Old Kent Road and beyond

Old Kent Road and beyond

Old Kent Road Area audit CASS CITIES 2015-16

4

Contents City NOT suburb

6

Who we are

8

Why we asked?

10

2014 GLA survey

12

History and context

14

The economic mix

18

Location, location, location

26

An industrial strength economy 30 What is made here?

36

People at work

40

Independent business

44

A city needs mixed typologies

48

Civic life

52

Planned deconstruction

56

Acknowledgements 60 Bibliography 61 A catalogue of businesses

62

2016 Old Kent Road exhibition

68

A CITY NEEDS MIXED TYPOLOGIES INTRODUCTION

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City NOT suburb The Old Kent Road is simply a fascinating place. An ancient artery to the South East of Central London, it connects the heart of the city to the counties of Kent and beyond.

warehouses. Today the Old Kent Road houses a diverse array of economic activity, most of which is not always visible at first glance. Beyond the main road lies an economic powerhouse. So shouldn’t this grow as well?

Built up over centuries from complex layers of urbanity, its melting pot of ingredients make up a living, breathing and working piece of city. But how much longer will the Old Kent Road have the lowest value on the Monopoly board?

City making is not simple, there is no one size fits all approach. Like people, places are individuals and cities thrive on just that, they are made up of millions of activities, jobs and lives. The Old Kent Road is an example of this, what we like to call ‘super-mix’ and we believe there is room for even more mix. The Area Action Plan should promote this approach and spark experiment and debate in city making, testing methods and means of urban enrichment.

In 2014 the London Borough of Southwark and the Greater London Authority announced plans to transform the Old Kent Road and began work on an Area Action Plan, which is due for completion in late 2016. Currently undergoing consultation, we believe the Area Action Plan has a unique opportunity to enrich and enliven this charming place. Yet concerns continue to grow that the Old Kent Road as we know it may soon be lost for good, swallowed up to become little more than a super scaled housing estate.

Housing is important and ever more necessary as London continues to grow, but we also need the other ingredients of a city, from the high street to the industrial park, the small family run shop to the factories and

We believe the Old Kent Road can move up the Monopoly board, but in more ways than one. House building is a profitable business but so too are all the activities and businesses that continue to flourish in the area today.

This book offers an insight into this precious piece of London, its economic workings and its value to the continued and sustainable growth of our city.

A CITY NEEDS MIXED TYPOLOGIES INTRODUCTION

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Who we are We are eleven architecture students from the Sir John Cass Faculty of Art, Architecture and Design. We make up the Cass Cities unit under the direction of urban practitioners Mark Brearley, Jane Clossick and Colin O’Sullivan.

We study cities in their varying forms, examining their complexities and idiosyncrasies to understand what makes a city work. Our ethos is to promote and encourage design led place-making as a shared and ongoing project, in which we can all participate.

within the London Boroughs of Southwark and Lewisham, in an attempt to research and catalogue the existing environment with two distinct objectives.

Firstly, we wish to enthuse and encourage people to take an active role in their community, helping them understand what they already have and how they can make it better. Secondly, we wish to propose, interject and play with this piece of city. Examining how our beliefs for a super mixed environment can be realised amidst the already rich and diverse.

This year we have completed an audit of the economic life of the Old Kent Road and the surrounding areas

GREATER LONDON

A CITY NEEDS MIXED TYPOLOGIES INTRODUCTION

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Why we asked?

Locked between Central London and the outer suburbs, what exactly is the Old Kent Road and how can it be defined?

To find this out we’ve been out and about, spending three months rigorously recording the economic life and activities of this place through the collation of both qualitative and quantitative research. We’ve asked the businesses of the Old Kent Road and the surrounding areas to share with us their thoughts and experiences.

Through questionnaires, interviews, photographs and sketches we’ve recorded what exactly this piece of city contributes to London.

We’ve collated our findings in this book, in an attempt to achieve what contemporary planning and policy makers are failing to do…. Looking at the bigger economic picture to create a non-residential life map, which can be used to assess the true value of the existing condition.

Our findings will also be used to create spatial responses, strategies and propositions with the hope of securing a healthy and well balanced economy for the Old Kent Road before suburban London grows ever bigger.

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A CITY NEEDS MIXED TYPOLOGIES INTRODUCTION

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2014 GLA survey Following the announcement of the Old Kent Road Area Action Plan, the Greater London Authority and the London Borough of Southwark commissioned an audit along the length of the Old Kent Road in 2014. Documenting the business activities, jobs and employers to whom the road and its proximity to central London is vital, this was formulated into the ‘Old Kent Road Employment Study’.

This was the first time an audit of this type was ever commissioned by a local authority in an attempt to truly comprehend the strength of the existing urban fabric, with the intent of informing future combined development of both housing and business in the new Area Action Plan. Crossing borough boundaries, the audit signalled a positive shift in approach towards planning and acknowledgment of industrial working spaces in inner city environments.

Sadly, this audit has yet to be published as part of the area wide community consultation and is not informing the master planning of the wider Old Kent Road. As a result, still very few people know the true economic value of their shop, factory, warehouse or garage.

So we have adopted the data of this survey and built upon it. Extending the catchment of the audit area to encompass the surrounding hinterlands, from the

fringes of Camberwell and Peckham to the vibrant centre of Deptford, heading north through the many concealed industrial estates along the former Grand Surrey Canal and under the hundreds of railway arches that link the south east to the centre.

We believe the boundaries of the Old Kent Road to be blurred, each community, district, industrial estate and high street is dependent on one another to survive.

So we’ve stretched and strengthened our audit to understand this, with the hope that far reaching effects of any fracture in the Old Kent Road’s vibrant economy through misguided development can be seen, understood and prevented.

A CITY NEEDS MIXED TYPOLOGIES INTRODUCTION

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History and context

Knocked ‘em in the Old Kent Road Last week down our alley came a toff Nice old geezer with a nasty cough Sees my missus, takes his topper off In a very gentlemanly way “Wot cher!” all the neighbours cried “Who yer gonna meet, Bill Have yer bought the street, Bill”?

Laugh! I thought I should’ve died Knocked ‘em in the Old Kent Road

1890

Ev’ry evenin’ at the stroke of five Me and the missus takes a little drive You’d say, “Wonderful they’re still alive” If you saw that little donkey go When we starts the blessed donkey stops He won’t move, so out I quickly lops Pals start whackin’ him, when down he drops Someone says he wasn’t made to go “Wot cher!” all the neighbors cried “Who yer gonna meet, Bill Have yer bought the street, Bill”?

Laugh! I thought I should’ve died Knocked ‘em in the Old Kent Road

1930

Knocked ‘em in the Old Kent Road (wot’ cher !) - 1891 From the movie “The Little Princess” (1939) (Albert Chevalier / Charles Ingle)

1990

The Old Kent Road was part of an ancient trackway route providing a key transport link to connect London to Dover. It acquired the name in the 19th century and before this was known as Kent Road. At this time the area was primarily rural and lined with coaching inns. The industrial character began to develop in 1811 with the opening of the Surrey Canal. By 1845, when the Bricklayers Arms station was opened, the road began to develop pockets of industry, commerce and housing. The maps above show some of the major changes in the area over time: the construction of railways, the opening of the gas works and the construction of Burgess Park, but also shows what has remained.

The present day map shows some of the historic buildings along the road which are still there today and play an important part in the shaping of the road’s identity. These should be taken into account when considering the many possible futures for the area.

The Old Kent Road is an historically significant part of London, boasting one of the largest populations in London in the mid 19th Century. Whilst providing numerous homes, the area also maintained strong industrial and commercial sectors. History has shown that the Old Kent Road can accommodate a rich mix of sectors, and it is this that has given it its rich and diverse history.

A CITY NEEDS HISTORY AND CONTEXT MIXED TYPOLOGIES

34 15

16 burgess industrial estate industrial area since

1930

fire station 1868

gas works

commercial area since

1840

thomas a’becket 1911

1830

wessex house 1990

641 old kent road

livesey museum 1890

gas works 1833

HISTORY AND CONTEXT

17

18

2

The economic mix

19

10,25%

26,03% Services

15,45% Civic Life

14,90% 33,37%

Vacant/unknown

Commerce

The economic life of such a broad area of London is difficult to come to terms with. Even a casual walk near the Old Kent Road reveals a fascinating array of businesses. Retail high streets, industrial parks, offices and schools all scramble for space in this vibrant area of South London. Over the course of the survey, this casual observation holds up under the weight of evidence.

So varied are the business types that any attempt to understand them requires filing them into fairly broad categories. Though commercial space sits atop, civic, industrial, and service spaces all maintain large shares of the local economy. The sheer variety, however, becomes apparent as each of these are broken down into its constituent elements. Civic life paints a broad

picture of schools, galleries, churches, libraries, surgeries, charities, and more.

Commerce represents everything from cafes to food wholesalers, every small shop or huge box store, and all that we expect a high street to offer. The innocuous word industry covers recycling centres and bakeries, and a dizzying wealth of manufacturing, construction, and printing businesses. The catch-all term services could represent anything from a solicitor to a bus depot, and many things in between. In all, they paint a picture of an active, thriving, and mixed urban area, dense with a bewildering variety of economic life. This is an enviable mix of businesses, and they invariably support and supply one another, the local area, and the broader London economy.

THE ECONOMIC MIX

Industry

20

Services

Commerce 8,39%

19,09%

Other Wholesale

Logistics & transportation

50,46%

44,83%

Retail

Other Services

16,98%

34,05%

Vehicle repair

Restaurants & CafĂŠs

19,09%

7,10%

Professional Services

Food Wholesale

Civic Life

Industry 13,46%

22,98%

Arts, Culture & Leisure

17,66%

Metal Manufacture

29,32%

Other Manufacture

Educational Service

13,07%

19,61%

Utilities

Construction

26,54% Faith

21,16%

Public Service

Food Manufacture 48 units Metal Manufacture 35 units Other Manufacture 46 units

Utilities 34 units Printing & Publishing 46 units Logistics & Storage 126 units

Professional Serv.

126 units Other Services 296 units Vehicle Repair 112 units

17,66%

Printing & Publishing

Construction 51 units Food Wholesale 60 units Other Wholesale 71 units

18,44%

Food Manufacture

Retail 427 units Restaurants 288 units Educational Serv.

115 units

Public Services 83 units Arts & Leisure 90 units Faith 104 units

21

7783 Jobs in the commerce sector

THE ECONOMIC MIX

33

5546 Jobs in the industrial sector

13627 Jobs in the civic life sector

9050 Jobs in the services sector

= 50 people

22

276 football pitches of economy

53 football pitches in the commerce sector

56 football pitches in the industrial sector

Food Manufacture 13 298 sqm

Construction 40 127 sqm

Metal Manufacture 25 037 sqm

Food Wholesale 20 438 sqm

Other Manufacture 24 350 sqm

Other Wholesale 62 554 sqm

Utilities 139 581 sqm

Retail 147 856 sqm

Printing & Publishing 34 383 sqm

Restaurants 38 126 sqm

Logistics & Storage 207 783 sqm

Educational Serv.

262 260 sqm

Professional Serv.

31 027 sqm

Public Services 66 385 sqm

Other Services 63 122 sqm

Arts & Leisure 79 275 sqm

Vehicle Repair 46 786 sqm

Faith 70 914 sqm

95 football pitches in the civic life sector

70 football pitches in the services sector

= 5000 sqm

THE ECONOMIC MIX

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24 metal manufacture food manufacture other manufacture printing and publishing utilities vehicle sale and repair construction wholesale food wholesale other transport and storage education service public service professional service other services retail restaurants and cafĂŠ arts, culture and leisure faith

Spatial representation helps to fully describe the mix of businesses in the area of the Cass Cities and GLA audit.

18 different sectors have been identified, and mapped against building footprints in the area. As a true testament to the urban nature of the area, a hectic mix of colours scatter across the map, occasionally forming recognizable patterns around established high streets. Perhaps only by walking through these spaces can the true nature of the mix of businesses be appreciated. Industrial parks, in particular, seem to be a breeding ground for variety. These spaces, which are cost effective and convenient, pack into the hinterland of the Old Kent Road’s retail corridor and represent a thriving portion of the local economy.

THE ECONOMIC MIX

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Location, location, location

3

LOCATION, LOCATION, LOCATION

27

28

86 %

of businesses say their current location suits their business needs and do not intend to move.

When it comes to property everyone knows location is everything. The Old Kent Road is one the last remaining sites within close proximity to Central London that has retained a rich layer of integrated industrial and commercial uses alongside housing.

The road acts as a vital artery of mixed uses, supporting the wider city by allowing easy access to key locations across the capital by road and public transport. Our audit findings concluded that 26% of businesses chose their location on the Old Kent Road primarily due to its connectivity to the wider city.

26 %

of businesses said proximity to Central London was their primary consideration when choosing location.

55 %

of employees on the Old Kent Road live in the same borough as the business.

43 %

of employees on the Old Kent Road live in the remaining Greater London Area

BCM scaffolding, based in Burgess Park Industrial Estate is, for example, the only Scaffold Company who can reach the City of London by road in less than 15 minutes. The Old Kent Road gives numerous small and medium scale businesses a strong competitive advantage over a business operating from an industrial estate in the suburbs.

However, rising rents and an emphasis on development forces some businesses to reconsider their convenient location. When asked about their plans for the future, 14% of businesses admitted that the Old Kent Road was no longer suitable as more space was required in order for the business to grow.

This reinforces the argument that an enriched mix of working spaces is required alongside the planned densification of housing.

“A growing London population is likely in itself to support an expanding economy, with growing demand for leisure and personal services, health and education”. – The London Plan, March 2015, Pg 29.

London is thriving in the global economic markets, but London’s local economy is also prospering. Businesses across the capital form a wider community of local commerce and many businesses are interdependent on each other; a small, seemingly insignificant food wholesaler on the Old Kent Road may supply countless restaurants and shops throughout the capital.

Despite growth in global trading resources such as the Internet, its clear that a closely connected neighbourhood of high streets, retail parks and industrial lands are ever more significant. Our audit has shed light on the rich variety of businesses co-existing and burgeoning in just one fragment of our city.

LOCATION, LOCATION, LOCATION

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An industrial strength economy

4

“use of land for

manufacturing and large scale

warehousing and logistics is declining.”

-New Southwark Plan

London Borough of Southwark (2015) New Southwark Plan: Preferred Option. page 55. Retrieved from: http://www.southwark.gov.uk/info/856/ planning_policy/3315/the_new_southwark_plan

No it isn’t.

There is a long standing myth within the narrative of development in the late 20th and 21st century. This myth states that industrial space in inner cities is derelict and unused, and that it may be converted to new uses. While this may have been true of the past, it has long since ceased to reflect the economy in London.1 The Old Kent Road is one of the last remaining industrial sites near the middle of London2, and the industrial sector is thriving. Low vacancy rates show the space is in high demand, while the businesses in the manufacturing, warehousing, and logistics sectors are expanding. These businesses represent a vital portion of the local economy, and their loss could do serious dam-

age. Manufacturing, warehousing, and logistics businesses should be allowed to grow along with the expansion of local housing supply, lest they be forced out of Southwark and their employment opportunities lost.

Notes: 1 Edwards, M. ‘King’s Cross: A Renaissance for Whom?’ in Punter, J. (2010). Urban design and the British urban renaissance. London: Routledge.

2 Mayor of London (2015) The London Plan. Retrieved from: https://www.london.gov.uk/what-we-do/planning/london-plan/current-london-plan

AN INDUSTRIAL STRENGTH ECONOMY

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Why these typologies needed?

16% Retail space currently vacant

10% Commercial space currently vacant

6% Industrial space currently vacant

Purpose-Built industrial space has better vacancy rates than commercial or retail space near the Old Kent Road. With less than half the vacancy rate of retail space, and almost half the vacancy rate of commercial space, industrial space appears to be in higher demand than any sector in the area other than education.

The high level of demand may be fueled

by a lack of expansion. While housing capacity is increasing in the area, industrial capacity is decreasing. The vacancy rates, however, demonstrate that this decrease is not eating into spare industrial capacity, it is removing active employment space. With the housing demand likely to bring significant change to the area, it is important to

protect the existing space, and allow for expansion of this important sector of the local economy, or risk losing it to outer boroughs and turning Southwark and Lewisham into suburbanised dormitory communities.

BUSINESS NUMBERS

255

manufacturing and warehousing businesses exist in the Old Kent Road area, covering

270,470 m2

of land. This represents a large sector of the local economy.

EMPLOYMENT

5,687

people work in the manufacturing, warehousing and logistics sectors.

SECTOR SHARE

GROWTH

10%

43%

of businesses surveyed were in the manufacturing, warehousing and logistics sectors.

These businesses cover

18%

AN INDUSTRIAL STRENGTH ECONOMY

33

of manufacturing and warehousing businesses reported need for more space within the next year

1%

of employment space in the survey, and are responsible for

and only less.

of people working in the region surveyed.

of manufacturing and warehousing businesses reported need for more employees within the next year

16%

reported needing

54% and only fewer.

1%

reported needing

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But it’s moving...

14%

of responding manufacturing and warehousing businesses reported plans to move within the next year.

And Southwark will miss it...

8th

Southwark collects the most business receipts among London Boroughs...

the

10th

most by population...

and the

fueled by the

mix

9th

most by area...

of employment and residential land.

The Old Kent Road represents a vital part of the economy of both Southwark and London. Though Southwark Council hopes to revisit the area’s designation as Strategic Industrial Land, it would be in the borough’s interest to protect the existing, growing sector of manufacturing, logistics, and warehousing in conjunction with the expanding housing capacity that population growth is bringing to London.

Business Rate Statistics from: Department for Communities and Local Government (2015) National Non-Domestic Rates Return 2015-2016 Retrieved from: https://www.gov. uk/government/collections/national-non-domestic-rates-collected-by-councils

AN INDUSTRIAL STRENGTH ECONOMY

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What is made here?

5

WHAT IS MADE HERE?

37

The products manufactured on the Old Kent Road make a significant contribution to London’s economy. CASS Cities has been speaking directly to the people making these goods and learning about their practice.

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Made on the Old Kent Road The misconception that London has a failing manufacturing industry is dispelled when truly understading the quantity and value of produce made in the vicinity of the Old Kent Road.

Taking a look behind the seemingly closed doors of its industrial buildings reveals a plethora of important stories and histories to the area’s manufacturing heritage.

Highly skilled trades working in these locations to produce a multitude of goods have, in many cases, been working in this area for a sustained period of time, developing these skills and areas of expertise, often specific to their location.

The produce made on the Old Kent Road is not limited to a few particular manufacturing types, but a diverse range of products ranging in scale, material and cost. The mix of product types capable of being produced here is in part due to the choice of spaces available for these actions to take place.

This mixture of building typologies, whether it be warehouses, factories, railway arches, yards or sheds, offers the different conditions required of the many processes taking place on the Old Kent Road.

These products are often utilised by other businesses in the locality, whether it be exporters using local packaging suppliers, or cafes selling locally produced foods. These connections have been long established and are an important part of the area’s economic life. As well as serving businesses locally, much of the produce is transported around the UK and globally.

The proximity to Central London is important for the production of these products. If moved further out, the decreased accessibility into London would dimish the effectiveness of these manufacturing industries and hamper the economic success of the area. An example of this is the many stage-set and prop production factories which serve London’s West-End theatres. The fast turn around times on products demanded by these industries can be achieved thanks to the short delivery times into Central London.

WHAT IS MADE HERE?

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40

People at work

6

41

PEOPLE AT WORK

36,008 estimated number of jobs in the Cass Cities audit area around the Old Kent Road

= 50 people

The Cass Cities audit has uncovered that the Old Kent Road and its surrounding area provides London with over 36,000 jobs.

These statistics illustrate that this area’s economic life is strong and thriving, and not struggling and declining, as it might first appear.

This staggering number is the same number of jobs provided in the centre of Cardiff and even more than in central Glasgow.

This is not nothing.

Made up of over 13,500 jobs in public services and nearly 9,500 in industry, this impressive workforce is equivalent to that working at Google.

This unsung thriving economic life of the Old Kent Road and its surrounding area is a vital part of London’s economic metabolism and is essential to the area’s economic wellbeing.

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36, 008

13, 563

= 100 jobs

estimated number of jobs in public services in the Cass Cities audit area (education, art, leisure, sport, faith and other public services

estimated number of jobs in the Cass Cities audit area around the Old Kent Road

36, 639 the number of jobs in central Cardiff

9, 429 estimated number of jobs in industrial sectors (manufacture, utilities, construction, logistics and printing) in the Cass Cities audit area

32, 182 the number of jobs in central Glasgow

5, 961 estimated number of jobs in commerce (retail, wholesale) in the Cass Cities audit area

34, 344 the number of people employed by Google

Source: Office for National Statistics 16 Dec 2015 LI02 local indicators for parliamentary constituencies Google Inc. Announces Second Quarter 2012 Results June 30 2012, headcount excluding Motorola branch of Google

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PEOPLE AT WORK

The Old Kent Road itself provides London with over 3000 jobs

Around 2053 jobs can be found in the railway arches, from Bermondsey down to Deptford

1594 jobs are estimated in the manufacturing industry alone

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A city needs mixed typologies

Industrial/warehouse typologies accommodate:

18,836 JOBS =

71%

Retail Park

= 2%

Industrial

= Offices

= 23%

4% High Street

The diagram above indicates the percentage of jobs accommmodated in economic typologies, 71% of which are in industrial/warehouse typologies.

These typologies accommodate for a wide range of business and industry. The mix includes:

Due to the flexibility of the space on offer, coupled with relatively low rents, the mix provides an ideal breeding ground for SME & SMBs. A prime example of this is the Biscuit Factory, a converted factory providing space for SMEs, within the film and arts sector.

• Food Production • Catering • Trade • Construction • Manufacture • Printing • Art/Culture/Music • Logistics/Storage • Transport Services • Mechanics • Services

A number of civic uses also inhabit these spaces, including community centres and faith groups.

A CITY NEEDS MIXED TYPOLOGIES

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Why are these typologies so desirable for businesses and industry?

1. Variety of scales

2. Internal flexibility

3. Room to move

The building typologies range in scale from small sheds, to railway arches, to historic factories, to enormous depots. This variety can accommodate a diverse range of uses and enables its users to adapt their business processes. Furthermore, it offers opportunity for growth, as users can easily find larger units in often close proximity to their original location.

Several of the typologies have an internal structure that can be relatively easily re-configured, often due to the large open volumes providing space to erect new internal layouts. For example, many railway arches have been adapted by adding internal walls and even additional floors. The same can be said for large sheds and factories, which can be easily subdivided to provide space for numerous activities.

This flexibility and adaptability in floor plan is very attractive for businesses looking for new premises and is hard to find so close to the city.

Many of the businesses and industries require space to accommodate medium to large vehicles, such as vans and HGVs, providing them sufficient room to manoeuvre, load and deposit goods and materials.

This area meets these requirements, providing yards and loading bays for a range of economic activities, many of which supply London. For example food production and logistical services are in high demand.

A CITY NEEDS MIXED TYPOLOGIES

34 47

4. Space for parking

5. Potential for expansion

6. Hybrid typologies

Parking can be a real luxury in London, especially when so close to the city centre as the Old Kent Road.

Many businesses require both small and large-scale parking for not only their employees but also potential customers. This has a positive knock on effect, attracting new people to the area who otherwise would not visit.

Space is also required for parking for delivery vehicles and service vehicles, such as busses for the London Bus Company.

Throughout the area many users have been able to expand their business physically over time.

This can take many forms, from adding another storey, extending to the side or even purchasing a neighbouring building and merging the two. Often the flexibility of the structure such as sheds and warehouses makes this a relatively straightforward process (combined with more relaxed planning laws around industrial estates). Current and potential new businesses see this as a very attractive attribute, allowing them to plan for future growth.

Units which provide a combination of typologies can be hard to find in London and are therefore a valuable asset to the area. Specifically, the combination of a large warehouse or depot combined with office space is valuable. Many logistical operations require such space, combining administrative work with storage and distribution. Again, the location is very important. Prime examples of these units, such as the Bricklayers Arms, can be found along Mandela Way.

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Independent business

8

10% of independent businesses share accomodation on the Old Kent Road.

Of businesses that share premises

From the 1050 businesses that gave information during the audit [performed] on the Old Kent Road, 788 of these were independent business men and women making their living on this stretch of road. It is apparent when visiting the Old Kent Road that this percentage is correct, it is almost clear without auditing the adjacent street elevations to the road.

The array of barbers, hairdressers, restaurants, take-away joints, bakeries, estate agents and mini-markets brings together the basic fabric of this road.

They stitch it together, creating a community on such a linear piece of transport infrastructure. Walking next door, borrowing something, grabbing your lunch, using their facilities, allowing the day to pass with your neighbour is something

35% are independent.

that we cannot disregarded. The relationship built up over the years on this street is not coincidental. It is tenderly formed through generations of workers trying to form a client base, a home, a life and this only remains because of the businesses and the people.

Three quarters, 77% - independent, this is NOT a small percentage.

INDEPENDENT BUSINESS

49

50

18,92% Branch

2,55%

Headquartes

0,49%

NPO/Other

0,78%

Franchise

77,25%

Independent

The Old Kent Road is at its most colourful, effervescent and lively when the voids, home to big box shopping stores, collapse and the street façade is realigned to the road and the ‘high street’ starts again. At street level the humdrum of working starts again; the noise of cooking, hairdressers nattering away with a potent smell of hair dye, barbers concentrating, workmen drilling and grocery stores arguing with their white van men outside their shops.

The possibility of a shared city, one that is used by both economic life and residential development is explored in snippets along the Old Kent Road, slight glances towards the formal arrangement of a high street. London’s high streets are slowly being enveloped by a great force and burning desire to fill spaces; above, besides and underneath with shiny new residential blocks.

London is fast growing and as aforementioned has a ferocious appetite for housing, taking away areas that are most interesting and vibrant. This in turn is creating a knock on effect to the value of land and open market, forming yet another obstacle for the growth and continuation of independent businesses on the Old Kent Road.

Independent businesses have been found to share their accommodation, this is where there is more than one business trading under one roof. Owners of one shop have begun to lease out or give sections of their shops over to friends of

business partners. While they can make money leasing parts of their property they also bring a wider range of clients due to the various products sold or traded.

However, whilst it is good for some business trading, there is a bigger problem which often passes business owners by. When it comes to the housing crisis, these businesses on the Old Kent Road may imminently face demolition to make space for shiny new apartment blocks. When one block is torn down there often isn’t just one business per space, as we have begun to realise, there could me mutiple.

In past years the Old Kent Road rental price was low, enabling start up businesses to thrive here, either independently or as a group of traders. Now, the cost of land and space has increased so much that these businesses are rapidly being driven out.

INDEPENDENT BUSINESS

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Civic life

CIVIC LIFE

53

A third of employment around the Old Kent Road is in the

The mix in a city is essential, and what makes up this mix – as well economy activity and housing – are civic institutions and services that benefit residents and workers alike. We require schools for our children and young people, healthcare, buildings of sanctuary and support, places of simulative culture and experience. These places sustain our neighbourhoods and provide focal points.

It is these common places that transcend status and bring together people who differ by class, ethnicity, religion or sexual preference. Places that facilitate gathering allow us to reaffirm our connection to one another.

Not only are they important for all inhabitants of an area, through our survey collection we estimate that civic institutions are responsible for a third of employment within the audit area. Some 13,500 people are employed in healthcare, education, emergency services, faith providers, and sport and

civic sector

leisure facilities in 392 institutions across this part of the boroughs.

It is these uses that help define the character of an area, making it discernible from others. Civic types of uses are often built into Section 106 agreements as requirements built into a project design before planning permission can be granted. The danger is that new developments apply a limited list of what is assumed to be required for a successful piece of city and the concern is that these places are generalised and homogenised when they come as a bolt-on to a housing development.

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Case studies

PECKHAM PLATFORM Aims to create meaningful and accessible social arts practice for its local residents. The gallery’s exhibitions have involved artistic collaborations with local community groups and in particular, young people.

PASSMORE EDWARDS BUILDING Originally intended as a library, baths and washhouse, the building is now making plans for its future. It is proposed that the building works hard to support a multitude of activities and groups.

ILDERTON FOUNDATION - MOTOR PROJECT A motor school which supports young adults through teaching and training in an apprenticeship style scheme. As well as being encouraged through Maths and English, the students are taught car and bike mechanics.

THE ALBANY The Albany was first established in 1894 as The Deptford Fund by a group of philanthropically minded people with an aim to improve the life of those suffering poverty. Today it is an arts venue, housing resident companies and hosting events.

CIVIC A CITYLIFE NEEDS MIXED TYPOLOGIES

55 34

The above map shows all civic institutions and open space recorded.

Protecting civic uses -

Old Kent Road’s green space -

Measuring civic worth is problematic. It is difficult to determine a value system that can be applied to civic services in order to compare them to the value of businesses or residential property. This can bring underappreciated institutions under threat. One clear example are faith groups who have moved into vacant industrial units to benefit from the scale of space and affordable rents. They have established communities and therefore will find it difficult to relocate if their property is demolished.

The audited area is currently overperforming in terms of its green space requirements when compared to a London norm. Parks, areas for children and teenagers, gardens, natural and semi natural urban greenspaces make up 11.38% of Greater London’s total area.1 The area illustrated above has a green coverage of 12.49%, all from within Zone 2.

Greenspace Information for Greater London CIC, http://www.gigl.org.uk/our-data-holdings/ (accessed 21st January 2016)

56

1 0

Planned deconstruction

2 1

PLANNED DECONSTRUCTION

57 34

3

4 5 7

Southwark and Lewisham boundary

6

7

8

Proposed and approved development

Conservative politics has heavily influenced architecture over the last 5 years and their loosening of planning constraints to quicken the provision of 200,000 affordable homes by 2020 has seen a radical change in London’s landscape (1). The UK’s financial economy is steadily improving due to the construction industry boom (2) but the increase of residential development is providing an unbalanced transformation of London’s towns and communities. Changes to the Budget (2014) have been key in undermining the powers of local planning authorities for the sake of unlocking green spaces, high streets and industrial sites for redevelopment. The Budget’s review of the General Permitted Development Order and its redefinition of use classes enables existing retail (A1 and sui generis) and industrial spaces (B2 and possibly B1a and B8) to be unlocked as key areas for residential(C3) or retail development (A1, A2, A3).

Whilst local authorities can remove PDRs, Government can reverse them (3).

Consequently Government’s ‘empowerment’ of local people and authorities to

‘have real power and a bigger say over their area’ (4) doesn’t stand up against its quest for rapid housing.

It’s within this context that exciting and mixed cities face the threat of suburbanisation. Whilst the need for affordable housing isn’t denied, its arrival must be supported with sufficient services, work, entertainment, health and educational facilities. A sample look at Southwark and Lewisham’s proposed and approved planning applications illustrates that this crucial mix is currently not being accommodated for.

58 49 - 53 Tower Bridge Road

2-6 Rothsay Street

177 - 184 Grange Road

272 St James Road

1

2

3

4

EXISTING

EXISTING

EXISTING

EXISTING

Type/Class use: Retail/A1

Type/Class use: Office/B1

Type/Class use: Office/B1, B2

Type/Class use: Services/Sue Generis

Two retail units

Office/workshop space

Office/workshop space

Petrol station

Job count (estimated): 4-8 ppl.

Job count (estimated): 1-4 ppl.

Storey height: 1

Storey height: 2

Storey height: 1

Storey height: 1

PROPOSED

PROPOSED

PROPOSED

PROPOSED

Development: 2015

Development: 2014

Development: 2015

Development: 2015

Type/Class use: Residential/C4

Type/Class use: Residential/C4

Type/Class use: Residential/C4

Type/Class use: Mixed-use residential

1 retail unit, 5 residential units

9 residential units

39 residential units

35 residential units

Storey height: 4

Storey height: 3-4

Storey height: 2-5

Storey height: 6-8

Job count (estimated): 20+ ppl.

Job count (estimated): 4+ ppl.

399 Rotherhithe New Road

90 Varcoe Road

Stockholm Road

Orion Business Centre

5

6

7

8

EXISTING

EXISTING

EXISTING

EXISTING

Type/Class use: Industrial, office/B1, B2, B8

Type/Class use: Residential/C4

Type/Class use: Industrial, office/ B1, B2, B8

Type/Class use: Industrial, office/ B1, B2, B8

Industrial unit with yard and office space Job count (estimated): Storey height: 2

Multi-occupied house

Storey height: 2

Industrial units with yard and office Industrial units with yard and office space space Job count (estimated): 40

Job count (estimated): 50

Storey height: 2

Storey height: 1

PROPOSED

PROPOSED

PROPOSED MASTERPLAN

PROPOSED MASTERPLAN

Development: 2016

Development: 2016

Development: Pending

Development: Pending

Type/Class Use: Mixed-use residential

Type/Class Use: Residential/C4

158 residential units, primary school, sixth form and community centre

6 residential units

Storey height: 19

Storey height: 3

Type/Class Use: Residential, health Type/Class Use: Residential, health centre, hotel, multi-faith centre, centre, hotel, multi-faith centre, sports facilities, retail and offices sports facilities, retail and offices Storey height: 4-18

Storey height: 4-18

PLANNED DECONSTRUCTION

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60

Acknowledgments Greater London Authority (GLA) Southwark Council What If Projects Ltd. Suzi Hall and Julia King (LSE) Myfanwy Taylor Team London Bridge Neal’s Yard OKR People

61

Bibliography Section 6: Business Rate Statistics from: Department for Communities and Local Government (2015) National Non-Domestic Rates Return 2015-2016 Retrieved from: https://www.gov.uk/government/collections/national-non-domestic-rates-collected-by-councils Section 7.

Google Inc. Announces Second Quarter 2012 Results June 30 2012, headcount excluding Motorola branch of Google Section 9: Greenspace Information for Greater London CIC, http://www.gigl.org.uk/our-data-holdings/ (accessed 21st January 2016)

Section 10 1. Moore, R. (2015), The city that ate itself, The Observer [Online]. 28th June. [Accessed 7th December 2015].

Available from: http://www.theguardian.com/uk-news/2015/jun/28/london-the-city-that-ate-itself-rowanmoore 2. Spence, P. (2015), Construction grows strongly as election fears fade, The Telegraph [Online]. 2nd July.

[Accessed 7th December 2015].

Available from: http://www.telegraph.co.uk/finance/economics/11712592/Construction-grows-strongly-aselection-fears-fade.html 3. HM Treasury (2015) Town and Country Planning (Development Management Procedure) Order 2015.

United Kingdom: The Stationery Office Limited (No. 595). Available at: http://www.legislation.gov.uk/ uksi/2015/595/article/15/made (Accessed 4th December 2015) 4. Department for Communities and Local Government and Lewis. B. (2015), Thousands more homes to be developed in planning shake up [Online]. 13th October. [Accessed 5th January 2016]. Available from: https:// www.gov.uk/government/news/thousands-more-homes-to-be-developed-in-planning-shake-up

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Businesses catalogue [Space] 1st For Storage 1st Place Childrens and Parents Centre 208 Surveys 209 Design 31 Media 330 studios 330 Studios_artists 3D Printing UK 3Tees Barber Shop 40 Maltby Street 5 Star Cleaners 5 Star Salon 7 Star Dry Cleaners 805 Restaurant 888 Nails 99p Plus Zone A J Goddard A Portugues Deli A R Chemist A Z Halal A&A Classic Hair Products A2Z Furniture Abacus Insurance Services Abbenm Day Nursery ABC Self Storage Abellio Walworth Bus Depot ABS Laminating Access Storage Accurate Services Ace & Accident Repair Centre Ace’s Local Acme Studios Action for Blind People Acuherbal Adam Halalway Addey and Stanhope School Admiral & Amos Adonai Adshead Ratcliffe Aerons Lts AFC Chicken African Clothing and Tailoring African Food and Mobile African restaurant take away African Service Centre Africana Markets Afrikiko Bar, Restaurant and Night Club AfriPay Afro Beauty Centre Ltd Afro Design Fashion Centre After School Club Age UK Agege Bread AJ Pain AK Continental Foods AKD Solutions AKR Superstore Alanya Stake & Kebab House

Al-Bayaan Centre Albertos ALD Life Aldi Alentejano Bakery Ltd Ali’s Star Cafe Aliyha Jolly All Clean Services All Nations Evangelical Church Almo Alnwick Engineering Ltd Alnwick Ltd Alpha Property Services Alphabet Kids Already Hire AM DIY & Builders Ltd Amadi Pharmacy NHS Amanda B Hair Salon Amanda Hair and Beauty salon Amber Tree Cafe Amersham Arms AMIDAS Photography Amin Newagents Amisha Ampersand Amsal Boutique ANA aviation Anapausis Centre. New Testament Church of God Anatolian Cafe Anderson Travel Andrew & Roberston Andrew Corner Fish Bar Andrew H. Kirby Vetinary Service Andrews & Co. Insurance Andy’s Cafe Angel Beauty Bar Angel Hair and Nail Salon Angel Oak Academy Angelo Flooring Angels and Gypsies Ann & Lac Ann Bernadt children’s centre Ann Bernadt Nursery School Anna Wiscombe Annie’s Anspach + Hobday anthony & co legal practice Antithesis Anwara Tandoori Anystate International Anything Chinese Supermarket AOP APC Overnight Apetito Apollo Food and Drink Applegreen Garage Aquajet Cleaning equipment Ltd

Aquatint BSC Arch 26 Studios Arch Art Supplies Arch Collective Archival Record Management PLC Arctic Ice Argos Arlington Homes ARM Plc Armani Arnold and Walker Event Services Aron Dry Cleaners Ar-Rahman Mosque Art Collective Art in the Park Artesian Artichoke Pilates Studio Arwin Wines Asante Barbers Ascott Cab Co. Ascott Cab Company Asda Ash Arcade Ash Butchers Ashby’s quality catering butchers Ashford Environmental Services Ashtead Plant Hire Company Limited Assembly Point Assuredroof lettings Astronaut Kawada Architecture Asylum Tavern Atanda Solicitors ATD fourth World Atomic Studios Auberge Aubert & Mascoli Auto Electrical Auto Laundrette AV Baker & Sons Ltd AV Fowlds Cafe AV Fowlds Upholsters Avenue Avicenna Health Centre AVS Awaaba Centre Axion Furniture Makers Ayoyemi Computer Services Ayoyemi food & wine B & N Supermarket B&M Bargains B&Q B. Joseph London Baba Food & Wine Baban Barbers Babcock International Babi Show Balfor Beaty Balloons of London Ltd

Bansal Bao Long - Vietnamese & Oriental Food Barber’s Barclays Barraka Enterprise Bartholomew food and wine Bat Cang Supermarket Bay Dining BB Accessories BBS Burner and Boiler Supplies BCM Scaffolding BearSapce Beautiquette Boutique Beauty and Nails Street Beauty Centre Beddy Buyz Beer Cave Off License Belgravia Mirror and Glass Co Bella Hairflow Bellissimoto Bellissimoto car detailing studio Bells and Sons of Bermondsey Benchmarx Kitchens Benhur electronics Bennies Food Packaging Benugo Benwell Sebard Beresford Residential Berkeley Catering Bermondsey Christian Centre Bermondsey Food and Wine Bermondsey Motorcycle Workshop Bermondsey Scrap Metals Berries Bert’s Fish and Chips Best Kebab Best Quality Parts Best-One Shipping Ltd Betfred BetFred Bookies BEW Electrical Distributors Ltd Beyonce Big T’s Jamaican Cookhouse Bilex Bilex Money Transfer BJK Shop Equipment LTD Blast Spray & Polish LTD Blessed Assurance Co. Bliss Travel Ltd. Blu Clothing Blue Anchol Radio Cars Blue Anchor Fish and Chips Blue Anchor Garage Blue Anchor Library Blue Anchor vehicle logistics Blue Apron Transport Blue Cars Blue Mantle

Blue Newsagent Blue Youth Centre BLUSH Beauty Salon Bodeans Bolu Restaurant Bosnet Bot Qfids Bottles. Off licence Boulevard shopping centre Boutcher Church of England Primary School Bow Arts BP Garage Brassroots Records Bream Curtain Designs Brew By Numbers Bridge House Bridgwater Roofing Bright Explorers Day Nursery British Heart Foundation British Red Cross Brixanne Morter Brockley Carpets Brother’s Food & Wine Brother’s Barbers Brunswick Park Primary School Budul Telecom Bullfrog Models Ltd Burger King Burgess Park Care Home Burgess Park Offices Burhan Motors Ltd Business Mail Solutions Butlers Dry Cleaning C Thorowgood Ltd C.B.Hair Design C20 London Ltd CABCO (C.A. Baldwin & Co Ltd.) Cafe Cafe & Restaurant Culture Cafe 2 T’s Cafe Bianca Cafe Cervecoria y tapas Cafe del Amore Cafe Noir Cafe Selecta Cafe Cafe Reality Cake World Calabra Kitchen Call and Response Callancote Invicta Plc Camberdent LTD Camberwell Apolistic Church Camberwell Arms Camberwell Bus Garage Camberwell Cars Camberwell Dental Care Camberwell Gold

Camberwell Green Care Home Camberwell Green Surgery Camberwell Islamic Centre Camberwell Laundrette Camberwell library Camberwell Magistrates Court and Southwark Council Offices Camberwell News Camberwell Police Station Camberwell Public Baths and Leisure Centre Camberwell Royal Naval Association Club Camberwell Superstore DIY Cambridge University Settlement Cambridge Workshop and Motor Repairs Canaan Restaurant Cannon Kallar Capital Chrome Capital Presentations Captain Pawn Car wash Caravaggio Card Corner Caribb Youth & Community Association Carpet Direct Carpet House Carpetright Carphone Warehouse Carrington Brown Cash Express Cash Loans Cash X Change CBK Electrical Supplies Ltd CBK UK Ltd Cell Fone City Café Net Central Vape UK Ceva Logistics CFC Chaconia Caribbean Cuisine Chaly’s Mini Cabs Charringtons Cheers Cash & Carry Ltd Chef’s Delight Chelepis Watson Chemix Cherry Garden School Chicago Hairdressers Chicken Express Chicks Chinese Medicine Chinese Supermarket Chinese Takeaway Chris Carey’s Collections Christ Apostolic Church Christ Apostolic Church Revival Centre Christ Apostolic Church, City of David Christ Church Christ Embassy Christ is the Ladder Ministries

Christ Paradise Church Christian Ministers Church Christina’s Christina’s Pork Christ’s Chosen Church Christ’s High Commission Church of England Record Centre Church Street Hotel Church the Light of the World Cimraan Circle Residential Citizens Advice Bureau City Electrical Factors City Exchange Net City Link City Mobility City Storage Classic News Food and Wine Classic Pix Ltd Classique Hair and Beauty Cleancare International Clear Corporation CLG Enterprises Cliwon Sanctuary of Praise Club 487 Club Copying Club Couture Club My Tribe Clyde Early Childhood Centre CMCS Cleaning Services CN Nail Supply Coldmountain Kit Ltd Colegrove Dental Care Come to Me Commando Temple Commercial Heating Spares Ltd Communication and Technical Services Ltd Community Project Community Sustain + Rebuild Complete Management Solutions Comptoir Grand Constancia Constantine Continental Hand Car Wash Ltd Continental Link Continental Meat Supply ltd Convenant - Air Sea Cargo Convenience Store Cool & Cozzy Restaurant Cool Cats’ Cafe Copy Tech Group Coral Coral Betting Shop Cost Cutter Costcutter Costcutters Coubourg Community Primary School Council of Nigerian Muslim Organisations

Courts Engineering Ltd Covent Garden Plants Crackerjack Offlicense Craftsman Cafe Crazy Prices Creative Craftsman Creative IT Creekside DentalCare Crisis UK / Bermondsey Project Criterion Cafe Crown & Queue Meats Cruson Crystal Touch CSK Motor Group CSUK Cubix sales and lettings Cul de Sac Gallery, Plus Studios Curry Den Currys Curtains by Iris Curve CW Autos CYC Cycle PS D P Graphics Ltd Dage Dahabshill Money Transfer Services Daily Goods London Dalsan Internet Cafe and telecom Damilola Taylor Centre Dammy Stores Dammy’s place / Big group ltd Daniel’s Bar and Restaurant Dannys Pound Shop Plus Dave’s International Hair Studio Dave’s Kutz. Professional Barbers Day Lewis Pharmacy Day Nursery DD Scrap Metal De Lords Canteen De Ultimate Barbers Deals Second Hand Furniture Shop Debonaire Designer Couture Decorating Deeplex Dele Autos Deli X Delikatesy Sowka Delkot Delta Express Pizza Delta Nursing Agency Dennis’ Butchers Dental Surgery Dentist Department for Transport Deptford Accident Repair centre Deptford Baptist Church Deptford Cobbler

BUSIINESSES CATALOG

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Deptford Dental Practice Deptford Fire station Deptford Green School Deptford Grill House Deptford Methodist Chuch Deptford MOT and Service Centre Deptford Reach Deptford Sea Food Centre Deptford Surgery Destiny Day Nursery Destiny nails Devine Flavour Food Store DfS Diamond Nails Diespeker & Co Digipix Digital Copy Dignity Funerals Ltd Dinnel LTD Dinner time Direct Porfolio Shop Dirty Harry’s Waste Management Discount Bicycles Diva Mi Fashion and Accessories Diver City Scuba Divine Divine Peace Beauty/Hair & Nails Salon Divus London DJW Coachworks DMC Healthcare Dominican Barbershop Domino’s Dominos Pizza Dorin Folak Double Dee Autos Douglas Hairdressing DP The Drinks People DPD Drawing Room Dry cleaners Dry Cleaning by Eko Du Lich Anh Em Ductclean (UK) Ltd Duke of Sussex Dun Cow Surgery Duncan Lewis & Co Solicitors Dunton Grill & Spice Durga Convienence Store Duspy Beauty DX Dyball Newsagents Dynamic Bars Dynamic Vines Dynamite Ventures E IRAQ Transport E W Marshall Ltd E.K Motor Bodies East Street Business Centre East Street Doctor’s Surgery East Street Library Eastern European Foodstore

Easy Let Housing Easy Spaying LTD Eat It Up Ebis Collection EBR Attridge Solicitors Economic Skips LTD Edmundson Electrical Edward Place Motors Edwardes El Cheap ‘Ou El Khadijat International El Rinconcito El Turkistan Electric Substation Element UK Elevator Building Services Elibariki Day Nursery Ella’s hair and beauty Embassy Cafe Emico Emotions Nail and Beauty Employment 1st employment academy Enat Guada England Preserves Enterprise Rent-a-Car EPS Car Parts Equity Lay Solicitors Eritean Orthodox Christian St. Michael’s Community Church UK Esq. Grill Esty Perfect Beauty World ETAG Fixings Eternal Life Ministries Etnika Eucalyptus Clothing LTD Euro Traveller Hotel European Taste Shop Restaurant Event Concept Event Projection Everlasting Arms Ministry Everlyn Community Centre EW Marshall Ltd Excalibur Coaches Excel Barbers Excell Photos & Onward Classics Beauty Salon Excellence. Barbers & hairdressers Exclusive cuts Exodus 1 Limited Exotic Unisex Salon Express Dry Cleaners Express Tailor Eyre and Elliston Electrical Distributors F. E. Burman F.E.E.T International F.Q Contractors Ltd. Fab Hair and Beauty Salon Faith Ministries Faith studios Falafel and Shawarma

Falcon Travel Family Fish Bar Family Halal Butchers and Grocers Family Life Christian Centre Fardeen Fabric FareShare Faris Extra Fathers Barber Favourite Estates Agents Ltd Fayre Do’s FedEx World Service Centre Feet International FHH Accountants Figaro Imports Fine Interior Spaying LTD Finesse Dry Cleaners Fire 1666 Fire Station Firetechnics First Barber Fish and chips and kebab Fish Bar Fish Republic Fisher Amateur Boxing Club Fiveways Express FJJ UniqueLadies Hair Saloon Flakebake Flash Hair and Beauty Flawless Dry Cleaners Flint Hire and Supply Floor Factory Flour Power City Bakery Flowers By Tanya Floyds Flux Metal FM Conway FM Mangal Footprint Scenery Fosse Meadow Foundry (UK) Ltd Four Two Graphics Fourfold Fourpure Brewing Co. Foursquare Church Francis Chappel and Sons Freeflyvr Frenchies Fresh Fruit and Veg Fresh Fruit and Vegetables Friendly Service Centre Fruitful Office FS Laundrette Fung Sing G & S Maintaince G&F Supermarket G&O Phonetesters and Communications Gabbys Gabby’s Unisex Hair Salon Gadmon Industries Galaxy -Thienha Travel Galleywall Road Tenants Hall

Gallop Gareth Morgans Photography Garrett Whitelock Gaumont House Surgery Gay Star News GB Ice cream parlour Gem General Autos Gents Hairdressing Salon George’s Beauty Salon Georges. Barbers Georgia Bosson Gerriets GFS Smith Giftwine Gisella Glen’s Car Wash Global Business Global Destiny Concern Global Food and Wine Globalcrest services ltd Globe Academy Primary and Lower School Glouster Grove Estate TMO Glow Glow Tanning Go Ahead London Goddis Lodge God’s Church of Peace Gods Grace Day Care God’s Own Solutions Golden Delight Golden Grill Golden Palace Good Fortune Good Luck Mini Market Good Man Chinese restaurant Gooding Aluminium LTD Gordonson Fire Protection GOSEC Ministries International Gotell Communiations GovRisk GP Autos Grace Outreach - It’s A New Day! Gracias Graham Playford Repairs Graham Steel Grange Road Dental Surgery Greenfinger Hydroponics Greenginer Ltd. Greengrocers Greenhouse Betchwin Greetings Greggs Greggs Bakery Grinling Gibbons Primary School Grosvenor Contracts Guardian Guidetti Food & Wine Gujarati Rasoi Ltd Gurays the crusty loaf H & F Polishers

H and T Pawnbrokers H&S Scaffolding H&T pawnbrokers Ha Noi Oriental Food Specialists Haart Residential Hackney Lick Hagi Veg Hair and Beauty Salon Hair and Nails Hair Couture Hair Salon Hair Shack Hair UK Hair, Beauty & Nails Hairdome Halal Butchers Halal Grocery Halal Kebab & Fried Chicken Halfords Hamilton and Palmer Coachworks Hand Car Wash Handwash Handy Supermarket Happy Valley Harmony Nail & Beauty Supply Harris Academy Harris Academy at Peckham Harris Primary Academy Harris Primary Free School Peckham Hartnells Quality Solicitors Hasan Restaurant Cafe Haymerle School Hayward Bros (Wines) ltd Headley’s Garage Heartbeat International Church Heat Tanning and Beauty Heaven Sent Nursery Heaven’s Gateway Ministries Henfield Safe Storage Herbal Source Hermits Cave Public House Heron Property Services Ltd Hertz Car Hire Heueutal Control Systems (T Brown Group) Hexio LLP High Class Butchers High Street Flowers Fruit and Veg High Street Printing Highest Authority Hiikuss Hair Hi-Lites Hinks Removal HiQ Network Tyres Hireman His Grace Ho Ho Chinese Take Away Hollywood Holy Ghost Zone Holy Michael Church of the Lord Home Furniture Solutions Honey Hand

Hong Kong City Hopfields Auto Repairs Hot Wok HOUSE House of Fashion & Mobile Accessories Housewives Cash and Carry Howdens Joinery Howden’s Joinery HSBC Bank Plc HSK Auto Centre HSS HSS Hire Hummingbird Community Centre Hungry Boy Hype Hair I AM Bookshop IAM services UK Ltd Ice Cream Union Iceland Icelands IDH Dental Practice Ilayda Hair Design Ilderton Primary School Illderton Motor Project IMEX Express Cash and Carry Indiginous Hair Design Industrial Plastics Limited Inn or Out Events Innovations Unraveling Potential Insley and Nash Inspiration House The Redeemed Christian Church of God Integrated Waste Management Facility International Supermarket Internet Cafe Interstar Properties Ltda.

Island Buka Ivoire Shop Mini Market Iyengar Yoga Institute J&K Services Group J. Hunnex & Sons Ltd. J.Walton Auto Repairs Jacob’s Ladder Farms Jade’s Carribean Cusine James Capper Sculptor James Glancey Design James Stores Jap + German Motorcycles Jas news Jasper’s Deli Jayhawk Jay’s EnterprisesLtd. (Travel Services) Jays Stores JB Soul Food Jeffosa Global Business Jennings Bet Jennys Restaurant Jensen’s jesus cares Crusaders ministries (solution centre) Jesus Sanctuary Ministries

Jewson Ltd Jigsaw Colour Ltd. Jimmy Fashion JJ News JN Money Transfer Job Centre Job Centre & the Hub Joel’s Cycle Repairs John & Elena Fruit & Veg Co. John Newton Co. & Ltd Johny’s JoJo London Jonathan Gregson Photography Ltd Jonny’s DIY & Building Supplies Jowas Barbers J’s Cafe Jubilee Christian Centre Julius Ceasar accountants Jungle Grill Cafe Just 4 u Just £1 Supermarket Just Cash Just Hospitality Just Jones & Wells Way Pop Up K&O Childcare K&V Off-Licence K.H.F Kabeye Capital Kalabash African Restaurant Kalpnas News Kam Foh Kamros Cash and Carry Kam’s Barbers Shop Kappacasein Dairy Karisma Restaurant Karma Superstore Kase Swiss Kasper Motors LTD Katies Kebab and Grill Kebab Wraps Kembers and Lawrence Pharmacy Kenon Plumber’s Merchant Kentish Drovers Kentucky Fried Chicken KFC Kharis Ministries Kid’s Company Kim Lien Mini Market Kims News Agent King Rooster Kingfisher Square Medical Centre Kings Dental Clinic Kismet Supermarket KND Engraving and Signs KOCC Barma Kosit Krison Pharmacy Kube Print Ltd Kumasi Market Kumasi Market Wholesale

Kwik-Fit L.I.E.S. Design L12 La Cabana del Sur Labour Direct Services Ltd Ladbrokes Ladbrookes Ladbrooks Lady’s Pride Laptop and PC Clinic Laptop Hospital Laptop repairs Las Congas Lashes and Brows LASSCO Latin London Grocery Shop Latona Road Studios Latona Road Studios_artists Laughing Chinese Take Away Laundrette Laundrette Dry Cleaning Lauries Afro Caribbean Food Centre Lawpack Lawpack Publishing Ltd Lazer Dry Cleaners le Joint Le Panier a Brioche Le Petit Cafe Leaders Leathams Innovators of Food Lebanese Grill Lebanese Mix Grill Lechil Dry Cleaners Lee 3D Lee Mawdsley Photography Ltd L’Emperio Fine Foods Lenny Chemist Leno Corporate Leone Legal Services Leone’s diner LeSoCo Camberwell Campus Lewis Abbott Ltd Lewisham Indo Chinese Indo Community Lewisham Refugee and Mirgrant Centre Lewisham Reuse and Recycling Centre LF Shapewear LFC Liber Facilities Management Ltd Liberty and Co. Solicitors Liberty Christian Fellowship Liberty Development enterprise Licensed Cars Lidl Life Changing International Lilly Raes Shoe Repairs Lindsey Lang Lings Chemist Lion’s Den Cafe Liral Veget Training and Recruitment Ltd Lister Primary Care Centre Little Angels Nursery

BUSIINESSES CATALOG

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Little Bread Pedlar Little Hut Newsagents Little Ochie Living Wisdome and Word Ministries Lizolu Fashion Assessories Lloyds Bank Lloyds Pharmacy Lobo Fresh Halal Lobo Meat & Poultry Lobo Sea Food Store Lockyers Pharmacy Lo-Cost supermarket Londis London Academy of Music and Dramatic Art (LAMDA) London Ambulance Service London Ambulance Station London Brozen Casting London Cash & Carry London Community Furniture London Comunnity College London Dial-a-Ride (TFL) London Dry Cleaners Ltd London Executive Group London Express Car Hire London Fire Solutions London Food and Wine London Furniture Sparying London Kebab London Marathon Events Signage London Office Furniture Warehouse London Sculpture Workshop London South Mini Cars London Tailor London Taxi Pre-test Centre London Velo Los Dos Amigos Lou Farrow’s LP Bar Lucky Motors Lucky Nail Shop Lucya Cafe LUMA ID Lush Bar Lycamobile Lynn AC Boxing Club M & H Dry Cleaners M + D Joinery M and D Japanese Restaurant M&H Dry Cleaners M&R Jewellery M. Manze M.H. Technical Services Mace Grocer and Off Licence Maddy’s Made Up Made up Events Ltd Madhouse Tyres Maestro Meats MAKE - Stage Set Builders Maloko

Maltby and Greek Mama Leaks Man Gee Oriental Food Market Managed Living Partnerships Mango Couriers / Asap international Manor Methodist Church Manze’s Margaret’s Cakes of Distinction Marilyn Studio Marks and Clerk (Archive Storage) Martinspeed Ltd. Mastercrate Maxy’s Burger Mc Donalds McKenzie Clark Ltd Medequip Media Services Medica Pharmacy Medllia Su Moda Meeting Social Club Mel’s Cafe Mend Mens Traditional Shoes Merc Van Specialists Ltd. Merlie…. It’s real tasty Merric Barbers Metrobroadcast Metropolitan Police stores MH Taxis Miami Health Club Miber Engineering Michael Stevens Solicitors Michael Whiteley Michenuels Ltd Mick Healy Coachworks Micks Garage Migrant Legal Service Miles Wilde Milico Studios Millhouse Fish and Chips Millington Associates Mill’s Barbers Millwall Cafe Millwall Community Trust Millwall Motors Ltd Mimi’s Hairdressers Mind Charity Shop Mini Treasures Day Nursery Miracle Shipping and Cargo Services Miyan’s African Food Store MJ Beauty Lounge Mobile Shop Modern Modern Supermarket MOI Motors Moma Monis Monmouth Coffee Company Monnow Road Baptist Church Mons Cheese Monty’s Deli

Morgan Hair & Beauty Morley’s Morley’s Chicken Morrells Morris Tyres Motor Repairs Mount Zion Mountain of Fire & Miracles Mountain of Fire and Miracles Ministries Moving Venue Caterers Mowley chicken burger ribs Mozah Anx Mozah Naa Adjurkor (West African Cusine) Mr Fillers Take Away Ms. Dry Cleaners Muntaha Textiles Murco Petrol Station Muscle Factory Gym Music Room London MW Autos My Butchers Cash and Carry Ltd My Cup of Tea My Fish Ltd My Furniture My Manor Properties Mym’s Taste of Sierra Leone Myra Food Store Myrehoboth - Boutique Cargo Services Myrrh Ltd Mystique Night Club NA Barbers Nag’s Head Nail Salon Nail Spa and Beauty Nanas Jam Rock Nasah Halawal food centre NASFAT Nash Opticians Nathan & Co Pawnbrokers National Grid National Grid Substation Nato Welton Photographer Natoora Natwest Neal’s Yard Dairy Neisha Hairdresser Ltd Nemo Productions Nest Levels New Capital New China House New Church News New Covenant Church New Cross Congregation Church New Cross Pharmacy New Cross Tandoori New Dimension Hair and Beauty New Dixie Grill New Golden Wok New Hardware Centre New Image Hair and Beauty New Kent Road general store

New Pak Hong New Peckham Mosque New Saigon New Start Training New Testament - Church of God New x Vape Newey & Eyre News Food & Wine News of the World Newsagent Newtwork Rail NHS Southwark Adult Social Care Office NHS. Childern’s Services NHS. Community Health Services Nicki Day Nursery Nightangale Pharmacy Nisa Local Nisa Today’s NisaLocal Nissa Local No. 67 Cafe Noah’s Ark Noodle City Normanosa Social Care North Peckham Babtist Church Northwood Taxi Parts Northwood Taxi Parts Ltd Nursery Centre O Graphics O’ Neill Motors O.A George & CO. Oasis Hair and Beauty Salon Oasis Training and Care Agency Obadiah Rose Solicitors off licence Off License Offbeat Okiki Imole Parish. Celestial Church of Christ Old Kent Barber Shop Old Kent Cars Old Kent Fish and Chips Old Kent Money Exchange Old Kent Motors Old Kent Road Dental Student Old Kent Road Fire Station Old Kent Road Gasworks Old Kent Road Hand Car Wash Old Kent Road Mosque and Islamic Centre Old Kent Road Newsagents Old Kent Road Surgery Old Police Station Oliveology Oliver Goldsmith Primary School Olivia Rose Omed UK Ltd Omega Refrigeration services Omega Smart Fashion Omni One Love International ONYX Hairdressers Optician

Orchard Hill College Oregano Leaf Pizzeria Oreganoleaf Oriental Store O’Shea’s Butchery Oskat Group Limited OTIS Ottimo Property Services Ltd. Our Lady of the Assumption Royal Catholic Church Overdrive Studio Oyez Professional Services Ltd Oyez Straker Oz Cafe Ozis Cafe Ozzie’s Cafe Ozzy’s Kebab P. Barbers PACT Paddy Power Paddypower Panache Chi Mai Papa John’s Pizza Paperlinx Paradise Paragon Projection Paraiso Samba Parhams Park Life Cafe Park Refurbishment Ltd Parkers Sales, Lettings & Manegement Parkside Medical Practice Parts Centre/Plumb Centre Party Bike Pasha Hotel passion for Beauty Patty Island. Caribean Takeaway Payday Loans Payless Payless Convience Store Payless. Convenience Store Pearl News Pearson Glazing Pecan Peckham Fresh Fruit & Veg Peckham Health & Fitness Centre Peckham Library Peckham Lodge (Hotel) Peckham Newsagent Peckham Park Road Off-License Peckham Phone Centre Peckham Platform Peckham Spares PEDR Pembroke House Percy Ingle Bakery Perfect Chicken Perfect Colours Perfect Fried Chicken Perfect Grill Perfecto - Fried Chicken Fish Kebabs Shoe Embassy Ltd Shoe repairs

Persepolis Peter and Joan Peter Bosson Pete’s Bakery Pets at Home Peugot (Robins and Day City) Peyton + Byrne Pharmacy Pheonix Electical LTD Phil tailoring Philip Kingsley Products Ltd Pho Hanoi Pho Thuy Tay Phoenix Primary School Phone Accessories Phone City Phone Clinic PHS. Personnel Hygiene Services Limited Pilgrims Way Primary School Ping Magazine Pirtek Fluid Transfer Pizza & Kebab House Pizza Gogo Pizza hot 4 you Pizza Mania PJ’s Accident Repair Place Settings Platinum Hair Pop in Cafe Portena Ltd Post Office Pound Plus Store Poundland Power Church International Pozies PR Centre Presco Presco Food & Wine Presco Food and Wine Presidential Suya Prestige Textiles Pretty Nails Rock Price Cutter Price Cutter Food and Wine Price Wise Print Ministry Printer Parts Warehouse Printing Printset Ltd Pro Vision Opticians Profad Quality Investment Professional laptop repair Provision Opticians PSG Group Ltd PTS Purple Mango Purpose Powder Coatings Ltd Push Printing Pyramid Pharmacy Queen’s Beds & Furniture Queens

Queens Kitchen Quick Stop Quickfit Windscreens and Tyre shop Quicksilver R&B R.C.C.G Vinebranch Radiant Property Rag N Bone Rajah Tandori and Curry Takeaway Rakhs News Rat Records - Vinyl Records Ravensbourne Wine Ray Sheksons & Co Rayan Travel Reconditioning Gearboxes Reconstruct Art Studios Records Red Apple Cars Red Carpet Boutique Red Planet Pizza and Chinese take away Redcoat Express Airfreight Redemption House Redsun Chinese Supplies ReecyRoos Rees + Lee Artchitects Regent Motor Services Regional Contract Cleaning LTD Renegare Repair Centre Res. Rest Up Retribution Fightwear Return to Oz Cafe REX Coin-Op Laundrette Rex Launderette RGS Rhapsody of Realities Rhino Waste Services Ltd Rich Brother Right Price Superstore Rima & McRae Rincon Cochalomino Rishi Fashions Rising Stars Nursery RK news RM Pullen Motor Factor Robert Guy Services Roberto’s Rocky News Rodney Opticians Rogue Studios Roma Cafe Rooney’s Boxing Gym Root Fruit and Veg Rose African Fabrics Rose Brothers Rose Cafe Rose Wine Rotherhithe Dry Cleaners Rough & Ready Royal Albert

Royal Mail Royal Mail Camberwell Sorting Office RS Auto Repairs RS Joyner and Son S.E.8 Flooring S.G. Tyres and OTO SAFA Indian Restaurant Safe Safe Car Recovery Safe Storage Safestore Self Storage Sainsbury’s Local Saint Georges Methodist Church Saint Gertrude Roman Catholic Church Bermondsey Saint Luke’s Chuch Deptford Saint Marks Centre Saltash Salvation Army Salvation Army Community Church Sam’s Barber Sam’s Gent Hairdressers Santander Santis Global Sapphire Laundry Ltd Scenic Souvinir Studios Schultz and Wirem fabric effects Ltd Science Ltd Scooterworks UK Scope Scotts Glass SCP Scrapco Metal Recycling Screwfix SE Finishers SE Renewal Management Ltd. SE8 SE8 Test Centre Sea Bass Cycles Seafoods Direct London Sedonie Hall Professional Salon Seehra Supermarkets Selco Semu cafe Sensational Sense for Deafblind people Sepellele Beauty ServicePoint Setline Data Setwo Seven Stars Chinese Takeaway Sewing Machine Centre Seymour Valentine Shadesgroup Shaftebury Christian Centre Shahi Tandori Shampoo Hairdressers Sharma Sharon Grocery Sharon Grocery Food Store Shief Auto Mobile

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Shore Solutions UK Shore Solutions UK Ltd Show and Tell Presents Ltd Shoz Tech Shreegi News SI Pumps SIG Interior fixings SIG Roofing SIGHT CENTRE (NHS) Sightcentre - NHS Centre Simon Lycetts LTD Sinto and Biggie Sir Francis Drake Primary School Six O.D. Siya Design SK Store Skyline Estates Slick Slick Rick Small World Money Transfer Smart clothing Smart Hospitality Smart Repair Smokey Jerkey Social Club Social Inclusion and Recovery Service Sol Andino Som Internet Cafe Somalia Relief and Islamic Cultural Centre Something Special RL Hair & Beauty Studio Sonic Vision AV Sophocles Bakery South East Fruits/ Fruit Drop South East London Combined Heat & Power South East London Lettings South Kebab South London Gallery South London Timber Southampton Way Dry Cleaners Southbank Fish Southside Waterjet Ltd Southside Waterjet ltd.

Southwark Brewing Company Southwark Building Services Southwark City Tennis Club Cafe Southwark Cyprus Turkish Association Southwark Group of Tenant Organisation Southwark Hygene Services Southwark Inclusive Learning Centre Southwark Irish Pensioners Project Southwark Meditation Centre Southwark Metals Southwark Park School Southwark Pensioners Centre Southwark Reach Southwark Register Offices & Nationality Services Southwark Studios Southwark Studios_Artists Spa School Space Autos

Special Vision Centre Speciality Food traders Speckmobile Speedwell Mental Health SPM Intelligent Print + Communications Sports Bar Shades Sports Direct Spotlight Collections SPS. Swiss Post Solutions Square Pizza SRA Limited St Anne’s Church St Francis Primary School St George CE primary school St Giles Church St Giles Surgery St Giles Trust. Head Office St James C of E Primary School St James Plaice Fish Bar St James Supermarket St James the Great. Catholic Primary School St John Bakery St Johns Dry Cleaners St Mary’s Church of Christ St Marys Greek Orthadox Church St Marys Greek Orthadox Nursery and Preschool St Michael Associates Centre for Education St Philip & St Mark St Saviours and St Olavs C of E school St. Giles Parish Hall St. Luke’s Church St.Michael’s Church community centre St.Pauls Church Stable Taxi Garages Ltd Stables Standage and Co ltd Standout Staples Star and Garter Star Coffee Star Express Star Jerk Hut Star Nails Starlight hair and beauty Station News Station Pharmacy Steel Deck Steel Options Ltd. Steel Solutions Steeldeck Stephanie’s Multicentre Stephen’s Happy Man Steptoes and Sons Stormbird Streetflava Studio 101 SU computers Subway Sudamero Sue Ryder

Sun Cafe Sunrise Sunrise Cafe Sunshine House, NHS Super Pizza Super Sace Off Licence Superdrug Supersave Express Sure Homecare Surrey Engineering Ltd Surrey Square Primary School Swag City Swallow Constrction Sweet and Chilli Swemko Szechuan Style T J V Construct T&F Carribean Takeaway T. T. Accountancy Services T.A.Allin & Sons - Family Run Funeral Directors Taj Connections Tandoori Express Tangram Architects Tastes Catering Tate Tattoo Taxi Clinic Ltd. Tennessee Fried Chicken Terminal Studios Terry’s Discount Store Tesco Tesco Express Tesco Metro TFC International Food Market Thames Digital Thames Vocational Course The Acorn Surgey The Albany The Ancient Foresters The Aylesbury Surgery The Bargain Store The Bear Public House The Best Hand Car Wash The Black Horse The Blue The Blue Anchor The Bonsai The Bottle Shop The Bradfield Club The Butchery The Cafe Gourmet The Church of the Lord (Aladura) The Cinnamon Tree Bakery The City of London Academy The Co-operative Food The Co-operative Funeral Care The Drury Tea and Coffee Company Ltd The Elite Fish Bar The Five Bells The Flying Duchman

The Flying Fish The Fountain Children Centre The Fruit Tree Day Nursery The Galleria_Artists The Grove. Nursery & Children & Family Centre The Ham & Cheese Co. The Hope Pub The Ice Man The Jojo Entertainment Co Ltd The Kernel Brewery The Laundry Box The Light of God Almighty The Lighthouse The Little Crown Pub The London Honey Company The London Particular The London Plant Co The London Supermotard and Scooter Centre The Lord Nelson The Midi Music Company The Mountain of Salvation C & S Church The Nerds IT Solutions The New Dome Hotel The New Testament Church The Old Bank Pub The Old Dispensary The Old Southern Forge The Olde Apple Tree The Olive Oil Co. The Olive Oil Company The Orient The Oval Workshop The Peckham Pelican The People’s Project The Pie Cart The Property Centre The Queen Victoria The Redeemed Christian Church of God The Rich Group The Rosemary The Salvation Charity Shop The Stock Room The Test Centre - MOTs The Tiger Public House The Trade Parts Specialist The Urban Flower Firm The Waiting Room The Well Community Church The Wellness Centre The White Hart Hotel Third Text Thistle Joinery Thomas A’Beckett Thompson & Son Ltd Tidy Bond Tile Giant Time Pizza Times Kebab Timograce

Tips and Toes, Nails Tiwa ‘N’ Tiwa TLC Internet Cafe TNT UK Ltd Tomi’s Kitchen Tool Station Top Cellars Top Snaps Digital Photography Topps Tiles Ltd Touch of Grace (General Stores and Fashion Ware) Tower College of Further and Higher Education tower Demolition Tower Head Shop Tower Porche Specialists Townsend Primary School Toys ‘R’ Us Tracgroup Tradewinds Tradition Property Services Ltd Traditional Chinese Medicine & Acupuncture Transure Ltd Transweld Transworld Trash Tours Travel Agency Worldwide Travel Agent Travis Perkins Travis Perkins Trading Co. Ltd Treasure House (CIC) Trescher Fabrication trevolizz Trinity College Centre TSB Tuckers Criminal Socilitors tuff Tuke School Tyre Shop Tyre Place Tyre world UAL University of the arts london UBrew UK food and Wine UK Power Networks Ultimate Hair Salon Ultimate Power Assembly Unique Hair and Beauty United Meats United Super Store Universal Shipping & Trading Co Ltd Up Front Food & Wine Uptown Cars Uris Metalwork Ltd Utobeer V109 Hair and Nails V22 Studios Valentino. Kebab & Vegetarian Restaurant Valeting centre and hand car wash Van Hing Vanz Beauty

Varcoe Service Station Vareline Ltd,/Marche des chefs Vasluit - Eastern European Food Vastate Modern Kitchens Ltd Vauxford Motors Venters Victory Fish Bar Victory Food Store Victory House Victory Press Victory Solicitors Viet Hoa Viet Rest Villa Bond Village Kebab Village pizza Vinebins off Licence Vinh Phat Vista and Envi Vista Landscape Management Ltd Vivian Nails & Beauty Vivy Day Nursary VM Projects W L Publications W. Bunting W. Samual Watch Makers and Jewellers W. Uden & Sons. Family funeral directors Walworth Academy Warren Evans Bedroom Suppliers Wash & Dry. Ironing Service. Laundrette Wave Lenghts Leisure Centre Waytune Wazobia Restaurant Weber Industries Wedding dresses Weldatube Well Mix Oriental Wellworth Studios Wellworth Studios_Artists Wesmon Press West Leigh Westminster Waste Wettons Wheelchair Maintenance Service (Kings College Hospital) Whistle & Flute Dry Cleaners White Swan White Villa White wall company Whitten Timber Wickway Community Centre Wilkinson Containers William Hill William Say & Co. Williams Lea Willow Graphics wilson’s cycles Wimpy Windmill Stores Wing Fu Winner cash and carry

Wisebuys Wolseley UK Ltd Wonder Hair Salon Woodpeck Day Centre Workers’ Liberty World Evangelical Bible Church World Harvest Day Church Worldewide Limited Wuli Wuli Restaurant Xinliang Style Chinese Cuisine Xpert Laptops Ltd YAA Asantewa Tropicals YBWF Motor Mechanics Yemmy YESS Youth Education Support Services Yodel Yop City Le Marche Your Choice Pound Shop Ltd Your Move Your Selection Zak’s Barbers Zamzam butcher and grocer Zara’s Tropical Foods Zeret Kitchen Zion Church

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