W11P151

T R A N S I T O R I E N T E D

D E N S I F I C A T I O N

Plan Making Studio I | 19161401 | Sikkharini Cintantyadwisthi

WATERLOO OPPORTUNITY AREA Waterloo Opportunity Area is located within the jurisdiction of London Borough of Lambeth with recognition to be a valuable area in economic, social and cultural sense integral to London. The entire Waterloo neighbourhood is included within Central Activities Zone (CAZ). The predominant demography in the area is people between 30-44 years old which represents 25.14% of the population. The opportunity area has been generally in a dense state relative to the rest of the city due to the presence of multiple tall buildings and high plot ratio balancing four identified core functions including residential, buisness, cultural and transport (LBL, 2013). Waterloo is the house to nationally and locally important functions, including Waterloo Station, National Theatre, Royal Festival Hall, London Eye, Old Vic and Young Vic Theatre, South Bank cultural area and Lower Marsh area. Its location in Central London and the existence of these function within the boundary of the opportunity area, and more similar functions in its neighbouring areas including major community functions and tourist attractions, including Buckingham Palace, Big Ben and St Paul’s Cathedral further leverage the importance of optimal utilisation of Waterloo Opportunity Area in the physical, social and economic sense.

London map

London Borough of Lambeth map

Waterloo Opportunity Area map

Substantial economic drive in the area can be attributed not only to its arts and culture importance, but also to the major public companies with headquarters in Waterloo, including Shell, ITV and IBM, and King’s College London’s Waterloo Campus. The diversity of uses accommodated by this area is the main reason to its current highly diverse land use and social community and the rationale to the importance of preserving and improving this condition.

The role of Waterloo area in economic sense is evidenced by its containment of 50% of jobs in Lambeth within the opportunity area. Most of businesses in the area are small-scale with 87% of which employ 1-9 employees. Majority of the businesses are in the field of finance, IT, retail and hospitality. There is a changing demand for business premises in which flexible business space with active frontage for small and medium enterprises are in demand. However, there is a low live-work ratio with only 28% of the population both live and work in the borough (LBL, 2015).

A trend of housing ownership as an investment is apparent in North Lambeth, including Waterloo, which results in the issues of housing affordability, elite housing provision and change in the sense of community due to movement of residents.

London County Hall

Lower Marsh

Waterloo Station

Jubilee Garden and London Eye

BFI IMAX

In 2011, there were 9,675 households in Waterloo (ONS, 2011. Interestingly, there is a high level of social housing in Waterloo, leaving only 29.3% of housing market to private rent scheme. The average price of house in July 2013 is £403,103, while the average private rent of 2-bed premise is £330 per week (LBL, 2015). London Borough of Lambeth has recognised the need for 67% of social rent housing of the whole housing market in its Lambeth Housing Strategy 2012. The low level of movement within the social housing rental market results in the need for intermediate housing for low- to middle-income communities.

Waterloo is served by multi-mode public transport with major transit point, including Waterloo Station. Sixty per cent of workers in Waterloo travel by public transport; with 80% of journey with the final destination within 2 km from Waterloo Station are made by foot. However, the dominance of motor vehicle is still apparent in the area.

Only 2% of rush hour journeys are mady by bike.

Lambeth Local Plan 2015 has summarised several spatial planning issues, including accommodating population growth, achieving economic prosperity, tackling and adapting to climate change, providing infrastructure, promoting community cohesion and creating and maintaining attractive and distinctive places.

These spatial issues and the potential brought about by public transit nodes in Waterloo Opportunity Area will guide this masterplan in the objective of increasing commercial and residential density with transit oriented development approach.

Royal Festival Hall

National Theatre

Photo credit: Author’s own Riverside character area

Photo credit: Toby Shinobi from instagram.com/london

Photo credit: Author’s own Residential character area

Photo credit: Author’s own Railway character area

Photo credit: Author’s own Lower Marsh character area

POLICY CONTEXT The following policy documents are in place with regards to the development of Waterloo Opportunity Area. For the purpose of the development of this masterplan, it is assumed that all policies and plans are being acknowledged and to be developed further.

1,900

15,000

HOUSING

JOBS

during the period of 2011 to 2031 Mayor of London Waterloo Opportunity Area Planning Framework 2007

Lambeth Local Development Framework Core Strategy 2011 (superseded by Lambeth Local Plan 2015)

Waterloo Area Supplementary Planning Document 2013

Lambeth Local Plan 2015

South Bank & Waterloo Neighbourhood Plan 2017-2032

HOUSING AND JOB TARGET

Lambeth Local Plan 2015

Lambeth Local Plan 2015

Riverside Character Area

H2 Delivering Affordable Housing Promote development of maximum reasonable amount on potential sites Development of more than 10 units/more than 0.1 ha must include 50% affordable housing comprising of 10% subsidised and 40% non-subsidised

ED5 Railway Arches Promote development under railway arches

ED7 Evening Economy and Food & Drink Uses Located in town centres and Central Activities Zone

Dominated by cultural functions, bar and restaurants Metropolitan Open Land where London Eye is situated; a public space used by tourists and locals Concentration of jobs Many listed, architecturally important buildings

Waterloo Area SPD 2013

Railway Character Area

P12 Office and Workspace Prioritisation of flexible and co-working space in a range of size, including under 1,000 sqm to accommodate a wide range of jobs

Dominant functions of transit nodes and office Concentration of access to all modes of public transport Lambeth Local Plan 2015 proposes public realm initiative at BFI IMAX roundabout as a new vibrant, pedestrianised city centre

H4 Housing Mix in New Developemnt Council will support proposal offering a range of dwelling sizes and types with the followign proportion: <20% 1-bed; 20-50% 2-bed; 40% 3-bed

ED6 Town Centres Maintaining retail function with active frontage, prioritisation of affordable small size retail (80 sqm) for independent retailers

HOUSING POLICIES

ECONOMIC POLICIES

Lambeth Local Plan 2015

Lambeth Local Plan 2015

ED11 Visitor Attractions, Leisure, Arts and Culture Uses Commercial development encouraged in South Bank and Waterloo for functions associated with cultural facilities Tempoorary use for vacant community space, open space and public realm with the conditions that new uses are essential for development and/or retention of cultural facility; would not undermine primary character and function of South Bank; and support and enhance function and role of the area

T2 Walking Promotion and prioritisation of walking Improvement in safety, convenience, directness of movement and attention to desire line

Q5 Local Distinctiveness Developments must be responsive to existing urban block, pattern of space, townscape character; built form including bulk, scale, height and massing; layout and orientation; architecture details

COMMUNITY POLICIES

T3 Cyclilng Promotion of safer, quicker, more direct and attractive cycling infrastructure New developments are expected to contribute to existing and planned cycle routes

TRANSPORT POLICIES

Residential Character Area Most existing houses were nineteenth-century British terrace houses Noticeable urban character of continuous building line with low height Lower Marsh Character Area One of oldest route in Waterloo, historic market way Specialist, small-scale retail Continuous active frontage in nineteenth-century buildings Designated as conservation area in 1984

CHARACTER AREAS

TRANSIT ORIENTED DEVELOPMENT The strategies of transit-oriented development (TOD) promotes compact and mixed-use, mixed-occupants areas based on the availability and capacity of major transit nodes for effective movement pattern both within and outside the development area. Close integration with transit nodes is expected to encourage development of jobs, housing, services and amenities within close proximity with mass transit station. TOD approach includes the prioritisation and improvement of zero-emission mode of transports, walking and cycling, and an emphasis on optimal uses of public tranposrt. World Bank (2017) report shows that TOD approach promotes higher density which in turn creates agglomeration economy, improves city liveability through vibrant community as a result of diversity in uses and users, creates effective public transport that becomes viable due to the large number of passenger and enhances access to job and opportunities. However, TOD has also shown to generate repercussion in the form of over-densification and gentrification propelled by increasing real estate value.

Create direct, safe and accessible movement pattern for pedestrian and cyclist One of the main ideas of TOD is to promote sustainable mode of movement, such as walking and cycling, thus measures to ensure highest efficiency of movement pattern for pedestrian and cyclist must be put forward. This pattern is not only applicalbe in termns of improvement to existing route, but also creation of new routes by new development and re-assignment of existing street to be pedestriannised. Legibility and permeability must be put into consideration for smooth pattern in practice.

Balance retention of existing uses with proposed new uses Introduction of new uses in the area must support the existing uses. New development must also take into account the diverse future users and accommodate as needed.

Densify an already dense area with contextual consideration and minimal disruption to character of the area Waterloo has already had a distinct character to its name, thus new development should not compromise its image. Any new development in attempt to densify the area must do so by adopting and responding to its surrounding sites. There is a need for adoption of small sace densification approach to maximise available spaces and to avoid harsh change to sensitive neighbourhoods.

Design new developments that are respective to existing design and maintain visual and urban fabric character The presence of listed buildings and buildings of importance in the area demands for design of new developments that do not compete with the significance of the existing buildings. However, replication is to be avoided as to showcase the overlapping layers of time to enrich the dynamic and vibrance of the area. Architecture elements could be adapted for new developments, such as the proportion and use of lines.

Analyse Waterloo OA against Three Values (3V) (World Bank, 2017) to discover suitability and justifiability of the implementation of TOD in the area, consisting of: a. Node value b. Place value c. Market potential value

Analyse Waterloo OA against Three Values (3V) (World Bank, 2017) to discover suitability and justifiability of the implementation of TOD in the area, consisting of: a. Node value b. Place value c. Market potential value

Calculate the current density accommodated by existing development within 400 m radius of station entrances (approximately 5 minutes walk) (ITDP, 2017). Density calculated from the entrances of Waterloo Station, Southwark Station and Lambeth North Station using a combination of area measurement from GIS map for office and commercial uses, and GIS map and observation for residential uses.

Node Value

A target of 140 dwelling/ha is the ideal density for maximum utilisation of public transport in a TOD area (ITDP, 2017).

Analyse existing compliance of Waterloo OA with TOD Standard (ITDP, 2017): a. Walk, inclusive and safe walking infrastructure and prioritisation b. Cycle, clear, safe and segregated cycling infrastructure c. Connect, dense and connected pedestrian link with small and short block length d. Transit, accessibility and proximity to transit lines e. Mix, mix of activities and users f. Density, high density for in mutual support with utilisation of transit g. Compact, development within or next to urban area h. Shift, shift in movement mode to walking and cycling

Contextually analyse heritage assets, future development, land use and typology of each building within Waterloo OA to determine potential sites for densification and each of their approaches. Results then analysed against Planning Document to ensure compliability.

Densification approach adopted in this masterplan consists of Floor Area Increase (through infill, vertical extension and demolition/new development) and Repurpose (through use conversion, mix of uses and mix of users).

Implementation of densification measures on selected sites with considerations on the improvement of the applicable TOD principles within sites.

OBJECTIVES

METHODOLOGY

Analysis of the role of existing public transport network as a node both in its role in servicing the area and its importance relative to other public transits on a bigger scale.

Waterloo, Southwark and Lambeth North Station is central in location and within the Underground network. In addition, Waterloo station also serves National Rail and assumed the title of busiest station in Britain with 94.4 million passengers in 2018 (Office of Rail and Road, 2018).

Waterloo Station offers connection with bus network accessible within close proximity from its main entrance.

Place Value Analysis of the attractiveness of its surrounding area based on the available mix of uses, facilities and pedestrian infrastructure.

Waterloo area offers vibrant and diverse destinations for both locals and tourists, including historical sites, cultural facilities, day and night time economy centres, offices, health facility, educational facilities, governmental functions and residential areas. Current pedestrian infrastructures is generally adequate yet it is not yet remarkable to support promotion of walking. Some parts of the area also lack attractive activities and services to make walking safer and more interesting.

Market Potential Value Analysis of the unrealised market of the station areas through assessing factors influencing supply and demand for land.

Waterloo currently accommodates more than 50% of jobs in London Borough of Lambeth with even greater expected number which forecasting high demand of land in the future. Most of available jobs are within 30 minutes from Waterloo Station, as well as the existing residential area. High connectivity in central zone will lead to increasing land price with generally consistent demand. Waterloo Station plays a major role in all scenarios, thus it is potential for TOD-based development.

TOD THREE VALUES ANALYSIS

An analysis of existing density is conducted (left) to identify the neighbourhoods within which densification measures could be carried out and calcualte the density of commercial and residential use to find out whether the current situation has reached the optimal number. An analysis of the existing and potential state of each of the TOD principles (below, right) is then performed as an evidence base to support the consideration in proposing improvement at OA level and in choosing potential sites for densification.

High density residential Medium density commercial Low density commercial

Generally safe and accessible for pedestrian excluding very few parts without proper ramp for buggy and wheelchair users Perception of safety to cross and from crime is adequate, excluding the quiet, unused spaces between Waterloo Station and BFI

Current cycling infrastructure is subpar to fulfil the need in shifting transport mode in a TOD area There is potential for more connected, longer and wider-serving cycle lane, especially connecting stations to major roads

Active public realm on commercial area

High density commercial

Potential to utilise spaces and generate activity north of Waterloo Station

WALK

CYCLE

There is a need for more visible connection between each station for pedestrian and cyclist

The presence of three stations, one of which being a major station serving National Rail, and numerous bus stops overlapping within 400 m of each other justifies TOD in this area

Legibility generated from enclosure, idenfitiable use and sense of ownership Lower sense of legibility in the area north of Waterloo Station due to the mixture of commercial and residential uses

CONNECT

Low density commercial Medium density residential

Facilities available for a mix of use, income and demographics; however number of household renting from council is decreasing while private renters increase (ONS, 2011)

Site area 186,845 sqm

Building coverage 37,694 sqm

Dwelling/ha 127

Plot ratio 45.1%

Current residential density below the optimal number of 140 dwelling/ha

Average FAR 4.1

COMMERCIAL

RESIDENTIAL

There is currently a high residential and job densitites to support transit, services and public space activity

There is a need to preserve the balance of the mix of new/old and higher/lower income residents and users

DENSITY CALCULATION OF WATERLOO OA

Site area 83,434 sqm

TRANSIT

Complementary uses present in the area within walking distance

*Density categorisation is relative to the existing condition within Waterloo OA

756,336 sqm 529,702 sqm 70% 226,634 sqm 50,466 sqm 6.6% 9.5%

Well-connected in city scale by underground, overground and bus

There is a need for clear signage

Low density residential

Site area Building coverage Plot ratio Open space area Green space Green space ratio Green space-built space ratio

PTAL to be of the highest level (6.5...8.0)

Existing cycle lane Potential new cycle lane Need of improved cycle lane Potential new/improvement of pedestrian way Need of improved crossings Public realm

It is apparent from the Three Values analysis, existing density calculations and curernt conditions based on TOD principles that this area has undeveloped potentials for an improved transit-oriented densification. The calculations of present residential density is below the optimal target density of areas serviced by transit points within 400 meter. Moreover, the substantially overlapping coverage areas of Waterloo, Southwark and Lambeth North stations demonstrate the area capability for densification whilst fulfilling the Opportunity Areaâ&#x20AC;&#x2122;s housing target. Analysis on heritage asset, future development, land use and typology will be carried out next to allow for the selection of feasible sites without contextual restriction for development.

MIX

DENSITY

Waterloo OA has been a compact, urban area with high level of connectivity to the rest of the city

There is a need for wide-scale improvement in walking and cycling infrastructure, activity and priority to maximise the impact of TOD by shifting from vehicle-based transportation

Densification in this area is justifiable on the basis that it is being developed on a compact area

COMPACT

SHIFT

The heritage value of Waterloo is the result of its long history of physical development, significance of its survival through World War II bombing, importance of both physical design and uses of its landmarks and current role which accommodates variety of uses, most of which holds local and national relevance.

This map shows recent development and sites identified to be underdeveloped on the planning documents. Redevelopment of one of the sites, Elizabeth House, located on the west side of Waterloo Station, is currently in the process of securing planning permission. The new scheme is envisaged to house 11,000 jobs, workspace, retail and pedestrian way on its border with Waterloo Station. Hungerford Car Park by the river is proposed to be an extension of Jubilee Garden and accommodate cultural function, while the Bus Garage is allocated for housing.

Waterloo CA South Bank CA

D B

A C

E

Lambeth Palace CA Albert Embankment CA Roupell Street CA

Bus Garage Elizabeth House Hungerford Car Park

Church of St John with All Saints Royal National Theatre Royal Festival Hall Statue of Robert Clayton, Revolving Torsion, Statue of Edward VI

Potential sites Conservation areas Site for detailed development proposal

Five potential sites have been identified based on the calculation of density, analysis of the condition of TOD principles and analysis of contexts.

Proposed density below is based on design exploration of each site with regards to the use allocation on available planning documents, density of each neighbourhood, heritage constraints and typology pattern of the area to ensure design conformity.

Recent development Proposed development site

RECENT AND FUTURE DEVELOPMENT

HERITAGE Waterloo OA accommodates high number of different uses complementary to each other. This map supports the argument of Waterlooâ&#x20AC;&#x2122;s Place Value due to its diversity of land use and facilities, and the Mix principle of TOD characteristic through its horizontal and vertical mix of use.

Diverse variations of typology are existing in Waterloo. Through this map it can be seen that the western side of the OA is dominated by massive building in solitaire, courtyard and block typology; while the eastern side is dominated by smaller development in courtyard and row typology.

A

Union Jack Club

Proposed Green space extension 4,332 sqm Royal Festival Hall supporting func.

2,166 sqm

Existing Hotel (+facilities) 19,050 sqm Proposed Hotel (+facilities) 9,926 sqm Residential 9,124 sqm (114 units)

B

The identified urban block character will be adapted for the proposed development site by maintaining patterns of scape, bulk, scale, massing and orientation.

Ospringe, Croydon, Charing and Windmill Houses, and Cornwall Flats

Hungerford Car Park

D

Beckett House

E

Existing Office 5,894 sqm

Existing Residential 8,889 sqm (107 units)

Proposed Office 9,540 sqm

Proposed Residential 16,941 (211 units) 10,196 sqm

350 units

C

Bus Garage Existing Bus garage 1,983 sqm

Train station Residential Commercial Office Hotel Educational facility

Cultural facility Government functions Religious functions Health facility Mixed use Green space

USE

Proposed Residential 2,072 sqm (25 units) Bus garage 1,305 sqm Retail 656 sqm Young Vic supporting func. 700 sqm

Solitaire Courtyard Row Block (Burklin et al, 2017)

TYPOLOGY

+ 127% (+243 units)

+ 73% (+4,302 sqm)

5,894 sqm

107 units Residential

POTENTIAL SITES

Commercial

TRANSIT ORIENTED DENSIFICATION

Each of the identified potential sites has different densification approaches based on their current occupation level to minimise disruption to activities currently generated on the sites; proposed density; and neighbouring context, including sensitivity to heritage assets, potential vertical extension comparative to their surrounding buildings, and suitable land use. The sites of Union Jack Club, Hungerford Car Park and Ospringe, Croydon, Charing and Windmill House have been selected for further design development.

MASTERPLAN

Union Jack Club

Urban infill

Ospringe, Croydon and Charing Houses and Windmill House

Vertical extension

Union Jack Club

Bus Garage

Lack of active frontage Block connection of the developments behind it from the station Allocated by Waterloo SPD 2013 for residential and office (B1); in this masterplan this building is converted into residential whilst retaining half of hotel facility as the job generator

Need for frontage facing Emma Cons Gardens - a retail unit will be provided on the ground and first floor level Mix use of retail, Young Vic supporting facility and bus garage with residential units upstairs

Ospringe, Croydon and Charing Houses, Windmill House and Cornwall Flats Bus garage

Hungerford Car Park

Beckett House

Densification through floor area increase Densification through repurpose (change of uses, diversification of uses and diversification of users)

Demolition

Use conversion

Mix of uses

All premises suitable for refurbishment There is a nursery on the ground floor of Windmill House that is no longer operating , thus the ground floor will be converted as residentials in addition to vertical exension above it Preservation of courtyard typology similar to its surroundings with ensured permeability; height contextual against surroundings Hungerford Car Park

Beckett House

Two-thirds of car park must be allocated for extension of Jubilee Gardens New development must be used as a supporting facility for South Bank; in this masterplan it is proposed as a support for Royal Festival Hall

Identified in Waterloo SPD 2013 for redevelopment for new office buidings Potentials for larger floor area and improved outdoor public realm on its south side

Mix of users

DENSIFICATION APPROACH

Heritage and Community Importance

Cycle lane Pedestrian prioritisation Train station Residential densification Non-residential densification Mixed-use densification Private open space Semi-private open space Public open space

The chosen development site is adjacent to Young Vic and within close proximity to two listed buildings: Old Vic and St Johnâ&#x20AC;&#x2122;s Church.

Local importance Listed buildings

Access and Movement The west border is defined by a major two-way road. Entrance to all buildings within the site is on the east-west direction. There is a potential of affirming this movement orientation by emphasising east-west pedestrian way from Waterloo to Southwark Station.

Height 1-3 storeys 4-6 storeys 7-9 storeys 10-12 storeys > 12 storeys

DEVELOPMENT SITE ANALYSIS

Land Use Residential Commercial Mixed use: F&B and residential Mixed use: Retail and residential Cultural function Hotel Train station Educational facility

Before densification

After densification

Union Jack Club

Urban infill, mix of users Use conversion, mix of uses and users Vertical extension, mix of users Vertical extension, mix of users Urban infill, mix of uses, mix of users

Residential 9,124 sqm (114 units from zero existing units) Conversion of hotel rooms into flats Hotel and supporting facilities 9,926 sqm (decreasing from existing area) Improvement of active frontage on ground floor; new access opening for permeability

Pedestrian prioritisation Demolished for permeability Movement Axis

Uses and Users

Facilitating movement between Waterloo and Southwark Station becomes the main driver for the densification layout. To ensure continuous path, part of the ground floor of Union Jack Club is altered to create permeability. Roads within the block are prioritised for pedestrians and cyclist through choice of materials (paving block).

Densification of this area is focused on providing more housing units to fulfill the shortage of demand. However, a selection of other uses are also provided, including the preservation of hotel units and bus garage. A retail unit is provided to maintain the continuity of use on Cornwall Road and create active frontage. A flexible unit facing Windmill Walk can be used as a supporting facility for Young Vic Theatre.

Treatment on pedestrian walkway on Waterloo Road is needed to widen path, ensure safety and clear obstruction to prmote Shift of transport mode in the area into walking and cycling.

In compliance with Lambeth Local Plan, 50% of new housing units will be affordable, 10% sold with subsidy and 40% sold without subsidy. This proportion is proposed to widen the market to whom this development caters and prevent disproportionate provision of high-class housing in the area.

Ospringe, Croydon and Charing Houses Residential 8,730 sqm (109 units/additional 40 units from existing)

Cornwall Flats Residential 645 sqm (14 units/additional 6 units from existing)

Windmill House Residential 7,566 sqm (94 units/additional 62 units from existing) Building designed with stepped height from 5 to 8 storeys as a respond to its south and west neighbour, each of which has 5 storeys.

Bus Garage Residential 2,072 sqm (25 units from zero existing units) 2 storeys with open space on the level of second floor above bus garage Cultural support function 700 sqm 2 storeys Bus garage 1,305 sqm Single storey, double height, strict operational hours to maximise prioritisation of pedestrian on Cornwall Road Retail 656 sqm 2 storeys, active frontage 4-storeys building height as a response to the neighbouring 3- and 4sotoreys buildings

Building coverage Plot ratio FAR Open space area Green space reatio Green space-built space ratio

DESIGN GUIDELINES

5,909 sqm 40.9% 2.8 59% 23.5% 57.5%

Densification within this development site will increase residential density to the optimal number of a TOD area within 400 m radius of station entrances To

From

140.3

dwelling/ha

dwelling/ha

127.3

*Residential density calculated on the assumption that each unit has the floor area of 80 sqm; equivalent to 3-bed unit in line with Policy H4 Housing Mix in New Development of Lambeth Local Plan which prioritise 3-bed units

Use conversion of Union Jack Club and infill development on the site of Windmill House is proposed on the first phase to minimise disruption caused by construction to existing residents. Conversion works on Union Jack Club will be carried out in small phases among the three towers to sustain hotel operations during development. Building extensions on Windmill House is located on a currently empty lot and above a closed nursery thus generate minimal disruption.

a. Creation of direct routes for pedestrian to open path of the shortest distances in between stations and other transit nodes to be implemented by new development b. In creating path of the shortest distance, new development must account for permeability and desired route c. Creation of such route to be carried out in existing development if possible d. Creation and improvement of slow walk streets by new development and in existing development, if applicable e. Designation of certain street as pedestrian-only or pedestrian-prioritised in residential area f. Inclusive access in all pedestrian walkway, especially through width and accessibility g. Increase of legibility for pedestrian through consideration on use of materials to show routes, clearing of obstacles and installment of signage h. Active frontage to ensure safe, monitored pedestrian and cyclist route i. Improvement in connection and safety of existing cycle routes to be contributed by related new developments j. Increase in access to public transit nodes

a. Optimisation of residential and commercial density based on the optimum density of TOD area b. Density of new development to consider and be appropriate with existing density of the neighbourhood to prevent overcrowding and ensure environmental affordance c. Promotion of small scale densification in the already dense area through urban infill, extension and small site development

MOVEMENT PATTERN

DENSITY

a. Balance of retention of existing uses and creation of new uses to preserve image and character of the area as the centre for culture, arts, drinking establishments, jobs and independent retails b. Sensitivity to retention of existing use character in neighbourhoods with strong perception of functions and/or with listed buildings and buildings of importance c. Encouragement of mix-use development in other neighbourhoods d. New development to support, not compete with, listed buildings and buildings of importance e. Creation of pockets of small size open space throughout the area as a response to the dense development and as movement nodes for pedestrian and cyclist f. Proposed uses of new developments to encourage utilisation by users from diverse demographic category

a. Design of architectural elements to acknowledge existing elements and design by adopting architectural features but not replicating b. Massing and scale of new development to be respective of existing buildings to ensure cohesion and prevent overshadowing, noise and infringement to privacy and safety c. Sustainment of urban character and perceived legibility through appropriate typology choice in new development

USE AND USERS

BUILDING DESIGN

PHASE 1

Development on the site of bus garage will be conducted on the second phase. The mixed-use nature of this development, especially its retail unit, will benefit from the presence of existing residents and incoming residents habitating the new residential units created on the former phase.

PHASE 2

Vertical extension on Ospringe, Croydon and Charing Houses and Cornwall Flats will be carried out on the last phase in anticipation of potential disruptions to existing residents; in which case residents could be temporarily migrated to the new units built on the first and second phases.

PHASE 3

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Institute for Transportation & Development Policy (ITDP), 2017. TOD Standard. [Online] Available at: https://itdpdotorg.wpengine.com/wp-content/uploads/2017/06/TOD_printable.pdf [Accessed 8 April 2020].

Institute for Transportation & Development Policy (ITDP), 2018. Pedestrians First: Tools for a Walkable City. [Online] Available at: https://itdpdotorg.wpengine.com/wp-content/uploads/2018/02/pedestrians_FINAL.pdf [Accessed 1 May 2020].

Institute for Transportation & Development Policy (ITDP), 2020. What is TOD?. [Online] Available at: https://www.itdp.org/library/standards-and-guides/tod3-0/what-is-tod/ [Accessed 8 April 2020].

Institute for Transportation & Development Policy, 2020. Cycling and Walkign. [Online] Available at: https://www.itdp.org/our-work/cycling-and-walking/ [Accessed 15 April 2020].

London Borough of Lambeth, 2009. Waterloo SPD Sustainability Appraisal. [Online] Available at: https://www.lambeth.gov.uk/sites/default/files/pl-waterloo-spd-sustainability-appraisal.pdf [Accessed 2020].

London Borough of Lambeth, 2011. Lambeth Local Development Framework Core Strategy. [Online] Available at: https://www.lambeth.gov.uk/sites/default/files/pl-core-strategy-archive-version.pdf [Accessed 2020].

London Borough of Lambeth, 2013. Waterloo Area Supplementary Planning Document (SPD). [Online] Available at: https://www.lambeth.gov.uk/sites/default/files/pl-Waterloo%20Area%20SPD%20-%20Adopted%202013_0.pdf [Accessed 2020].

London Borough of Lambeth, 2015. Lambeth Local Plan. [Online] Available at: https://www.lambeth.gov.uk/sites/default/files/pl-lambeth-local-plan-2015-web.pdf [Accessed 2020].

South Bank & Waterloo Neighbours, 2017. South Bank & Waterloo Neighbourhood Plan 2017-2032. [Online] Available at: https://www.sowneighbours.org/ [Accessed 2020].

World Bank, 2017. Transforming the Urban Space Through Transit-Oriented Development: The 3V Approach. [Online] Available at: https://openknowledge.worldbank.org/handle/10986/26405 [Accessed 8 April 2020].