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Helping to set the Southwark Standard.

Game plan The New Southwark Plan is under way – and will shape development over the next decade

Royal flush Southwark emerges as a popular central London destination for investment in hotels

Elephant revival Beginning to see the rewards – visible progress in regeneration of the Elephant & Castle

Future by design Housing estates, schools, workspace – successful development and design projects

Premier league Healthier lifestyles – investment in fitness facilities plus free gym and swim scheme

southwark Issue 12 Spring 2015

Mount Anvil is committed to developing Southwark’s vision for a bright future.

Issue 12 Spring 2015


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homes, hotels & health

Tom Dixon returns the Mondrian London at Sea Containers to its original purpose – a landmark luxury hotel on the South Bank

One View. One Address. One Tower Bridge. An opportunity to come home to the ultimate address in the most exciting city in the world. The luxury residential development in an unparalleled location presents an abundance of community and business opportunities, including: • 356 luxury private apartments • 70,000 sq ft culture space (options for use include exhibition space, gallery or theatre) • 14 retail & leisure units (ranging from 300-4,851 sq ft) • River fronting restaurants, cafes and bars • Interactive water feature

• Luxury 70 bed ‘Lalit’ hotel in Grade II listed St Olaves with destination bar and dining • New public realm with beautifully landscaped pedestrian boulevards • Private residents facilities include gym & spa, treatment rooms, business lounge, urban golf and state of the art underground car park.

1, 2, 3 and 4 bedroom apartments and penthouses. For further information, please call +44 (0)20 3581 3566 or email Follow us on Twitter @BerkeleyStyle New Sales & Marketing Suite (Off Potters Fields Park) London SE1 2AA Open daily 10am-6pm Wednesday 10am-8pm Details are correct at time of going to press and subject to availability. Photography depicts view from One Tower Bridge and is indicative only.

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Linden Homes has an impressive track record of investment in this booming borough. • Apartments currently selling at The Residence, Blackfriars Road • Studio, 1, 2 & 3 bedroom apartments available • New homes coming soon at Grange Walk, Bermondsey • Previous success at The Tanyard in Bermondsey Computer generated image shows The Residence at Blackfriars Road

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Issue 12 Spring 2015

contents 16 Hotels Southwark is a central London hotspot for hotels, from quirky or affordable to the drama and superlux offer of the Mondrian London at Sea Containers and the Shangri-La in the The Shard.

07 Contacts Southwark regeneration contact information. 10 News What’s happening in regeneration projects and initiatives across the borough. 24 Sport and leisure Rio Ferdinand and David Haye are local legends – with the council’s support for free fitness sessions, residents can get faster and fitter too. 31 Projects A summary of schemes under way or coming on stream. 40 New Southwark plan When finalised, this plan will set out how Southwark develops in the next 10 years. 52 Elephant and Castle The 15-year, £3 billion regeneration project is one of London’s largest schemes.

44 Architecture From schools to homes, completed schemes in Southwark demonstrate the council’s aspiration for high quality design across diverse projects, with photography by Peter Durant.

58 Sitematch Southwark Council’s head of property discusses Sitematch.

Editorial director Siobhán Crozier Deputy editor Maria Shahid Chief reporter James Wood head of design Rachael Schofield design Smallfury Designs production assistant Christopher Hazeldine business development Director Paul Gussar Office manager Sue Mapara subscriptions manager Simon Maxwell Managing director Toby Fox Printed by Bishops Printers Images Peter Durant, SPPARC Architecture, Cityscape Digital, Sellar Design + Development, News UK, HTA Design LLP, Mondrian London at Sea Containers, Marc Bertrand, Abaca Corporate/Filip Gierlinski, Dexter Moren Associates, Shangri-La Hotel at the Shard, Rio Ferdinand Foundation, Featureflash /, IFM Photographic, Fusion Lifestyle, Fairview, Peckham BMX, Southwark Council, Alumno Developments, St George, Ash Sakula, Jestico & Whiles Architects, LTS Architects & Designers, Lawrie Cornish 375 Kennington Lane, London SE11 5QY T 020 7978 6840 W Published by Subscriptions and feedback

©3Fox International Limited 2015 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.


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Computer generated image of London Square Bermondsey Village. Please note that the Lamb Walk electrical substation in the foreground has been omitted so as to clearly show the London Square Bermondsey Village Apartments.


Issue 12 Spring 2015


Dan Taylor / Chief Executive’s Department Southwark Council / 160 Tooley Street / SE1 2QH / 020 7525 5450

buzz works Southwark is now recognised as the most exciting and vibrant quarter of central London. The council’s vision has been to maximise the benefits of regeneration for our residents, and this issue focuses on some of the fantastic opportunities being created. New international hotel brands are choosing the buzz and character of Southwark rather than anywhere else in the UK, and this is creating hundreds of new jobs. At the newly opened Mondrian London at Sea Containers, 68 of our residents have started work, and at the Shangri-La at The Shard, 20 have begun new careers. Regeneration also leads to investment in community facilities. In this edition we focus on the exciting range of sports and leisure projects under way across the borough, bringing benefits to our communities, and creating a fairer future for all. Councillor Peter John Leader of Southwark Council


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the news What’s new and happening in southwark

Plans for The Quill redrawn A new London landmark will be established if consent is given for a project linking St Thomas Street and Weston Street. The distinctive building is known as the Quill, referencing Southwark’s literary heritage. Property investment company Investream and the developer Bilford have submitted a revised planning application to Southwark Council, proposing to build the residential scheme near London Bridge station. Planning permission was granted in 2010 for a proposed development, for which the joint venture partners planned to demolish a 10-storey office building, Capital House, and replace it with a 109-metre tower. Proposals for the revised scheme include a 21 and 31-storey tower retaining the original external design, with the interior reconfigured to provide 119 apartments. Bilford has submitted an environmental impact assessment (EIA) screening with the application. The development would also include retail space, two disabled car parking spaces and a plant room on the ground floor. A bike store, refuse room and additional plant is included at basement level. A new pedestrian connection through the site would link St Thomas Street to Weston Street. Neighbouring landowner Zurich Assurance submitted a legal challenge to the Court of Appeal over the plans in 2012, arguing the council should be ordered to take out an EIA, a challenge which was refused. 10 issue 12 spring 2015

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

Lend Lease gets consent

The news

homes and £12m school for Albion Street Council homes and a new building for Albion Primary School feature in plans for Albion Street in Rotherhithe. In December, Southwark Council’s cabinet agreed to use surplus land from the school to build around 70 homes. It is committed to building 11,000 council homes over the next 30 years, and 1,500 by 2018. The council will invest £12 million to build a bigger school on the original site.

Starting gun fires for athletics track

Lend Lease has won planning permission for the second phase of its project to regenerate the Elephant and Castle, which will include building 593 homes and about 4,000sq m of retail space. At 31 storeys, homes in the highest building in Elephant Park will include a range of one to three bedrooms. At street level, the development will include new stores on Walworth Road. The West Grove scheme is the second phase of the Elephant Park masterplan. It follows the launch of 360 homes earlier this year, built as part of the first phase – South Gardens. A Lend Lease spokesperson said the 593 homes will be designed to exceed Level 4 of the Code for Sustainable Homes. Councillor Mark Williams, Southwark Council’s cabinet member for regeneration, planning and transport, said: “The regeneration of the Elephant and Castle is now gathering pace. This latest phase will deliver 25% affordable housing, quality

open spaces for residents and will really open the development so people can see how it links in with surrounding streets. Rob Heasman, Lend Lease’s project director for Elephant and Castle, said the second phase marked an “exciting step” in the project. “We can already see the changes taking place in what will become one of the most sustainable places to live in central London, and the last major urban regeneration project in zone one of the underground,” he said. The spokesperson for Lend Lease revealed that the scheme has created 284 jobs for Southwark residents to date, adding that over the next 15 years, the project will create more than 6,000 new jobs – 5,000 during construction and 1,000 in the completed development. Investment in the regeneration of the Elephant and Castle totals £1.5 billion. Construction workers will be on-site for phase two in early 2015.

Southwark Council has given final approval for plans to build a new athletics centre at Southwark Park and has selected its contractors for the scheme. The £1.1 million project will be partfunded by Southwark’s Olympic Capital Legacy Fund, with other contributions from the London Marathon Charitable Trust, Sport England’s Inspired Facilities Fund, and the mayor of London’s Sports Facilities Fund. It will include a six-lane athletics track with an eight-lane 100m straight and a hammer/discus cage, as well as facilities for long and triple jump, high jump, pole vault, shot put and javelin. issue

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What’s new and happening in southwark

11,000 new council homes for Southwark Southwark Council has pledged to build 11,000 new council homes over the next three decades. It is committed to building 1,500 of these homes by 2018. 12 issue 12 spring 2015

British Land for Canada Water Southwark Council will work with British Land as the developer to build council and private homes and a new town centre in Canada Water. Cabinet members met in November to discuss what the council expects from the developer in delivering the project. Councillor Mark Williams, cabinet member for regeneration, planning and transport, said: “We have clearly set out what we expect to gain from this development, as a landowner, for our residents. “This will form the basis of our negotiations

with British Land over its plans for the regeneration of Canada Water. They include 35% affordable housing which would be retained by the council and make a significant contribution to our delivery of 11,000 new council homes.” Discussions are also under way over plans to build a new leisure centre. Williams said: “In addition to new homes, we also want to get the best benefits for Southwark residents, including this brand new, state-of-the-art leisure centre.”

the news

News Building filling up More employees are moving to The News Building in London Bridge, as sister publishing companies Dow Jones and HarperCollins join News UK – all part of the News Corp Group – at the recently opened facility. Dow Jones has now moved into its new headquarters, with HarperCollins set to join it in 2015. The building will eventually house around 3,400 employees, whose spending power will contribute to the economic growth of the area. The News Building, formerly known as The Place, is based at the London Bridge Quarter next to London Bridge station. News Corp has a 30-year lease on the 17-storey building. It comprises 40,000sq m of office space and was designed by Renzo Piano, who also designed The Shard.

Consent for residential tower The state of Qatar and Sellar have been granted planning permission for the next phase of the London Bridge Quarter regeneration scheme. This will see the development of a 26-storey tower of 16,700sq m, containing one, two, three and four-bedroom apartments, as well as a new public space, landscaping and 1,114sq m of retail space. The tower will replace Fielden House, a 1950s office building on London Bridge Street located between The Shard and The News Building. At the St Thomas Street level the scheme will be set back from the road, enabling the creation of an additional 1,200sq m of new public realm, with links and improved site lines from Guy’s Hospital Quad that is to become the new home to the Science Gallery, through to The News Building via a stairway linking St Thomas Street and London Bridge Street. In addition, the developers will provide approximately 1,114sq m of new retail space and an open terrace that wraps around the base of the building. Renzo Piano, the architect for The Shard and The News Building, is designing the tower. It is scheduled for completion in 2018.

Government funding for Aylesbury The government plans to provide funding for the regeneration of Southwark’s Aylesbury estate, as part of a £150 million estates renewal project. Developer Notting Hill Housing lodged two planning applications with the council

in October 2014 for the masterplan – which could deliver up to 3,500 homes – and the first phase. Consultation is under way. If agreed, demolition will begin in 2015 and the regeneration project could be completed in 2032. issue

12 spring 2015 13

The View from The Shard

London Bridge Quarter is an iconic 2 million sq ft development located at one of the UK’s busiest transport hubs. At its heart is The Shard, Western Europe’s tallest building and first truly mixed-use vertical city, comprising visitor attraction The View from The Shard, exclusive residences, a world-class office complex, premium restaurants, the UK’s first Shangri-La Hotel and a boutique shopping arcade. London Bridge Quarter is also home to The News Building, which has recently become the international headquarters to News UK – the media group comprising The Times, Wall Street Journal, Dow Jones, Sunday Times, the Sun and Harper Collins. In addition, Fielden House, the latest phase of London Bridge Quarter, will become a 26-storey residential building containing 148 1, 2, 3, 4 bedroom apartments covering approximately 180, 000 sq ft with work due to start late 2015. As part of the London Bridge Quarter project, the London Bridge station concourse, public realm and bus terminus have been redeveloped. When complete, London Bridge Quarter will employ over 12,500 people and attract over a million new visitors to its viewing galleries, restaurants, offices, residences and hotel each year. London Bridge Quarter is owned by the State of Qatar and Sellar.

Shard Residences

Offices at The Shard

The News Building

aqua shard at The Shard

Oblix at The Shard

Hutong at The Shard


Thames view: The 359-bedroom boutique hotel, Mondrian London at Sea Containers, has its own cinema and art gallery.

16 issue 12 spring 2015


Royal flush Southwark’s position as a central London borough has been confirmed with the growing number of hotels being established, including the latest Thames-side landmark, the five-star Mondrian London at Sea Containers. Estates Gazette’s markets editor, Noella Pio Kivlehan, reports

The sight was truly majestic. As Queen Elizabeth II’s Diamond Jubilee flotilla made its way down the River Thames on 3 June 2012, her boat and the hundreds accompanying the royal vessel were met by an incredible sight: a 70m by 90m black and white image of the monarch and family waving from the Buckingham Palace balcony, captured during celebrations for the Queen’s Silver Jubilee in 1977. But what the image was actually hiding was scaffolding on the old Sea Containers House. Behind the picture, the five-star Mondrian London hotel was being fashioned out of the 1970s office block with the help of designer Tom Dixon, renowned for his work on Shoreditch House in east London.

Two years on and the 359-bedroom hotel opened to a fanfare at the end of September, with its own 56-seat cinema and art gallery. Anne Golden, regional vice president and general manager, says: “We are very proud to be part of Tom Dixon’s vision as he has designed the most incredible space. Mondrian London at Sea Containers is in a fantastic location and we are delighted to be part of the South Bank community. We have received amazing feedback from our guests and they also love the hotel location.” The hotel was granted planning permission in October 2011. In choosing the riverside location, Mondrian’s owners, the Morgan Hotel Group, joined other hoteliers in the issue

12 spring 2015 17

top, above and right: Designer Tom Dixon’s vision is realised at the Mondrian London hotel. far right: The first Mercure hotel in the UK.

18 issue 12 spring 2015


“hidden cultural gems have made north Southwark a fantastic tourist destination” central London borough just south of the Thames. Southwark is a popular place for a range of hotels, from the luxury of the Mondrian London and the Shangri-La at The Shard, to mid-market operators such as Novotel and Ibis and the budget packages of Travelodge and Premier Inn. Beyond bars and gyms, contemporary hotels are extending their offer and drawing in new customers. The CitizenM hotel’s SocietyM provides meeting rooms for hire at reasonable cost, targeting “business nomads”. An £11.1 million, contemporary, 75-room apart-hotel in Bankside designed by SPPARC will include boutique retail and gallery spaces. Architect Trevor Morriss comments on the design: “The character of the existing warehouse buildings are retained, while modern interventions to the Bear Gardens and Rose Alley elevations reference the historic origins of the area.” The four-star Hilton London Tower Bridge in More London is marketed as a sightseeing location with views of Tower Bridge, but is typically popular with business travellers as well as tourists. Dexter Moren Associates has designed the five-star Hilton London Bankside, which will feature 292 bedrooms and suites, a leisure club with pool, conference facility and a ballroom with the capacity for up to 750 people. The 138-room London Bridge Hotel opened in 1998 and has three luxury apartments, a restaurant, private dining rooms, bar, conference facilities and a gym. Ahead of the London 2012 Oympic and Paralympic Games, the Holiday Inn Express Southwark added a 48-room fully accessible extension. The project incorporated measures to reduce the carbon footprint: a rainwater harvesting system provides water for toilet flushing and irrigation to a spectacular green wall on the rear external elevation. Southwark has been an improving hotel destination since the Pedersen Group first developed the Frantour Hotel on Southwark Street in 1998. Frantour was purchased by Accor and that hotel became the first Mercure in the UK. Trading in the area has grown


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reach for the Top According to David Harper, hotel specialist and managing director with Leisure Property Services, a hotel becomes “outstanding” by exceeding expectations. Such an establishment “will have service levels that are in excess of what the customer expects from that hotel”, says Harper. “A budget hotel can have outstanding service levels. A great hotel now will meet the requirements of guests, whether that is decent food, quick Wi-Fi, pleasant staff or just a well located and reasonably priced hotel. An outstanding hotel needs to have slightly more … to exceed expectations.”

Mondrian London at Sea Containers The 359-bed hotel, part of the Morgan Hotels Group, was opened in September 2014 in the converted 1970s office block, Sea Containers House. Originally designed as a hotel by US architect and designer Warren Platner, the hotel idea was dropped in favour of making the building an office block because of a worldwide recession. The first Mondrian-branded hotel outside the US has its own cinema and art gallery. It was created by the Design Research Studio, under the direction of Tom Dixon, who also did Shoreditch House in east London. New York’s Seamus Mullen of Hero Food fame is executive chef, while Ryan Chetiyawardana – known as Mr Lyan – runs the Dandelyan bar.

hilton London bankside In a prime location next to Neo Bankside, this 292-bedroom hotel will also have 20 suites. Synergy Hotels is due to open the £115 million development in June 2015; it will operate under the Hilton brand. Mercure This four-star hotel, on the South Bank between Blackfriars Bridge and Southwark Bridge, is within walking distance of Tate Modern, Shakespeare’s Globe Theatre, St Paul’s Cathedral and Borough Market. CitizenM The boutique hotel targets a young clientele and is, as Harper says: “Quirky, with small rooms, and very cool public areas.” Lisa Grainger of The Telegraph’s Ultratravel magazine describes CitizenM as “a space that feels more like an arty friend’s apartment than a hotel”. The Lalit London The former St Olave’s Grammar School was originally designed by Edward Mountford and built in phases between 1893 and 1896. India’s largest privately owned hotelier, the Lalit Suri Hospitality Group has planning consent for redevelopment of the Grade IIlisted building as a boutique hotel of some 70 rooms and suites, which it plans to open in 2015. The Lalit London is being designed by EPR architects.

Shangri-La Western Europe’s highest hotel is the Shangri-La, which opened in May and occupies floors 34 to 52 of the Renzo Pianodesigned landmark. The Shard’s triangleshape – an 87-floor building, which also features three signature restaurants and offices – means each of the hotel’s rooms is unique, with individual layouts and design elements. Room sizes range from 30-188sq m, among the largest in London.

one Blackfriars Berkeley Group has announced a deal with Amerimar Enterprises in partnership with Realstar Group to own, develop and operate a Marriott Autograph hotel at its mixed-use scheme, One Blackfriars. The six-storey hotel will have 161 bedrooms, three restaurants – one of which will feature a double–height bistro, a bar, rooftop terrace, gym and conference facilities. It is scheduled for opening in 2018.

significantly since that period of time, with the supply of bedrooms increasing by over 150%. Councillor Mark Williams, cabinet member for regeneration, planning and transport at Southwark Council, puts the attraction down to the extensive regeneration that has happened over the last 10 years. “Arts, cultural and tourism activities have flourished in Southwark in the last decade, particularly in our part of central London, which is within the Central Activities Zone, as it’s defined in the London Plan,” says Williams.

“This zone has experienced a growth in the number of hotels to support this increasing visitor economy. “The opening of Tate Modern, Shakespeare’s Globe, revitalisation of Borough Market, The View from The Shard and a proliferation of hidden cultural gems have made north Southwark a fantastic tourist destination.” The central London location is a vital attraction, says William Duffey, senior vice president in JLL’s hotels and hospitality team.

20 issue 12 spring 2015

“A number of hoteliers like Southwark for its connectivity to the West End and significant redevelopment to areas of the borough.” Duffey believes the likes of Borough Market and The Shard provide a mix of uses which create more of a seven-day-a-week environment. He says: “The level of hotel offerings is increasing with these developments … New hotels in the area include an Autograph by Marriott, the new Mondrian London, a Hilton and a potential Indigo.” Hoteliers certainly agree. Derek Griffin, is head of acquisitions for Greater London at Premier Inn, which is on a massive UKwide expansion plan: the chain currently has 56,000 rooms, with plans to increase that total to 75,000 by 2018. The Whitbread-owned company’s hotels in the area include a 122-bedroom outlet near Tate Modern. Griffin says: “We have a number of Premier Inn hotels in Southwark and more in our development pipeline. It’s a borough where we want to be and where we have active requirements for more sites because we have really strong customer demand and our hotels, like our new Tate Modern location on Great Suffolk Street, are hugely popular with our customers.” Southwark’s attractions are evidenced by the fact of newly built hotels clustering around, or near to the waterfront, the most lucrative area for hoteliers. “Capital values of types of hotels vary significantly around the borough, with hotels in the north (SE1) achieving much higher values per room compared to those identified elsewhere in the borough,” says Steve Platts, director of regeneration at Southwark Council. “Viability evidence has shown that hotel developments in the north of the borough generate considerable surplus residual values.” Russell Kett, chairman of the London office of HVS (hotel valuation services) believes the allure of Southwark is also partly down to a lack of sites in the capital’s more traditional hotel areas. “This location has become more attractive because the more prime locations are not available – mostly because there are affordable sites available [in Southwark] and the local planning regime is favourable,” says Kett. Getting sites in general has been proving a headache for hoteliers, who are up against – not only their direct competitors – but developers of all sorts, particularly residential. Ben Taylor, legal director at law firm DLA Piper has stated that European chains are keen to expand, but that it is difficult, if not almost impossible to get sites, particularly in London. Kett points east, saying long-term demand for London hotels is very strong – especially with pent-up demand from China and India.


five-star luxury: The new Hilton in Southwark will be the closest five-star hotel to Tate Modern.

Despite the scarcity of sites, the number of hotel rooms in London continues to grow. According to the GLA Economics report, between 1991 and 2010, average growth in what it calls ‘serviced visitor rooms’ in London was around 1,300. But, from 2010 to 2012 that figure leapt up to as much as an additional 18,500 serviced rooms. The report does state, however, that “such a change may well have been expected due to the Olympics”. Currently, there are 4,530 service rooms in Southwark, according to the report. In Kett’s view, the majority of growth will be from budget hotels in outlying areas. Meanwhile, Duffey believes Southwark is actually still under-supplied in terms of bedroom stock in many operators’ opinions, with demand from both budget to full service operators for representation. Hotels mean jobs and visitors support the local economy – so Southwark Council is keen for more hotels to open. Williams says, given the importance of tourism to London’s economy, it is important to ensure there is sufficient visitor accommodation in the capital. Further alterations this year to the London Plan stated that the city seeks to achieve 40,000 additional hotel bedrooms by 2036. Williams explains that Southwark’s development plan, the Core Strategy, “directs hotels to the town centres, strategic cultural

“It’s a borough where we want to be and where we have active requirements for more sites”


12 spring 2015 21


areas and places with good public transport accessibility, as these are the locations where hotel development would best support business, retail and the service economy”. This need for more rooms is backed by the GLA Economics paper published in August 2013: Understanding the demand for and supply of visitor accommodation in London to 2036. It estimates demand for around 1,800 additional serviced rooms in the borough up to 2036. However, Platts says this forecast figure for Southwark should be treated as “indicative only, and local circumstances should also be factored in”. Owen Pritchard, director, head of development, at CBRE Hotels doesn’t believe the borough will be overrun with hotels. While he admits there will inevitably be some churn, particularly with older stock, he says: “Trading performance is very strong and predicted to be so for 2015. As yet, commentators don’t think we’ve reached saturation, so we don’t consider there to be too many hotels.” This is a view shared by Williams: “Southwark has fewer bed spaces than other central London boroughs. In the past Southwark has been a place where visitors would come for the day to visit Tate Modern or the Globe and return to their hotels in Westminster or Camden. “There is so much to see and do in Southwark. Over the last 10 years with new hotels opening, visitors now stay in the area and spend money in the local economy, promoting employment and entrepreneurship in Southwark,” Williams adds. Chains like Premier Inn are not worried about saturation, as Griffin says: “There 22 issue 12 spring 2015

the view from the shard: Occupying floors 34 to 52, the Shangri-La is western Europe’s highest hotel.

“visitors now stay in the area and spend money in the local economy, promoting employment”

is always room in the market for quality propositions. At Premier Inn, we have strong customer demand and sites in Southwark are trading at higher than average occupancy levels. We can see a clear demand – and we are confident about bringing forward new sites in the borough to meet that demand.” As Southwark grows in its status as a leading London tourist destination, it is vying strongly for the crown as king of hotel-land – and it’s certainly a place where the Queen would appear to have been happy to have seen one’s photograph so proudly displayed. ❚

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Sport and leisure

PREMIER LEAGUE Young people everywhere aspire to emulate their sporting role models. Football and boxing were the destiny of two talented local kids from the streets of Southwark, as James Wood reports

24 issue 12 spring 2015

Sport and leisure

below left: Young people living in the inner city benefit from the work of The Rio Ferdinand Foundation. right: Rio Ferdinand grew up on a Southwark estate. below right: Champion boxer David Haye is from Bermondsey.

A hero in Rio The roar from the Stretford End of Manchester United’s Old Trafford stadium may echo long in Rio Ferdinand’s ears, but to trace the roots of a player who was key to the defence of England’s most successful club for a little over a decade, we travel to Peckham’s Friary estate where the former England player grew up. Born in Camberwell in 1978, Ferdinand was 10 years old when scouts spotted his football aptitude and offered him the chance to train at the Queens Park Rangers academy. In 2014, aged 35, Ferdinand returned to play for the club where he was first affiliated. The ability to wow his schoolmates was developed from hours of practice at the Friary estate, the Blackheath Bluecoat School he attended in Greenwich to the east, and Burgess Park in Peckham, where he honed his skills with father Julian, attempting to emulate his boyhood hero, Diego Maradona. Ferdinand signed for Manchester United from Leeds United for £30 million in 2002, breaking the highest transfer record ever paid for a defender. In 12 seasons at Old Trafford, Ferdinand won six Premier League titles, the Champions League and two League Cups, putting him among the most decorated of modern-day players. In 2003, Southwark Council unveiled a blue plaque at the Friary estate in recognition of all his achievements. Ferdinand launched The Rio Ferdinand Foundation charity in 2012, aiming to create opportunities for young people. On Southwark estates, the foundation runs informal football and multi-sports sessions, mentoring young people to help with their growth and development in sports and education.

Born under punches From the penalty box to the boxing ring, another star of Southwark’s sporting legacy is the former heavyweight and cruiserweight champion of the world, David Haye. Born and raised in Bermondsey, “The Hayemaker”, as he is nicknamed, turned professional in 2002 and would later become one of the most fearsome competitors in the world, knocking out 24 of 26 beaten opponents along the way. Haye now resides in Beckenham with his wife Natasha and son Cassius, named after the sport’s biggest star, Cassius Clay, who later became Mohammed Ali. Southwark’s own boxing titan is also a lifetime supporter of the Bermondsey football club, Millwall. issue

12 spring 2015 25

Sport and leisure

leisure seekers Investment in sporting facilities is a pillar of Southwark Council’s strategy to promote health and fitness among its residents. James Wood checks out what the funding has delivered Chapeau!: Herne Hill Velodrome, built in 1891 and still in use. right: Money no object – residents exercise for free at Peckham Pulse.

Olympic legacy Southwark is home to one of the oldest cycling venues in the world; the Herne Hill Velodrome, which was built in 1891 and was later used in the 1948 Olympics. It is the only facility from those Games still in use. The velodrome was also where Bradley Wiggins began his career. “Sir Wiggo” would go on to win the Tour de France in the same year as winning the gold medal in the time trials at the London 2012 Olympic Games. For 15 years before the opening of London Velopark in 2012, Herne Hill was the city’s only velodrome. The Southwark Olympic Legacy Project saw a revamp of the Dulwich facility, where work began in February 2013 26 issue 12 spring 2015

and was completed by the summer of that year. The project included the construction of a new junior 250m track and a £200,000 grant from British Cycling was invested in resurfacing the main 450m track. A further £1.5 million from Sport England and the London Marathon Trust went towards building a new pavilion. Support came from British Cycling, the Herne Hill Velodrome Trust, The Dulwich Estate, Sport England and the London Marathon Charitable Trust. As well as being available for spectators to enjoy professional track racing, it is also open for public use, for activities such as track training, track racing and road biking.

“it must be an absolute priority of the council to help people in southwark lead healthy lives”

Sport and leisure

On the pulse In the build up to the local elections in May 2014, Southwark Council introduced proposals to make it easier for people to get fit by offering – to all residents – free swim and gym sessions at council leisure centres. The Labour administration says it is tackling its healthy living agenda by ensuring that money is no barrier to taking regular exercise. Council leader Peter John says: “The pledge will make a real difference to Southwark residents. I recognise that we will be implementing this proposal against a tough economic backdrop, but I believe that it must be an absolute priority of the council to help people in Southwark lead healthy lives.” The council’s family-friendly leisure centres are prominent throughout the borough and open to all. One facility is Peckham Pulse, currently the subject of a £2.5 million investment, part of which came from Lottery funding of £252,000 for improvements to the energy efficiency of the centre. The council has invested £38 million in leisure projects since 2010 and is providing an

additional £15 million to fund schemes such as the redevelopment of the athletics centre in Southwark Park. Planning permission was granted and contractors selected for the scheme in October 2014, and the track is now due to be restored, having been out of action since 2009, on account of its poor condition. At the cost of £1.1 million, work on the athletics centre will be part-funded by Southwark’s Olympic Capital Legacy Fund, with other contributions from the London Marathon Charitable Trust, Sport England’s Inspired Facilities Fund, and the mayor of London’s Sports Facilities Fund. The facilities will include a six-lane athletics track with an eight-lane 100m straight, long and triple jump, high jump, pole vault, a hammer/discus cage, shot put and the javelin. Elsewhere, the council is working in partnership with the developer Balfour Beatty on building The Castle Centre – a £20 million leisure facility in Elephant and Castle, which topped out in March 2014.

The centre will include a 25m swimming pool, a 12m learner pool, a four-court sports hall, a 140-station gym, two studios, a spinning room, wet and dry changing facilities and a sauna and steam room. It is due to open in spring 2015. For those with a spirit of adventure, the Surrey Docks Watersports Centre offers kayaking, sailing, powerboating, rowing and windsurfing – not the most common of activities practiced in inner London. The centre went through a refurbishment programme in which the council invested £2.4 million in 2010; it also includes a group exercise studio, gym and indoor cycling studio. And a new sports facility is planned for Bankside. The council is working with local charity Bankside Open Spaces Trust to create The Malborough Sports Garden in SE1, offering volleyball, football and basketball. Investment of £400,000 has been secured from S106 funding and construction work is planned for 2016, adding to the council’s development of its fitness facilities.


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Sport and leisure

Right: DJ CK Flash and the Peckham BMX riders. below: Initial artist’s impression of the new Fisher FC ground – Fairview’s final scheme may differ.

Easy rider

Football’s coming home Long-standing non-league football club, Fisher FC, was wound up in a legal ruling in 2009, after it failed to raise the funds to repay its debts. Now, thanks to the developer Fairview New Homes, and with approval from Southwark Council, the club has risen from the ashes and will be given a new home at St Paul’s Playing Fields in Southwark’s Salter Road, a 13-minute stroll from Canada Water station. The club’s new facilities will include an artificial grass 3G surface, a clubhouse and changing rooms and two 150-seat spectators’ stands. The new facilities will benefit from Fairview’s contribution of £500,000. This is linked to plans by the council to build 103 homes on the site of the club’s old Surrey Docks Stadium, 33 of which it has earmarked as affordable. Southwark Council’s planning committee approved both planning applications unanimously in July 2014. 28 issue 12 spring 2015

BMX racing was introduced as an Olympic event at the 2008 Games in Beijing, achieving great spectator interest and marking the point when the discipline completed the transition from the mid-70s pastime of Californian children to a worldwide phenomenon. Its popularity in the UK has seen BMX tracks and trails built throughout the country. In Southwark, the Peckham BMX riders are making a name for themselves, benefiting from the £1.1 million track in Burgess Park, which opened in August 2013. It was the brainchild of local DJ and former BMX racer, CK Flash, who wanted to build a facility for talented young riders. Flash aimed to provide an outlet for disaffected young people in Peckham, choosing to base the track in an area near two estates which have had issues with crime. Flash’s faith in the abilities of the club’s young riders has not been misplaced. One member, Tre Whyte, now 21, is ranked third in the UK and was the winner of the bronze medal at the 2014 world championships in Rotterdam. Whyte’s sights are now set on the 2016 Olympics in Rio de Janeiro, Brazil. Another three-time British junior and twice national champion is also a member – Quillan Isidore, aged 18. Both grew up in an area where crime was rife – the evidence suggests that Flash’s ambitions to offer a way out for disaffected youngsters has been successful.

Those such as Whyte and Isidore have certainly benefited from the quality of the facility. When the track opened, British Cycling named it as one of the best in the country. Participation in sport among young people rode high on the agenda of local authorities and central government prior to and following London 2012 and the council sees the facility as an example of this being followed through. The Burgess Park track project was delivered as part of Southwark Council’s Olympic Legacy Fund with support from British Cycling, the mayor of London’s Sports Facilities Fund and London Marathon Trust. An event in summer 2014 marked a year since the facility opened, attended by councillors and members of the community. Flash has future ambitions for the Peckham BMX riders. Speaking at the event, he said: “The park will host some of the biggest BMX events in 2015. The council has been really supportive and is driving forward for the club to sustain itself. “With one of our riders achieving a bronze medal at the BMX world championships last year, we are hoping to carry on working to make the track the best centre for BMX training in the UK.” In late October 2014, world champion and Olympic finalist, Shanaze Reade, led a masterclass at the track in Burgess Park, teaching her skills to riders of all ages. ❚

Developing in partnership to create growth and regeneration



Providing Southwark with unique working environments that enable new and growing businesses to have the freedom and opportunity to thrive.





Metal Box Factory

Case study Metal Box Factory

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1 2 3 4 5 6 7 8

Baden Place Cargo Works Hatfield House Linton House Metal Box Factory Southbank House The Biscuit Factory The Leathermarket

The Leathermarket

Club Workspace London Bridge

The Biscuit Factory

Cargo Works

Formerly known as Great Guildford Street, The Metal Box Factory is a redevelopment that has created a landmark destination for more than 150 new and growing businesses, complete with a 20,000 sqft rooftop extension. The building maintains its historical industrial features, complemented by a central atrium and enclosed garden. The new studios offer plenty of natural light and many have their own rooftop balconies. This space offers the potential for creative, media and digital companies to become part of the already thriving community: the area is buzzing with bars, restaurants and the attractions that Bankside has to offer.

020 7369 2390


King’s College London is developing the Science Gallery, while in Canada Water, work on the first of 1,030 new homes begins soon – two transformational schemes among many in Southwark

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Blackfriars Bridge London Bridge

Bankside Waterloo East

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Waterloo Rotherhithe


1 Canada Water


Elephant and Castle


South Bermondsey


Burgess Park Oval

Capital programme investment areas Featured project

Peckham Camberwell

Rail / underground / overground station

1 Canada water

Sellar signs deal with Notting Hill for docklands

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St George’s luxury landmark on the South Bank


Ideas on board with CoDesign


4 Peckham townscape

Heritage funding of £1.675m project


New Cross Gate

Queens Road


Funds of £7m in place for science and art project

6 aylesbury estate

Plans could deliver 3,500 homes, with 800 in first phase issue

12 spring 2015 31

LIVING CITIES We have a vested interest in the future shape of our city. Our aim is to create and manage attractive and vibrant places where people choose to live and work.

Left to right: Brown Hart Gardens, Mayfair; The Fire station, Cambridge; Chavasse Park, Liverpool ONE


Canada Water A 1,030-home scheme will be built in Canada Water, following an agreement between Sellar Design & Development, the residential division of the Sellar Group, and Notting Hill Housing, to develop a 13,000sq m site. The new homes will range from studios to four-bedroom apartments, on a development which forms part of the extensive regeneration of the docklands area. The properties will be available in a mix of tenures – 453 for private sale, 346 private rent, 69 in shared ownership and 162 for affordable rent. The residential scheme will be built alongside 3,700sq m of commercial space and community facilities. Almost half the site is allocated to public realm, featuring open spaces, landscaped gardens, walkways and cycle paths along with a waterside town square. James Sellar, chief executive of Sellar Design & Development, said: “The scheme will provide a striking development in the heart of a previously overlooked part of London, as well as creating a town centre for Canada Water. “Over the past three years we have worked closely with residents and Southwark Council to meet everyone’s aspirations and to provide a focal point for both the existing community and the new residents that will be attracted to Canada Water over the next five years or so.” The 2.83-ha site sits adjacent to Canada Water underground station and the dock, between London Bridge and Canary Wharf. Work is set to get under way in spring with the construction of the first of the five buildings planned for the site. In addition to the new homes, the scheme will also deliver approximately 14,000sq m of retail and commercial space, a community sports facility and a health centre. The space will comprise retail outlets, a cinema, bars and restaurants, plus office accommodation and a 9,290sq m Decathlon store. Sellar Developments appointed Tibbalds as planning advisors to help deliver planning consent on the two sites. The proposals have involved collaboration between David Chipperfield Architects, McCreanor Lavington Architects, Claus & Kaan Architects and Vogt Landscaping. The development will contribute towards the delivery of Southwark Council’s ambition to establish a successful town centre at Canada Water. As Southwark went to press, the council was about to consider an application for a temporary extension to the southern Decathlon Store to allow the northern store to be demolished, which would make way for the first phase of the development.

left and below: Sellar Design & Development’s Canada Water scheme, providing 1,030 new homes.


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Capital Programme Southwark Council’s capital programme delivers investment into facilities and services, according to priorities chosen by residents. The largest new proposal is the injection of a further £1.042 billion for the council’s housing investment programme over the next 10 years. This will see £985 million to fund the next stage of the council’s Warm, Dry and Safe strategy, including work to provide new kitchens, bathrooms, lifts, and external and communal decorations throughout the council’s housing stock. It will also pumpprime the next steps in plans to build new council homes. Other investments include £16 million of new funding to create additional primary school places, and a centre for adults with dementia will be built with investment of £12 million. To improve the quality of Southwark’s roads, £13 million will be invested, along with a £500,000 a year programme to improve the infrastructure for cycling. Investment in parks will include £6 million

34 issue 12 spring 2015

to further improve Burgess Park. Funding will be provided to refurbish Southwark Park Athletics Track and create new pavilion and changing facilities. Southwark Council also pledges investment to make its buildings more energy efficient. The rebuilding of Walworth Town Hall and Newington Library will see investment of £20 million. A temporary library of a high specification has been provided at Artworks Elephant while the Newington Library is being rebuilt. Mint Street Park in Bankside, home to the Mint Street Adventure Playground, will see investment of £2 million to rebuild facilities. Further improvements at Peckham Rye Park will be delivered to a budget of £4 million. This will complement funds agreed for rebuilding Peckham Rye Playroom. New community buildings will be built at Sumner Road and Acorn estate, alongside the new homes being built at both sites. Shopping areas across Southwark will be improved with a total of £4 million available.


One Blackfriars St George has laid the foundations for One Blackfriars and opened its marketing suite to introduce potential buyers to the designs available in the luxury apartments, which range from £1.15 million to £23 million. The 50-storey building, designed by Ian Simpson Architects, is on a 0.67-ha site on the South Bank, south of Blackfriars Bridge. The scheme will consist of three buildings which will provide 274 homes, a boutique-style hotel over six floors, shops and a public piazza. Interior design is conceived by Tara Bernerd & Partners, TH2 and The London Furnishing Company. St George has appointed Brookfield Multiplex Construction Europe, which also built The Tower at St George Wharf on the Thames in Vauxhall, to deliver the 50-storey tower – construction value is £140 million. Meanwhile, Yuanda, the Chinese tower company, has been commissioned to produce detailed designs for cladding the building. The facade works will start on-site in the third quarter of 2015 with completion due in early 2017. A six-storey, 161-bedroom hotel is to be built as part of the development. Amerimar Enterprises – which operates the four-star St Ermin’s Hotel in Westminster – has entered into an agreement with Realstar Group, to own, develop and operate the hotel. It will have conference facilities, a gym, spa and rooftop terrace and is scheduled to open in 2018.

top and left: The 50-storey One Blackfriars tower, part of the three building scheme on the South Bank, south of Blackfriars Bridge.


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Peckham Rye Station

Peckham Townscape

Revised plans for Peckham Rye are being devised through an innovative process which aims to engage local people throughout the exercise. Southwark Council and Network Rail lobbied the Greater London Authority (GLA) for an extension to the timescale for submission of a scheme, necessitated by the GLA’s commitment of £5 million in funding for the transformation of the station and surrounding area. Community engagement specialists, Ash Sakula Architects, were commissioned to co-ordinate the programme on behalf of project partners Southwark Council, Network Rail, the GLA and Southern Railways. The aim is to help evolve a viable scheme for submission as a planning application to Southwark Council in 2015. Peckham CoDesign, a programme of intense activity which took place between summer and late autumn 2014, set out to discover what the local community wants to see in improvements around Peckham Rye station. This is set out in CoDesign Peckham’s Atlas of Aspirations, defining 30 features and factors highlighted through the process, which participants want to see taken account of in the final plans for the scheme. The next stage will entail the outcome of the tender process for the design stage of the project – the appointment was due to take place early in 2015 with a planning application by the summer. The appointed architect will build on the work done to date and continue the co-design process with the community.

The restoration of Peckham town centre is being supported by an award to Southwark Council of £1.675 million. The grant will be made available under the Heritage Lottery Fund (HLF) Townscape Heritage Initiative (THI) – a grants programme which provides investment for communities to regenerate the historic built environment. The five-year Peckham THI scheme will see 44 of the most important historic buildings on Peckham High Street and Rye Lane shortlisted for a grant to repair damaged facades, reinstate lost historic features and install high quality traditional windows and shop fronts. Owners will also be encouraged to bring vacant floor space in the upper floors back into use, as commercial space to support the local economy or to provide housing. The grant will enable the council and community partners to put in place a programme of complementary initiatives. These are likely to encompass traditional building skills, improved knowledge of the area’s history and celebration of its heritage. Councillor Mark Williams, the council’s cabinet member for regeneration, planning and transport, said: “This demonstrates the council’s commitment to conservation-led regeneration and complements investment at Peckham Rye station.” Sue Bowers, head of the Heritage Lottery Fund for London, said: We’re delighted to make this award as part of our ongoing commitment to preserving London’s heritage.”

above right: An artist’s impression, by LTS Architects & Designers, of King’s College London’s new Science Gallery. left: Peckham CoDesign, discovering what improvements the local community want.

36 issue 12 spring 2015


Science Gallery King’s College London, a world-leading research and teaching university, will develop the Science Gallery, a venue for science and art collaboration in London Bridge, following two capital funding awards totalling £7 million. A potential site of 2,000sq m opposite The Shard in London Bridge, has been identified for a space that will include exhibition galleries, a theatre, cafe, courtyard and meeting spaces. The gallery will generate and host dynamic exhibitions, events, performances and festivals, aiming to inspire new thinking and innovation by bringing science, technology and health into dialogue with the arts and design. Confirmation of funding – £3 million from the Wellcome Trust and £4 million from Guy’s and St Thomas’ Charity – moves the proposals towards the target of £12 million. The Science Gallery will be based at the

King’s Guy’s Campus, one of the world’s leading centres for biomedical research. The gallery will be free to visit, with a focus on young people aged between 15 and 25. King’s College London staff will work with local communities, inviting artists and researchers to contribute ideas, experiment and work together in an environment that is intended to incubate new approaches. The gallery will showcase the work of existing developers and entrepreneurs to highlight their ideas. Deborah Bull, director of cultural partnerships at King’s College London and previously, creative director of London’s Royal Opera House, said: “Science Gallery at King’s – a flagship project for culture – will bring together art and science in new and innovative ways, stimulating alternative perspectives and engaging a younger audience

with science, health and culture.” The director of Science Gallery at King’s, neuroscientist Dr Daniel Glaser, will be responsible for the running of the gallery. He said: “The gallery will be a live space where scientific themes and ideas will be explored and debated through the lens of culture by contributors and visitors.” Science Gallery at King’s College London will be part of the Global Science Gallery Network – a network of eight locations developed in partnership with leading universities worldwide by 2020. Since opening in 2008, over 1.3 million people have visited Science Gallery Dublin, ranking the gallery among the top 10 free cultural attractions in Ireland. Subject to a successful planning application process, it is anticipated that the launch could take place in early 2016.


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above: The regenerated Aylesbury estate, if approved, will include about 3,500 new homes, half of which will be for affordable housing.

38 issue 12 spring 2015

Aylesbury estate A planning application for the regeneration of the Aylesbury estate has been submitted to Southwark Council by Notting Hill Housing (NHH). If approved, about 3,500 new homes would be built on the 24.3-ha site, half of which is designated for affordable housing, with the rest for private sale or market rent. Designs were developed in collaboration with residents, the Creation Trust, and Southwark Council. NHH’s team includes Barratt London as developer partner and a panel of architects led by HTA Design – which has masterplanned the development – Hawkins\Brown and Mae Architects. Two planning applications have been submitted following months of consultation. A detailed submission for the first development site, in the south-west of the estate near Burgess Park, could see more than 800 homes created, from apartments with views of the park to maisonettes and large four or five-bedroom houses. There will also be extra care housing and specialist homes for people with learning disabilities. Three quarters of the affordable housing will be available at target rent, with the rest set aside for shared ownership or equity. The homes would be built around landscaped open spaces including public

squares and pocket parks, as well as communal courtyards, roof spaces and playgrounds. A community facility is included in the plans, to benefit residents. The second application is an outline proposal for the overall masterplan of the development, which is split into four phases. It has been designed to develop a series of neighbourhoods based around parks and community facilities, with green space being visible from every home. After completion of the first development site, the next phase will include a neighbourhood hub in Thurlow Street featuring community provision, an early years facility, a medical centre and retail space. NHH chief executive Kate Davies said: “Submitting these plans is the first step towards realising the potential of the Aylesbury estate and improving the area for thousands of people, whether current or future residents.” Councillor Mark Williams, cabinet member for regeneration, planning and transport, at Southwark Council, said: “The regeneration of the Aylesbury estate will provide high quality and genuinely affordable homes for residents. It will also bring wide-reaching benefits. These include new jobs, public spaces, walking and cycling routes that will benefit Aylesbury residents now and for many years to come.”

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New Southwark Plan

game plan Getting the plan right is at the root of successful regeneration, and in Southwark, the council views thorough consultation as the foundation. Sarah Herbert looks at the development of the New Southwark Plan As the overarching framework for the borough’s future development, the New Southwark Plan is one of the most important tools in shaping the borough’s future and securing its position as a fantastic part of a great city. As Simon Bevan, Southwark’s director of planning, says: “It’s all about encouraging growth and development, in housing, transport and public realm, but making sure it works in the interests of Southwark’s people.” Consultation is taking place on the plan which replaces the Core Strategy (2011) and the ‘saved’ Southwark Plan (2007). In its final version it will set out how Southwark is regenerated over the next 10 years. One of its main themes is that of public health, and restoring its link with planning. As Councillor Mark Williams, cabinet member for regeneration, planning and transport, says: “We’re putting improving public health at the heart of the plan, building on what we’ve done already, both because it’s the right thing to do and because it will bring down bills. This means not only developing sustainable transport, but that all development has to be high quality, energy efficient and sustainable, with cycling, walking and public transport hardwired into the design.” So what does this mean for developers? “We will be welcoming and demanding at the same time,” says Bevan. “We will be demanding high environmental standards and design quality, affordable housing, and continuing the trend of only accepting developments that will make Southwark a better place for people to live. “Sustainability is always high on the agenda – environmental as well as social and economic – and we’re constantly reviewing whether what we’re doing promotes sustainable development.” 40 issue 12 spring 2015

As part of the London Plan, Southwark has the demanding target of creating 2,005 new homes each year (although the London mayor wants to raise that target to 2,700, “an unrealistic level”, according to Bevan). Creating more tall buildings would be one solution. As Williams says: “Tall buildings can deliver significant benefits, in providing affordable housing, employment – both during and after building – and benefiting the public realm.” So is there the potential to construct more tall buildings in Southwark? “We’re still taking a plan-led approach but adjusting the criteria we use,” says Bevan. “They will be possible in a wider range of cases, but be more demanding of developers, having to be suitable for their environment, and only creating a landmark where appropriate.” Tall buildings will continue to develop in clusters, particularly in designated opportunity areas such as Elephant and Castle, London Bridge and Canada Water (newly identified in the London Plan as an opportunity area), which are well served with public transport. High on the list of priorities for the plan is the protection of valuable green spaces and the borough’s historic townscapes, with conservation areas still protected. Growth will not be at the expense of the attractiveness and convenience of the neighbourhoods that made people choose to live here. As befits such an important document, consultation is extensive. Once the current ‘issues and options’ consultation is complete, a preferred option will be consulted on in autumn 2015, which will then be subject to public examination. As Williams says: “We want all residents and businesses to inform the plans, and to consult as wide a range of people as possible, to ensure the plans are as robust as they can be.” ❚

The new Old Kent Road The Old Kent Road, a formerly undesirable patch on the Monopoly board, is now tipped as a property hotspot. Not only is it newly designated as an opportunity area in the London Plan, and an action area in the New Southwark Plan, it could also benefit from an extension to the Bakerloo line, currently out for consultation. At present the busy A2 forms a barrier for movement, dividing neighbourhoods and communities, with a poor environment, low-quality housing and dismal public realm. But not for long, according to the New Southwark Plan, which envisions it as: “A mixed-use area providing housing and employment, local retailing and other town centre uses, with improved accessibility for pedestrians, cyclists and public transport users, and an enhanced public realm.” As Williams (see left) says: “The road acts as a barrier. To the north is Southwark Park, and to the south is Burgess Park – we need to link them with more green space.” Says Bevan (also left): “By involving local businesses and residents about how it can work for everybody’s benefit, we could see a lot of change. We need to green the whole area, create a cycle route, and allow walking and cycling from north to south.” But it is the new tube link that has the potential to transform the Old Kent Road’s fortunes, Bevan adds: “If we get the Bakerloo line extension, this part of London could become as significant as the big developments at Kings Cross or Nine Elms.”

New Southwark Plan

“all development has to be high quality, energy efficient and sustainable� High quality: Tall buildings will continue to punctuate the skyline of Elephant and Castle, a designated opportunity area.


12 spring 2015 41

Changing thinking on urban regeneration not only on a local scale, but a global one


billion regeneration project nearly


new homes



new shops and restaurants

6,000 new jobs

£30 million

investment in transport improvements

1 of 18

projects worldwide to be part of C40 Climate Positive Development Programme


It’s not just about what we are building, it’s how we are doing it. Our world leading plans are seeking to use the vast scale of the project to tackle some of the most challenging issues currently facing cities like London, from reducing our impact on the environment to stimulating economic growth.

Central London’s new green heart

This is what we call the Elephant Effect: the broad and enduring legacy of benefits that our project will deliver for Elephant & Castle and the local community. To find out more about the Elephant Effect visit: THE ELEPHANT EFFECT IN ACTION AT ARTWORKS Our final development will include space for 50 new shops, restaurants and cafes. These units are still a few years away, however, so in the meantime we have provided space on our site for Artworks Elephant – a temporary arts and creative community that offers a range of spaces for hire for innovative and start-up businesses. Not only will this allow the regeneration to start delivering benefits to the local economy before anything is built, it will also allow us to support and nurture businesses that could eventually take up space in our completed development.

To find out more about Artworks Elephant visit:

Open now In Partnership with

Urskog handmade longboards at Artworks Elephant

ark all saints academy The four-storey academy, on Wyndham Road, comprises new teaching areas, a lecture theatre, library, administration facilities and a sports pavilion. The school opened in 2013 at a cost of ÂŁ19.3 million, part of a ÂŁ30 million scheme to create two new educational facilities and a parish church on the site of the old St Michael and All Angels and Highshore School. The academy was designed by architects Allford Hall Monaghan Morris and developed by Balfour Beatty as part of the Southwark Schools for the Future programme.

44 issue 12 spring 2015

future by design Completed regeneration schemes across Southwark tackle diverse projects, from schools and workspace to housing estates and luxury housing – the common strand throughout is architectural excellence. Images of successful projects by specialist architectural photographer Peter Durant



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harper square, Symington house A social housing development of three to seven-storey homes, Harper Square, Symington House, was designed by architect dRMM for Family Mosaic housing association. The communal green space, landscaped by Kinnear Landscape Architects, is used for a range of activities and interests for different age groups. The homes are clustered in small, individual buildings linked by shared stairwells, with private outdoor space for ground floor units and stepped roof levels providing terraces for upper-floor units.

46 issue 12 spring 2015

240 blackfriars A 19-storey office building with 360 degree views of London, including the Thames, 240 Blackfriars was designed to BREEAM excellent standards by architects Allford Hall Monaghan Morris. Owned by the Great Ropemaker Partnership – a joint venture between Ropemaker Properties and Great Portland Estates (also the developer) – it offers 20,900sq m of high-quality, modern workspace. Due to its prime location in the Bankside area, 240 Blackfriars benefits from excellent transport links – three mainline rail stations and connections to six underground lines, all within an 11-minute walk.



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sacred heart school Located on Camberwell New Road, Sacred Heart Catholic School accommodates around 800 students, and features a main teaching building, assembly halls, a separate sports hall, multi-use games area and catering facilities. Developed by Balfour Beatty as part of the Southwark Schools for the Future programme, the total cost of the scheme was ÂŁ20 million. The school achieves excellent results, with 100% of sixth formers in 2014 receiving offers from the 30 top universities, including Oxford and Cambridge.

48 issue 12 spring 2015

royal road This award-winning, carfree development completed in June 2013, at a cost of ÂŁ12.3 million, for Affinity Sutton Homes. Providing 96 affordable homes, with 20% for shared ownership, blocks range from four to nine storeys. Ground floors provide spacious family maisonettes around a central courtyard, and top floors include two-storey family homes with roof terraces. Achieving Code for Sustainable Homes Level 4, units have high levels of insulation, exceed space standards, and provide good cross-ventilation and daylight in rooms, due to their dual and triple aspects.



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Southside Mount Anvil’s £40 million scheme on Union Street, London Bridge, is a mixed-use development of 85 new homes which included 51 for private sale. The affordable homes are managed by Affinity Sutton. In addition, 279sq m of commercial space has been created, along with 34 parking spaces, half of which are for the nearby London Fire Brigade.

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London is our past, our present and our future.... Hard and Soft Landscaping Urban Regeneration Prestigious, High Quality Projects Civil Engineering Supply Chain Partnerships Openness, Honesty and Integrity with Costs Building Community Relations Proactive and Innovative Problem Solving Repeat Business through Quality, Safety and Value

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Elephant and Castle

Elephant revival After years of talks, plans, submissions and resubmissions, the ÂŁ3 billion regeneration of the Elephant and Castle is now well under way. The past six months has seen a flurry of activity heralding a new dawn for the development, as Jane Thynne reports

52 issue 12 spring 2015

Elephant and Castle

below: An artist’s impression of the transformed Elephant and Castle. below right: Walworth Square at West Grove, phase two of Lend Lease’s Elephant Park Masterplan.

For Jon Abbott, head of regeneration (for the northern part of the borough) at Southwark Council, the recent advancement has reaffirmed just why this mammoth project is so important for the area. “Finally the residents can see some of the benefits the regeneration will bring. The progress we have been making is fantastic,” he says. One of the pivotal points is the demolition of the Heygate estate, which is on schedule and due to be completed by Lend Lease, the council’s development partner, during 2015. What will take its place is the 10-ha, newly branded Elephant Park. “This has been a hive of activity all year,” says Rob Heasman, Lend Lease’s Elephant and Castle project director. “The landscape has changed dramatically. I’ve been talking about what this project will look like for four years, but now you can really see how things will be.” Lend Lease submitted its planning application for West Grove – phase two of its Elephant Park Masterplan – to Southwark Council in September 2014. The site will comprise more than 580 new homes and 372sq m of retail space. This follows the unveiling of plans for 360 homes at South Gardens, Elephant Park, earlier in 2014 as part of the first phase. Between now and 2025, Lend Lease aims to build nearly 3,000 units on the site. West Grove will be situated around two new garden squares, designed by awardwinning architects Allford Hall Monaghan Morris and Panter Hudspith Architects. The homes will be above new high street stores on Walworth Road, and artisan shops on the new central shopping street. Building is due to start in spring 2015.

The focus is being firmly placed on community with Lend Lease committed to providing affordable housing (the first available homes in the Trafalgar Place development will all be affordable and ready in March 2015) and, equally important, affordable retail. “We want Elephant Park to be a truly mixed scheme awash with retail, leisure, parks and public realm,” says Heasman. “We want to generate footfall, to encourage people to live, shop and work in the area and not to just pass through.” The idea behind the Elephant and Castle regeneration was not only to attract people to the area but to improve it for existing residents. Sited next to the 37-storey One the Elephant tower and pavilion is the council’s new £20 million leisure complex – The Castle Centre – which, according to Councillor Mark Williams, cabinet member for regeneration, planning and transport at Southwark Council, already looks “fantastic”. Featuring two pools, a gym, flexible sports space and cycle studio, the complex is due to open in late spring 2015. The Artworks centre on the outskirts of the former Heygate estate is already buzzing

“We want to generate footfall, to encourage people to live, shop and work in the area”


12 spring 2015 53

and has provided a home for the borough’s temporary library, following the fire in 2013 at Walworth Town Hall. According to Heasman, Artworks is well on its way to becoming a “community hub”. “Artworks is home to some diverse groups – startup businesses and retailers who we hope will take up retail space once the development is complete,” he says. The community is being encouraged by all parties to get involved in the various public realm projects. Residents’ groups, councillors and developers are currently in discussion about a new park – the first in central London for 70 years – as well as ideas for new public spaces in front of Walworth Town Hall and in the area next to St Mary’s Churchyard. “We really want to bring life and vitality into the

54 issue 12 spring 2015

area,” says Abbott. “We are thinking about families, creating gardens, new play spaces and so on. This will be a great place to live.” The Elephant Park development is just one of 18 global projects selected for the Climate Positive Development Program – an initiative of C40 Cities Climate Leadership Group, and developed in partnership with the Clinton Climate Initiative Cities Program and the US Green Building Council. The area will serve as a model for future cityscapes. “We want to make Elephant and Castle London’s new green heart,” says Heasman. “That’s more than just a tagline. We are committed to making Elephant and Castle a much greener place.” Designed to exceed Level 4 of the Code for Sustainable Homes, the Lend Lease

properties will showcase the latest sustainable building practices and innovations and will be approximately 30% more energy efficient than present regulations require. A crucial development over the past six months has been the success of the plans to transform the area’s complex road layout. Following detailed consultation, more than 80% of respondents backed plans by Transport for London (TfL) and Southwark Council for converting the northern roundabout into a peninsula. A more open and accessible public space will be created, with the road around it converted to two-way traffic. Locals will also see the end of the notorious subway system which will be replaced by wide crossings linking local amenities and the tube station. There will be dedicated cycle routes, an improved bus and tube interchange and a clearer road layout for motorists. Further consultation on design for the new public space took place at the end of 2014. A landscape masterplan for Elephant Square was developed by Stirling-prizewinning architects Witherford Watson Mann. An orchard, green wall, and new pavilions are all part of the design which aims to create a high quality place in the heart of the Elephant and Castle. Isabel Dedring, deputy mayor for transport, said: “Our radical plans will not only make it safer for cyclists and pedestrians, but they will also transform it into somewhere that people will want to gather and interact. We are now eager to begin construction work so that we can unlock the true potential of this area.” It is expected that work will begin early next

Elephant and Castle

left: The West Grove development from Walworth Road. Below Left: A new green heart in the sky at the South Gardens scheme. high life: The towering Two Fifty One Southwark Bridge Road.

spring with completion in summer 2016. An undoubted beneficiary of the improved transport links will be the previously much maligned shopping centre. Acquired in December 2013 by Delancey in a joint bid with APG, designs for a major retail space are currently being reviewed. The proposed centre will include a mix of high street names alongside local independent retailers. A spokesperson for Delancey said: “We recognise the need to preserve certain aspects of the diverse shopping environment that Elephant and Castle is famed for, but at the same time build, expand and enhance the offer as part of our wider regeneration project.” The acquisition will link neatly to Delancey’s other Elephant and Castle redevelopment site adjacent to the mainline station. The plot has detailed planning consent for a 36,230sq m net development comprising a mixture of entirely private residential, student, leisure and ancillary commercial units. The two sites will form the basis of what is being called the South Village. And as if all that wasn’t enough, one of the project’s most striking and controversial buildings Two Fifty One (the former Eileen

“We are committed to making Elephant and Castle a much greener place”

House on Newington Causeway) was finally launched in October. Following an acrimonious five-year planning saga, consent is agreed for the 41-storey development by Oakmayne in conjunction with Lone Star. The proposals include 329 homes as well as shops, offices and public realm in a scheme designed by Allies and Morrison. Peabody has submitted plans for a mixeduse development at Newington Causeway and Borough Road. Known as the Borough Triangle site, the two-tower scheme of 30 and 38 storeys includes 550 homes, of which 190 will be affordable. The decision over Two Fifty One and the success of the transport scheme are seen by some as the final pieces in the regeneration jigsaw. But as more plans are passed, so the area must prepare itself for further upheaval. “The next few months will be very busy,” acknowledges Williams. “But there are huge benefits ahead for the borough. These are high-quality developments providing highquality, affordable homes, not to mention jobs and a better lifestyle.” And importantly, as Williams says, the people of Elephant and Castle really want to see this happen. ❚ issue

12 spring 2015 55

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




would like to meet... Jeremy Pilgrim, head of property at Southwark Council, speaks to Sitematch research manager, Huub Nieuwstadt on why such events are useful What are your reasons for attending Sitematch events, and what do you get out of them? Attending Sitematch London allows us to talk about regeneration opportunities with developers, as well as discuss our general planning policies. Speaking with private sector delegates also helps us to discover what type of schemes they are considering in the borough. We already work a lot with developers but find that a different forum in which to meet them has its own benefits – and having been a supporter from the beginning, we think Sitematch has excellent future potential. What are the main challenges for local authority asset managers to get surplus land sold or developed? Southwark does not have much in the way of

it’s a match: Jeremy Pilgrim (seated right) at the 2014 Sitematch London event at The Shard.

58 issue 12 spring 2015

surplus land because most of its owned sites are earmarked for direct delivery council housing. We are keen to engage developers and finders on how some of this housing development is to be delivered and Sitematch provides an opportunity to do just that. For other authorities, it may be more a question of raising their profile with the development industry. Are there any opportunities in the pipeline that Southwark developers should be looking out for? We are looking at the provision of 1,500 new council homes by 2018 with a total of 11,000 by 2035, so we are keen to explore all options to make this happen. There will be opportunities for new development, especially

in the Peckham area where we’ve adopted a new planning framework. Does Southwark’s central London location bring any challenges – or benefits – that are different for local authority asset managers working outside of London? Land in Southwark is very expensive and availability is scarce because of the central London location. The demand for both private and affordable housing only adds to the challenge.

For more information about Sitematch London, go to or contact Sophie Gosling on 020 7978 6840.

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

Southwark’s regional winners in the 2013 LABC London Building Excellence Awards

Mickey Lee

Images of The Shard copyright of Sellar

Best domestic extension – Frank Dixon Way, Dulwich

Best large housing development – Neo, Bankside

Best large commercial and best technical innovation – The Shard, Borough

Helping to set the Southwark Standard. Mount Anvil is committed to developing Southwark’s vision for a bright future.


Southwark Magazine #12 Spring 2015  

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