Linden Homes IN SOUTHWARK
Issue 9 Autumn 2012
contents 56 Art From radical roots to art elite, Southwark’s creative scene is flourishing. Photographed by architectural specialist Peter Durant.
07 Contacts Southwark regeneration contact information. 09 News Regeneration news update. 22 Housing Affordable doesn’t have to mean cheap in Southwark’s new housing schemes.
65 Elephant and Castle The cityscape is changing, old landmarks are being replaced with icons for the new century. 70 Business Support The council’s initiatives helped small businesses to recover from the impact of the riots.
30 Projects What’s happening and where – the latest projects. 40 Blackfriars Road Central London’s huge new boulevard of opportunity. 46 Overground The extension to London Overground brings new connections to Southwark. 50 Aylesbury, Walworth Opportunities for developers to invest in central London’s largest residential redevelopment, where education and public realm successes are already paying dividends and communities are set to benefit.
17 Canada Water A new town centre is being built in Rotherhithe, with Southwark Council’s £14 million ‘super library’, designed by Piers Gough, signalling the transformation under way in this neighbourhood.
EXECUTIVE EDITOR Siobhán Crozier HEAD OF DESIGN Rachael Schofield DESIGN Smallfury Designs, Katrin Smejkal CONTRIBUTING EDITORS Sarah Herbert, Lucy Purdy HEAD OF BUSINESS DEVELOPMENT Paul Gussar PRODUCTION ASSISTANTS Emily Corrigan Doyle, Jeri Dumont OFFICE MANAGER Sue Mapara SUBSCRIPTIONS MANAGER Simon Maxwell MANAGING DIRECTOR Toby Fox PRINTED BY Tradewinds IMAGES Peter Durant, Southwark Council, © Sellar, Better Bankside, Imperial War Museums, Baron Phillips Associates, 2012 © Sung Hwan Kim: Tate Photography, © Clive Totman, Brookfield, Panter Hudspith Architects, Keith Collie, Weston Williamson, Tim Crocker, Workspace, GPE, St. George PLC, Kohn Pedersen Fox Associates (International), PA Architects and Planning Consultants, © Miller Hare Limited 2011, Sea Containers House Consultation, Creative Trust, Wire Design, NEO Bankside, Miller Hare Limited, Airads, CIT Real Estate Partners, Lister Cumming, Getty Images Bert Hardy/Stringer, Material in this work that is the copyright of the Archive is published with the permission of the Southwark Local History Library and Archive. PUBLISHED BY
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©3Fox International Limited 2012 All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Ltd is strictly forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Ltd or Southwark Council.
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SIGN OF CHANGE WHEREVER I VISIT IN Southwark, I see evidence of renewal and regeneration. From the growing artistic community finding a home in Peckham to the exciting plans for development all along Blackfriars Road, there are signs of change in the borough. This is not happening by accident. Southwark is confidently defining its place in London as the centre of growth and prosperity, where all are welcomed and supported through the regeneration process. Above all there is a “buzz” about Southwark: recognition that it is the most exciting place to live, work and do business. It is London in 2012. Councillor Peter John Leader of Southwark Council
CONTACT Laura Wannop / Chief Executive’s Department Southwark Council / 160 Tooley Street / SE1 2QH firstname.lastname@example.org / 020 7525 5352 southwarkmagazine.com
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Live art and film programmes are now being hosted in giant subterranean spaces at the extended Tate Modern
the news What’s neW and happening in southWark
TANKS FOR THE TATE
Summer 2012 saw completion of the first part of Tate Modern’s £215 million extension – The Tanks. These new galleries – below the future main extension building and made from giant oil tanks, redundant for more than 30 years since the power station closed down – will be the first galleries in the world to be permanently dedicated to live art, performance, installation and film works. Exhibitions at The Tanks will be part of the London 2012 festival from 18 July to 28 October 2012. The overall extension – The Tate Modern Project – will expand Tate Modern by 60%.
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WhaT’s neW and happening in souThWark
shard opening spectacular IT HAS BEEN THE biggest architectural talking point in London’s recent history, and now the Shard has officially opened, with a laser show and celebrity turnout. Renzo Piano is widely regarded as one of the world’s most revolutionary architects, and his development in Southwark now stands as the tallest building in Europe, scaling an imposing 1,000ft, where it dissolves into the skyline. Piano’s aim is for the development to be considered his most important legacy. The aptly named Shard glistens and changes its appearance with the 10 ISSUE 9 AUTUMN 2012
light, and dwarfs all other landmarks in the capital, its appearance even more distinctive for its isolated location next to London Bridge, in contrast to the tower clusters of the City or Canary Wharf. It incorporates offices, shops, a hotel, restaurants, luxury private apartments and a viewing gallery on the 72nd floor. Accommodating 8,000 people, the building will use up to five times less energy than a town of the same size. Being open to the public, Piano’s vision is for the Shard to be closer in feel to the Empire State Building or
the Eiffel Tower than the Gherkin or One Canada Square. • Away from the building’s iconic architecture, it is also bringing substantial regeneration benefits to the immediate area, with £25 million to be spent on a new bus station, train station concourse, public plaza and improved connections to the underground. • The development will also benefit residents via the £5 million Shard Southwark vocational programme which will create up to 14,000 jobs.
go signaL for London Bridge upgrade
• Key objectives of the scheme, created by Southwark Council with the Shard’s developer Irvine Sellar, include providing training and employment and creating an outreach programme to ensure local people have the best chance of accessing jobs. • New training facilities are to be constructed, with commercial workshops providing handson, bespoke vocational training courses, directly linked to jobs in the new building. southwarkmagazine.com
The redevelopment of London Bridge has been given the green light, with planning permission granted for a £2.5 billion upgrade, and work due to begin in the summer of 2013. Funded by the £6 billion Thameslink project, new platforms will be created, 46 miles of new track laid and a new concourse built, which is set to be the largest in the UK, to increase space by 66%, and provide a wide range of shops and cafes. The project, due for completion in 2018, will have nine ‘through’ platforms, six terminating platforms and a connection to Crossrail services. There will also be two platforms for Thameslink services, allowing 18 trains an hour through the station. These improvements will provide more frequent train services from both inside and outside of London. Network Rail has indicated that London Bridge station will not be closed during the redevelopment. The project will bring benefits to the local community by providing jobs and services throughout the construction.
read up-to-date news stories about all southwark’s investment opportunities online at southwarkmagazine .com
Going, going, gongs The NEO Bankside development has won two major awards. The joint venture between Native Land and Grosvenor took the Grand Prix award for the most outstanding entry, after winning in the Best Large Development category, at the Evening Standard New Homes Awards in May 2012. It was also awarded Development of the Year at the 2012 RESI Awards, and last year was International Winner in the Best Development (Multiple Units) category at the International Property Awards. NEO Bankside was launched in May 2011 and the final phase of the project is now complete. Designed by Rogers Stirk Harbour + Partners, the £400 million scheme has transformed the area around Tate Modern, and contributes to the South Bank’s reputation as a prime location. The luxury 217-apartment development is divided into four pavilions, providing new public routes from Southwark to the riverfront. The pavilions are characterised by an elegant structural steel bracing system and provide views across the city. Knight Frank is marketing NEO Bankside, which now sits in a vibrant area with shops, restaurants and public spaces. ISSUE
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WhaT’s neW and happening in souThWark
MAKING LIGHT WORK A £2 MILLION PROJECT to fit 1,800 LED lights at Tower Bridge was completed just in time for the Diamond Jubilee and the Olympic and Paralympic Games, and will remain for the next 25 years. Installation involved expert abseilers spending more than 4,000 hours high above the Thames to fit the energyefficient, linear lights.
SOUTH BANK SHOW
E&C LEISURE BOOST
Several improvements are to be made to the Thames Path, including the resurfacing of the existing red bricks, resin-bound surfacing and the installation of a new drainage system.
Southwark Council has transferred 0.36-ha of the existing Elephant and Castle leisure centre to Lend Lease, to create a 30 to 40-storey residential building. With commercial space on the ground floor, the new building will enhance the surroundings for visitors and residents. The leisure centre is being replaced by a state-ofthe-art facility designed by 4 Futures with S&P Architects and John McAslan + Partners. It includes a sixlane, 25m swimming pool, a learner pool, four badminton courts, a gym and indoor cycle studio, two exercise classes, a creche and cafe.
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a hisTory of Winning design... 2000: peckhaM LiBrary scooped The sTirLing prize for archiTecTure 2002: souThWark Won The riBa/caBe London LocaL auThoriTy of The year aWard for design exceLLence
40% aLL change in souThWark More than 40% of the borough’s 2,885 hectares is covered by a current or planned regeneration area and developments on-the-go are valued at around £4 billion.
totally wasted ONE OF THE MOST advanced recycling and waste centres in Europe has opened in Southwark. The £60 million integrated waste management system, the first of its kind in the capital, is operated by Veolia Environmental Services in partnership with Southwark Council, as part of a 25-year PFI recycling and waste contract. The state-of-the-art waste management system, on a former gasworks site on the Old Kent Road, handles all of Southwark’s recycling and household rubbish – totalling around 120,000 tonnes every year. Its mechanical biological treatment plant will remove recyclables from black bag waste in the borough, and turn the remainder into fuel, which Southwark councillor Barrie Hargrove praised as an important milestone, especially as targets are in place for Southwark to increase its recycling rate to 40% by 2014. “The technology behind recycling and waste collection is taking a huge leap forward with this new site, but perhaps more important are the benefits to the man and woman in the street,” said Hargrove. “Not only does it allow them to recycle more types of material than before but it takes away the need to sort.” The site also features an education centre, where children are given the opportunity to see a working model of the materials recovery facility and learn about the importance of recycling.
IMPERIAL WAR MUSEUM OVERHAUL Planning permission has been granted for the first phase of a masterplan to transform the Imperial War Museum (IWM) in Lambeth Road. Work on Foster + Partners’ plans will start this year, to be completed by June 2014, in time for the centenary of the outbreak of the first world war. The plans include doubling the size of the first world war galleries, a reconfigured central hall, the inclusion of hanging planes and a re-interpretation of existing collections, with more use made of modern media, as well as new gallery spaces and a cafe. Diane Lees, director general of IWM, said: “We are delighted that the London Borough of
Southwark has granted planning permission. This unique project will reinvigorate and transform IWM London in time for the centenary, a landmark event for Britain and the world. IWM was founded during the first world war as a lasting memorial to all those who played their part in the conflict. “Our brand new galleries will allow us to continue this work in the 21st century, helping to keep the history and personal recollections of the war alive for future generations,” added Lees. IWM has already secured £20 million of the £35 million required for the project, with the remainder being sought from donors and trusts. ISSUE
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Aldgate | Battersea | Brentford | Brixton | Canada Water | Dalston
The knowledge to deliver
www.barrattlondon.com Edgware | Highbury | Lewisham | Soho | Wandsworth | Westminster
CANADA WATER Completion of Canada Water’s jewel in the crown – its faceted, waterside library – heralds a new era for this historic docklands area, as Lucy Purdy discovers www.southwarkmagazine.com
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THE DISTINCTIVE LEAVES OF a row of maple trees rustle quietly in the breeze from the waters of the Thames nearby. They provide both a calming screen, a thoughtful addition at the pen of the planner, but also a nod to the area’s rich history: this peaceful spot in the heart of Rotherhithe used to be alive with the comings and goings of heavy Canadian ships. Once a dirty, bustling workplace – rather than the scene of relative tranquility there today – Canada Water, the last remaining part of the once thriving Canada Dock, has witnessed many changes since it was first created in the late 1800s. Now, in 2012, it is undergoing a major transformation once more, as this part of Rotherhithe is being turned into a 21st century town centre. Some 2,000 canal-side homes are being constructed through a partnership between Southwark Council, master developer Canada Quays and housebuilder Barratt Homes, helping to raise the aspirations of local people by offering a whole raft of educational, cultural and economic opportunities as well as new places to live. Some major milestones have already been reached. At the centre of this multimillion pound development on the Rotherhithe peninsula is the striking new public library designed by Piers Gough of CZWG Architects. It opened last year, at a time when libraries up and down the country were being shut by cash-strapped local authorities, a bold testimony to Southwark’s commitment to the power of education. Featuring a bronzed, hexagonal shape that leans across the dock as if reclaiming the area’s watery past, the fourstorey structure is clad in anodised aluminium topped by a green sedum roof. A central staircase spirals down to the floors below, and a graceful mezzanine offers views to the zigzagging shelves of books, artfully arranged to make best use of the space. The waterfront library provides the centrepiece of the new plaza, which opened in June 2012. As the project develops, the library will be complemented by surrounding homes, restaurants and retail units and become even more of a community hub, its location making it accessible to all. Gough says: “This building celebrates its brilliant location on a new public square, next to a bus and tube station and overlooking Canada Water basin. The library is an indoor public space, open to everyone, where you will find wonderful things you weren’t necessarily looking for. It is a futuristic Pandora’s box of possibilities.” Veronica Ward, Southwark Council’s cabinet member for culture, leisure, sport and the Olympics, calls the library “an incredible, breathtaking use of space” emphasising its many other uses. This is no staid final resting 18 ISSUE 9 AUTUMN 2012
“it is more than just a library, it is a community space for meetings, an outlet for the arts. it has all of these and it far exceeded my expectations”
left: An eye-catching shape and distinctive aluminium cladding ensures Canada Water Library sits proudly on the vibrant quayside. below: The staircase acts as a huge, sound-absorbing drum, ensuring peace and quiet.
place for dusty books. “You could find yourself learning in the morning, listening to a poetry performance at lunchtime, studying in the afternoon, watching first-class theatre at night and then relaxing in the cafe after that,” she says. “We are definitely leading the way in London with our libraries.” The new square is to be known as Deal Porter Plaza, in memory of the thousands of workers employed here as porters to carry the southwarkmagazine.com
deal wood arriving in the docks from across the Atlantic Ocean. The weight of history lies heavy on this area, and is something Southwark Council and its development partners have been keen to celebrate and incorporate into the new projects. Barry Duckett has lived on the Canada Estate for 32 years and represents his community on bodies such as the Rotherhithe Area Housing Forum and the Canada Estate
tenants’ and residents’ association. He admits having felt dismal when the once-thriving docks closed down, like most in inner-London, between 1960 and 1980, but says the new wave of regeneration has brought hope once more. “I saw it going from being a thriving, really industrial area to a wasteland – and now it is becoming sort of a town – exactly what we want,” he says. “I remember when I was 17, it was a great life for a young man. There were hundreds of ships coming in and out, day and night: paper from Finland, wine from Spain – all sorts. You never knew what to expect. And it was all families living around here. But when the docks shut, they remained shut. It was desolate.” Duckett has helped communicate the views of the diverse local community to developers such as Barratt Homes and found them pleasingly amenable to taking people’s ideas on board. “This is a vibrant area. There was once so little here but now there is so much. We have such a great wealth of diversity in this area – people of every nationality living here which is a great thing,” Duckett says. “The library is an example of this: it is more than just a library, it is a community space for meetings, an outlet for the arts,” he adds. “It has all of these and it far exceeded my expectations. I’m feeling hopeful now about this area’s future.” Steve Platts, director of regeneration for Southwark Council, pointed out that the library, plaza and Maple Quays are the important first piece of the regeneration jigsaw at Canada Water. Once complete, this will deliver a mixed-use town centre for Rotherhithe, creating jobs, homes, new public spaces and community facilities. The redevelopment of the Decathlon site will be next, with opportunities arising from the recently announced relocation of the Harmsworth Quays print works from the area, releasing approximately 5.8 hectares. Redevelopment of this land will provide further opportunities to deliver the vision set out in the council’s area action plan. In January, British Land announced plans for a £34 million investment at the nearby Surrey Quays shopping centre, alongside the public realm improvements and boosts to the area’s already strong transport network. “Canada Water is becoming a demand location, one stop from Canary Wharf, two stops from London Bridge and the Shard (Southwark’s tapered icon and Europe’s tallest building), and with brand new connections to the East London line,” says Platts. “It is an amazing place and many of the flats here, even those set slightly back from the water, have fantastic views and a unique sense of openness. We are well on our way to building, in the plaza, a heart of a new town centre in ISSUE
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below: Toronto House forms part of the Maple Quays development. right: The Mayflower pub sits near the spot where the ship of the same name was fitted out for her transatlantic journey. below right: Some of the Mayflower’s crew members are buried at St Mary’s Church, Rotherhithe.
Rotherhithe. The initial success which we have seen with Barratt Homes and Canada Quays is now moving into the outer areas.” Proposals to redevelop the Decathlon site underwent consultation in May. Shard developer Sellar acquired the site in 2010 and is working with architects Maccreanor Lavington and David Chipperfield, as well as landscape architects VOGT, to develop plans for up to 1,000 new homes – a mix of 20 ISSUE 9 AUTUMN 2012
apartments and family housing. There will also be a new Decathlon store, public open space, leisure centres, retail stores, waterside restaurants and cafes, new walkways, cycle paths, offices and workspaces. CEO James Sellar calls the scheme “deliverable and viable”, and says it will enhance the area. Sellar will submit a planning application to Southwark Council by November 2012. The area benefits from Victorian-era
Southwark Park and leisure opportunities including Surrey Docks Watersports Centre and Seven Islands leisure centre. Canada Water is the only body of fresh water in Docklands, and an important wildlife reserve, as well as being the area’s namesake. The neighbourhood’s many green links and sense of space – very desirable features – help contribute to its unique character. There’s no other place in London like it.
In wIth the new: Stylish living at Maple Quays where apartments offer beautiful courtyard and water views just moments from the tube.
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FROM CHAPLIN TO THE SHARD New housing is regenerating Southwarkâ€™s diverse neighbourhoods, recreating communities and encouraging innovative architecture. The borough now offers a range of tenures and choices, from new, highquality, affordable homes to some of Londonâ€™s most desirable real estate. Paul Coleman reports
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CHARLIE CHAPLIN, THE GREAT film comedian, loved Southwark’s Georgian terraces and Victorian tenements. His parents once lived on Brandon Street in Walworth, and as a child Chaplin rooted and scooted among the market pitches on ‘The Lane’ or East Street. The march of progress saw these Walworth homes replaced by the Heygate and Aylesbury estates after the second world war. “Slum dwellers were delighted,” says local historian John Constable. “But some people missed that sense of community. That’s still a great challenge for urban regeneration.” Southwark Council and its regeneration partners are meeting this 21st century challenge head on, using exciting architecture and innovative interior design to create new homes, neighbourhoods and communities. One such project is the New Aylesbury regeneration, creating some 4,200 mixedtenure homes, emphasising family units sited in thoughtfully-designed streets and with parks for families and elderly people to enjoy. “I think my new home is wonderful,” says resident Jane Gilchrist, of Albany Place, part of L&Q’s element of the Aylesbury estate’s redevelopment. “Everything came fitted, including kitchen appliances and the rooms are spacious.” Albany Place will comprise one and twobedroom, mixed-tenure homes, for up to 840 people, heated by central gas and biomass boilers. “Albany Place is a historic site,” says L&Q development manager John Lumley. “So it was important to create homes to suit future residents and those moving back to the area.” Nearby Elephant and Castle is also undergoing a residential transformation. The £1.5 billion masterplan by Southwark Council and Lend Lease will deliver 2,250 new homes on the 9.3-ha Heygate estate. The fortress-like estate will be opened up so new homes sit on an outward-looking site with through-routes and public spaces. The demolished Heygate section at Rodney Road will host 230 new homes designed by De Rijke Marsh Morgan, with at least 25% offered as affordable, while other Heygate residents have been rehoused in L&Q homes on Townsend Street, Library Street – recent winner of New London Architecture’s best residential scheme award – and on Chaplin’s very own Brandon Street. The Elephant and Castle masterplan was based on a £4.2 million pilot project of impressive new homes at Wansey Street. Also designed by De Rijke Marsh Morgan in a scheme for the Southern Housing Group, four blocks offer tenants and homeowners terraced homes with communal gardens, south-facing living rooms and colourful facades. Other innovative Elephant and Castle homes also include Oakmayne and Delancey’s 24 ISSUE 9 AUTUMN 2012
left: The distinctive bronze and aluminium cladding on First Base’s Printworks in Amelia Street. below: Brandon Street, formerly home to Charlie Chaplin, brightens the streetscape with an injection of colour from ceramic tiles.
Tribeca Square, comprising three distinctive residential towers with 312 private homes, a market square, terraces, bars, shops and restaurants, while Brookfield Europe’s 43-storey Strata, central London’s tallest residential tower, contains 408 high-quality apartments including penthouse suites with stunning London vistas. Family Mosaic sold 98 homes on a part-buy, part-rent basis, including some to former Heygate residents. The 148m tower is topped by three wind turbines, often featured on BBC TV’s The Apprentice. Another quality development is First Base’s 164-home Printworks on Amelia Street, completed in 2010, which emerged from intensive collaboration with local Pullens estate tenants and residents. Glenn Howells Architects’ design sees contemporary threebedroom apartments – with en suite master bedrooms, generous balconies and custommade kitchens and timber floors – behind distinctive bronze and aluminium cladding. Over in Bermondsey Spa, Southwark and Hyde Housing, working with local people, will southwarkmagazine.com
“Across historic cAmberwell, nunheAd And peckhAm rye, residents in these muchloved neighbourhoods chAnnelled ideAs into An AreA Action plAn” deliver some 2,000 new homes by 2015, 40% of which will be affordable and served by new health centres and landscaped open spaces. This will join the Bolanachi Building, completed in 2009, which offers 138 homes inside an aluminium-clad facade that protects timber-clad balconies. All the family homes enjoy ground or podium gardens. Well insulated and heated via a central plant,
apartments offer large double bedrooms with thick carpets, large open-plan reception rooms, fully-fitted kitchens and wood flooring. Tenure types marry 50% for private sale and 50% for shared ownership or affordable rent. Neckinger and Vauban estate residents voted to name another new Bermondsey Spa development after a much-loved local first world war naval hero who died in 1918. Albert McKenzie House on Spa Road, designed by architect Weston Williamson, provides 24 homes and will offer another 24 when the second building completes. “This grew out of our long-standing partnership with Southwark Council delivering Bermondsey Spa’s regeneration,” says Hyde’s Jane Jenkinson. Prospect House in St James Square, another Bermondsey Spa project, includes flats offered for private outright sale, intermediate ownership and affordable rental. Two courtyard blocks recreate the disused Frean Street, and reveal the elegant St James’ Church, containing high-quality apartments with open-plan living spaces, fitted kitchens ISSUE
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below: Panter Hudspith’s Bear Lane was hailed as “sophisticated residential architecture of the highest order” at the RIBA 2011 design awards for architectural excellence. RIght: Albert McKenzie House on Spa Road.
with high-gloss units, walnut worktops and oak engineered flooring. Southwark is working with Notting Hill Housing and architect PCKO to deliver a mix of 210 small and family homes at Grange Walk near Spa Road, featuring gardens, balconies, roof terraces and private courtyards. Ten per cent are fully accessible for disabled people. At nearby Canada Water, Southwark and Canada Quays aim to offer 2,700 new homes, 35% of which will be affordable. At Maple 26 ISSUE 9 AUTUMN 2012
Quays, Barratt’s 390 contemporary homes are designed by Glenn Howells Architects and include the Ottawa and Vancouver apartments. Brampton House, another part of Maple Quays, includes apartments with designer kitchens, ceramic floors and walnut worktops, with balconies or terraces overlooking a landscaped courtyard and water feature. A public plaza will boast al fresco seating at cafes overlooking Maple Quays’ performance space. But it’s not all new-build projects.
Southwark Council and its partners are also creating new homes by conserving the borough’s historic buildings. One such example is the Mary Datchelor girls’ school, one of Camberwell Grove’s most prominent landmarks, which now hosts 90 high-quality new homes ranging from studio apartments to four-bedroom townhouses. The Rolfe Judd-designed homes feature special lighting, underfloor heating and inbuilt audio. Some also enjoy walled courtyard
gardens and conservatories. “Our plan was to retain the character of the original school buildings and respect the conservation area,” says Mark Griffiths of developer St George. Southwark has had a similar approach to housing projects across historic Camberwell, Peckham, Nunhead and Peckham Rye, where residents in these much-loved neighbourhoods channelled ideas into an area action plan. Peckham is home to some of Southwark Council’s best use of innovative architecture southwarkmagazine.com
to develop new homes in busy urban zones. For example, Consort Road offers 49 homes of high-quality design yet low-cost, in Peckham’s regeneration area. Designed by architect Walter Menteth for the Presentation Housing Group, Consort Road opened in 2007, with three contemporary blocks linking shared ownership and rented apartments with terraced family homes. Away from affordable housing, Southwark realises the benefit of luxury developments in bringing new homes, prosperity and jobs into the borough. Working with Galliard Homes and architect Panter Hudspith, the council helped to deliver 90 one, two and three-bedroom apartments at Bear Lane. Hugging the White Hart pub on Bankside, Bear Lane, completed in 2009, offers contemporary interior designs and great amenity spaces, right next to Tate Modern. Nearby, designed by Rogers Stirk Harbour + Partners, Neo Bankside’s 217 spacious apartments and penthouses overlook the Millennium Bridge and Tate Modern. Four cascading steel and glass hexagonal pavilions of different heights – all with external diagonal braces and exterior glazed lifts – contain apartments designed by Anthony Collett, Kerstin Williams and Wallpaper magazine’s Benjamin Kempton and Amy Heffernan. “My aim was to offer peace and serenity from the hurly burly of life outside,” says Williams. Residents enjoy restaurants, shops, a gym, private gardens and at ground level, new connecting public routes to the Thames, Tate Modern and Southwark Street. One Tower Bridge, designed by Squire & Partners, is located between Tower Bridge and the Thames, on the south side of the river. Berkeley Homes’ 356 opulent, contemporary apartments have Conran-designed interiors with state-of-the-art technology, while residents can also make use of a private spa, pool and gym. The prime riverside development’s nine blocks will bear the names of royal houses such as Windsor and Tudor. The development is on site, with international, UK and London buyers keenly interested. The Shard at London Bridge Quarter offers the UK’s highest apartments. But the Sellar Group’s 72-storey, 310m-tall ‘vertical city’ is also giving local people access to ‘real work’ training, with a Southwark College campus at The Cut and a construction centre at the college’s Bermondsey centre providing part of the Shard Southwark vocational programme. Southwark Council, Sellar and Southwark College have secured first interviews for students pursuing jobs in the development. “Private and public investment is delivering creative benefits for local people,” says Ruth Gilbert, Southwark College principal.
Affordable homes • Southwark, London’s largest social landlord, has 39,000 council homes and 16,700 leaseholders. • Housing associations manage more than 15,000 homes. • Built between 1960-1980, much of Southwark’s stock needs investment. The council has agreed a £400 million, fiveyear programme, as part of its ‘warm, dry and safe’ project. • Some 56% of Southwark’s residential properties are privately owned or rented compared to the 82% national average. • Southwark aims to build 1,000 new council homes before 2020. • In 2011, 632 affordable homes were completed. Of these, 466 (74%) were social rent, 142 intermediate (22%) and 24 were affordable rent (4%), with 30% as family homes (three-bed or larger). • A forecasted 724 affordable homes will be completed in 2012-13, with 75% for social rent and 25% as intermediate housing.
“it’s not All newbuild projects. southwArk council And its pArtners Are Also creAting new homes by conserving the borough’s historic buildings” ISSUE
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At Lend Lease, we have a distinctive view of the world and we pride ourselves on thinking differently.
We imagine a world that’s more enjoyable to live in, where our homes and communities can really benefit the people that live within them. We can see the bigger picture and the small detail. Creating healthier environments, exceptional design, stronger communities, a sense of belonging and an improved way of life.
We establish unique lasting legacies and we know that it’s not simply what we build that matters … it’s what we leave behind. We are proud of everything we do. We believe in doing things better. We imagine. We create. We love where we live.
Elephant and Castle represents one of the UK’s best urban regeneration opportunities and our vision is to re-establish it as one of London’s most flourishing urban quarters. We will improve quality of life, set a new standard for urban development and enrich the community and environment. At the heart of our scheme is central London’s largest new park in over 70 years, encompassing many of the fantastic existing trees that will be retained and provide the vibrant landscape a 40 year head start. ‘Healthy living in the heart of London’ is the driving theme of our sustainability approach and the park is just one part of this. We’re focused on ensuring the development enables sustainable behaviour, we’re improving public transport and connections and maximising the resource efficiency of buildings to meet our zero carbon growth promise.
Lend Lease’s development in Elephant and Castle will become a new standard in city living and include 2,800 homes, which are fully integrated with the surrounding community and culture, fantastic shops, restaurants and services with a friendly atmosphere and human scale and open space that you can really unwind in. We will create new jobs, build pride and make everyone feel safe and secure to enhance livelihoods and neighbourhoods that bustle with activity at all times of the day. We will help make Elephant and Castle full of life. Find out more at: www.elephantandcastle.org.uk
From a former biscuit factory to an outdated estate and even a disused waste plant, innovative projects are imbuing Southwark’s spaces with new life, continuing an already thriving regeneration drive and transforming London’s landscape at the same time
PROJECTS LOCATION OF PROJECTS IN SOUTHWARK Blackfriars Bridge
Bankside Waterloo East
London Bridge Southwark
1 2 a b c d
THE BISCUIT FACTORY BLACKFRIARS ROAD King’s Reach Tower Ludgate House Sampson House One Blackfriars
CAMBERWELL NEW LIBRARY
ELMINGTON Elmington estate
QUEENS ROAD Queens Rd station
Elephant and Castle
7 South Bermondsey
6a Queens Road
New Cross Gate
Featured project Mentioned project Rail / underground station
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Manor Place, p38
Blackfriars Road, p32
The Biscuit Factory, p31
The biscuiT facTory Part of Tower Bridge Business Complex, the building began life in 1867 as Peak Frean’s biscuit factory, responsible for classics such as the custard cream and Garibaldi, and employing more than 3,000 people. The factory closed in 1989, when production transferred to the north of England, and by the time Workspace bought the site in 1999, much of the plant was derelict. Refurbishment and conversion of the industrial buildings was completed in 2009 to create a new business quarter. The Biscuit Factory’s four main buildings offer offices, small start-up business spaces, a new, fully-fitted cafe, office, free Wi-Fi, CCTV, bureau services, designated centre manager, parking, staffed reception, shower facilities and meeting rooms, and are available on short leases for flexibility. Today, 120 businesses employ 650 people, including a tailor, publishers, film studio, record producers, dog walkers, IT support, charities and designers. Workspace is now planning the next phase of regeneration and investment, and has worked up proposals for 33,300sq m of employment space and 800 homes, set around landscaped garden courtyards and an urban park of nearly an acre (0.4ha). The masterplan stitches historic routes back into the existing street pattern which opens up the site, with routes running northsouth between The Blue Market towards Bermondsey tube station and east-west towards Southwark Park. When complete, Workspace estimates that 2,500 people will be employed on – or directly managed from – the site.
Above: From a record producer to a film studio, 120 businesses are operating from the Biscuit Factory. right: The complex offers a wide assortment of creative spaces in buildings of real character.
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blackfriars road Blackfriars Road is a huge development opportunity, located between Waterloo station, Tate Modern and the new Blackfriars Bridge station, opening in May. Three major tower schemes are in the pipeline, on both sides of the road near the river. The 30-storey King’s Reach Tower, also known as the IPC Tower, was designed by Sir Richard Seifert and completed in 1972. In June 2010 it was bought by CIT for £60 million, with planning permission granted in July 2011 for the redevelopment of the tower and adjacent podium building, both empty since 2007. The scheme will provide 173 apartments of varying sizes, offices in the lower storeys, plus new retail units around the perimeter and at the centre of the site, replacing the outdated existing arcade. In addition, new outdoor spaces and roof gardens and a redesigned podium garden will provide fresh amenity spaces for residents and office workers alike. Nearby, the 15,300sq m Ludgate House and the 31,500sq m ‘groundscraper’ Sampson House, both on the east side of Blackfriars Road, are the subject of plans by Carlyle, the American private equity giant which bought them in 2010, for a £2 billion development. The plans are being designed by PLP Architecture and are still at concept stage, but are understood to include more than 1,000 flats in blocks up to 30-storeys high on the two sites, along with 27,900sq m of office space and 18,600sq m of retail. If granted planning permission, the huge development could become the keystone to the residential renaissance of the South Bank, with the one million square feet of apartments worth a total of £1.5 billion. Elsewhere on Blackfriars Road, work will begin soon on the 52-storey One Blackfriars, opposite Ludgate House. See page 40 for more on Blackfriars Road.
left And Above: Occupying a prominent position on London’s riverside, the King’s Reach Tower scheme will provide apartments and outside space, forming part of the regeneration of the South Bank.
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Wooddene, Peckham Notting Hill Housing is working up designs for the former Wooddene site, at the gateway to Peckham on the Queens Road, and formerly part of the Acorn Estate. After the estate was demolished in 2006, the council consulted residents in December 2007 over the future housing development. A number of housing associations and developers were then asked to express their interest in developing the site. Following a shortlisting process, in February 2010, Southwark Council chose Notting Hill Housing as the developer with sufficient financial capacity to create a scheme that would meet residents’ needs.
camberWell neW library Camberwell town centre is set to receive investment of £20 million to improve its facilities, with enhanced public spaces, better transport, and a brand new library. The proposed building will be about twice the size of the present library, with all services on one level and a much larger space devoted to children and young people. It would be housed in a new, energyefficient building on the town square, outside the magistrate’s court and overlooking Camberwell Green. Designs are currently being prepared by 4 Futures with John McAslan + Partners with a planning application expected in the new year. The current library is poorly laid out with the children’s section housed in the basement, and office and storage space on the upper
floors, with separate access from the street making management difficult. The new library will have more books, PCs, more space for studying, toilets, a cafe and community space. The remaining works would centre around creating a focus of activity in the town centre, and creating a new space for London, while making the best of the area’s transport connections and reducing crime. This would include improving pedestrian facilities, introducing gateways to Camberwell town centre, for example, lighting improvements on the railway bridge, and enlivening any dead spaces around the town centre. The streetscapes would also be improved and unified, as well as improvements to Camberwell Green, which is Southwark’s best used park.
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elmingTon Notting Hill Housing has been shown the green light to begin phase two of the regeneration of the Elmington estate, on the Edmund Street site. The housing association is currently tendering the construction project, and work is due to start on site at the end of 2012, continuing in phases and completing in 2015. The new Edmund Street will include 279 units, including around 27 family homes and approximately 35% affordable housing. Almost 50% of the rented homes will be
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family houses with gardens, and more than 20% of units will have at least three bedrooms. The environmentally friendly homes â€“ with green roofs and PV cells to generate electricity for the development â€“ will have extensive amenity space, to be provided in three to sixstorey buildings, with one seven-storey marker building overlooking Burgess Park. Thirty semi-mature trees, carefully designed communal green areas, small gardens between pavements and frontages, and play areas are part of a careful landscaping policy.
Residential buildings previously on site were demolished 10 years ago and the site has remained empty since. Southwark Councilâ€™s cabinet recently selected a preferred development partner for the final phase of the Elmington regeneration project, comprising the refurbishment of 88 existing homes and the redevelopment of others to create a total of 641 new homes (including 136 council homes from phase one), with 43% of the scheme (276 homes) to be affordable.
Above: The new, revitalised Edmund Street. left: Mature trees, gardens and park areas have been incorporated into the design to create a lush, welcoming space.
Queens road As part of the council’s plan to rationalise its use of office space, previously unoccupied accommodation opposite Queens Road station is being developed to house council departments in the centre of Southwark. Starting with the establishment of the main headquarters in Tooley Street in 2009, the plan will release £50 million in capital receipts for investment in council priorities. It will also reduce the costs of the council’s ageing operational estate, improving conditions for customers and staff, while reducing the carbon footprint. Queens Road (below) will provide a base for staff in the centre of the borough with excellent transport connections, including the Overground link due to arrive at Queens Road station next door in autumn 2012. The first moves were due to take place during August 2012, when operational staff groups including health and community services, housing and community safety were being brought together for the first time. As well as efficient property management, sharing accommodation should also present new opportunities for joined up working.
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manor Place, elePhanT and casTle Following the opening of the council’s new state-of the-art waste management facility at the Old Kent Road, the former facility at Manor Place will now be disposed of. According to the council, while it is likely that most of the site will be developed for housing, it could also include mixed uses within the site’s listed buildings such as retail, community and arts. Southwark Council plans to market the opportunity this autumn.
left And below: Retail, community and arts buildings could form part of the redevelopment of Manor Place, along with housing.
concreTe house A building in Southwark, believed to be the UK’s only surviving example of a 19th century concrete house, is currently being refurbished as affordable housing. The grade II-listed Concrete House in Lordship Lane was originally built in 1873 as a vicarage for St Peter’s Church which stands opposite. Using an innovative iron shutter plate system, it was one of the first of its kind in Europe and one of only a handful of such buildings to survive. Concrete House was in a state of severe disrepair and was acquired by Southwark Council in 2010; it now belongs to Heritage of London Trust Operations. Specialist architectural practice The Regeneration Partnership worked with English Heritage to design a sensitive refurbishment, retaining as much of the original building as possible. Noble and Taylor were then selected as building contractors. Concrete House will provide affordable housing through Hexagon Housing Association, in the form of five one and two-bed, shared ownership homes and is expected to be finished by summer 2013.
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ALL FOR ONE Regenerating Blackfriars Road, one of the capital’s few boulevards, has meant getting 21 different developers and landlords, among others, to work together. Estate’s Gazette’s markets editor Noella Pio Kivlehan discovers how Southwark Council has achieved it
stunning: The new riverside quarter at One Blackfriars will be a mix of residential, commercial and retail in one of London’s most exciting new destinations.
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BLACKFRIARS ROAD’S LOCATION IS both its best asset and its worst enemy. Nestled between Waterloo Station on one side and Tate Modern and Shakespeare’s Globe on the other, it’s in a prime, central location. Yet its position on a political boundary has created confusion and uncertainty, with no single organisation in a position to take responsibility for promoting its future. The road is on the border between two local authorities (Lambeth and Southwark), and three designated opportunity areas (London Plan at Waterloo, London Bridge Bankside and Elephant and Castle). It suffers from coming under two traffic management authorities (Transport for London and Southwark Council) and at least 11 landowners. Finally, it’s under the jurisdiction of three business improvement districts (Better Bankside, Waterloo Quarter and the Southbank employees group), all of which are promoting development proposals in the area. But, to kickstart the regeneration of Blackfriars Road, and to help promote it as one of London’s newest destinations, in April 2012 Southwark Council brought these disparate groups together to form the Blackfriars Road project board. This strategic forum will help co-ordinate the plans to develop or redevelop more than 100,000sq m of commercial floor space, 2,000 residential units and 1,000 hotel bedrooms in landmark projects such as the 53-storey tower at One Blackfriars, 240 Blackfriars (which alone will have 30,000sq m of commercial space), and the 358-bed Sea Containers House hotel. Michael Bryn Jones is land director at St George’s, part of the Berkeley Group, which is developing One Blackfriars – a 150-bed hotel and residential development. He says: “Blackfriars Road is an area of enormous change with current schemes, permissions, applications and development sites. While all are at different stages, Southwark is rightly bringing the parties together to co-ordinate where possible. “We welcome the opportunity to meet Southwark Council and other key stakeholders who all share the desire to deliver Southwark’s ambitions for Blackfriars Road. The project board will ensure a coherent approach to issues such as public realm.” Chris Horn, of Chris Horn Associates, which is developing 128-150 Blackfriars Road, agrees. “There is strong support for Southwark taking a leadership role in helping to co-ordinate the development intentions of numerous owners and developers, as well as the various local stakeholder groups,” he says. “The council has previously adopted this approach – for example at Bankside and London Bridge – to great effect.” Horn believes planning is always more southwarkmagazine.com
effective if information is shared. “At a practical level it helps to assess capacity and supply and to manage construction programmes. It should also assist Southwark Council, Transport for London (TfL) and the Greater London Authority (GLA) to manage jointly funded investment programmes by co-ordinating contributions into planning objectives.” For Southwark Council, bringing together the relevant parties on the project board has meant joint marketing to promote the road as a destination and entice future tenants. There will also be “joint co-ordination and delivery of infrastructure including the Transport for London road scheme,” with emphasis on the word ‘joint’, says Dan Taylor, regeneration officer with Southwark Council. The project board will also ensure economies of scale, making logistics and management during construction simpler, and maximising the benefits of the regeneration, such as employment programmes during and after construction. As well as “delivering vision and policies in the council’s core strategy,” according to Taylor, redevelopment of the area will further support the success of the river walk and Bankside attractions, while promoting the area as London’s Cultural Quarter. Taylor adds: “As well as job creation, there will be opportunities for high-quality public realm to deliver the ambitions of the Bankside Urban Forest and policies in the core strategy. Active frontages and busy ground floors create footfall, expenditure, jobs, and life on the streets, which leads to natural surveillance and less crime.” The opening in May of the new Blackfriars Bridge station on the south side of the River
giving back to the community Large-scale regeneration projects such as Blackfriars Road offer developers the opportunity to give something back to the area via Section 106 contributions. S106s are legal agreements between the local planning authority and the developer which aim to balance the extra pressure created by any new development with improvements to the area, ensuring that any new scheme makes a positive contribution to the local community. So far, Blackfriars Road developers have pledged millions of pounds towards improving the public realm, transport, open space, employment, community development and tourism.
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Thames plays a significant part in attracting this much-wanted footfall. Trevor Sherling, managing director of Yorke Property Management, working on Sea Containers House Hotel, says: “Our building is very close to … the new station, making it paramount [in terms of access].” He does, however, add that the area won’t be a destination until there is more retail and leisure to consolidate the new development. It doesn’t look like he has long to wait. Nando’s announced in May that the chain is opening a branch in the railway arches fronting Blackfriars Road. King’s Reach, being redeveloped by CIT Group, will have 6,500sq m of new retail space around the perimeter: St George’s One Blackfriars is set to add a further 1,000sq m of retail/restaurants. What’s more, as Horn points out, redevelopment of the sites at the south-eastern end of Blackfriars Road will bring essential public uses – such as shops, cafes and studios – to the ground floor, encouraging footfall at street level.
“These businesses and Their cusTomers ... will bring life and viTaliTy inTo The area” Nearby at the bottom end of the road, McAleer & Rushe Group will be completing two hotels near Southwark underground station – a 182-bedroom Novotel and a 297-bedroom IBIS. Public realm has been at the heart of this project. “We have worked with Southwark Council to improve the local streetscape, with high-quality paving leading to the hotel entrances, two bustling hotel lobbies and a widened footpath along Meymott Street to encourage office workers to stop and spend time in the hotels rather than hurry off to Waterloo station,” says Stephen Surphlis, property director at McAleer & Rushe. According to Horn: “These businesses and their customers, and the hundreds of new residents moving into these beautiful new buildings on the sites, will bring life and vitality into the area.” For CIT Group’s Steve Riddell, this new vitality would see Blackfriars becoming part of the riverside scene. “To me Blackfriars is a sub-set of the South Bank, like Tate Modern, Waterloo and Borough Market, and so it should be marketed in that context.” 42 ISSUE 9 AUTUMN 2012
above: The 19-storey, fully glazed tower at 140 Blackfriars Road. right: Sea Containers House will become a 356-bed hotel. opposite: King’s Reach is set to become a world-class development in the heart of Southwark.
But Horn urges caution. “We want to continue to work with the project board to ensure that the whole street is characterised by multiple uses,” he says. “Much of the attractiveness of north Southwark derives from its eclectic mix of uses. We need to avoid being too rigid about use allocations. “As Bankside and Bermondsey have already demonstrated, life in London is made richer and more interesting by well-managed and diverse uses and activities.”
kick-started schemes one blackfriars
sea containers house
In September 2007, planning permission was granted to developer Beetham for a £600 million, 52-storey tower, at the junction of Blackfriars Road and Stamford Street. However, the tower was placed into the hands of administrators in 2010 after Jumeirah International dropped its plans to open a hotel, leaving a gaping hole in the prominent position next to Blackfriars Bridge. In 2011 the site was bought by St George, a subsidiary of the Berkeley Group. According to Michael Bryn Jones, St George’s land director, One Blackfriars “will provide a mix of residential, commercial and retail properties, a 170m tower and boutique hotel. “We hope to secure planning permission to change the uses and improve the public realm later this year. We would start development in 2013, completing around 2017. “The Ian Simpson design will create a major new landmark at this important gateway site. By transforming the public realm and creating a new public square, we hope the development will be a catalyst for further regeneration.”
Originally designed in the 1970s as a hotel, Sea Containers House, located between the OXO Tower and Blackfriars Bridge, eventually opened in the 1980s as office space. It is now being redeveloped by Archlane into a 356-bed Mondrian hotel, part of the Morgans Hotel Group. The rooms will be housed in the building’s south wing and parts of the east and west wings, along with modernised office space, and a new rooftop bar. Proposals also include new restaurants and cafes along a widened 120m river walkway, a new pedestrian route between the river path and Hatfields, opening the northsouth route, and nine storeys of grade A office space in the south-west corner of the site.
king’s reach CIT Group was given planning permission in July 2011 for this tower redevelopment in a prominent location on the river bank. The mixed-use development will comprise: 34,317sq m of grade A office space, 173 apartments and 6,700sq m of new retail space both around the perimeter and in the centre.
Existing residential accommodation, Rennie Court, will see new and improved entrances and improvements to the podium garden, public realm including a pedestrian route through the site, and a new private amenity space. An S106 contribution of more than £22.4 million will fund up to 250 affordable homes, significant improvements to public services and infrastructure.
240 blackfriars This 19-storey tower by Great Ropemaker Partnership (Great Portland Estates and Ropemaker Properties) will comprise 20,753sq m of grade A office space and 448sq m of retail space. Media company and Property Week owner UBM has pre-let 9,815sq m as its UK headquarters, when the building completes in 2014. The scheme includes 10 apartments in another building.
one valentine place Developed by Dealfirst and Gemaco, the 2,044sq m, seven-storey office building near to Southwark underground station will be completed by December 2012.
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A global landmark playing a vital role in the resurgence of London Bridge
A development by
on behalf of LBQ Ltd
Delivering major regeneration in Southwark www.londonbridgequarter.com
ONLY CONNECT Southwark is soon to be part of the sleek new orbital rail route, the London Overground system, with airconditioned trains linking its stations to a much wider network, including London Underground. James Wood looks at the impact for residents, employers, institutions â€“ and the housing market 46 ISSUE 9 AUTUMN 2012
THE NEW LONDON Overground extension, set for completion in 2012, is bringing substantial improvements to Southwarkâ€™s transport network, establishing new connections in areas which have previously suffered from poor infrastructure. The new 1.3km overground railway will provide tube links to stations which have had limited connectivity with the London Underground network, and which are also now part of the more cost-effective Oyster payment system. Running north from Clapham Junction to Highbury and Islington, the route will pass through the heart of Southwark, significantly reducing journey times for commuters, creating hundreds of job opportunities for residents and bringing benefits to schools, hospitals and cultural facilities throughout the area.
“Four brand new, high capacity, air-conditioned trains will speed in and out oF the district every hour, enhancing southwark’s connectivity” Mirroring the South Circular Road, the railway line provides access to the underground and new connections to services at Clapham Junction, Canada Water, Shadwell, Whitechapel, Shoreditch High Street and on to Highbury and Islington. Four brand new, high capacity, air-conditioned trains will speed in and out of the district every hour, enhancing Southwark’s connectivity with the rest of the capital and benefiting existing institutions. Stations on the new railway link are currently profiting from significant investment, with modernisation that will also result in a complete overhaul of the public realm. At Queens Road, Peckham, investment of £1 million will provide integration of the station piazza, incorporating new commercial lets within the station arches. Funding has been secured for a passenger lift, making the station fully accessible. Plans for developments to the town centre, set out in the Peckham and Nunhead Area Action Plan, focus on improvements in living standards, and further funding for the arts in support of Peckham’s emergence in this sphere. A local consortium of residents, artists and businesses, Peckham Vision, has the ambition to link a network of open pedestrian spaces and pathways. southwarkmagazine.com
Peckham Rye station, at the heart of the district, will benefit from £10.6 million of investment in the development of an eyecatching station square. Peckham is emerging as an attractive place to work and live. Christopher Stewart, branch manager of Acorn Estate Agents in Peckham Rye, has noticed a new swathe of applicants flocking to the area from east London – demand for Peckham has never been as high. “Buyers and renters are keen to move to an exciting location and be part of a vibrant art scene,” he says. “In recent years, several galleries and pop-up events have helped secure Peckham’s reputation as an art hub. Frank’s Campari Bar must be one of the trendiest pop-ups in London, utilising the roof of the multi-storey car park in Peckham town centre. Every week there is something new to see or a new restaurant to try. The key to Peckham is its great variety of housing stock, from good value ex-council to Victorian terraces that can fetch from £450,000 to more than a million.” The government’s Access for All programme forms a major part of plans for renovation at Denmark Hill station. Completion is set for November 2012, with installation of access ramps, a new footbridge and lifts throughout
the station. Enhanced accessibility and the quality of the area surrounding Denmark Hill is a priority for Southwark Council, with a particular emphasis being placed on walking routes. Funding of £7 million for the station was secured in part, after a joint campaign between local residents and members of the King’s College Hospital Foundation Trust. Work at Denmark Hill will benefit the hospital directly, as Carolyn Ruston, head of external relations at Kings College, explains: “Kings supported the residential campaign for accessibility works to be undertaken at the station, as access was poor for those with mobility problems, and this impacted negatively on patients, staff and visitors – 37% of our visitors and outpatients use local rail links as a way of accessing the hospital.” Ruston is positive about plans initiated under the Access for All programme. “The creation of new step free and lift access to and from the station will be invaluable,” she says. “In some cases, it will mean shorter travel time by using the train, rather than modes of travel which cost more and are less environmentally friendly.” There are also hopes that the investment will stimulate further transport investment. “The hospital trust is already planning future projects and campaigns with staff and local stakeholders,” says Ruston. From the benefits for existing institutions to opportunities for further investment, the new Overground link not only improves connectivity and cuts journey times significantly for commuters and visitors, but it will have huge benefits for residents and organisations in Southwark’s neighbourhoods. The extension has the potential to create more jobs and to bring greater investment into the borough as a whole. Districts of Southwark that have previously suffered from a negative reputation will ultimately be seen as more viable and attractive places, both to visit and live.
Journey times in minutes Previous
Denmark Hill – Canada Water
Queen’s Rd Peckham – Canary Wharf
Denmark Hill – Clapham Junction
Denmark Hill – Oxford Circus
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southwark Allan Camp Architects email@example.com alancamp.com The Hyde Group Clive Astall firstname.lastname@example.org hyde-housing.co.uk Macmillan macmillan.org.uk The National Autistic Society autism.org.uk Sitematch London Sophie Gosling email@example.com sitematchlondon.com 3Fox International Paul Gussar firstname.lastname@example.org 3foxinternational.com
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50 ISSUE 9 AUTUMN 2012
ESTATE OF FLUX Tony Blair once cited Aylesbury’s concrete jungle as an example of urban blight. Now it’s becoming a friendly, permeable part of the Walworth cityscape, with residents fully on board and significant opportunities for developers and housing associations to contribute to its ongoing regeneration. Pamela Buxton reports
YOU CAN’T MISS THE Aylesbury. With its distinctive monolithic block (the largest in Europe), the 1960s-70s housing estate – home to more than 7,000 residents – looms large on the Walworth Road and beyond. But fast-forward 20 years to when the ambitious programme to regenerate the area is complete, and you won’t even realise you’ve stepped on to it. Instead, the plan is that it will form just another part of the Walworth cityscape, with the estate itself no longer a separate entity, either by name or by appearance. This massive endeavour is now gathering steam, with the recent appointment of social housing provider L&Q as development partner for the second part of the regeneration plan. Here, on site 7, L&Q will build 147 homes of between one and five bedrooms, to supplement the 251 it is already delivering for the first development site. Southwark Council will begin the process to find a single development partner for the rest of the estate this autumn, with a bidder appointed by March 2014. In all, 4,200 homes will be delivered as part of London’s biggest residential redevelopment, with excellent amenities in place – outstanding education, a renovated park and a new leisure centre, cinema and shopping centre opening nearby. For potential development partners, the proposition offers upfront investment by Southwark Council for a commercially viable scheme, with a strong planning framework in place – and one where CPO powers will be used when necessary. Councillor Peter John, leader of Southwark Council, says that as central London’s largest residential development, the Aylesbury southwarkmagazine.com
offers a huge opportunity to deliver lasting change at the heart of the capital. “We are not starting from scratch; we have already achieved outstanding education in the area,” says John. “We have reopened Burgess Park following major investment. We completed an early phase of new homes and in the next few years, we’ll open a leisure centre, cinema and shopping centre. We want the new area to blend into the wider neighbourhood, with a range of building typologies and design solutions, knitted together by well designed public realm. We want the area to have a buzz and we’d like our development partner to bring forward ideas to deliver more niche developments and bring forward economic opportunities for residents.” “We’re not rebuilding the Aylesbury estate,” adds project director Aelswith Frayne, who is keen for what replaces the estate to be far more permeable to the surrounding community. “We don’t want it to feel like an estate any more,” adds Charlotte Benstead, director of the resident-led charity Creation Trust, the successor body to the New Deal for Communities regeneration organisation. All agree that it’s essential to learn lessons from the mistakes of the past. Reinventing the Aylesbury requires a completely different approach to estate design and tenure, plus a close engagement with the existing community throughout the long regeneration period. To do this, Southwark Council has been collaborating with the Creation Trust, whose representatives have been gathering community input into the redevelopment and to improve residents’ social and economic prospects. ISSUE
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“with the completion of the first new homes, there is now real momentum” “It’s a holistic approach – both economic and social, with the physical regeneration as the catalyst,” says Frayne. It is crucial that this change has the support of its residents – in 2001 they had voted against transfer to a housing association, but conditions on the estate worsened and in 2005, following resident consultation the council decided to redevelop rather than refurbish it. Although the council will retain the freehold, leaseholds will pass to the new development partners. Benstead says that many residents doubted the long-mooted redevelopment would ever happen but that with the completion of the first new homes, there is now real momentum. Following the consultation, she says: “The paw prints of the residents are all over the Aylesbury Area Action Plan, developed by Urban Initiatives and adopted in 2010. Together with the opening of new schools such as the Walworth Academy to supplement the Michael Faraday Primary School – rated by Ofsted as outstanding – the Aylesbury estate area is on the brink of transformation.” About 40 years ago, residents welcomed the Aylesbury as a great improvement on the homes it replaced. But the estate soon began to suffer from poor services and the long-term social consequences of the ‘streets in the sky’ design. The estate gained a decidedly mixed reputation, although Benstead points out that in the past ten years, crime has fallen by 26%. “So much has been done,” she says. “There is no youth gang problem. It doesn’t feel scary.” The new buildings will effectively take the estate out of the estate by returning to more traditional streetscapes, open spaces and permeability, with an emphasis on improved public realm. “Different architects will work on the estate so there will be a variety of styles and a mix of tenure,” says Frayne, adding that there will never be a return to the current huge blocks. “It’s about giving people choice.” L&Q development manager John Lumley says the phase 1a social housing provider has worked closely with residents to address concerns. The two key issues have been space and choice – existing homes, despite problems, 52 ISSUE 9 AUTUMN 2012
are spacious. New homes will be 10% larger than Parker Morris space standards, with one beds at 50sq m and two beds at 70sq m. There will be some flexibility over internal layout, with residents able to choose open plan or separate kitchens. All of the units will have either a balcony or a private courtyard. The emphasis is on the use of robust, easy to maintain materials such as brick, Trespa cladding and zinc panelling, and on careful planning to achieve a more human scale of development, generally no more than seven storeys high. A high-quality public realm is being created, with measures to eliminate areas that might attract anti-social activities. “It fits with L&Q’s core values and social mission of creating places where people want to be,” says Lumley. Not only will there be mixed tenure of 50-50 social and private housing, but that accommodation will be completely tenureblind, even on the site alongside the newly refurbished Burgess Park, allaying fears that some choice areas might be reserved for private sale. Mixed communities will be pivotal in bringing aspiration back to the area, especially among those who are long-term unemployed or with poor educational attainment. “Young people will see people achieving and having aspirations. Mixed communities create economic opportunities because people feel that there are options,” says Frayne. As well as ensuring that residents’ views feed into the development masterplan, Creation Trust has also been working on southwarkmagazine.com
several employment and social initiatives. These include a pop-up shop programme in which unemployed under-25-year-olds from the estate devise and research a retail concept and run a shop on the estate for three weeks. One participant recently secured a place on the John Lewis management trainee scheme. To further tackle worklessness, the trust aims to intervene before people have been out of work for two years, offering residents work-based training and adult learning classes, especially those who have not had much support from statutory agencies. L&Q boosted the programme with an additional £250,000 of funding. The trust co-ordinates youth practitioners and works with older people on the estate through its own social worker and Southwark Pensioners Centre. Leaving their homes, with the prospect of returning to something completely different can be stressful for residents, especially the long-term ones. The trust is also working with nine sports teams on the estate to help secure facilities to replace those lost during redevelopment. It has funded an outdoor gym and floodlights for a tennis centre in Burgess Park, with plans for a potential asset transfer of the sport pavilion. With projected completion in 2034, there’s a long way to go before transformation of the Aylesbury is complete, although the decanting process is already under way. The vision is clear, says Frayne: “The Aylesbury estate will be somewhere that people aspire to be – a happy community where people want to stay and others want to move into.”
previous page: Work to revamp the Aylesbury estate will take a long time – but change is already afoot. opposiTe Top: 147 new homes will be built on site 7 – the second part of the regeneration plan. opposiTe below: The outstanding Michael Faraday Primary School, was named after the famous chemist. above: The launch of a new playground for Tykes Corner, a parent and toddler group, funded by L&Q.
Site 1 completed
Site 7 redeveloped
Shortlist of bidders for development partner for the rest of the estate
Two bidders chosen
Chosen bidder notified
Developer contract signed
Approximate timescale for estate redevelopment
9 AUTUMN 2012 53
A NEW CIVIC HEART AT CANADA WATER British Land Canada Quays in partnership with Southwark Council and local stakeholders have been leading the exciting regeneration programme at Canada Water bringing new homes, a new library and public realm to the area. The creation of the new plaza is now complete providing a stunning new public space for the striking Canada Water Library. Situated in London SE16 just minutes from central London and Canary Wharf, the development of this new town centre is transforming the neighbourhood into an exciting and vibrant urban quarter for all.
For more information log onto
BL CANADA QUAYS
art and soul South of the river is where it’s at in London’s emerging art scene, with galleries of all sizes flourishing alongside the more famous Bankside cultural giant. Architectural specialist Peter Durant photographs recent shows of a small selection of Southwark’s huge variety of galleries. Sarah Jarvis reports
MOST ARTISTS WHO LIVE or work here agree that Southwark is different. By that, they usually mean different from Hackney and Hoxton, those parts of London generally seen as the territory for cutting edge London art. But unlike those east London hubs, Southwark still has a great legacy of affordable spaces, and a relaxed pace of life. Whether you’re in Bankside, Peckham or Bermondsey, “it’s less about the lifestyle and more about the art”, as one young curator puts it. What’s more, artists, galleries and public bodies are realising that the long-term sustainability of this thriving art scene can be best achieved by working together. So, what’s happening? One way to find out is to pick up a South London Art Map. Julia Alvarez, director of BEARSPACE contemporary gallery in Deptford, originally set up the local Hub Art Map to showcase galleries in Deptford. But after Arts Council England encouraged her to expand it, the map now shows three hubs – Bankside, Peckham and Deptford. As well as the map itself, South London Art Map, or SLAM, offers art tours and an increasingly popular event called Last Fridays – a free, late-night opening of galleries on the last Friday of every month, which has been instrumental in opening up the area to a much wider audience. SLAM itself is the first example of collaboration. Every three months, galleries within each hub meet to jointly promote what they are doing, discuss issues that have an impact on all of them, such as business rates, and work as a lobbying group, with a different gallery championing each hub. While lots of organisations work on behalf of artists, Alvarez notes that SLAM is unique in working with galleries and studios, in fact anyone who has a business plan and is open to the public. “It is often these organisations that kickstart regeneration, working hard to build an area up, generating long-term sustainability that other people want to buy into, but they rarely get any of the glory,” she says. South London Art Map was launched in 2011 with 100 galleries, and within a year that has risen to 170. As Alvarez says, they must be doing something right. “These are all contemporary art galleries, so despite all the gloom, it would seem that art here is flourishing.”
far left: Damien Hirst, Tracey Emin and Marc Quinn have exhibited at White Cube. left: Nathan Cash Davidson’s studio at The Sunday Painter. below: No67 is an independent cafe and dining room within the South London Gallery.
9 AUTUMN 2012 57
paint it like peckham Though creativity is bubbling all over Southwark, there are three main art hubs. First stop, Peckham The first name you hear on the Peckham art scene is nearly always Bold Tendencies. Curated by Hannah Barry, the two-level sculpture park on a multi-storey car park on Rye Lane is now a regular summer fixture. Rachael Roe, acting arts manager at Southwark Council, has a hand in this project and her role also involves arranging premises, commissioning public art, arranging funding and monitoring grants. The council has recently helped artist Julia Vogl apply for Arts Council funding for Home, a pop-up project in Peckham Square. Another of the council’s long-term partnership projects is Peckham Space – this time with Camberwell College of Art and others. Next to Peckham Library, this public gallery commissions location-specific art works and its director Emily Druiff is often cited as having a firm finger on Peckham’s pulse. Nearer to Camberwell College of Art is the South London Gallery, where director Margot Heller has an enviable reputation for a programme of high-quality contemporary art exhibitions, with five main shows a year. The gallery was shortlisted for the 2012 Arts & Business award for its innovative ‘Louis Vuitton Young Arts Project’. A further example of business confidence in Peckham is in studio development, for example 2006’s Galleria scheme, by Barratt Homes, with 50 purpose-built studios managed by Acme Studios. More recently, Space Studios has taken on a huge new project in Peckham: 3,066sq m of 1950s warehousing, only the second time in the charity’s history it has bought a building rather than leasing it. Chief executive Anna Harding thinks the move will bring enormous benefits to both the area and to the 70 artists already occupying the fully-let studios. “We are bringing jobs to the borough and recycling a building that was sitting empty,” she says. “Previously this was a bank storage building but it had been unoccupied for a couple of years. “The big advantage is that we own the building, so there is more security for artists and more incentive to invest in their space.” The Peckham art world has a particularly strong sense of community, with many of the young artists – graduates of Camberwell, Goldsmiths or Chelsea colleges of art – having set up collectives such as Auto Italia South East, the Sunday Painter, Arcadia_Missa and LuckyPDF. 58 ISSUE 9 AUTUMN 2012
art the Sunday Painter First Floor, 12-16 Blenheim Grove SE15 4QL thesundaypainter.co.uk This artist-led gallery and studios was formed by three recent graduates in 2008, providing a platform for emerging artists to exhibit, critically discuss and further their practices. Starting life in the dilapidated function room of a pub, the gallery spent three months on the eighth floor of a multi-storey car park during Hannah Barry Gallery’s Bold Tendencies III, and is now permanently housed in first floor premises near Rye Lane, Peckham. In The Response eight artists were invited to produce work in response to a small piece of discarded cigarette ash that had lain dormant in one of the gallery toilets for about two years.
left: The Sunday Painter, 12 studios and gallery space, is at the heart of the thriving Peckham art scene. Works photographed are Samara Scott – French ( floor), Rhys Coren – Crazy Gang, 2012 (right), Patrick Cole – Ziggurat, 2012 (left of figure), Jeremy Glogan – The Same Place the Ash Got Dropped, 2012 (left). below: Triumph by Aleksandra Mir at the South London Gallery in Peckham Road.
South london Gallery 65-67 Peckham Road SE5 8UH southlondongallery.org The programme of contemporary visual arts here includes commissions, off-site projects and regular live art events. The gallery also runs an extensive education programme with local schools and community groups. In Surfing with the Attractor, Londonbased pioneer of conceptual art Stephen Willats uses a huge collaborative data stream comprising hundreds of carefully ordered images from diverse media to document two contrasting streets in London: Rye Lane in Peckham and Regent Street in the West End, creating a dynamic picture of the transient world we live in. southwarkmagazine.com
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art white Cube bermondSey
144-152 Bermondsey Street SE1 3TQ whitecube.com
12 Rich Estate, Crimscott Street SE1 5TE drawingroom.org.uk
White Cube Bermondsey, the largest of the gallery’s three London sites, was refurbished from a former 1970s warehouse. The first major exhibition was Damien Hirst’s Two Weeks One Summer, a series of paintings started in the summer of 2010. In the tradition of still-life, the paintings showed carefully arranged elements, ranging from the bucolic to the sinister – exquisitely coloured birds on display stands or in glass boxes, butterflies, fruit and cherry blossom – alongside oversized scissors, a shark jawbone and laboratory jars. Some objects were painted thickly and clearly, while others were hazy, faint and dream-like.
Under the umbrella of Tannery Arts, Drawing Room is the only public, nonprofit gallery in Europe that is dedicated to investigating and presenting international contemporary drawing. Recent group show Graphology investigated the ways in which drawing intersects with typography, photography, film and computer graphics, exploring automated drawing and the interaction of man and machine from a contemporary perspective.
left and above: Exhibition of the work of Zhang Huan – White Cube Bermondsey houses three sweeping exhibition spaces and was designed by Berlin-based Casper Mueller Kneer Architects.
bermondsey blends Second stop, Bermondsey Although not yet a separate hub on the South London Art Map, Bermondsey doubtless soon will be. As SLAM’s Alvarez says, each Southwark art hub has its own distinct flavour, and if Peckham is characterised by galleries in vacant shops or pubs, like the Bun House, then Bermondsey still offers a vast stock of former warehouses and workshops for conversion. Economies of scale mean that larger studio providers can move in and offer competitive rates on managed workspace. A case in point is the new Bermondsey Project Space, developed by a partnership between Crisis, the charity for homeless people, and Bow Arts Trust.
Here, 120 artists, including former homeless artists, work in warehouse studios in close proximity to Southwark Studios and Tannery Arts. Drawing Room – also part of Tannery Arts – presents international contemporary drawing, while in Southwark Park the Cafe Gallery and Dilston Grove offer a learning space alongside their installations. These galleries in the park calculate that their workshop participants are five times more likely to live in social housing than at most other galleries in London. While the brightest new star is, of course, Jay Jopling’s latest venture, White Cube Bermondsey, which at 5,388sq m is the largest commercial art gallery in Europe, not all the exciting work is in vast spaces. Vitrine Gallery offers just a gallery window on Bermondsey Square where exhibitions are visible 24 hours a day. ISSUE
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main: Swandown – The Installation at CGP London by Andrew Kötting and Iain Sinclair. riGht: Camberwell College of Arts’ Peckham Space – a dramatic entrance invites art lovers in.
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bankside big-hitters Last stop, Bankside
Southwark Park SE16 2UA cgplondon.org
89 Peckham High Street SE15 5RS peckhamspace.com
CGP London is an artist-led initiative founded in 1984 providing exhibitions of contemporary art at two venues in Bermondsey’s Southwark Park – London’s oldest metropolitan park. Cafe Gallery is modern, purpose-built and has recently featured large seascape paintings and drawings by St Ives artist Sax Impey, and group show Politics of Amnesia. Dilston Grove is a grade II-listed building providing cavernous space for large-scale installations as well as the base for the integrated learning programme. Swandown – The Installation, by filmmaker Andrew Kötting and writer Iain Sinclair, combined poetic film diary and endurance test as the duo pedaled a swan-shaped pedalo from Hastings to Hackney, via inland waterways.
Part of Camberwell College of Arts, this gallery commissions location-specific artworks made in partnership with community groups. Peckham Space increases access to cultural and educational activity in Peckham, and encourages young people to go into creative higher education. Peckham Space was recently shortlisted for The Times Higher Education magazine’s Widening Participation Initiative of the Year. Recent shows have included Gayle Chong Kwan’s Double Vision, a sculptural installation exploring ideas of memory and myths about food and the senses, and The Peckham Peace Wall by Garudio Studiage, celebrating the wall of post-riot Post-it notes that sprang up on Rye Lane in August 2011.
Despite all this borough-wide activity, it is inievitably Bankside’s big riverside names that attract most visitors to experience art in Southwark. But like their smaller cousins, these big cultural players also see the value of working together. The South Bank and Bankside Cultural Quarter brings together 30 of them, from the world-renowned cultural organisations and local universities to business groups, the borough councils and the GLA. Many of these cultural organisations also work closely with their local communities on an individual basis. The Tate Local programme works with a number of projects, including Peckham Space’s recent South London Black Music Archive. Tate Modern’s director of regeneration and community partnerships is also the chair of the local business improvement district (BID), Better Bankside. Among the many local initiatives the BID supports, together with Southwark Council and others, is Bankside Urban Forest, a strategy to encourage imaginative projects in the public realm. The most recent of these projects was an intervention commissioned by Better Bankside in June 2012. Art and architecture practice Public Works created Union Press, a temporary small-scale publishing house celebrating the area’s heritage of paper and publishing. Paper suppliers R.K. Burt & Company has been trading nearby since 1893, the first to supply fine art papers in bulk to the UK.
9 AUTUMN 2012 63
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Elephant and Castle Residential and retail, with great transport, culture and leisure
southwark Issue 8 Winter 2011/12
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Quality of life Culture, markets, eating out, and value for money on the homes front
Bermondsey Central Londonâ€™s latest cool alternative neighbourhood
Education Investment in learning environments delivers high performing schools
Delivering in austere times...
Architecture Exemplars of design in contemporary buildings: offices, homes, schools
Art Southwarkâ€™s creative scene is flourishing, from grassroots to the establishment
Blackfriars Road One of Londonâ€™s major boulevards is rising again to fulfil its enormous potential
Housing From part-ownership to penthouse, Victorian terrace to architectdesigned affordable flat
Aylesbury Demolition of the estate brings fresh opportunities for the wider Walworth area
Elephant and Castle Massive investment is bringing new retail, better homes and improved traffic management
southwark Issue 9 Autumn 2012
yâ€™s cities isnâ€™t easy. Mace g force behind some of bitious and challenging schemes. We bring a ontrol to the complex, ammes that area-wide es. Regeneration isnâ€™t just e engage fully in the social, g and community issues nd with area renewal.
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Issue 9 Autumn 2012
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Elephant and Castle
MAGIC ROUNDABOUTS Once dominated by its huge traffic interchanges and lurid pink shopping centre, central Londonâ€™s Elephant and Castle is being transformed into a desirable, cohesive neighbourhood in a rapidly changing cityscape. Mark Smulian reports
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Previous Page: The Elephant and Castle takes shape as central London’s newest district. below: The Heygate estate can soon be demolished. right: Squire and Partners design for Lend Lease’s sustainable tower.
THINGS ARE HAPPENING FAST now at Elephant and Castle. It takes time before a project on the scale of the £1.5 billion regeneration planned can take shape, but in July developer Lend Lease submitted its planning applications for a 37-storey tower – which will also pay for redevelopment of the area’s leisure centre. Meanwhile, residents of Walworth’s monolithic Heygate estate have almost all left and demolition can start soon, paving the way for its transformation. Work is expected to start in spring 2013 on the adjacent Rodney Road site and developer St Modwen, which owns the nearby Elephant and Castle shopping centre, hopes to make an application next year for its comprehensive regeneration. An area that has, perhaps unfairly, been best known for two huge and noisy traffic roundabouts is set to become a desirable shopping and retail centre. Jon Abbott, Southwark Council’s project director for Elephant and Castle, explains: “Lend Lease intends to build the tower with retail and office uses at the base, and the capital receipt from that site will pay for the new leisure centre. A new park is also proposed, as part of the regeneration of the Heygate estate, which will be the largest created in zone 1 of London since 1937.” 66 ISSUE 9 AUTUMN 2012
Abbott says the £20 million leisure centre, which will rise after the current one has been demolished, will change perceptions of Elephant and Castle so the whole regeneration will benefit. There has been no local swimming pool for 15 years, but the new centre will provide a sixlane, 25 metre pool and a learner pool that can also be used for hydrotherapy. There will be a four-court sports centre, a gym, cafe, creche and a soft play area for young children. Construction is expected to start at the end of 2012 and to be complete for fit-out by March 2014. Although the application must still complete the planning process, Southwark Council’s leader Peter John, has said: “Local people have long asked for better facilities, with a swimming pool to match, and I am delighted that they will now watch it happen; I am certain it will exceed their expectations when it completes. It will be the icing on the cake in a part of central London that’s seeing such an exciting transformation. “We’ve already moved fast to begin this project, and the waiting will soon be over as plans become a reality,” added John. The St Mary’s tower will contain 284 homes on a 0.56 hectare site and will be the tallest building yet constructed to meet Level 4 of
the Code for Sustainable Homes. There will be outdoor living space for every home, drainage systems that reuse rainwater for landscaping and water features, ventilation that provides clean air inside the homes and the latest technologies to supply clean and efficient energy, water and power. The tower has been designed by architect Squire and Partners, and will benefit from an adjoining four storey pavilion with a residents’ roof garden and 650 square metres of shops, restaurants and business space. Lend Lease’s Elephant and Castle project director Rob Deck says: “Our proposals for the St Mary’s development represent an important milestone in sustainable urban living. “We will create a place which has not only high-quality homes and impressive design and architecture, but which also enables residents to reduce their carbon footprint and live in a healthy environment where they interact in community gardens and spaces.” Funding is now in place to demolish the Heygate estate from spring 2013, once the final few private interests have been compulsorily purchased. Most residents moved from the estate long ago to council properties or newly built housing association homes elsewhere in the borough. Some 250 tenants have signed ‘right to return’ forms, which provide them with the option of returning to a new housing association property in the Elephant and Castle area. Only three of the original 189 leaseholders remain on the estate. The estate’s replacement has, says Abbott, been designed on the principle of reestablishing a street pattern and being open to the surrounding area. This pattern has not been seen for decades since the Heygate, which was completed in 1974, was built as a series of impermeable blocks in the middle of the Walworth neighbourhood. Over 15 years there will be some 2,650 homes built – a considerable increase on
“local people have long asked for better facilities, with a swimming pool to match, and i am delighted that they will now watch it happen”
Elephant and Castle
9 AUTUMN 2012 67
Elephant and Castle
as it was: Elephant and Castle, the Piccadilly Circus of south London, circa 1912.
the 1,212 on the old estate, and there will be 27,871sq m of town centre uses, including retail, offices, and restaurants. At least 25% of the homes will be affordable. There is only one way to get so many more homes on a constrained site, and that is to build upwards. There will be towers of up to 30 storeys on the Heygate site, with the homes in them for private sale. Abbott points out that these will not resemble the 1960s tower blocks that have often proved troublesome elsewhere. “Those techniques are no longer used and Lend Lease has experience of building high quality towers all over the world,” he says. “The towers will have to be attractive to private buyers and are not the sort of thing a housing association would take on.” Affordable homes will be located in lower rise and mid-rise blocks. The first phase comprising 235 homes is planned for Rodney Road, where a detailed application has been submitted with a view to work starting in spring 2013. Deck says: “There is a lot to sort out but we are on track to do it. Rodney Road is a series 68 ISSUE 9 AUTUMN 2012
of lower rise buildings of four to 10 storeys with 235 homes, 25% of them affordable, in line with agreements with the council. Family homes will be at ground level, with back gardens or terraces.” The Elephant and Castle shopping centre is near to the Heygate, on the northern of the two roundabouts, and forms a key part of the area’s overall regeneration. Property firm St Modwen is in a 50:50 joint venture with Kuwaiti investment firm Salhia to improve the shopping centre by a combination of redevelopment and extensive refurbishment. This is intended to deliver both better retail facilities and greatly improved leisure amenities, as well as providing homes. St Modwen’s regional director Tim Seddon says: “We have agreed terms with Southwark and are expecting to have shortly concluded our legal agreement which will enable the regeneration of the shopping centre. “A co-operation agreement is also near to being concluded between St Modwen, Southwark and Lend Lease, which will ensure we have a close working relationship to help drive forward the wider regeneration of the
area,” he adds. Seddon says he hopes to make a planning application following public consultations during 2013, which is expected to be for 41,806sq m of retail and leisure space and around 1,000 homes. It is likely that work could begin on the project in late 2015, if permission is secured. One factor is still to be resolved, which is central to the area’s regeneration: how to make it easier to reach the Elephant and Castle underground station? Access to the Bakerloo and Northern lines is by lifts only, and escalators would enable much greater numbers of passengers to use the station more easily. Talks are under way with Transport for London as to what is possible in both engineering and financial terms. Long ago, Elephant and Castle was known as the Piccadilly Circus of south London. Victorian slums, wartime bombing and some ill-considered subsequent development put paid to that reputation. With its new leisure centre, shopping centre and a landmark cluster of residential towers coming, Elephant and Castle may just recapture its former glory.
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PURSUIT OF HAPPINESSS Like many urban areas, businesses and communities in Southwark were badly hit during the civil unrest last August. Down but not defeated, Southwark Council saw an opportunity for a fresh start and seized it. Elizabeth Pears, contributor to The Guardian and the LSE’s Reading the Riots study, finds out how
IT WAS IN THE COLD light of day following nights of looting and violence that the most disheartening side effects of the English riots last August really sank in. Homes wrecked. Shops ravaged. Livelihoods in tatters. Communities that already had so little, left with even less. Calculating the cost of the physical devastation was straightforward. The challenge was in assessing damage beyond the cosmetic. As answers were sought for why the riots had spread from Tottenham across London to Manchester to Birmingham to Liverpool, the picture only grew muddier. Mindless criminality? Or an act of protest from a disenfranchised generation? The road to recovery was going to be a difficult one. Finding funding in a public purse with strings already drawn tight seemed an insurmountable challenge. In many ways, the riots made existing problems – such as record unemployment and public spending cuts – even more overwhelming. Southwark, in the south-east of London, was no exception. While the borough’s prosperous areas escaped untouched, less affluent areas in Rotherhithe, Peckham, Walworth and Bermondsey were hit hard by rioters and looters. Approximately 150 businesses suffered damage. For Southwark Council, helping businesses in the direct aftermath of the disorder was a priority. It quickly set up its Emergency Recovery Fund – a £100,000 kitty to help local businesses re-establish some degree of normality. Graham Sutton, economic development southwarkmagazine.com
manager, says: “It was important to take stock of what had happened, but the next course of action was making sure we implemented the right support.” With riot clean-up operations under way, roads were closed off, rendering even those businesses that hadn’t been damaged unable to open. As well as repairing broken windows and replacing stock, the council also offered temporary relief from business rates to compensate for loss of trade. To lure people back to the high streets, money was used to set up a ‘shop local’ campaign, which launched bags for life in Peckham, Nunhead and Walworth. Other promotions to increase footfall included free parking in council-owned lots. Street entertainment was organised by the Creation Trust, a community development trust for residents living on the Aylesbury Estate in Walworth, and a trail of artwork was commissioned to make local shopfronts more enticing. “As it was a short-term project we weren’t able to properly assess the extent it helped, but anecdotally we had some great feedback,” reflects Sutton. “We knew there were areas in need of renewal, but the riots forced us to refocus with new energy. There’s a lot happening, particularly the regeneration of Peckham Rye Station. With all the initiatives going on in Southwark there is every reason to be positive. We have to keep up the momentum,” he adds. “East Dulwich is thriving and there’s no reason Peckham can’t do the same. It’s a
vibrant place with untapped potential.” The emergency fund came to an end in December 2011, but Southwark Council knew it couldn’t stop there. After going into the community and listening to what traders and residents had to say about their area, the council approved a one-off £1 million cash pot – the Community Restoration Fund – at its budget-setting meeting for the year 2012/13. The aim is to directly address some of the issues the riots threw up, with fresh ideas to tackle the ongoing hardship in some of Southwark’s high streets. It complements work under way as part of Southwark’s £4.5 million Improving Local Retail Environments (ILRE) programme, now extended from three to five years. Funding has been used to develop projects across 24 sites – in partnership with businesses – and some of the measures include upgraded shopfronts, enhanced lighting, improved paving, better street furniture, clearer signage and more effective CCTV coverage. Half of the fund, £500,000, has been set aside for business initiatives including establishing business networks for micro to small and medium-sized enterprises in riotaffected areas. Councillor Claire Hickson, cabinet member for communities and economic development, says: “We went into the community to ask why people thought the riots happened and what impact they had. These conversations helped us formulate a plan to restore shopping areas not just to what they were like before, but to enhance them. The Community Restoration Fund lays the foundation for a longer-term ISSUE
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peckham rye station Southwark Council has secured funding from the Mayor’s Regeneration Fund for a £10.6 million revamp of Peckham Rye Station and the surrounding town centre, including new and improved commercial space. The development will create up to 100 new jobs. Southwark was one of eight boroughs worst affected by riots to benefit from the dedicated £70 million fund.
Fresh vitality: Post-riots, funding for successful projects is helping businesses and building community cohesion in Southwark.
plan. It is geared towards increasing the vitality of high streets and building better community spirit.” Hickson explains that one of the biggest challenges was helping businesses adapt to their changing surroundings – the large-scale regeneration projects, such as developments in Elephant and Castle, the area around the Shard and Bermondsey Spa. “All this change brings with it demographic shifts and to some extent, businesses might see it as a threat. We are working with traders to persuade them to see it as an opportunity to find new customers,” says Hickson. She adds: “For example, a lot of residents in East Dulwich use Peckham Rye Station to get to and from work. It wouldn’t be totally unfair to say that they probably don’t use many of the shops they pass. We need to encourage people to look at the area differently and shop locally. We can work with traders on how to make their businesses more attractive and so entice passing customers. 72 ISSUE 9 AUTUMN 2012
“A lot of work has been done on getting businesses to network better,” Hickson says. “In Peckham and Walworth, the areas worst affected by the disturbances, there is very little. “It’s a really good way for businesses to take
“we need to encourage people to look at the area differently and shop locally. we can work with traders on how to make their businesses more attractive and so entice passing customers”
ownership of their own destiny and have a stake in their high street by coming together to identify things that could make them all better. The bottom line with business is competition, but there are things that can be done that can benefit everybody.” The fund has been divided between several successful applications measured against criteria centred around three themes. Hickson explains that applicants were encouraged to put their heads together and submit joint bids: “We wanted to see people working together because we need something sustainable that has longevity. This is one-off funding so there must be room for a lasting legacy.” Successful projects announced in July include a £31,000 grant for award-winning community media firm Eclectic Productions to execute its Talking Shop Project to promote local businesses in Peckham’s town centre. It will deliver a monthly talk show with a rolling programme of targeted on-air
reclaim the streets : The Walworth Retail Campaign encourages people to shop locally, benefitting traders who suffered during the riots.
nunhead In January 2012, Nunhead was awarded £438,000 from the mayor’s Outer London Fund. Southwark Council has match funded the grant meaning there is approximately £1 million to spend revitalising the town centre over the next two financial years. All work must be completed by 2013/14. The cash will be used to improve the village green with further work for shop front improvements and street scene. Reinvigorating the traders association will also be a key priority to drive forward the vision to make Nunhead a thriving destination.
advertising designed to draw shoppers and their wallets to the area, along with a website to showcase improving partnership work. Another project is to implement a vision to restore to its former glory The Blue in Bermondsey, the legendary east London market, which has been in existence for more than 230 years – and kick-start a plan to become a business improvement district. The remainder of the fund was to be spent on helping to tackle youth unemployment through a series of pop-up shops in Walworth Road, delivered in partnership with the Creation Trust. Its benefits are two-fold: as well as engaging young people over the summer months, it will also give them valuable experience and help them develop key skills in every aspect of retail business – sourcing, stocktaking, marketing, design and customer service. Beyond this the council has established a £3 million youth fund – spread across three years – to support Southwark’s young people southwarkmagazine.com
through education and into the workplace. It is open to young people aged between 16 and 24 and builds upon initiatives for existing provision for young people not in education, employment or training (Neets). There are three strands to the youth fund: the Southwark educational maintenance supplement which replaces the now-defunct Educational Maintenance Allowance; the Southwark Scholarship Scheme which gives financial support for Southwark students going on to higher education; and the Southwark Employment Training Scheme – structured work placements, expenses paid, to help upskill young people and boost their job prospects. The Horniman Museum, for example, is offering three-week placements in gardening and customer services. Project development manager Nick Wolff says: “This is about early intervention and getting young people engaged before they get disheartened. It’s an opportunity to do
something useful to enhance their work history while they’re deciding what to do next. “As unemployment rises, getting into the job market becomes tougher and entry requirements more demanding. Young people face competition from those who are older and more experienced.” He adds: “There is quite significant provision specifically targeting Neets and schemes through Jobcentre Plus and once they start to claim Jobseeker’s Allowance (JSA), they are then open to national schemes. We wanted to do something that went a little bit further.” More than a year since the riots, those at Southwark Council have shown they have listened to what its residents said they need, and acted on it too. By creating opportunities for businesses to thrive and supporting young people into education or employment, Southwark is making a sound investment for its future prosperity. The community has plenty to feel happy about. ISSUE
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Published on Sep 19, 2012
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