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Investing in Southwark


Strong in SE1

Regeneration generation Retrospective – a decade of transformation in the borough, chronicled by Southwark magazine

Canada Water From workplace to living space, new communities are springing up from the old dockyards

While we are waiting Development plans don’t mean mothballing – meanwhile use works sites as creative spaces

Project plan Updates and news from the new era of schemes planned and under way around the borough

Home grown On target to deliver the homes that Southwark needs – 10 years of award-winning schemes

southwark Issue 14 Spring 2016

Issue 14 Spring 2016

Unlocking potential


From drawings and models, sites and wastelands, buildings arise as homes and workplaces, where communities gather

Introducing Duchess Walk, a new street for London Berkeley Homes is proud to present One Tower Bridge, a unique development that has been designed and finished to the highest of standards and is due for completion in Summer 2017. As well as creating over 400 new homes (including affordable housing) and new public gardens, we are delighted to introduce Duchess Walk; a new street that will bring shops, restaurants and other commercial opportunities to this corner of London.

Duchess Walk will help to reinvigorate the area, bringing passing trade to existing businesses and with The London Theatre Company and The Ivy choosing One Tower Bridge as its home, Duchess Walk is set to become one of the most exciting and dynamic new streets in London.

www.onetowerbridge.co.uk Proud to be a member of the Berkeley Group of companies

• Creating over 200 new jobs

1, 2 and 3 bedroom apartments and penthouses. Prices from £1,475,000

• Building 65,000 sq ft of cultural space • 14 new leisure and retail units

To find out more about the commercial opportunities available, please call 0207 299 0738 or 0207 317 3700

• Over 1 acre of public realm

To live at One Tower Bridge, please call our Sales team on 0203 773 9158

• Built to sustainability code level 4

Email onetowerbridge@berkeleygroup.co.uk

Prices and details are correct at time of going to press and subject to apartment type and availability. Computer generated image depicts One Tower Bridge.

Barratt London

Creating a new space in Southwark

Blackfriars Circus, SE1 Computer generated images are for illustrative purposes only

Blackfriars Circus, SE1

Barratt London is the market-leading residential developer in the Capital. With over 30 years’ experience we’ve helped – literally – shape one of the world’s most exciting, diverse and dynamic cities. Blackfriars Circus will deliver 336 new homes, two new public squares and space for a range of new shops, cafés and small businesses. We are keen to help restore the area as a busy, vibrant part of the City’s fabric, contributing to Southwark’s ambitious regeneration plans.


Working with the London Borough of Southwark to create an exciting mixed use development at Canada Water Find out more at: www.canadawatermasterplan.com www.britishland.com


contents 18 10 visions delivered During the first decade of publishing Southwark, the council and its partners have regenerated old places and created completely new ones. No one agrees on the top 10 – but here are 10 of the best. And since 2010, Peter Durant has shot our covers; selected photos are used here and throughout this issue.

09 contacts Who to talk to about regeneration in Southwark.

49 canada water A tall new neighbourhood where the docks once thrived.

12 news What’s happening in regeneration projects and initiatives across the borough.

57 meanwhile Regeneration will happen – but until it does, spaces are put to use in creative ways.

39 map and projects Developments ongoing and in the pipeline: what’s happening and where are the opportunities?

62 sitematch Interview with Southwark Council’s head of regeneration – capital works and development.

30 changing spaces During 10 years of development, thousands of residents have found new homes and helped to establish their communities.

EDITORIAL DIRECTOR Siobhán Crozier ASSISTANT EDITOR James Wood CONTRIBUTING EDITOR Kirsty MacAulay HEAD OF DESIGN Rachael Schofield DESIGN Smallfury Designs PRODUCTION ASSISTANT Christopher Hazeldine BUSINESS DEVELOPMENT DIRECTOR Paul Gussar PROJECT MANAGER Sue Mapara SUBSCRIPTIONS MANAGER Simon Maxwell MANAGING DIRECTOR Toby Fox PRINTED BY Tradewinds COVER IMAGE Skyline from Dawson’s Hill in the south of the borough, by Peter Durant IMAGES Peter Durant, Haworth Tompkins Architects, British Land, Pollard Thomas Edwards, LTS Architects, Richard Bryant / Arcaid, Helen Maybanks, Allies and Morrison, ©Hayes Davidson, Herzog & de Meuron, Richard Townshend Photography, David Tothill, Network Rail, Southwark Council, Hannah Maule-Ffinch, Landolt + Brown with Wendy Hardie, HTA Design, ©TfL, Lendlease, Maccreanor Lavington, Johnny S Photography, SODA Visual, Carl Turner Architects, Marcus Lyall, Wayne Campbell/MACE Southbank House, Black Prince Road, London SE1 7SJ PUBLISHED BY T 020 7978 6840 W 3foxinternational.com SUBSCRIPTIONS AND FEEDBACK southwarkmagazine.com


©3Fox International Limited 2016 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.


14 spring 2016 07

LINDEN HOME S. PROUD TO BE PA RT OF S OU T H WA RK Bermondsey | Blackfriars

As an established provider of high-quality homes and jobs across Southwark and South London, Linden Homes is proud to be part of the community. For details of our London developments in key locations across the capital, visit our website. london.lindenhomes.co.uk

Computer generated image shows The Residence. Photograph shows local area.


DECADE OF DELIVERY TEN YEARS IS A LONG TIME in the history of the city but so much has changed in Southwark over the last decade and this edition charts that change since the first magazine in 2005. We are proud of our reputation for design excellence and take a look back at many of the new high-quality housing projects that have been delivered over the last 10 years by a variety of world-class architects. Canada Water is fast becoming the next big regeneration story in London with seven million square feet of development in the pipeline. We revisit the docks to tell the story of evolution with our recent investment in the fabulous new library and public square. Regeneration is an organic process and we are proud of the range of creative “meanwhile” events and activities that are literally popping up across Southwark in disused buildings, car parks and shipping containers, bringing a number of great benefits for our communities. We are looking forward to the 2026 edition already and to fulfilling our ambitions for world-class design in all of the new schools, libraries, sports centres and council houses which we have committed to building as part of the regeneration process. Councillor Peter John OBE Leader of Southwark Council


Dan Taylor / Chief Executive’s Department Southwark Council / 160 Tooley Street / SE1 2QH regeninfo@southwark.gov.uk / 020 7525 5450 southwarkmagazine.com


14 spring 2016 09

THE nEIgHBoURHooD Is gRowIng new homes in Zone 1

Lendlease is proud to present West Grove, a new part of the neighbourhood at Elephant Park. Comprising suites, one, two and three bedroom apartments set around two unique landscaped courtyards – Orchard Gardens and Highwood Gardens. Every home has its own private outside space and access to communal grow gardens, all in a Zone 1 location. All images used are for illustrative purposes only. Furniture and landscaping are also shown for illustrative purposes only. Detail design of facades and landscaping subject to planning agreement, it is anticipated that there will be changes in landscape design. Individual features such as windows, brick and other materials’ colours may vary, as may heating and electrical layouts. These particulars should not be relied upon as accurately describing any of the specific matters described by any order under the Consumer Protection from Unfair Trading Regulations 2008 and the Business Protection from Unfair Trading Regulations 2008. This information including images and dimensions is not intended to form part of or constitute a contract or warranty. January 2016.

Our show home is open! Speak to the sales team to make your appointment. 020 3417 8406 welcomehome@lendlease.com


COUNCIL CALLS FOR 35% AFFORDABLE HOMES Southwark Council has called for more clarity over how much affordable housing developers can provide, saying they should deliver 35% or publish a viability assessment explaining why this can’t be achieved. Guidance for developers was set out in a Supplementary Planning Document, with a commitment for plans to be open to public scrutiny. It will apply to major schemes, as the council responds to a perception that development deals should be more transparent. Councillor Mark Williams, cabinet member for regeneration and new homes, said: "Developers don’t want to share this information for commercial reasons, but we want residents to understand that we work to get the best deal. If developers don’t want this public scrutiny, then they will have to commit to 35% affordable housing from the outset. It’s a win-win for the people of Southwark."

ONE TOWER BRIDGE: 900-SEAT THEATRE The London Theatre Company is planning to open a flagship theatre at One Tower Bridge in summer 2017. The 900-seat theatre next to Potters Fields Park will form part of Berkeley Homes’ One Tower Bridge development and is the first of its size to be built in London for over 40 years. The theatre company was founded by Nicholas Hytner and Nick Starr, following their departure from the National Theatre after 12 years. In a statement, Hytner and Starr said: “It feels like the time is right for a new theatre that answers the needs of contemporary theatremakers and audiences, and which will be the home to our new independent producing 12 issue 14 spring 2016

company. With our friends Steve Tompkins and Roger Watts of Haworth Tompkins we’ve been looking for the kind of space, in the kind of location that could galvanise playwrights, directors and actors. “We are thrilled to make this partnership with Berkeley Homes and Southwark, and couldn’t be more optimistic for the future.” It will become the only commercial theatre outside the historic West End. The auditorium is designed by Steve Tompkins and Roger Watts of Haworth Tompkins, the Stirling Prize-winning theatre design practice behind The Royal Court Theatre and the Everyman Theatre in Liverpool. See page 28 for more on One Tower Bridge.

OLD KENT ROAD SITES MONOPOLY Berkeley Homes has acquired three industrial sites near the Old Kent Road, where it is planning to create a mix of new homes, commercial space and public realm. The project is for the former Hygrade meat factory on land designated as an opportunity area by the council. It is estimated to bring two hectares of land back into use. The sites are on Bianca Road, Acorn Wharf and Surrey Wharf. Southwark Council has said the proposals will include affordable housing, helping it to reach its target of 11,000 council homes. Councillor Mark Williams, cabinet member for regeneration and new homes at Southwark Council, said: “We have big plans for the Old Kent Road and we’re consulting with residents about how we can deliver new homes, new jobs and more green spaces in the area.”

Read up-to-date news stories about Southwark’s regeneration online at southwarkmagazine .com


British Land, the company overseeing the development of Canada Water in Rotherhithe, has announced it expects to submit a masterplan for the site in the second half of 2016. Southwark Council and British Land will work together to redevelop the site, which was designated as an opportunity area by the mayor of London in 2014. A new centre for the area, with homes, a library and theatre, is expected to be delivered in 2017. The masterplan is for 18.6ha, between Lower Street, Redriff Road and Quebec Way. The site includes the Daily Mail Print Works, Surrey Quays Shopping Centre and Surrey Quays Leisure Park. According to a heads of terms document approved in November, British Land will southwarkmagazine.com

surrender its current leasehold on the site and transfer its freehold to the council. A 500-year lease will then be signed with British Land with the possibility of sub-leases for individual plots. The council aims to achieve 35% affordable homes at the site. It is also exploring the creation of a “London Living Wage Zone”, so that everybody working there in the future is paid an agreed minimum amount. Councillor Mark Williams, cabinet member for regeneration and new homes, said this development was an enormous opportunity for Southwark. He added: “It is important to recognise that this will be a truly mixed-use scheme with significant jobs generated, both during construction and for the completed project.”

the news

CASTLE CENTRE OPENS IN APRIL The Castle leisure centre is to open its doors in April 2016. It is located on Gabriel Walk and will provide a six-lane, 25-metre swimming pool, a learner pool, a four badminton court sports hall, fully equipped gym and indoor cycle studios, two exercise class and dance studios, a creche and cafe. Southwark Council will operate the £20 million Castle Centre in partnership with Fusion Lifestyle. Councillor Barrie Hargrove, cabinet member for public health, parks and leisure said: “We are confident that the fantastic facilities will be worth the wait.”

MANOR PLACE DEPOT APPROVED Notting Hill Housing has won planning permission to build a residential-led scheme on the Manor Place Depot site in Walworth. It features 270 homes, of which 37% are designated as affordable. Commercial space will be created within existing buildings and railway arches that cut through the site. Listed structures at 33 Manor Place will be retained, as well as the former Pool Building, for residential and commercial uses respectively. Notting Hill expects the scheme to take around two and a half years. Plans were shown in February 2015, followed by community consultation.


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PIAZZA PLANS REVISED A revised planning application for the redevelopment of Tower Bridge Piazza and Courage Yard at Shad Thames is expected soon, following public consultations. Columbia Threadneedle Property Investments had applied to the council for planning permission to reconfigure the space and build a new pavilion. Proposals were reviewed, following objections from a group which campaigns to preserve 20th century architecture. During consultation in December, comments were made on the removal of the fountain, the proposed colour scheme and the size, use and design of the pavilion building. All issues raised have been considered in the new proposals. The fountain will now be retained in its original location with works carried out to refurbish and restore it; a new colour palette has been chosen and it has been suggested that the pavilion building will now function as either a cafe or a shop. The design, scales, proportion and architecture of the pavilion have also been re-examined. Another concern raised during the consultation was the potential for nuisance and disturbance at the site. To counteract this, the hours of use of the pavilion building will be restricted. A name change is also being considered, as well as wayfinding to signal the entrance to the Cooperage Court offices based at the yard. A separate planning application will focus on alterations to the existing shopfronts. Both applications will be submitted at the same time.

POSITIVE REACTIONS FOR SCIENCE GALLERY Southwark Council has granted planning permission for a science gallery to be developed at King’s College, with work due to begin in spring 2016. Science Gallery London will offer skills and employment development opportunities for students at the college and ways for academics to conduct research projects. It is also free to visit and predicted by the college to attract hundreds of thousands of visitors every year. The gallery was designed by LTS Architects and includes a range of flexible exhibition, studio and performance space, a theatre with retractable seating, a cafe, a shop and a newly


CREATIVE STEPS A new space near Southwark tube station is allowing local artists to perform and showcase their work. The former cork factory and office space on 1 Joan Street has been transformed into a 914sq m hub for performances and exhibitions, called The Platform. It is the first step of a planned redevelopment in the area, by Transport for London and property regeneration company, U+I. The space has hosted exhibitions such as From Pavement to Platform, which offers an insight into the future look of tube stations, thanks to tools including a 3D virtual tour. Theatre company Gruff also performed an experimental project, called It Made Me Consider Me in December 2015, exploring the value and meaning of memory. 14 issue 14 spring 2016

restored Georgian public courtyard. Situated within Boland House, one of the wings of Guy’s Hospital in St Thomas Street, the gallery is located at the foot of The Shard and opposite London Bridge station. Deborah Bull, assistant principal at King’s College London, said: “We can now move ahead with our ambitious plans to create Science Gallery at King’s College London. The gallery will create new opportunities for our students and academics and will engage a broader public with the university’s cuttingedge research through collaborations with artists, designers and cultural organisations.”

TO A NEW LEVEL Peckham’s multi-storey car park is to be used for art and photography studios, workshops, print facilities and galleries. Southwark Council approved plans in November 2015 for the Peckham Levels project, put forward by Pop Community, a partnership between Carl Turner Architects and property company, The Collective. The scheme will feature 50 affordable studio and workshop spaces, as well as multi-use events space, which will be available free-of-charge for local community groups.

Leader of Southwark Council, Peter John has been awarded the Order of the British Empire (OBE). John responded to news of his OBE in the New Year honours list 2016, for political services and services to local government. He said: “It is hard to put into words how honoured and humbled I feel to be included in this year’s New Year honours. I often tell people that Southwark is the best borough in the best city in the world, and I am incredibly proud to serve this great community. “Local government isn’t always recognised for all the good work it does, but being a council leader is a hugely rewarding job, and I hope that people see today’s announcement as recognition for our borough as well.”

For more information visit SITEMATCHLONDON.COM or contact the Sitematch team on 0207 978 6840 Advisers



C85 M21 Y0 K0

R0 G152 B219

Capita Real Estate

Bringing together communities We believe that investing in, developing and renewing places and neighbourhoods in partnership with existing communities creates a better result. This is why since acquiring our 12 acre site in Bermondsey we have focused on getting to know our neighbours and the surrounding communities, to help understand local aspirations, develop long-term relationships and support more cohesive communities.

Grosvenor and Bermondsey working together BelonginBermondsey.com


WE CAN BE HEROES New buildings are often controversial and regeneration projects cannot prove success until years after they are completed. From 2005 to 2015, the first decade of Southwark magazine, we can’t agree on the top 10. Toby Fox and Siobhån Crozier visit some great places, changed now and for the future, and find 10 visions made real

18 issue 13 summer 2015

HEART OF GLASS The building that has changed London’s skyline was initially met with scepticism. Renzo Piano’s design for The Shard appeared in the first issue of Southwark magazine in 2005 – just one CGI was used repeatedly. Now the completed building, features in – or photobombs – many images in the magazine. The story of The Shard reflects the narrative of Southwark’s transformation – and it has put the borough on the world map. Irvine Sellar had detractors aplenty, who believed this building would never happen. He proved them wrong. In the magazine, we asked: “If the London Plan’s projections of an expanding property market are correct, could Southwark become one of the main beneficiaries?”

By 2015, the northern section of Southwark was firmly established as one of central London’s prime commercial districts. “The Shard is the most beautiful addition to the London skyline. Its beauty is in part due to the ever-changing play of light across the facades of the building,” according to Lord Richard Rogers. Aside from its beauty, The Shard is almost fully let, hosting 23 businesses from 13 sectors. It is still the tallest building in western Europe. In 2005, we asked Irvine Sellar whether The Shard was Sellar Property Group’s most daring project to date. “This would be anybody’s most daring project,” the developer drily replied.

THE SHARD: Beauty of the beast – still the European Union’s tallest building, At 95 storeys, The Shard is home to 23 businesses from 13 sectors. LEFT: All of News UK’s operations are based in the 17-storey News Building in London Bridge Quarter.

➳ southwarkmagazine.com


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MARKET VALUE Part of Southwark’s DNA stretching back to the 11th century, the market has been evolving since the mid-1990s, reaching its current form around 2006. Described by Jamie Oliver as “a complete joy”, the only independent market in London is owned by a charitable trust. With Tate Modern, it has helped put the borough on the map for a new generation of tourists. But where Tate Modern is a national gallery, Borough Market is local Southwark, through and through. In issue six of Southwark, we said: “Borough Market shows that you can be massively successful without conforming to the prevailing retail model.” 20 issue 14 spring 2016

LEFT: More London, including City Hall – the riverside development where around 20,000 people now work.

EVEN MORE LONDON High unemployment and lack of investment once characterised this part of Bermondsey on the riverside but its transformation has created an award-winning, employment-led development of landmark buildings, including City Hall, designed by Foster + Partners. More London sits in the historic context of a World Heritage site at Tower Bridge, facing the Tower of London across the Thames. Potters Fields Park is hugely popular with visitors, workers and locals alike, situated along the Thames, adjacent to Tower Bridge and City Hall. More London has delivered outstanding public realm across the masterplan, with a riverwalk created from high quality materials and planting. The publicly accessible space is maintained by the developer and includes piazzas, an amphitheatre, events space, and five public art pieces. The development has funded a Section 106 agreement which enabled the delivery of a £15 million cultural attraction, and off-site projects such as the £4 million Potters Fields Park and in excess of £7 million of public realm projects, including employment and community programmes. From issue seven of Southwark: “The South Bank’s hinterland is once again humming with the kind of commercial activity last seen when the docks were thriving.” The success of More London, where around 20,000 people now work, followed extensive masterplanning and a 10-year planning process.



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NEVER MIND THE BOLLARDS The penis, the egg, the peg and the snowman – not the usual subjects for public art but they are sculptor Antony Gormley’s affectionate nicknames for his beautiful Bellenden bollards. There’s a lot of talk about place-making in regeneration but it is rare for public art to attract coverage in Vogue, Country Life and the Daily Telegraph – residents love the changed perception of their neighbourhood but who would have expected it to draw the attention of the national press and style-obsessed glossies? Before the council invested £12 million in a renewal scheme, encouraging the involvement of established artists who had studios or other connections within the area, it conducted a housing condition survey. This revealed that a third of the area’s privately owned homes were deemed “unfit for human habitation or in substantial disrepair” and with 37% of owners on means-tested benefits, it was not within these residents’ grasp to invest in their properties. 22 issue 14 spring 2016

Artists were willing to get involved – along with Gormley’s bollards, fashion designer Zandra Rhodes produced a bus stop in her signature shocking pink; while Tom Philips RA created pavement mosaics and later, in 2004, a laser cut steel arch, gate and railings for a community garden. Along with the other works, John Latham’s exploding book sculpture is a firm fixture and an attraction for visitors. Many of the works were in place by 2002 but they appear in our 10-year review because the impact endures; they set the scene and the standard for projects elsewhere in Southwark. Bellenden became a destination, not just a neighbourhood with a new name and identity as a place. Nearby, plans for renewal in east Peckham and Nunhead have been heavily influenced by what has worked in Bellenden. We reported in the second issue of Southwark: “The result is renovation, not just of individual homes, but of entire streets.”

LEFT: Antony Gormley’s famous bollards of Bellenden, with mosaics in the background. ABOVE: Details of mosaics on a building in Peckham by Tom Philips RA.

PAINT THE TOWN Poured Lines, the vast artwork which sits under a Southwark Street railway arch, was unveiled in 2006. Turner Prize-nominated artist Ian Davenport was commissioned by Land Securities and Southwark Council, with support from the Arts Council, to produce a piece which would transform a public space in Bankside. Created with paints selected to withstand the ravages of the urban environment, it is a rare example of painting as public art. The work runs along one of the walls supporting Western Bridge, a Victorian railway bridge connected to Blackfriars station.

Poured Lines quickly became established as a new London landmark, estimated to be viewed by more than 1.2 million people each year. At 48 metres long and three metres high, it is also one of the largest pieces of public art in London. The project involved the innovative local artist Davenport, based in Peckham – working with the forward-thinking council and a supportive developer. It demonstrates what it takes to turn a place from a dingy no-go area to a destination. Poured Lines featured on the cover of issue four of Southwark, when Davenport told

us: “At the moment the bridge is dark and uninviting. This is going to add a lot of colour to people’s lives. The great thing about public art is that it can reach people who might never visit a gallery.” Davenport commented on the importance of public art: “Look at Bellenden in Peckham where I live. Public art and the input of local artists has been integral to its regeneration. “Lots of other factors have to be in place too, but artists have been closely involved in regeneration all over the world, either by designing schemes or kickstarting the process by moving to a previously undesirable area.”

➳ southwarkmagazine.com


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STREET DREAMS In a former warehouse, Allies and Morrison’s Southwark Street studio helped transform perceptions of a formerly rundown street – and was the location for Southwark magazine’s first ever networking event in 2005. The practice has integrated its headquarters into its community with its award-winning cafe, The Table, open to the public as well as staff and visitors. The ground floor entrance showcases new and old models and hosts internal lectures, exhibitions, book releases, film screenings, concerts and informal meetings. A spiral staircase sweeps up to a stepped atrium space, connecting three floors of open plan studios, space which now extends into the neighbouring Grade ll-listed Victorian warehouse and a timber clad extension at Farnham Place at the rear. The building has two roof terraces, stepped roof gardens and a courtyard – there are even apple trees. We said: “The council’s commitment to good urban design is driving thoughtful and clever regeneration.” Allies and Morrison was among the first to bring such originality to what was then a neglected part of central London. 24 issue 14 spring 2016

ABOVE AND LEFT: Foresight and originality – architect Allies and Morrison chose Southwark Street for its studio. RIGHT: Southwark Council’s base in 160 Tooley Street, designed by Allford Hall Monaghan Morris.


MOVING ON UP Southwark Council moved to 160 Tooley Street in 2009, relocating from its main base at Southwark Town Hall – where a redevelopment project by Alumno is now scheduled for completion this year. The architect for Tooley Street was the recent Stirling Prize winner, Allford Hall Monaghan Morris, working for Great Portland Estates, which speculatively developed the 22,000sq m office scheme, partly as a newbuild project and part refurbishment. The front of the building has been retained as it is formed from three listed Victorian warehouses. The council headquarters meets 10% of its energy needs from renewable technologies installed on site. Shortlisted for the British Council for Offices award in 2009 and the recipient of Supreme Project 2008 at the British Pre-Cast Concrete Award Shortlist, the scheme cost £41.6 million. It is in the north of the borough at the Tower Bridge end of Tooley Street, and

within walking distance of London Bridge station and Tower Bridge Road. Visitors to the council offices step into a huge atrium, which is also used for events and informal meetings; council assembly meetings also take place at 160 Tooley Street. The local authority had initially rented the space, but the cabinet agreed to purchase the freehold of the building for a reported £170 million in December 2012, in a deal which aimed to save the council £1.5 million a year. Moving to Tooley Street has transformed the operation of the council, with the colocation of key strategic functions, hot desking and a shift to hi-tech ways of working, bringing huge efficiencies and cost savings. Stephen Platts, director of regeneration, reflects on the move, five years on: “Having a very modern building designed by quality architects has created a can-do, collaborative culture, with teams easily able to work together in a building in which they feel valued.” issue

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THE RIVER Southwark’s riverfront is now one of London’s most popular destinations. The Millennium Bridge started with a wobble but quickly earned its place in the affections of Londoners and visitors. Bankside Riverwalk enlivens an additional stretch of the River Thames, while Shakespeare’s Globe has asserted its place in the cultural panoply of the capital. Tate Modern’s huge extension, opening in summer 2016, will add a further landmark to Southwark’s booming waterfront. Since opening in 2000, the gallery has attracted an average of five million visitors per year. People working in the Bankside area now number 70,000 – just about 6,000 when Tate Modern was built. Herzog & de Meuron’s extension will add 11 levels and increase the gallery’s capacity by 60%, adding over 20,000sq m to the existing space of 35,000sq m. The extension will enhance one of the world’s most successful urban regeneration projects. According to its architects: “The new Sam Wanamaker Playhouse at Shakespeare’s Globe is an archetypal Jacobean indoor theatre, one that Shakespeare would recognise.” Allies and Morrison has worked magic with a design based on two seventeenth century drawings by John Webb. The 340-seat indoor theatre is lit entirely by candlelight. Southwark Council invested £3.4 million in the riverwalk in 2011/12 with public realm designed by Stirling Prize winners Witherford 26 issue 14 spring 2016

Watson Mann Architects, effectively tying together the riverwalk projects, which are now accessible to all. Amid some of the most valuable real estate in the country sits a great public space, with an open vista on to the river. Tourists and Londoners from all over the city enjoy the green environment with plenty of places to sit and stare in Potters Fields Park.

ROYAL FLUSH Royal Road, one of 16 early housing sites in the Elephant and Castle regeneration, won the Housing Design Award in 2014, was shortlisted for 2011 Housing Design Awards and for MIPIM Residential Development Award in 2012. At The Sunday Times British Homes Awards in 2014, Royal Road took the Affordable Housing Development award. The project exemplifies successful regeneration – it may not be the very best in Southwark, there are many to choose from – but it demonstrates a new ambition for design and quality in socially rented and affordable housing, showing the standard to which the council not only aspires but actually supports and delivers. Panter Hudspith won the design competition in 2006, the scheme gained consent in 2010 and the practice’s design for Affinity Sutton was built by Higgins Construction. It reaches Level 4 of the Code for Sustainable Homes, with the potential to upgrade to Level 5 or 6 in the future. Royal Road’s 96 affordable homes for Southwark residents include 20% shared ownership and social rented properties for families – 30% of homes have three or four bedrooms. The British Homes Awards noted that all the light and airy homes throughout the development exceed minimum space standards, many by more than 20%. Private outdoor space is a feature of each unit, with large gardens for the ground floor properties, roof terraces on the upper floors, and oaklined, recessed balconies on other floors, designed to allow the living space to extend outside, even during rainfall. The development has mature trees around the perimeter, with play areas, seating and young trees in the communal courtyard. An inclusive development, all Royal Road properties meet Lifetime Homes criteria; it has 10 two-bedroom homes for residents who use wheelchairs, with five secure parking spaces also reserved in an otherwise car-free development. There is plenty of secure cycle storage for residents and visitors, 30% more spaces than the council requires. In the fourth issue of Southwark, we wrote about the council’s determination to avoid the mistakes of the past in developing affordable homes, of which writer Alain de Botton has asked: “What were they thinking?” The council separated the procurement of the housing association and architectural input into its developments, placing the quality of design firmly at the top of its agenda. The gongs still sounding for Royal Road demonstrate the wisdom of the approach. southwarkmagazine.com

LEFT AND BELOW: Winner of multiple awards, every home in the Royal Road development has private outdoor space.

➳ issue

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10 VISIONS BELOW AND RIGHT: One Tower Bridge: “It is the ultimate view in London,” according to architect Michael Squire.

AND THE WINNER IS … Gorgeous apartments with Disneyland views are being created at Berkeley Homes’ One Tower Bridge, commanding one of the very finest vistas in London – “And therefore, the world!” – as council leader Peter John often declares about the attributes of his borough. The scheme is due to complete in 2017, coming to fruition after years of vociferous campaigns, the rejection of an unloved design, extensive consultation resulting in many changes to the final scheme, and finally, agreement on a site for London’s newest theatre – and the development is already an award-winner. Architects Squire and Partners picked up both the architect of the year and development of the year awards at The Sunday Times British Homes Awards in October 2015. Squire’s approach to the particular nature of the site is mentioned as one of the strengths in achieving the award: “The site … occupies a highly sensitive location. Part of it falls within an area where views must be protected and part within the Tower Bridge Conservation Area. The site follows a series of landmark buildings running along the South Bank of the Thames. Berkeley and architect Squire and Partners’ approach respects the site’s special 28 issue 14 spring 2016

status, delivering a high quality, mixed-use scheme while safeguarding built heritage and strategic views. A 20-storey campanile sits at the heart of the scheme, forming a visual link with landmarks the Oxo Tower and Tate Modern along the river towards Westminster.” The eight buildings of One Tower Bridge comprise more than 400 homes, from studios to four-bedroom penthouses; retail units, a private spa with sauna and swimming pool. Conran & Partners designed the underground car park; United Designers devised luxury interiors for Cambridge House; the courtyard garden is by landscape architect Murdoch Wickham. The scheme will fund extension of Potters Fields Park, and contribute £10.5 million for investment in affordable housing across Southwark. The LaLit London, being redeveloped as a 70-room boutique hotel, sits at the rear of the development. The former St Olave’s Grammar School, now Grade II-listed, was completed in 1896. EPR Architects designed the hotel, with interiors by Archer Humphryes Architects. But the outstanding feature of One Tower Bridge is its 900-seater theatre, to be the flagship for the London Theatre Company, founded by Nicholas Hytner and Nick Starr,

following their departure from the National Theatre after 12 years. The venue will become the only commercial central London theatre of its scale outside the West End. The auditorium is designed by Steve Tompkins and Roger Watts of Haworth Tompkins, the Stirling Prize-winning theatre design practice behind The Royal Court. Hytner and Starr say: “While London is fortunate in its heritage of Victorian and Edwardian theatres, relatively few new theatres of scale have been built in London in the last hundred years. It feels like the time is right for a new theatre that answers the needs of contemporary theatre-makers and audiences, and which will be the home to our new independent producing company. We are thrilled to make this partnership with Berkeley Homes and Southwark, and couldn’t be more optimistic for the future.” Berkeley Group chairman, Tony Pidgley CBE, adds: “The London Theatre Company will have a strong beneficial impact upon the area, creating footfall, growth and jobs and consolidating Southwark’s status as a major cultural destination. Together with the cafes, shops and restaurants here, we can create the Covent Garden of the South Bank.” ❚


CHANGING SPACES During the first 10 years in which we’ve published Southwark magazine, the borough has changed dramatically, and for thousands of residents, this transformation has brought them a new home. David Gray looks at some of the borough’s award-winning developments

30 issue 14 spring 2016


HOUSING IS ONE OF THE biggest problems that faces the country today and nowhere more so than in London. Southwark, with its visionary 30-year programme to deliver 11,000 new council homes, is among the London boroughs to help overcome the acute shortage of affordable homes in the capital. Southwark Council is the largest social landlord in London and has a strong record in developing innovative housing projects since 2005. Over the past decade, Southwark magazine has described these schemes, many of them award-winners, and how they have enhanced or created neighbourhoods across the borough. Many accolades, including three RIBA/ RTPI awards, have been accorded to developments in Southwark. Looking back over what has been achieved also gives an indication of the shape of things to come. While architectural awards confirm success in design, it is vitally important that these schemes are part of thriving communities where people actually want to live. With so many successful schemes, it is difficult to define which work best, but we present a snapshot of some of Southwark’s housing developments. There is no hierarchy, but the examples convey the way the borough’s housing is changing, the types of architecture and how it fits with what is already there.

OPPOSITE AND FAR LEFT: Harper Square in Harper Road, one of the early housing schemes in the regeneration of the Elephant and Castle. ABOVE AND LEFT: Another of the early Elephant and Castle schemes in Wansey Street.



14 spring 2016 31


ELEPHANT AND CASTLE The Elephant and Castle neighbourhood is being transformed through investment of £3 billion in regeneration projects that include a pedestrianised town centre, 5,000 new and replacement homes, major shopping facilities, a transport hub and five new green spaces. Due for completion by 2025, this huge project began with the Elephant and Castle “early housing programme” that covered Stead Street, Harper Road, Royal Road and Wansey Street. These redevelopments won several accolades, including Building Design Award for Public Housing Architect of the Year in 2006 and Mail on Sunday British Homes Award for Affordable Housing in 2007. The architect Allies and Morrison was also Project Winner at the Housing Design Awards in 2015. Royal Road, one of the first components of the Elephant and Castle programme, now has a much-praised housing scheme for Southwark Council and its development partner, Affinity 32 issue 14 spring 2016

Sutton Homes, along with Panter Hudspith as the architect. Completed in 2013 to a budget of £12.5 million, Royal Road delivered 96 affordable homes (76 for target rent and 20 shared ownership), all exceeding minimum space standards. This scheme has won a clutch of awards – Best Affordable Housing Development (The Sunday Times British Homes Awards 2014), Completed Scheme Winner (Housing Design Awards 2014), Best Design (Housing Design Awards 2014) and Best Large Housing Development (Brick Awards 2013). Brandon Street (above) is another affordable housing scheme in Elephant and Castle, just south of Lendlease’s development of a new neighbourhood at Elephant Park, and was completed in 2012. Developed by housing association L&Q, the design was won through an architectural competition by Metaphorm Architects. The brief was for characterful, yet

practical dwellings on a high-density site that also included mature trees. Brandon Street delivered 18 affordable homes of a very high quality. This scheme received highly positive press coverage, including in Architecture Today and the London Evening Standard. It was also a finalist in three major competitions – the Housing Design Awards 2012, the Brick Awards 2012 and the European Prize for Urban Public Space 2014. Trafalgar Place was the first phase of Elephant Park, initially conceived in 2011 and completed in 2015. The scheme delivers 235 new homes in seven buildings at Elephant and Castle with excellent transport connections. Commissioned by Southwark Council, Trafalgar Place also includes a new public space. The project architect was de Rijke Marsh Morgan (dRMM) and it has already won Best Housing Design at the national Brick Awards 2015.


CAMBERWELL Mary Datchelor (above) in Camberwell Grove was originally a girls’ school, before being used as offices by the charity Save The Children until 2004. This fine Victorian building was then converted into a residential development by St George, to a design by Rolfe Judd architects. Completed in 2010, the site also contains 12 new-build, Georgian-style townhouses by the same developer. The Mary Datchelor scheme is in a conservation area and its success was recognised by winning Conversion Project of the Year at the Premier Guarantee Excellence Awards 2011. Camberwell Fields (pictured right) is a new development near Burgess Park to provide 120 homes for shared ownership and 41 for private sale in two phases, the first of which became available in 2015. This scheme is being developed by Notting Hill Housing, one of London’s largest housing associations, which is also involved in several other major Southwark developments. Shared ownership purchasers at Camberwell Fields are able to buy a share of between 25% and 75% of the property’s market value and pay a subsidised rent on the remainder, with an option to purchase further shares later on. Notting Hill Housing won the What House? Award for Starter Homes in 2015. southwarkmagazine.com


14 spring 2016 33


CANADA WATER Canada Water in Rotherhithe is the site of one of the largest and most comprehensive developments in Southwark, now completed and creating an entire new neighbourhood in south London. Barratt Homes is responsible for Maple Quays, right by Canada Water station and the striking public library. This development has 900 apartments, together with a new public plaza and 28,500sq ft of retail and

34 issue 14 spring 2016

community space. The housing has been designed by several architects to include buildings of different heights, rising to the 27-storey Ontario Point tower. Affinity Sutton, the housing association, has been the development partner to deliver 234 of these homes as affordable rent or part buy, part rent. Barratt won the Developer Award at the National Urban Design Awards 2014 for Maple Quays.


BERMONDSEY Bermondsey Spa is the comprehensive redevelopment of an historic but run down area just south-east of London Bridge and it weaves high density, mixed tenure homes into the urban fabric of what had been one of south London’s most deprived areas. Southwark Council partnered with the Hyde Group and architects Levitt Bernstein to produce a masterplan covering 20 sites in the area. Together, these form an “urban village” that will eventually deliver 2,000 new homes, 40% of them affordable, along with


health centres, shops and open space. The first phase was for almost 500 homes and it has been highly successful, winning the London mayor’s Best New Place to Live Award 2010 and Best New Regeneration Project at the London Evening Standard’s New Homes Awards 2010. The original designs had already won a Housing Design Award in 2005. Bermondsey Spa’s regeneration has continued with Artesian House and the Porter Building, which opened in 2014.


14 spring 2016 35


MORE BERMONDSEY New Willow Walk in Bermondsey is one of the most recent social housing schemes in Southwark. Completed in 2015 and designed for the council by PRP Architecture, it is built on the site of former council blocks for short-stay use. New Willow Walk provides 75 new homes, 21 for people on the council’s housing register and 54 for households in need of urgent accommodation. Such purpose-built temporary housing addresses a major problem and also helps reduce the council’s reliance on bed-and-breakfast accommodation. The scheme creates a new street linking Willow Walk and Setchell Road. New Willow Walk has been largely funded through a Section 106 agreement between Southwark Council and the developers of Neo Bankside, a prime riverside residential project. This allows the developer to fulfil its affordable housing requirement off-site rather than within the private scheme. Native Land and Grosvenor contributed £11 million, of which £6 million has helped pay for New Willow Walk, with the balance going to affordable housing elsewhere. Neo Bankside itself won a national Royal Institute of British Architects (RIBA) award for architectural excellence in June 2015.

BANKSIDE Bear Lane is a mixed-use scheme on a site near Tate Modern, completed in 2009 and costing £12 million. Delivering five shops and 89 apartments, Bear Lane has been highly praised for its design and quality of construction. Panter Hudspith, the architects, won the London Regional RIBA Award in 2011 for this scheme. It was also shortlisted in the Housing Design Awards and longlisted for the prestigious Stirling Prize in the same year.

36 issue 14 spring 2016


AND THE FUTURE... Further schemes are on track for delivery during 2016-17. Three Crest Nicholson sites at Valentine Place, Snowfields Yard and Brandon House will provide 150 properties by late 2016, while Acorn Property Group has completed the conversion of Newspaper House on Rushworth Street into apartments. Planning consent is granted for a 16-storey residential development, 67 Southwark Street, a corner site behind Tate Modern and the Globe Theatre. Allies and Morrison has designed a slender brick-clad tower with each apartment occupying an entire floor, offering views in all directions. This scheme won a Housing Design Award in July 2015 and is scheduled for completion by the end of 2017. Former estates are seeing total transformation. The new neighbourhood of Elephant Park is being developed in partnership with Lendlease to provide 3,000 homes. At the Aylesbury estate, Southwark Council and Notting Hill Housing are working to deliver 3,500 homes, half to be for affordable rent or shared ownership. Construction of homes starts in 2016 and regeneration is expected to finish in 2032. Southwark’s past decade of achievement heralds current and future housing projects bringing further awards to the borough. � southwarkmagazine.com


14 spring 2016 37

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ABOVE: Proposals for a more cyclefriendly Blackfriars Road.

BLACKFRIARS ROAD Big changes are happening around Blackfriars Road; the new Thameslink station on the riverwalk, and the vast extension to the Tate Modern gallery which opens in 2016. A variety of planned mixed-use developments are already under way. To complement the major developments, a programme is in place to co-ordinate projects which will deliver physical enhancements and socio-economic benefits. These include investment in the public realm, open spaces, community facilities and event programmes. The project is being led by Southwark Council together with Transport for London (TfL), Better Bankside, Waterloo Quarter, Southbank Employers Group and landowners, working closely with the community. One element of the project the council is working on with TfL and the local community is the creation of the Blackfriars Mile – a continuous mile of high quality public realm connecting the river to Elephant and Castle southwarkmagazine.com

with high-quality Yorkstone paving and a cycle superhighway. Southwark Council has also pledged to improve local parks, open spaces and community facilities. The focus will initially be on Nelson Square and Hatfields Gardens. Other community projects include the recently completed, Dickens-inspired Dog and Pot statue and new Blackfriars Settlement community building. The diversity and history of Blackfriars has been celebrated in great style through Blackfriars Stories 2015, a programme of events for adults and children. This unique venture includes a wide variety of events from circus, theatre, dance and music. Councillor Ian Wingfield, deputy leader and cabinet member for business, employment and culture said: “Blackfriars Stories celebrates the culture and history of Blackfriars, with innovative and fun events – and there will be more to come in 2016.” issue

14 spring 2016 41


CAMBERWELL The £13 million Revitalise5 Camberwell scheme is in full swing. The new library is open to the public, work has started on the transformation of Camberwell Green and the pocket space at Datchelor Place, along with ongoing upgrades of the main streets and links to the town centre. The overall result is definitely one of revitalisation. Camberwell Green will reopen by the end of 2016 after extensive improvement works to the public space, which started in October 2015. Changes will include additional trees and wildflowers as well as increasing the overall amount of green space. Lighting across the space will be improved to make it safer and more inviting, a bigger play area for children will be installed and a new square for the Farmers’ Market will be created in the southeast corner, which will also be pedestrianised. The transformation of Camberwell Green will complement the adjacent new library, designed by John McAslan and Partners and constructed by Balfour Beatty, which opened in November 2015. Also part of the Revitalise5 Camberwell scheme to improve the town centre, the library is open seven days a week and has a large amount of new stock – many books were chosen by local residents and school children. It has a dedicated children’s library and young people’s area, as well as study space and flexible meeting rooms with views over Camberwell Green. The council has vacated the old library building, which has been rented, creating a considerable financial saving for Southwark Council. The space will be returned to commercial use as retail units, which it is hoped will boost the town centre’s vibrancy. The Pocket Spaces programme, funded by Transport for London and Southwark Council, will revitalise six areas of Camberwell that are currently underused or neglected. The plans will make them more accessible or safer, to encourage footfall and make the areas more vibrant and effective for residents and local workers. The first Pocket Space to benefit from the programme will be the newly pedestrianised Datchelor Place. Upgrades to the main streets and links to the town centre are ongoing and include the Barclays Cycle Superhighway Route 5.

42 issue 14 spring 2016

ABOVE AND LEFT: The new Camberwell Library, designed by John McCaslan and Partners.


PECKHAM A brand new square and shopping area outside Peckham Rye station will form the centrepiece of Peckham’s regeneration programme. The co-design process, led by architects Landolt + Brown working with the local community, was indicative of Peckham’s progressive regeneration process. Co-design ensured residents were able to voice their opinions to help create a plan that suits their needs and tastes. The resulting planning application was submitted at the end of October 2015. The arcade at the front of the station will be demolished revealing the facade of the listed station building and exposing the vaulted arches to create a mix of spaces for local traders, as well as bars and cafes and highlighting the station’s architectural heritage. A sculptural roof extension will be added to one of the adjacent buildings, which


will include a tropical roof garden visible to waiting commuters on trains and platforms at the station. It is hoped work will start on the project in spring 2016 and completion of the project is expected to take 18 months. A series of co-design workshops were also held with Carl Turner Architects to consider how best to make the square in front of the library seem friendlier and safer, to encourage people to the area and create a stronger sense of place. Site tours were held in 2015 to walk around the proposed areas and discuss the issues specific to the nine small sites surrounding the square. Additionally Southwark Council is hoping to bring forward plans for the vacant, councilowned site next to the library. Negotiations have been ongoing with Mountview Academy of Theatre Arts over the development of a new

building on the site, which could offer a 200seat theatre, as well as studio and rehearsal spaces, some of which could be available to hire. The entrance to the building would be on Library Square with a foyer, bar and cafe, all open to the public. A £1.6 million Heritage Lottery grant for Peckham’s Townscape Heritage Initiative programme will enable lost historic features to be reinstated on buildings, alongside the installation of high quality, traditional shop fronts and windows. A total of 44 of Peckham’s most important historic buildings have been shortlisted through the programme. Owners are being encouraged to repair the building’s upper floor space, where it had been left vacant, to support the local economy and provide much needed housing.


14 spring 2016 43


ELEPHANT AND CASTLE Zone one neighbourhood Elephant and Castle is seeing investment of £3 billion to update it into a smart, modern town centre with a host of new community amenities for both current and new residents to enjoy. Over the next 15 years more than 5,000 new homes and 14,865sq m of retail space will be created, generating up to 5,000 new jobs in the area and dramatically increasing the number of residents. The old Heygate estate was demolished, making way for the new neighbourhood of Elephant Park, by developer Lendlease, which will offer around 2,500 new homes. The first phase of the development, Trafalgar Place, was completed in May 2015 and sold out. The seven blocks range in height from four to 10 storeys providing 235 one, two, three, and four-bedroom homes all with either a balcony, terrace or garden. Work started on South Gardens, also in the first phase of the development, in February 2015. This area of Elephant Park will offer 360 residential units, a selection of one, two, three and four-bedroom homes, within threestorey townhouses, mid-rise mansion blocks and a 60-unit, 16-storey tower. The second phase of Elephant Park, which will be known as West Grove, was launched off-plan in March 2015 and will offer a total of 593 new homes set around two landscaped courtyards. Adjacent to St Mary’s Churchyard, One The Elephant is nearing completion; the 37-storey tower sold out off-plan. The tower and neighbouring four-storey pavilion will contain 284 homes in total. The pavilion building will also offer business space. Units within the tower, designed by Squire and Partners, range from studio apartments to penthouse and in price from £320,000 to £2.5 million. As well as stunning views, residents will have the knowledge that builtin energy efficient technology and materials mean that each apartment is 30% more energy efficient than current regulations demand, as well as 30% more water efficient than the current average. Lendlease is aiming for One The Elephant to meet the Code for Sustainable Homes Level 4. London and Regional Properties plans to redevelop the Skipton House site, between the tube station and London South Bank University. The project will see homes and jobs created, and a historic street, which originally ran through the site, will be reinstated. Proposals also include cultural and community space and public realm improvements. Notting Hill Housing acquired the Manor Place Depot site in Walworth at the end of 2013. A planning application has been granted 44 issue 14 spring 2016

for the plans, designed by architects Pollard Thomas Edwards, to create 270 new homes (37% affordable) as a mix of one, two and three-bedroom flats in buildings ranging from two to seven storeys, 3,730sq m of commercial space, high quality public spaces and plans to retain listed historical structures. Peabody is due to submit an application for its Borough Triangle site. Proposals for the mixed-use development comprise new homes for affordable rent, shared ownership and private sale, office space including a new Peabody HQ, cafes and shops, and a new public space with a children’s play area. Adjacent to Peabody’s site, 251 Southwark Bridge Road is being developed by Oakmayne; plans for a 41-storey tower of 373 one, two and three-bedroom homes are now well under way. Developer Oakmayne is also Delancey’s partner for its £200 million Elephant 1 project. The building will house a 272-bed student residence, supermarket, four-screen cinema as well as retail units and restaurants. At the heart of transformation is the redevelopment of the infamous Elephant and Castle shopping centre, to be redeveloped by


FAR LEFT: Lendlease’s vision for South Gardens in Elephant Park, Trafalgar Place, and an interior with a view. LEFT: Homes in Trafalgar Place were sold out and completed in May 2015. BELOW: Plans for Borough Triangle development include a new HQ for Peabody.


Delancey. A full upgrade of the 27,800sq m of shops and restaurants is planned as well as new homes to rent and a university campus for London College of Communication. This will be phase two of Delancey’s project. A £20 million redevelopment of the Castle Centre is under way. It is planned that the state-of-the-art gym, swimming pool and exercise studios will reopen in April 2016. Major traffic improvements are being undertaken to the roundabout systems at the centre of Elephant and Castle, which are due to finish in the summer. The changes will introduce two-way traffic, dedicated cycle lanes and improved pedestrian crossings.


14 spring 2016 45


ABOVE: The regenerated Aylesbury estate will include 4,000 homes, along with new community facilities. The landscaped square is by HTA Design.

46 issue 14 spring 2016

AYLESBURY ESTATE The Aylesbury estate is undergoing a welldocumented, long-term major transformation that will deliver more than 4,000 new homes, of which 50% will be affordable (by habitable room) with a 75% target rent. Brand new community facilities will include a health centre, library and landscaped public square. The development is happening in four phases. A total of 261 new units have already been completed and work is currently ongoing at site 7 where 147 new homes will be created this year. Of these units, 49 will be available for social rent and 27 will be shared ownership. Developer L&Q will provide a mix of family houses, maisonettes and apartments across two blocks in the north-east corner of the site, a new neighbourhood called Harvard Gardens. A mews-style street will run between the blocks and a pocket park will also be created on the corner of Thurlow Street and East Street. Almost all of the buildings will be dual aspect and the 45 family homes and maisonettes will have street level entrances and gardens. Architect Pollard Thomas Edwards states the aim of the design is to knit this part of

the estate back into the physical fabric of the area, and at the same time to fit in with the neighbouring parts of the retained estate and with the future context of the wider Aylesbury masterplan. Notting Hill Housing will deliver redevelopment of Plot 18 for Southwark Council. This phase of the project includes 120 residential units as well as the new health centre, early years facility, community space to house a library, stay and play area and trust offices, with retail space to include a pharmacy and public open space. Outline planning consent was granted as part of the masterplan for the estate. It is hoped the planning application will be submitted early in 2016. Councillor Mark Williams, the council’s cabinet member for regeneration and new homes, comments: “Our residents need better quality affordable homes with more open green space and better community facilities. This is the next step in this vitally important project. The regeneration of the Aylesbury estate has been discussed for over 15 years and progress is now finally under way.”

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Canada Water

LOOKING FOR WATER Long since the decline of the industrial boom in the teeming docklands, Canada Water is quieter now but vibrant once again. Mark Smulian traces its regeneration story



14 spring 2016 49

Canada Water

IT’S BEEN A 40-YEAR JOURNEY for Canada Water from a busy timber-importing dock to its new role as an emerging urban centre for the Surrey Quays area. When the working dockyards closed in the 1970s, Southwark Council took over ownership of much of the land from the Port of London Authority. Many docks were filled in to make way for a series of low-rise developments by the London Docklands Development Corporation, which took over in the 1980s. Canada Water and Greenland Dock survived to form the centrepiece of developments both built and planned. A masterplan for the area is due to be adopted by Southwark Council later this year, to guide the area’s regeneration over coming decades, after a stroke of good fortune saw a huge site become available in addition

50 issue 14 spring 2016

to those already due for redevelopment. This was the 5.5-ha Harmsworth Quay, formerly the Daily Mail print works, which has since relocated outside London. The developments planned are a continuation of those built over the last decade, since Southwark’s development partner British Land first began work on what was then a derelict area, in every sense a backwater. In 2005 British Land’s Canada Quays joint venture signed an agreement with the council to revitalise this 162,000sq m section of the Rotherhithe Peninsula. This included locating Barratt Homes’ Maple Quays scheme, including the 24-storey Ontario Point residential tower. Public investment in infrastructure improvements has been vital in supporting

Canada Water

residential and commercial development on a large scale. Canada Water station is on the Jubilee line – now also served by London Overground – with easy links to Canary Wharf, the City, West End and Tech City in Shoreditch. Canary Wharf will be additionally served by Crossrail from 2018. Planning began in 2007 for Canada Water’s striking library, designed by leading architect Piers Gough of CZWG, and built by Southwark Council. The angular, aluminium-clad 2,500sq m structure, adjacent to Canada Water station and bus station, forms a landmark and a hub for learning. By 2008 developer Barratt Homes was at work building around 900 of the area’s new lower rise housing adjacent to Ontario Point at Maple Quays, continuing the Canadian naming theme. In 2012, Sellar Design and Development, the company behind The Shard, announced a deal to build a mixed-use development on a three-hectare site just beyond Maple Quays, formerly occupied by a one-storey retail shed, the Decathlon site. Work is in hand on this, which will see a scheme of 1,030 units to be developed in partnership with social landlord Notting Hill Housing. Homes range from southwarkmagazine.com


OPPOSITE: Canada Water Library and the station. ABOVE AND TOP: Surrey Quays in the old docklands, now transformed into contemporary Canada Water.


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Canada Water


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studios to four bedroom apartments in a mix of tenures – 453 for private sale, 346 for private rent, 162 for affordable rent, with 69 offered for shared ownership. There will also be 3,700sq m of commercial and community space. At the same time, British Land proposed a 10,000sq m extension of the shopping centre that faces the lake, when the Daily Mail and General Trust unexpectedly decided to move its print operation away from Harmsworth Quay opposite, opening the prospects of a massive redevelopment there too. Last July, British Land additionally acquired the Surrey Quays Leisure Park for £135 million. In November 2015 Southwark Council agreed that it will work with British Land to redevelop the area, with the aim of achieving 35% of homes being affordable. The council is also exploring the possibility of a London Living Wage Zone at Canada Water, where everybody working there is paid at least a set level. Final details will form part of an agreement to be confirmed this year. Councillor Mark Williams, cabinet member for regeneration and new homes, says: “This is an enormous opportunity for the local community and Southwark as a whole. “It is important to recognise that this will be a truly mixed-use scheme with significant jobs generated, both during construction and in the completed scheme.” Williams says the development will also

be designed with the intention of promoting walking and cycling so as to reduce car use, with improvements to the Lower Road gyratory and a new pedestrian and cycling bridge from Rotherhithe to Canary Wharf. “High quality of architecture, urban realm and energy efficiency will be at the heart of the scheme, creating a top class town centre to meet the needs of local people and bring visitors into this fantastic part of the borough,” Williams says. Southwark is confident it can secure the ambitious 35% affordable housing proportion in the area’s coming redevelopment. Williams’ report to the council’s cabinet states: “It is confirmed the agreement with British Land will include a mechanism to deliver 35% affordable housing and the details of exactly how this will be done will be reported in 2016 as part of the final agreement.” This does not just concern conventional affordable housing. There was, notes the report, “growing understanding of the housing challenges being faced by the ‘squeezed middle’: people whose income is high enough to disqualify them from social housing, but who find private provision unaffordable.” Southwark’s constructive working relationship with British Land, and the flexible terms of the agreement being negotiated, “could form the basis for a vehicle to better assist these groups”. The masterplan will set out the vision for the area covered by the Surrey Quays Shopping Centre, Surrey Quays Leisure Park, and the former print works, which British Land has assembled over five years, opening the way to one of the largest mixed-use regeneration projects in London. There will be several eye-catching towers, the exact number yet to be decided, but of the 30-40 storeys range, so, higher than Ontario

Canada Water

LEFT: Barratt’s Maple Quays development, winner of the 2014 National Urban Design Awards. BELOW: Allies & Morrison is working on British Land’s Canada Water Masterplan. OPPOSITE: Part of Sellar’s vision for Canada Water.



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Canada Water

CANADA WATER: KEY DATES 1970s The docks close, Southwark Council takes ownership of land from the Port of London Authority and begins clearing industrial buildings, filling in docks, putting in infrastructure and building the first new homes 1980s London Docklands Development Corporation takes responsibility for regeneration, creating the commercial district, an out-of-town style shopping centre and a number of large sheds 1990s Late in the decade, significant public investment is made available for the Jubilee line extension 2000s Further investment to upgrade rail infrastructure, now London Overground 2005 The council enters into an agreement with British Land Canada Quays (BLCQ) to redevelop most of the commercial centre; Barratt Homes delivers the Maple Quays scheme, including Ontario Point, BLCQ develops the new public plaza, council builds the library

Point. The project in all has the potential for around seven million square feet gross area of mixed-use space (5.5 million on a net basis), and will be delivered in several phases. British Land proposes to create a development that is well integrated with the surrounding area, in which green spaces will form its backbone and a network of lively streets and quiet waterways will draw on the area’s heritage. The plan envisages a mix of uses with new homes, workspaces, retail and academic accommodation, to create a vibrant environment with restaurants, leisure and entertainment opportunities alongside community and cultural facilities. More than 2,000 people visited a number of consultation sessions on the plans since spring 2014, and in autumn 2015 information sessions and workshops with the local community were held to inform local residents about the masterplanning process, and to test initial ideas for key public spaces within it. A hybrid planning application is expected to be submitted to Southwark in late 2016, to set out the masterplan plus a detailed application for the first phase of the scheme, with the intention for construction to begin in late 2017. 54 issue 14 spring 2016

Until work begins, one of the area’s vacant buildings is being put to temporary use by London Union as Hawker House, a venue for food and music, following a model it has successfully pioneered elsewhere in the capital, including Haggerston and Lewisham. It has negotiated with Sellar to take over a warehouse for a year, formerly the What!!! Store, near the print works. London Union specialises in turning underused and derelict corners of the city into vibrant street food markets and says its mission is to bring communities together, create employment and provide opportunities for new food entrepreneurs to establish themselves without requiring large amounts of capital. Long ago Canada Water bustled to the import of timber, as local monuments to the deal porters attest. It went very quiet after that but life has flowed back fast over the past decade and the plans now afoot will create a new town centre that serves both residents and businesses. The docks provide a vital breathing space for the area and visual link to its past, while the future will see towers going up to rival those just across the river on the former docks of the Isle of Dogs. ❚

2009 British Land buys the lease of the shopping centre and devises a planning application for extending it 2013 British Land buys out Daily Mail interests in Harmsworth Quays; British Land and the council, as the main freeholder, discuss redeveloping the site. Outline consent is granted for a Decathlon Store and 1,030 homes on a site previously owned by Investec, which had an agreement with Sellar Developments for a scheme with a tower by David Chipperfield. The site – Project Light – is then sold to Notting Hill, with Sellar remaining as development managers 2014 The subject of talks widens to include the shopping centre site 2015 British Land buys the freehold of the Mast Leisure Park, resulting in ongoing discussions for development of over 19ha 2016 A hybrid planning application is expected, to include the outline for a masterplan and details for phase one

   For over fiy years, Fairview New Homes has been building high quality housing on urban brownfield sites and has become a recognised leader in this highly compeve field. Fairview specialise in developing challenging sites in and around London.

The former Surrey Docks Stadium site in Rotherhithe was a challenging site which no one had been able to bring forward for development for almost 10 years since the former football use ceased. Fairview worked closely with officers and members in consultaon with the community to develop the main site for housing and at the same me create a new community park and enable redevelopment the St. Paul playing field for a new state of the art sports facility. This new facility will provide a home for Fisher FC. Fairview is excited to be delivering much needed new housing in Southwark and by working in partnership delivering informal and formal recreaon for the whole community.

St. Paul’s Playing field. New 3G arficial pitch and home to Fisher FC.

We are acvely seeking new opportunies and both brownfield and greenfield sites will be considered, with or without Planning Permission. We are commied to working with vendors to shape a deal that is right for each site. Please email Nicholas Dulcken at nick.dulcken@fairview.co.uk or Richard Paterson at richard.paterson@fairview.co.uk or call 0208 366 1271.

We’re building and managing quality homes in Southwark

Long Lane SE1, completion March 2016

Wandle is proud to be tackling the shortage of good quality affordable housing. We have a detailed local knowledge and a track record of building outstanding and thoughtfully designed developments. Wandle builds homes and communities where people want to live.


Our developments provide new homes for the people most in need and those who would otherwise not be able to afford to own their own home. We are looking for partners to deliver more new homes in Southwark. Please get in touch to find out more.

Second Floor Minerva House, Montague Close London SE1 9BB

Peter Beggan – Land Manager (New Business) 020 8682 7301 07908 375 756 PeterB@wandle.com

Freephone 0800 731 2030 020 8682 1177 www.wandle.com

John Walton - Head of Development 020 8682 7430 JohnW@wandle.com


BREATHING SPACE Regeneration takes time and sites can be eyesores before they are transformed, but Southwark leads the way in innovative ‘meanwhile’ use of its sites and buildings. Lucy Purdy meets the people making creative use of places before renewal projects begin ELEPHANT AND CASTLE: Brightly coloured, refurbished shipping containers form the basis of Artworks Elephant, a creative, entreprenurial hub.

INCREASINGLY VALUED as a way of retaining the vitality of spaces while their future is being agreed, meanwhile uses create opportunities for communities and businesses alike. Southwark Council is leading the way in interim uses, helping prove that temporary, flexible and interchangeable uses should be part of the normal response to regeneration. southwarkmagazine.com

One such site is Peckham car park, home to the rooftop Frank’s Cafe, which is being managed in the interim by Pop Community to provide affordable artists’ workshops and co-working spaces designed to attract tech startups. It is set to create more than 600 jobs too. The development, Peckham Levels, is a partnership between Carl Turner Architects

and property developers The Collective. Carl Turner explains why he was excited to take up this opportunity. “Peckham is one of those parts of London which retains a uniqueness and still feels like a neighbourhood,” he says. “The multi-storey car park has become a local institution, but one known to a wider London audience thanks issue

14 spring 2016 57


to the work of cultural arts organisation Bold Tendencies and Frank’s Bar. The building is tough and uncompromising and it is exciting to feel like you are discovering something slightly underground when visiting. So the opportunity of working on what has become a really iconic building and place, is very appealing. I am also very keen to see redundant buildings repurposed, which has to be the greenest way to evolve cities, rather than always demolishing and starting again.” Turner believes this is necessary in terms of continuity and to protect a sense of place and memory. “Too often, buildings of this post-war period, from the 50s to the 80s, are thought of as worthless and ripe for demolition. And the project brief provides an amazing opportunity to create much-needed space for artists, makers and creative people, the type of space that is becoming all too rare in London.” At Peckham Levels, space is advertised and let based on four criteria: locality, ethos, mentoring – ‘the give back’ and the business plan. In this way, a community of likeminded, predominantly local, businesses is recruited, with a collective ethos and commitment to giving at least an hour of mentoring and training per week. Tenants are matched with space, dependent on what they can afford and so, says Turner, a “new type of community is established, with a business base, but largely creative in output”. Space is also provided for local community meetings for free, and 10% of overall profit is channelled into a fund for community use.

58 issue 14 spring 2016


It helps that Turner has a personal connection to the area. “I have worked in Peckham for many years, and our studio is nearby in Brixton. I have a good working relationship with Southwark Council and have been working with their regeneration team for the past year on projects around Peckham Library Square. I am very impressed with the professional way that the council operates.” Turner believes that interim uses are changing the face of development and regeneration in London. “In many ways, as time is of the essence, these projects are able to deliver results quickly and have the power to be more relevant to local people.” If taken seriously, Turner believes, these projects can and should inform the long-term use of a site. They can also provide a stepping stone economy that is currently missing from local town centres in London. “These uses break down the traditional developer model where the ‘value’ is stripped away by the process of the actual development, rendering the resultant space too expensive for all but the strongest businesses,” he adds. “This model also fosters an ethos of collaboration, not one of private ownership, and businesses working together not against one another.” “We’re creating value where value wasn’t created before – and that isn’t only shared among the team delivering these projects, but also among the wider community,” adds James Scott of The Collective. “By value we don’t only mean financial profit but opportunity, support and experience.”


THIS PAGE: Artworks Elephant in Elephant and Castle offers small, affordable work spaces which can prove tricky to track down elsewhere in London. OPPOSITE: At The Collective’s Peckham Levels, space is let based on both business and community criteria, creating a vibrant, creative atmosphere.

Making use of a perhaps more radical meanwhile space is Artworks Elephant, a joint venture between Lend Lease and Stow Projects. It is a new creative hub in the heart of Elephant and Castle, but with a twist – it is based around a shipping container courtyard. Surrounding this are street food and drink outlets, creative and media businesses, a library, art gallery and market as well as spaces for live performances. Each shipping container becomes an affordable platform from which start-ups can operate. More than 40% of the current 37 Artworks tenants are new businesses set up by Southwark residents. And the project’s stats show that they source over 40% of their produce locally. southwarkmagazine.com

It all sounds good, but how does the shipping container system work? “It provides small, self-contained units which are difficult to find elsewhere,” says Catherine Beaumont from Artworks Elephant. “They are all recycled, they have all served other purposes before, and each 40ft recycled shipping container provides a low-cost, sizeable space which businesses can refurbish to their individual needs.” As they settle in, tenants are helped to nurture a stake in the growing regeneration of the area, says Beaumont. “It is a great opportunity to test the market in a transient zone of London, giving us an insight into what businesses are likely to define the future landscape of the area.”

Not all meanwhile uses in Southwark are new. Hotel Elephant was founded in 2009 to provide space for arts and culture in Elephant and Castle. It currently offers space to 40 creative people, mostly graduates from local universities and Southwark residents. “There is a growing need for space for artists and makers in London as a whole,” says director Reuben Powell. “We have a proven track record taking on difficult to occupy buildings and making them quickly usable. From the owner’s point of view, Hotel Elephant is reliable, provides security and reduces the cost associated with empty property.” For the creative sector, making use of commercial property in this way could prove vital in the future, believes Powell. “Research issue

14 spring 2016 59


LEFT: Merge festival celebrates Bankside’s rich history and thriving contemporary culture. BELOW: On Your Wavelength by Marcus Lyall, who has dreamt up visual effects for some of the world’s biggest music acts.


60 issue 14 spring 2016

by the GLA pinpoints that this kind of property is fast disappearing,” he says. “It is to some extent relied upon where artists in particular require large spaces in central London. We will undoubtedly see big changes for many creative people in the near future, so we’re committed to working with property owners and developers to continue to provide space wherever possible, in both the short and long term.” Head toward the river and you reach Bankside, home to the Tate Modern, Shakespeare’s Globe and Borough Market. It is also where Merge unfolds, a monthlong annual music and performance festival that draws on the area’s rich heritage and contemporary culture. It too has a meanwhile element, not only taking place in historic buildings, open spaces and local venues, but in disused office blocks too. Curated by Illuminate Productions and supported by Better Bankside, it celebrates the area’s idiosyncrasies and unique destinations, says creative director Caroline Jones. “Merge is all about bringing to life unused and often unexplored spaces in Bankside. The area really has a fascinating past and a rich heritage. You only need to walk through the streets to see how it has developed into a thriving commercial district, home to world-famous cultural attractions.” Last year’s festival included an empty railway arch on America Street being transformed into an architectural-scale installation: On Your Wavelength, courtesy of Marcus Lyall, the artist behind visual effects for the likes of The Chemical Brothers and Metallica live shows.

The 2015 programme also featured Interplay, a photography exhibition with audience participation at its heart. The exhibition took over new meanwhile art space Platform Southwark to showcase a selection of never-before-seen images of the biggest stars of music from the 60s-80s including James Brown, Kate Bush and The Beatles. James Byrne is founder of Sustainable Bridges, a co-working space based in railway arches in London Bridge that is rapidly becoming known as one of the UK’s newest clean tech hubs. Searching for shared, mixed-use space, Byrne got talking to Network Rail. “They said ‘we like the look of what you are doing and we’ve got a disused facility. It is a bit scruffy, but do you want to take it on?’” “We have during our time created a very high density of jobs in an empty space which would have remained so for at least three years,” Byrne says. “It is an excellent way of testing whether a new innovative use of space is possible, de-risking the process for the long term. Planners should be sure to work closely with interim tenants to assess whether they can meet the market rental demands which a redeveloped area would command. “And, if this is the case, ensure that the tenants, which in our case add huge value to the surrounding area and, with exportable technologies, London as a global city, are afforded the opportunity to continue to be part of the diverse current fabric of the place.” The borough is making practical use of the pauses in property development, prioritising community and culture as it goes. Meanwhile, Southwark leads the way. ❚

The Hoxton and Derwent London are pleased to be collaborating in Southwark.

40 Blackfriars Road Southwark SE1 110,000 sq ft mixed use office/hotel Architects: Lifschutz Davidson Sandilands Completion: 2018


CAPITAL CITY Bruce Glockling, head of regeneration – capital works and development, speaks to Sitematch research manager Huub Nieuwstadt about his role at Southwark Council

How do the different responsibilities of your role divide? I am part of a multidisciplinary team led by the director of regeneration, also spanning development and property. My team covers two main areas: development planning for housing regeneration, schools and other public buildings; and the project management of direct delivery capital projects. Our programme for the latter is about £300 million and includes schemes to provide more than 130 new council homes, which will be handed over in early summer. A key part of our work is developing the innovative 30site Southwark Regeneration in Partnership Programme, which is being procured through the GLA Developer Panel, to provide 1,000 new council homes of all tenure types. Southwark is home to some of the largest regeneration projects in the country – are there further opportunities for investors? One of the fastest areas of potential growth is around the Old Kent Road, with plans for at least 5,000 new homes within 10 years, including the expected need for new primary schools, a further secondary school and other infrastructure. We held a very successful ‘bidders’ day’ for developers and contractors in November and there was significant interest across the programmes. We plan to organise a

similar event for architects and consultants later this year. How important do you think infrastructure is in the delivery of key projects? Recent consultations have highlighted the importance of considering infrastructure such as the impact on traffic movement and the provision of schools and healthcare. The council is working with the NHS on its plans to improve health provision, associated with new housing. This includes opportunities for new GP surgeries. We are also working with the NHS on their plans to develop a new health centre alongside the council’s scheme for the new secondary school in East Dulwich. As a central London borough, what are the key challenges in regeneration? Without doubt, construction costs and managing the planning process. The council is doing everything possible to work with the market by ensuring the schemes that are procured benefit from the appointment of good quality design teams, with construction risks clearly identified. We attach a high level of importance to good quality design and have recently published the Southwark Design Guide for new housing projects. For more details, contact Bruce Glockling bruce.glockling@southwark.gov.uk

Sitematch London is an event enabling public sector landowners to engage with private sector developers, investors and occupiers. For more information, visit sitematchlondon.com

62 issue 14 spring 2016

WORKING TOGETHER Building regulations? No problem – we’re here to help Whether you’re building a dwelling extension or a complex skyscraper Southwark Council’s building control team can help you. > We have dedicated and experienced building control surveyors > We provide advice and support for our clients and design teams > We take the complexity out of the technical > We promote and support innovative design solutions Peter Card, head of building control 020 7525 5588 Simon Harvey, group manager 020 7525 5586 building.control@southwark.gov.uk www.southwark.gov.uk/buildingcontrol

Southwark’s regional winners in the 2015 LABC London Building Excellence Awards

Best domestic extension – Frank Dixon Way, Dulwich

Introducing Duchess Walk, a new street for London


• Creating over 200 new jobs Best large housing development – 1, 2 and 3 bedroom apartments and penthouses. Prices from £1,475,000 Neo, Bankside • Building 65,000 sq ft of cultural space To find out more about the commercial opportunities available, Mickey Lee

As well as creating over 400 new homes (including affordable housing) and new public gardens, we are delighted to introduce Duchess Walk; a new street that will bring shops, restaurants and other commercial opportunities to this corner of London.

Duchess Walk will help to reinvigorate the area, bringing passing trade to existing businesses and with The London Theatre Company and The Ivy choosing One Tower Bridge as its home, Duchess Walk is set to become one of the most exciting and dynamic new streets in London.

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• Over 1 acre of public realm

To live at One Tower Bridge, please call our Sales team on 0203 773 9158 Best large • Built to sustainability code level 4 commercial and Email onetowerbridge@berkeleygroup.co.uk best technical Prices and details are correct at time of going to press and subject to apartment type and availability. Computer generated image depicts One Tower Bridge. innovation – The Shard, Borough Image: Peter Durant

Berkeley Homes is proud to present One Tower Bridge, a unique development that has been designed and finished to the highest of standards and is due for completion in Summer 2017.

Proud to be a member of the Berkeley Group of companies


Investing in Southwark


Strong in SE1

Regeneration generation Retrospective – a decade of transformation in the borough, chronicled by Southwark magazine

Canada Water From workplace to living space, new communities are springing up from the old dockyards

While we are waiting Development plans don’t mean mothballing – meanwhile use works sites as creative spaces

Project plan Updates and news from the new era of schemes planned and under way around the borough

Home grown On target to deliver the homes that Southwark needs – 10 years of award-winning schemes

southwark Issue 14 Spring 2016

Issue 14 Spring 2016

Unlocking potential


From drawings and models, sites and wastelands, buildings arise as homes and workplaces, where communities gather

Profile for 3Fox International Ltd

Southwark Magazine #14  

The latest news, developments and features from the London Borough of Southwark.

Southwark Magazine #14  

The latest news, developments and features from the London Borough of Southwark.