarter 05 The Shard 06 The Place 07 Tate Modern 08 Thameslink Blackfriars 09 Neo Bankside
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Peckham 13 Peckham Space 14 South London Gallery 15 Hannah Barry Gallery 16 Peckham Shed Theatre 17 Peckham Rye
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Aylesbury Estate 10 Aylesbury Estate 11 Michael Faraday Community School 12 Walworth Academy
Canada water An innovatively-designed, freestanding library is the latest completed element in Canada Water’s regeneration and the ongoing renewal of Rotherhithe. Designed as an inverted pyramid by Piers Gough of CZWG Architects, the library (pictured below) crowns Canada Water tube station, Canada Water Basin and a thoughtfully crafted surrounding plaza. The 2,700sq m building also contains a 150-seat performance space, a cafe and teaching area. The library stands as the most visual element of Canada Water’s 30-ha multiplesite regeneration, led by Southwark Council and BL Canada Quays – a 50-50 joint venture between British Land and regeneration specialists, Canada Quays. Canada Water’s transformation will give Rotherhithe residents new opportunities to shop, socialise and relax by the waterside or unwind in a newly created civic square. The project will also deliver 2,700 new homes, 35% of which will be affordable, as well as increasing retail, office and leisure space. The regeneration momentum is picking up. An area action plan, publicly examined last summer, will enshrine a framework for the entire Canada Water area when, as expected, it will be adopted early next year. Meanwhile, 390 contemporary new homes, designed by Glenn Howells Architects, have already been completed at Barratt’s award-winning, landscaped Maple Quays development with its Canadian-themed Vancouver (pictured right) and Ottawa apartment buildings. A further 503 homes are also under construction. Sellar Design and Development, also responsible for the Shard and the Place at the new London Bridge Quarter, have entered into a development partnership with Investec Private Bank to bring forward a high-quality, mixed-use, waterfront development on a 3-ha site at the heart of Canada Water. British Land is also leading on the expansion of Surrey Quays Shopping Centre. A 10,000sq m extension aims to offer a location for 15-20 new shops and restaurants. The existing 26,292sq m mall, anchored by Tesco Extra and BHS, will be refurbished and extensively landscaped. Daily Mail and General Trust (DMGT) has announced that by 2014, its print operation will move from the 5.5-ha Harmsworth Printing plant in Surrey Quays. This means interest will grow in this strategically important site, which is owned by Southwark Council and leased to Harmsworth Printing.
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bankside London Bridge Quarter
The Shard ‘vertical city’ and the Place will establish the Sellar Group’s new London Bridge Quarter (LBQ) at Southwark’s northern boundary, bringing even more vitality to the South Bank. An estimated 54 million people visit the area to be covered by LBQ each year. At 310m, the glass-clad Shard will be western Europe’s tallest building when completed in 2012. The £435 million vertical city, designed by architect Renzo Piano, will include high-quality offices, restaurants, a five-star Shangri-La hotel and residential apartments. Viewing galleries will offer stunning 360˚ views of London. Mace is the main contractor, the structural engineer is WSP and Severfield Rowan is the steel contractor. Building control was overseen throughout by Southwark Council’s team. The Place, also designed by Piano, provides 40,000sq m of modern offices in a contemporary 17-storey building with a rooftop terrace. Built on behalf of the Sellar Group, The Place will enjoy direct access to a revamped London Bridge station and piazza. The Shard will overlook central London’s West End, Westminster, South Bank and Canary Wharf. “The spire will complete a truly stunning piece of architecture,” says Irvine Sellar, chairman of Sellar Property Group.
Tate Modern’s transformation from power station to art gallery is taking another giant step. The building’s former oil tanks are being turned into one of the world’s most exciting new art spaces. When it opened in 2000 Tate Modern had 86 large-scale installations in its collection; there are now more than 300. Development of the oil tanks will help to meet the demand for further space for installation, as well as performances and film. This first phase of the Tate Modern extension will open next summer when the London 2012 Festival brings the Cultural Olympiad to an exciting conclusion. A second phase, with a new building planned to open in 2016, will add further gallery space. Unused since the decommissioning of the power station, the transformed tanks will host live performances and installations. The 30m x 7m raw concrete, steel-lined Oil Tank galleries, as they will be called, will allow Londoners and visitors to see more new art from the large Tate Collection. Tate director Nicholas Serota said: “Tate Modern is responding to changing forms of art and to the changing expectations of visitors. The Oil Tanks promise to be some of the most exciting spaces for new art in the world.”
Blackfriars is set to host one of London’s most striking railway stations. A new Thameslink route station with platforms is being built on a bridge spanning the Thames. For the first time platforms will be directly accessible from the Thames Path and Bankside on the South Bank. Network Rail will complete the new station in spring 2012. Passengers will then be able to make use of Thameslink’s 12-car trains running at a peak period frequency of four per hour. These services will create an extra peaktime capacity of some 2,000 seats on the busy Bedford-Brighton Thameslink route. In December 2011, a new Blackfriars station entrance on the South Bank will make travelling much easier for National Rail passengers using First Capital Connect and Southeastern services. A revamped Blackfriars tube station will also re-open, after a 36-month closure, offering District and Circle Line passengers step-free access from the street to wider platforms. The Thameslink platforms will form the first new station in this part of London for over 120 years. Neil Lawson, First Capital Connect managing director, said: “Blackfriars is going to be a fantastic destination once the work is finished next spring but we’re delighted there’ll also be major improvements a little earlier.”
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Neo Bankside Rogers Stirk Harbour and Partners’ Neo Bankside complex will soon grace the South Bank. Native Land and Grosvenor’s residential development overlooks the Millennium Bridge, complementing the adjacent Tate Modern and Land Securities’ office development. Neo Bankside’s 217 apartments, including penthouses, are in a cluster of four hexagonal pavilions of different heights. The towers are supported by external bracing and serviced by glazed lifts on the exterior. Attached facilities include restaurants, shops, private gardens, a gym and day spa. Trees will line the link between Bankside and Tate Modern. Pavilion lobbies and landings are like informal galleries with paintings on the wall. Native Land sales director Nick Gray says many buyers have been attracted by the nearby Tate Modern’s art collections and the scheme’s architecture. “We both commission and buy the works which we use as marketing tools as well as for the aesthetic effect,” added Gray. Top London designers were commissioned by Neo Bankside to design apartments: Anthony Collett, Kerstin Williams and Wallpaper* magazine’s interiors team, Benjamin Kempton and Amy Heffernan. Apartments are already being sold and will be completed and occupied during 2012. www.southwark.gov.uk
Opposite: The Thameslink station at Blackfriars will be the first to span the Thames. ABove: Tate Modern’s South Tank, one its refurbished Oil Tanks, will establish another new space for art installations. left: A pavilion of apartments and penthouses at Neo Bankside. below: The Place by Renzo Piano will form part of the new London Bridge Quarter.
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Aylesbury Estate Southwark Council is evaluating potential development partners for the huge phased regeneration of the Aylesbury Estate, one of the biggest such schemes in Europe. Regeneration aims to create a new vibrant Walworth neighbourhood. Mixed-tenure, affordable ownership housing options and thoughtfully designed, safer streets and parks will be delivered. Southwark is working on these elements with local families and elderly people, who comprise one of Europe’s most diverse yet deprived communities. Jane Gilchrist was one of housing association L&Q’s first residents to move into her newly completed Hitard Court home at Albany Place – a development of 261 one and two-bedroom homes built on a formerly vacant corner of the Aylesbury Estate. “Everything came fitted and the rooms are spacious,” says Jane, who had lived in the Aylesbury’s Chartridge block for 35 years. “And I’ve managed to stay in touch with my old neighbours.” The homes are heated by centralised gas and biomass boilers. The Southwark and L&Q partnership has also led to the opening of a new on-site community healthcare facility. Albany Place is the first developed site of Phase 1a of Southwark’s massive Aylesbury regeneration. Eventually, 4,200 high-quality, mixedtenure, environmentally friendly homes will replace the 2,750 Aylesbury flats on a 28.5-ha site – equal in size to Canary Wharf. Southwark Council and resident-led community trust partners, Creation Trust, are working with local people to ensure the phased 10-year delivery of developments over 19 Aylesbury sites. Southwark is already rehousing tenants and residents on four other Aylesbury sites. Land was prepared this year on ‘site 7’ for marketing to start. Development partners are being sought for two south-western sites. Gradually, development will roll out across the estate’s other tranches after Southwark’s cabinet further refines the development process through the first quarter of 2012. Supportive infrastructure is being delivered. Two state-of-the art Walworth school buildings opened in 2010; the ARK-sponsored Walworth Academy secondary school on Albany Road and the Michael Faraday Primary School in the heart of the Aylesbury area – already rated as outstanding by Ofsted. While some 26 languages are spoken locally, 65% of the Aylesbury’s population is born in the UK. To meet the demand for school places, Aylesbury Academy, a new secondary is being built. 36 issue 8 winter 2011/12
right and below: New high-quality, mixedtenure, environmentally friendly homes on the Aylesbury Estate – one of Europe’s biggest housing regeneration schemes.
Above: The transformation of popular Burgess Park will include a new playground for children and improved landscaping, paths, signage and entrances.
Burgess Park Burgess Park is Southwark’s largest – and one of south London’s most valued – public spaces. Located opposite the Aylesbury Estate, it was created after World War II to replace demolished homes, 30 streets, factories, churches and an in-filled canal. Despite Burgess Park’s popularity among the residents of Southwark, local people felt that the park remained incomplete. Generations using the park for play, recreation, sports and relaxation saw only disappointing piecemeal improvements and unsatisfactory upkeep of this valued green space. The combined efforts of Southwark Council, local people and LDA landscape architects are delivering the Burgess Park Revitalisation Project to improve the 46-ha gem. When Balfour Beatty completes construction work in 2012, visitors will see 92,000 new plants, including 164 trees, and new lawn and wildlife space at St George’s Gardens.
A redesigned lake will incorporate two new wetland habitats. Children aged over five will enjoy a new playground. Landscaping, improved paths, revamped entrances with rainwater collection gardens, new signage and the removal of a redundant road are also part of the £6 million Revitalisation Project. Some £4 million came from the former Aylesbury New Deal for Communities, now succeeded by the Creation Trust, with £2 million from the mayor of London’s Premier Park Scheme. Southwark previously invested £1.2 million in the park’s Chumleigh Gardens open space, play area and cafe. The project will improve the quality of life in the Aylesbury Estate area. It dovetails with the Aylesbury Area Action Plan and physically connects the park and estate with increased entrances. Creation Trust director Charlotte Benstead said: “I’m delighted the park is getting this long-awaited transformation.” issue
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CAMBERWELL Camberwell is a busy district centre south of Walworth, characterised by a mix of multiple and independent retailers. Proposals to transform Camberwell’s streetscape with an imaginative public realm expansion and a new road layout are already being examined by local people. Southwark Council is working closely with neighbouring Lambeth Council and Transport for London on a scheme to improve the bus network and to also make it easier for pedestrians to get to Camberwell Green, Camberwell Baths, Kings College Hospital and other local amenities. New usages will be found for ‘dead spaces’ and a consistent palate of street materials will enhance the way streets look and feel.
above: A Georgian terrace on Camberwell Grove. right: New mixed-use development on Camberwell Road.
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Peckham Last August’s disturbances revealed that the overwhelming majority of Peckham’s residents, businesses, faith groups and young people view their unique area with great affection. This formidable community spirit will inform the priorities of the Peckham and Nunhead Area Action Plan (PNAAP), which provides a planning framework to ensure lasting improvements can be delivered over the next 15 years. Southwark Council and local people are working closely together to determine the amount, type and location of new homes that will be built. But the PNAAP also reflects that Peckham and Nunhead are home to many creative and entrepreneurial people. Public art gallery Peckham Space increases access to contemporary art by working with community groups. The South London Gallery on Peckham Road since 1891, opened new buildings in 2010 designed by 6a Architects. The Hannah Barry Gallery on Copeland Road 40 issue 8 winter 2011/12
adds to Peckham’s growing reputation as a contemporary art hotbed. Southwark has flexibly approached planning and licensing of innovative new enterprises. Frank’s Café, a temporary ‘pop up’ bar and sculpture exhibition space designed by Practice Architecture was located on top of Peckham’s multi-storey car park. Peckham Shed Theatre, runs a range of workshops for children and young people. Building work is under way on the flagship Thames Reach Employment Academy, due to open in summer 2012. The employment academy will help Southwark and Lambeth residents – including formerly homeless people – to find work. Contractor Lakehouse, which is refurbishing the Grade 2 listed building, has allocated 10 placements to unemployed people. The project is funded by the Homes and Communities Agency and is a crossborough initiative supported by Southwark and Lambeth councils as well as the London Mayor’s Office.
Above: Originally built in 1904, the BaroqueVictorian Thames Reach Employment Academy is currently being developed and will help Southwark and Lambeth residents to find work.
PECKHAM RYE Peckham Rye’s historic neighbourhood benefits from being a conservation area and from its two open spaces – Peckham Rye Common and Peckham Rye Park to the south. Public realm improvements include recreating the public square in front of Peckham Rye Station. Southwark Council has committed funding from its capital programme for significant investment to recreate a public square in front of the impressive Victorian station in Rye Lane. Southwark will also fund environmental improvements and enhance the railway arches. This would create additional business space around the station, develop the local economy by providing opportunities for restaurants and bars and could also attract practitioners in the creative industries, who have long had a strong presence in Peckham. Rye Lane Station provides frequent rail services into London Bridge (10 minutes) and Victoria (17). From December 2012, the station will be part of London Underground’s network, via the East London Line. Top: The public square in front of Peckham Rye Station could be improved with secured funding from the council and the GLA. left: Peckham Rye Station provides a quick and frequent rail sevice into the centre of the city.
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A global landmark playing a vital role in the resurgence of London Bridge
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Learning curve With ÂŁ200 million BSF funding being invested in its schools and the most improved GCSE results of any borough in the country, education in Southwark is on a steady upward trajectory. Charlotte Goodworth explains how it was done
The New School Aylesbury will reopen as an academy in 2014. It will be occupied by Sacred Heart School for a period of two years during its rebuilding.
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In 1997 the newly appointed prime minister, Tony Blair, visited the struggling Aylesbury Estate in Southwark and promised there would be no more forgotten people. Fourteen years later, the prospects of the Aylesbury residents have been greatly improved, highlighted by a recent visit of Labour leader, Ed Miliband. He was “most impressed” by the award-winning Michael Faraday Primary School – rated outstanding by Ofsted – and its £12 million building in the heart of the Aylesbury. This achievement is a representative snapshot of just how far Southwark’s educational achievement has come in the past five years, thanks in large part to the considerable funding being invested. Most significant is the £200 million Building Schools for the Future (BSF) investment that Southwark has managed to retain. Fifteen schools are benefiting from the BSF programme, of which two are complete, seven are under way and the rest are due to sign contracts in late 2011. Councillor Catherine McDonald, the council’s cabinet member for children’s services, explains the impact of this level of funding: “We’re reporting the biggest improvement in our history. If you look at last year’s GCSE results, Southwark was the most improved borough in the country, and for the first time is in the top half of the table.” A-level results are up on the previous year and above the national average. With an average of grade B, it was the borough’s bestever result. “That’s a massive achievement,” says McDonald. “Southwark education is definitely on the up. Now nearly three quarters of our primary schools get a good or outstanding Ofsted rating. In our secondary schools, it’s 11 out of 16. By investing in these new facilities, we show young people that they are valued, and give them the very best resources from which they can make the most of all sorts of opportunities. We also engage with the community, which is excited by the refurbished buildings because it’s a real sign that the area is on the up.”
“Southwark education is definitely on the up ... by investing in these new facilities, we show young people that they are valued” www.southwark.gov.uk
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This broader community impact is demonstrated at Michael Faraday Primary School, the first of three primary schools to benefit from the Southwark Schools for the Future programme, and funded by the council’s capital programme for primary schools. An adult learning provision was key right from the project’s outset in 2005 and the school – providing nursery, primary school, adult education and community facilities – has since triggered regeneration in the area. Headteacher Karen Fowler wanted a landmark building: “And I wanted the area to have a legacy of something special and spectacular,” she says. The circular, drum-like design contains two levels of classrooms, arranged around the ‘living room’, an open-plan learning area, designed to give the children a space to claim as their own. The architect, Alsop Sparch, ensured function was at the heart of the design, aided by close consultation with the children and their teachers. This beautiful school has had a positive effect on the pupils. Parent-governor Meriam Soopee says: “They moved into the new building in September 2010 and it still looks flawless. That’s testament to how much the kids love it, care about it and respect it.” While the building has already won two RIBA and RICS awards, the success of a school goes beyond its fabric. Fowler says: “A fantastic building like this can only enhance the work that is already going on. Our results have always been good, but it’s the quality of the experiences that the children have that have been transformed.” Another example of the difference BSF funding is making in Southwark is the new Tuke School for students aged 11 to 19 with severe, profound and complex learning disabilities. Rated as outstanding by Ofsted, Below: Harris Academy is England’s first academy for boys. right: The Walworth Academy is a popular choice. far right: Aylesbury Academy will be the temporary home to Sacred Heart, until it opens in 2014.
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and shortlisted for a British Council for School Environments award, it was constructed by Balfour Beatty to a design by Haverstock Associates. The £12 million ‘sensory school’ has its own hydrotherapy pool and specialist learning areas. “It is a safe place for students to come and learn so that they can develop their independence,” says headteacher Heidi Tully. “There is a big physical space, so students can move around the school in a safe way. Every area in our school is accessible to every student. It’s an entitlement.”
After less than a year in the new building, improvement can already be measured. “In our old school, the emergency assistance alarms would go off weekly,” says Tully. “But since we moved nine months ago, the alarm has only gone off once.” School governor, Elinor PerrySmith, says: “What Tuke embodies is the start of a new attitude to the proper education of students with special needs. It represents the acknowledgement that special needs provision can be a centre for excellence and it is a pioneer for Southwark Council’s vision for improving educational opportunities across the borough.”
Walworth Academy opened in 2007, the country’s eighth best specialist school for adding value to pupils’ achievement at GCSE. The latest BSF-funded school to be completed is St Michael’s Catholic College in Bermondsey, built on the existing site by Balfour Beatty, and designed by architect BDP, at an investment of around £18 million. Learning spaces here are used flexibly. “The library is also a teaching area and the social spaces are also used for business mentoring – it works perfectly,” says headteacher Grainne Grabowski. “The much-improved student dining environment means they actually sit and talk, so it matches the real world. There is now harmony and an enriched culture. Pupil behaviour is much more self-regulated.” But improvements aren’t all down to investment. Kingsdale Foundation School benefited from pre-BSF council funding. Identified for six years by the Department for Schools and Families (now the Department for Education) as one of the country’s most improved schools, it was in the top 10 at key stage 3 nationally for two successive years. The borough is also involved in establishing some new schools, including a secondary
school on the Aylesbury Estate, due to open in 2014, and Harris Boys’ Academy, the first allboys’ academy in England. Southwark is home to satellites of several well-respected higher education institutions, including the London School of Economics and King’s College. The University of the Arts London (UAL) has two colleges based in the borough, Camberwell College of Arts and the London College of Communication. The council has approved the conversion of four listed buildings on Peckham Road into affordable student accommodation for UAL. Natalie Brett, dean of Camberwell, said: “The refurbishment of these beautiful landmark buildings will provide a campusstyle education for our students and significantly improve the surrounding area.” The success of an area depends on a wide range of factors – but one constant is education. Sam Fowler, project director of Southwark Schools for the Future, says: “When people make the decision about where they want to live, the quality of the education provision is a key consideration. Our investment and strides in attainment are making Southwark an attractive place
to live and work. The improvements that we’re making to schools locally, particularly around regeneration areas, provide new places to support that regeneration. It’s a bright future for education in Southwark and for regeneration alongside it.” ❚
Funding per pupil aged 3 to 19 2005/6
*Data courtesy of Department for Education
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Heyday for the Heygate Lend Lease is working in partnership with Southwark Council to transform the Elephant & Castle.
Located in the south east of the Elephant & Castle shopping centre, the Heygate Estate comprises a groundbreaking form of houses created in the post-war era. But like many estates created in the same time, the Heygate’s built form shuts out non-resident’s. Communities to the north, south and east are severed, and people living in these locations must walk around the estate to get their desired destination.
Lend Lease’s masterplan for the Elephant & Castle begins the process of change to this situation. By restoring a street pattern to the area that has not been seen since the early 1940’s, the whole of Elephant & Castle will be reconnected. Rob Deck, Lend Lease Project Director for Elephant & Castle, explains “What we’re looking to do is to reconnect and restore the street network that existed before the war,
and to create something that is much more open and transparent; something that feels like a welcoming and inviting place, where people what to spend time and not just a place they hurry through to be somewhere else. That’s been one of the challenges of the Elephant and Castle as a place,” he continues, “it’s been a transport interchange; it’s not really a place that people want to spend time.” “Streets will be active, connected, safer and more hospitable, with generous footpaths, landscaping and places to sit down along the way. Housing density and quality align with local, borough & London plan policy requirements and a number of tall buildings will be proposed across the scheme. “It’s all about making a great place, and creating great parks and public spaces are central to this.” Selected by Southwark Council in 2007 as its commercial partner for the Elephant and Castle, Lend Lease have a wealth of experience in creating and managing vibrant, thriving and sustainable new urban quarters. Employing more than 17,000 people globally, it has a first class international record for delivering complex urban developments around the world.
Streets will be active, connected, safer and more hospitable, with generous footpaths, landscaping and places to sit down In the UK, the company’s role in developments at Greenwich Peninsula and Stratford City are the most recent examples in a long history of success that is characterised by delivering through partnership. Working with Southwark Council has meant that Lend Lease has not had to start its masterplanning with a blank canvas. Over the last ten years the council has created and adopted planning advice that provides clear guidance on the council’s priorities for the area. These include new homes and shops and a series of character areas and open spaces. Rob is quick to point out that the future of the area is not a fait accompli, as demonstrated by Lend Lease’s
extensive consultation exercise for an outline masterplan for the Heygate site, and the completion of the first phase of consultation on a detailed application for the south side of the scheme bordering Rodney Road. “We’ve leased a shop on the Walworth Road as a consultation hub and assembled a big team and invested significant capital in the planning phase of this scheme to demonstrate our commitment to making this happen. “We’ve been delighted with a turnout of over 900 people to our initial consultation events. We integrated that data and fed back to the local community in our liaison meetings and forums.” Lend Lease intends that Elephant and Castle will be an exemplar of the company’s capabilities in delivering large scale development and a showcase for delivering a sustainable community with high quality architecture in the heart of London. Already appointed to the Lend Lease design team are Make Architects, who continue their long involvement on the Elephant and Castle project, masterplanning the Heygate site. De Rijke Marsh Morgan have been appointed to create
the detailed masterplan for Phase 1; Squire and Partners have been appointed to create a residential building on part of the redeveloped leisure centre site; Southwark Council has appointed S & P architects to design the new leisure centre; and Grant Associates has been appointed to masterplan the public realm. Rob concludes, “we have more than a dozen other development plots throughout the scheme. Our intention is to appoint a wide range of high quality architectural firms to develop design for them. What we don’t want is for it to look uniform, or as if one hand has designed it all. We will ensure that we utilize a range of different architects to create a high quality mixed-use development.”
To find out more visit the Lend Lease Elephant and Castle website: www.elephantandcastle.org.uk
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Elegant and Central Elephant and Castle’s resilient investment opportunities are underpinned by the area’s close proximity to London’s Central Activities Zone. Big, positive changes are already under way. Paul Coleman reports
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Elephant and Castle
above: Elephant and Castle’s famous pink elephant. right: An artist’s impression of a revitalised Elephant and Castle street. far right: One of the area’s affordable housing developments, O-Central, is to the west of the railway viaduct.
Major change is once again visiting the Elephant and Castle. A powerful regeneration partnership and agreement between Southwark Council and developer Lend Lease enshrines a £1.5 billion masterplan to transform more than 10 hectares of the Elephant and Castle during the next 15 years. Twenty hectares were redeveloped after World War II bombing destroyed the area’s Georgian streets and homes. The Elephant and Castle Shopping Centre, unique at the time, first flourished in 1965. The 1,212 flats on the high-density, slab-block Heygate Estate quickly emerged in the early 1970s. The Southwark-Lend Lease masterplan focuses on the now redundant Heygate, an iconic reminder of the optimistic rise – and depressing failure – of monolithic late 20th century British council estates. The first 98 Heygate units at Rodney Road were totally dismantled in summer 2012. Phased Heygate demolition will cost £12 million and take several years. Lend Lease Project director Rob Deck says: “The demolition of the Heygate estate is a major milestone. The Heygate plan is one of the most significant schemes of its type in Europe.” 52 issue 8 winter 2011/12
Arising out of the old estate will be one of London’s most exciting and vibrant quarters. This newly created urban environment will integrate living, shopping, downtime and work. Importantly, it will retain the Elephant and Castle’s distinctive and diverse south London identity. Lend Lease seeks to deliver 2,250 new homes and 14,000 square metres of retail space on the cleared Heygate’s 9.3-ha footprint. Another 250 units will be built at Rodney Road and at least 25% will be affordable housing, with half intermediate and half for social rent. The masterplan will also deliver a variety of new shops, restaurants, offices, workspaces, and leisure and community facilities by 2025. New public squares and streets will reflect the pre-war Georgian street pattern. Thoughtfully designed footpaths and seating will characterise reconnected streets currently severed east-west by the railway viaduct and north-south by the Heygate. The vast majority of the estate’s 3,000 residents have been rehoused. Southwark bought out 181 Heygate leaseholders for a total of about £20 million. And another
147 council tenants have a right to return in the future to the ‘new Heygate’. Deck says the development will represent a diversity of architectural styles. Up to a dozen different architects might be working on the scheme’s 11-12 plots. “We are committed to the whole area and are keen to establish the Elephant and Castle as a thriving and successful urban quarter,” says Deck. Local people are already genuinely helping to shape final plans to be submitted to Southwark Council next spring. Lend Lease appointed Soundlings to spur community involvement. A Consultation Hub gathers local feedback and hosts development exhibitions. Residents, businesses and community liaison groups regularly meet. Design principals for Rodney Road have already been exhibited by architects de Rijke Marsh Morgan (DRMM). Councillor Fiona Colley, Southwark Council’s cabinet member for regeneration, says: “I’m pleased that local people are involved with what’s happening at each stage of the council’s project to transform Elephant and Castle. I look forward to plans for the new housing taking shape.” Lend Lease’s Heygate plans also act as the lynchpin for the transformation of Elephant and Castle’s wider core regeneration area. Several other major projects are either already complete or well under way. Thanks to another Southwark-Lend Lease deal, the Elephant and Castle Leisure Centre will be similarly transformed. Built in the 1970s with a 20-year life expectancy, the existing centre now, lamentably, has a collapsed roof and closed swimming pool. However, Southwark will sell part of the existing site to Lend Lease and use the receipts to build a new facility on adjoining land. The new leisure centre will open in 2014, boasting a six-lane swimming pool, sports hall, gym, dance studio and creche. In turn, Lend Lease will present plans to build a 30-storey residential tower on their section of the existing leisure centre site. Southwark Council appointed architects S&P to design the leisure centre. Lend Lease selected Squire and Partners for their housingled, mixed-use tower. Applications for both are expected in spring 2012. The much needed internal and external transformation of the Elephant and Castle shopping centre represents another landmark scheme. Key Property Investments (KPI), a joint venture between Salhia Real Estate and centre managers St Modwen, will transform the pink 21,800sq m shopping centre and the 8,400sq m Hannibal House office block. KPI’s ideas include anchor department stores, leisure facilities and new shops occupying expanded footplates inside a dramatically altered shell. KPI have appointed
architects SOM to transform Boissevain & Osmond’s 1965 edifice. A planning application is expected in autumn 2012. St Modwen regional director Tim Seddon says: “There is a considerable amount of work required to develop these ideas into reality. However, what they do show is the ambition to achieve a transformation.” Ongoing change at London’s famous Elephant and Castle is clearly visible. Site excavation for the imaginative, mixed-use Oakmayne Plaza scheme is already well under way on the one-acre expanse next to the Heygate. PKS Architects have designed a vibrant development that includes a dynamic crop of three distinctive towers, ranging from 15 to 23 floors. The innovative complex will include 312 private homes, offices, 2,300sq m of retail, restaurants, a cinema, a 214-bed hotel and 275 units of student accommodation. Sainsbury’s is interested in locating a mediumsized supermarket on the site. An attractive market square, terraces, and bars will add human touches to the Elephant and Castle when the scheme completes in 2014. Brookfield Europe’s Strata (opening image, page 44) already enjoys a dramatic presence on London’s skyline. Three wind turbines at the top of the 148-metre high, 43-storey tower pinpoint Elephant and Castle from all over the capital. Central London’s tallest residential tower contains 408 apartments. Ninety-eight were sold by housing association Family Mosaic on a part-buy, partrent basis, including some to former Heygate residents. Local people gained a refurbished playground, basketball court, tree planting and improved pavements as a result of a Section 106 planning agreement. Other projects also transform the Elephant and Castle’s wider core regeneration area. First Base’s nine-storey Printworks scheme on Amelia Street, designed by Glenn Howells Architects, contains 164 homes, including 56 for key workers and 24 for social rent. Section 106 community gains include improvements to the public realm on the Pullens Estate and a new community orchard on Peacock Street. Londoners have already noted the welcome disappearance of the old southern roundabout and its infamous dank pedestrian subways. Pedestrians – previously forced underground – now cross at road level amid fledgling trees on wide unfenced islands. Traffic stops and flows at an orderly signalized interchange. Transport for London and London Development Agency funding facilitated the roundabout’s removal. However, a more outwardly modest project captures the essence of the changes at the Elephant and Castle. Local children, parents, residents and students enjoy a refurbished play www.southwark.gov.uk
and relaxation space at St Mary’s Churchyard near the new southern interchange. Southwark Council has completed the project with a grant of £1.35 million from the London Development Agency. Landscaping was carried out by Martha Schwartz Partners. Equally, the preservation of much of the Heygate Estate’s astonishing urban canopy of mature trees shows that Southwark is determined to create a high-quality green
environment for Elephant and Castle’s existing and future residents. Change is already on the way, underpinned by the Elephant and Castle’s close proximity to London’s Central Activities Zone. “The Elephant and Castle is actually further north than Victoria,” says Jon Abbott, Southwark Council’s regeneration project director. “It is close to the West End and to the City. That’s the opportunity.” ❚
“We are committed to the whole area and are keen to establish the elephant and castle as a thriving and successful urban quarter”
8 winter 2011/12 53
Ben Walden-Jones T 020 7087 5532 E Ben.Walden-Jones@eu.jll.com
COMPUTER GENERATED IMAGE
6 Mike Bickerton T 020 3296 3837 E Mike.Bickerton@dtz.com
AERIAL VIEW OF THE SITE LOOKING NORTH
OXFORD CIRCUS 11 MINUTES
PICCADILLY CIRCUS 9 MINUTES
EMBANKMENT 6 MINUTES
WESTMINSTER 5 MINUTES
WATERLOO 4 MINUTES
KING’S CROSS ST PANCRAS INTERNATIONAL 14 MINUTES
OLD STREET 9 MINUTES
MOORGATE 7 MINUTES
BANK 5 MINUTES
LONDON BRIDGE 3 MINUTES
CANARY WHARF 15 MINUTES
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056 issue 8 autumn 2011
Commercial break From the lofty heights of the Shard to the cosy community of its many railway arches, business in Bermondsey is booming. Markets editor for Estates Gazette and long-term Bermondsey resident Noella Pio Kivlehan reports
Bermondsey has always been central to London’s commercial history, with its 3.5-mile Thames-side docks, world-famous Peek Frean’s biscuit factory of 1857, and vital expertise in rope making. After severe bombing in World War II – Bermondsey was one of Britain’s most bombed areas – and the reduction in river trade on the Thames, the area’s commerce and industry went into severe decline. However, now the area is on the up once again, thanks to a number of initiatives by Southwark Council and other local partners and organisations. Central to the renaissance is the regeneration of huge areas of land, such as Bermondsey Spa, Bermondsey Square and Bermondsey Street, the Blue Market (known as the Blue), and numerous railway arches. Overlooking these changes is the construction at London Bridge, just west of Bermondsey, of Europe’s tallest skyscraper – the Shard, set to open in 2013, which will have a significant economic impact on Southwark, as well as surrounding boroughs. The regeneration began in 2000, when Bermondsey was very different – run down, and with large swathes of disused land. The extension to the Jubilee line had opened the previous year, giving the area its own tube station and a fast connection to the West End, the City and Canary Wharf. Seizing the opportunity, the council approved a masterplan to regenerate 15 key sites – collectively termed Bermondsey Spa – that were identified for development across a 20-hectare area. “The opening of the tube was definitely the catalyst for change,” says Jane Seymour, project manager for Southwark Council and responsible for the Bermondsey Spa regeneration area. Since then, Bermondsey Spa has benefitted from more than 1,000 new homes, improved www.southwark.gov.uk
Opposite: Former coffee and chocolate factory, the Bolanachi building now provides 138 homes plus commercial space. Above: New housing at St James’ Court and the reinstated Frean Street, one of the streets which had disappeared in the 1950s. Right: Messenger Court, Bermondsey Spa, designed by Forge Architects.
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Willmott Dixon is proud to be working in the Borough of Southwark to deliver award winning regeneration. Working with our partners The Hyde Group and Southwark Council, Bermondsey Spa will deliver an architecturally striking mixed tenure residential development combined with excellent transport links, new health centres, convenience store and cafe within landscaped high quality public urban space.
health, youth and play facilities, extra car-sharing spaces and cycle parks, as well as new shops. As much of the land was vacant, only 100 existing homes were demolished to make way for the redevelopment. When the project is completed in 2015 there will be more than 2,000 new homes, of which 40% will be affordable, two new health centres, an NHS dental practice and a pharmacy. Local business people have been delighted with the results. Oz Elmaz, who has run the Spa Fish Bar on Spa Road for the last four-and-a-half years, says: “We are all really pleased about the redevelopment of the area. Now, it really is an up and coming area and improvements that Southwark Council has done are just amazing. Before there was wasteland just sitting there with nothing on it and by taking that away and putting new buildings there it has given us a better touch – it’s given us a better sense of community.” Elmaz and his wife have directly benefited from the regeneration by moving just 50 yards into two of the four new shops. Elmaz has reopened his fish and chip shop, while his wife, Sue, will be opening a new cafe and www.southwark.gov.uk
Top: Notting Hill Housing’s Grange Walk scheme at Bermondsey Spa, by PCKO Architects. above: New blocks in mixedtenures will replace those demolished at Spa Road.
delicatessen. He says: “Southwark Council understands its residents and businesses around here and what they want. It’s vastly improved the area. When Spa Road is finished it will be really quite a nice place.” Just under a mile away, in South Bermondsey, Southwark Council has invested £1.2 million in improving another retail area – Southwark Park Road and Market Place known locally as the Blue Market, which has more than 40 retailers. Earlier this year the area was renovated and cleaned up, making it safer for shoppers and residents, and in July a huge iron lion – the symbol of Bermondsey – was installed as a centrepiece. Russell Dryden, chair of traders at the Blue, who for the last 20 years has run the market’s fish stall, believes the improvements make the area look brighter and cleaner than before. He says: “Small improvements, such as stopping vehicles from driving across the market, have made it much safer and more comfortable for customers using the market. Now it is much more people-friendly. Whatever the changes, the Blue will always be interwoven into local people’s memories. issue
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It is our heritage and we must treasure it.” But Dryden admits that such change is rarely straightforward – quite so in this development. “It is never easy to implement change in a community like the Blue as we all feel comfortable in familiar surroundings,” he says. “But after many years of little or no investment, the Blue was looking run down and in need of change, and maybe the best thing to do was go for a totally new look.” The next stage of this regeneration is the refurbishment of the numerous railway arches that cut through the heart of Bermondsey on their way to London Bridge Station. Network Rail has already refurbished many of its arches. Southwark Council is working with a consortium of major food wholesalers to help create over 200 new jobs by bringing redundant arches back into use between Rouel Road and St James’s Road. Neal’s Yard Dairy and Monmouth Coffee have both taken space, joining an existing community of businesses already trading. Together these businesses will occupy over 13,000sq m of space. Neal’s Yard Dairy was attracted to the site for the cool constant temperature and the slight dampness in the arches – perfect for storing cheese!
bermondsey street and bermondsey square
Neal’s yard dairy and monmouth coffee have both taken space Opening up and refurbishing the arches does not only provide space for businesses – it will also greatly improve the quality of life for people living here and lifts this part of the borough. “The railway arches were a barrier to moving around Bermondsey, so improving them has realised the potential of whole new areas,” says Seymour. “The refurbishment of the Spa Road arch has opened up the route through to Bermondsey tube station, and means that people now feel safer walking through this area.” And then of course, there is the Shard, with speculation as to the impact of the 87-storey landmark on Bermondsey. “Undoubtedly, the Shard has had, and will continue to have, a huge impact on London Bridge and its surrounding districts of Bermondsey, Borough and Southwark, in perception, profile, values and private-sector development activity,” says Simon Taylor, from GL Hearn’s planning, development and regeneration team. He adds: “The Shard is the vanguard at the centre of what promises to be London’s next major commercial office district, and the impact on the development market south of the river will be far-reaching.” 60 issue 8 winter 2011/12
It is no mean feat to turn a run down area of London into one of the capital’s most sought after areas – and all within only 20 years. But, this is what has happened in Bermondsey Street and Bermondsey Square – an area now frequented by some of London’s trendiest crowd, and with its warehouse loft conversions among the most sought after residential units in London’s 12 inner boroughs. The 1991 resurrection of the Bermondsey Street Association, along with the opening of the Jubilee line extension – which instantly boosted the neighbourhood’s appeal to young professionals, tempted by the prospect of a drastically reduced commute time and riverside living – gave a new impetus for the refurbishment and regeneration of both the street and the square.
This led to several mixed-use schemes, backed by Southwark Council, together with a raft of residential developments, with developers and agents comparing the area to Hoxton and Camden. In reality, given the history of Bermondsey Street and Square – which can be traced from the 11th century – it has forged its own separate identity. Today there are over 120 businesses operating in and around the area, where the average flat costs well over £300,000. And it is not standing still. There are now plans to open Jay Jopling’s White Cube gallery, which represents artists such as Tracey Emin, Jake and Dinos Chapman and Damien Hirst. The Bermondsey Square redevelopment by Southwark Council and Igloo Regeneration
Fund, was finished in 2008. It includes a community focused 60-seat cinema, offices and retail units (one of which is now a Sainsbury’s Local convenience store), apartments and restaurants, all based around a communal square. The fashionable Bermondsey Square Hotel offers boutique accommodation, while Alfie’s Kitchen and Bar serves produce from Billingsgate and Borough Market. The square is large enough for 200 market stalls and has toilet and refreshment facilities for its established antique traders and their clients. Proving just how successful the redevelopment of Bermonsdey Square has been, the square was named as London’s best new public space at the London Planning Awards in January 2011. ❚ www.southwark.gov.uk
Above: Bermondsey Square has a boutique hotel, independent cinema, restaurant-bar and residential units. Opposite: Sarah Wigglesworth Architects designed the bike store. Right: Textile map of Bermondsey Square public realm, designed as a carpet scattered with jewels.
8 winter 2011/12 61
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