Design & access statement

New Southwark Entertainment District 103 Gaunt Street, SE1 DESIGN & ACCESS STATEMENT

Theodor W. Braatøy S.N. 3007837

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103 Gaunt Street, SE1 DESIGN & ACCESS STATEMENT

Contents 01.00 Introduction

01.01 Project Summary 01.02 Proposed Use

02.00 Site Context

02.01 Existing Site Context 02.02 Existing Site Photos 02.03 Architectural Context 02.04 Urban Scale 02.05 Constraints & Opportunities

03.00 Design

03.01 Concept 03.02 Precedents 03.03 Layout 03.04 Landscaping 03.05 Appearance 03.06 Sustainability 03.07 Access

103 Gaunt Street, SE1 Design & Access Statement

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01. Introduction

103 Gaunt Street, SE1 Design & Access Statement

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01.01 01.01.01

Introduction

Project Summary

This design and access statement accompanies a planning application for the conversion and regeneration of the site on 103 Gaunt Street, SE1.

The proposal would provide much needed variety of high quality entertainment opportunities in a refurbished building that which would enhance the character and appearance of the area.

The site is currently occupied by the nightclub Ministry of Sound, one of London’s most popular clubs. The existing building is in a state that does not stand up to the reputation of the venue housed there.

The site presents the opportunity to re-invigorate this end of Elephant and Castle by providing an appropriate series of attractions, reinvigorating the day and nightlife of the area to a level fitting with the current regeneration of the area, with a building and edge condition which contribute more positively to the street, with renewed activity and occupation. The design proposal aims to transform the existing building into a piece of urban Architecture which contributes positively to the local area. Positive benefit can be driven through the conversion and adaption of this building.

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01.02 01.02.01

Planning & Use

Proposed Use and Planning Policy

The proposal aims to provide a viable use for the site generating a variety of high quality entertainment opportunities which would contribute to the economic objectives of the borough.

The site is not located within a Conservation Area, though it is close to the Trinity Church Conservation Area to the northeast and the St George’s Conservation Area to the northwest. It is not adjacent to, nor does it contain any listed buildings.

The vision for the area, in accordance with the Southwark Plan, is to create a distinctive entertainment quarter, part of a thriving and sustainable town center, that supports a range of university related and other businesses, including recreation, entertainment and cultural uses, and also accommodates a variety of residents and local facilities and services.

This document was prepared on the basis of the Commission for Architecture and the Built Environment (CABE) guidelines for the formal requirements of a high quality Design and Access Statement (CABE 2006 D&A Statements).

Relevant Southwark Plan Policies 1.1 Delivering the strategic vision and objectives for London 1.7: Development within Town and Local Centres 2.13 Opportunity Areas and Intensification Areas 4.3 Mixed use development and offices 7.7 Location and design of tall and large buildings

103 Gaunt Street, SE1 Design & Access Statement

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02. Site Context

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02.01 02.01.01

London Eye Waterloo Station

Existing Site Context

Context and Location

The Site is bound by Keyworth Street, Gaunt Street and Southwark Bridge Road.

It lies close to the site of London South Bank University, as well as Elephant & Castle roundabout, tube statin and mainline station.

Newington Causeway, to the east of the site, is a large and busy A-road and its general character comprises a range of mediuem sized commercial buildings. The roads surrounding the site including Gaunt Street and Southwark Bridge Road mainly serve as a turning point and stand for local buses.

Both the Imperial War Museum and London Eye are within walking distance of the site, and it is well connected to sustainable public transport from Waterloo rail station and overground stations close by.

Project Site London South Bank University Imperial War Museum

E&C Roundabout

Urban City Context

103 Gaunt Street, SE1 Design & Access Statement

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02.02 02.02.01

Existing Site Photos

Existing Building

The existing building currently houses the world revered Super-club Ministry of Sound (MoS). The club first opened its doors on the 21st of September 1991, and has since grown into a global super-brand attracting over 300,000 clubbers per year.

The low front facade of the building is dwarfed in between two large outdated, uninspiring brick buildings which detracts from the club’s strengths and reputation as one of the best venues in the world and offer little to the street.

MoS accommodates four distinct spaces: 1. the box; - largest dance and performance area 2. the baby box; - a smaller bar and dance area 3. the bar; - a small bar 4. the loft. - mezzanine level viewing area with bar.

The Box

103 Gaunt Street, SE1 Design & Access Statement

The Baby Box

The Bar

The Loft

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02.03 02.03.01

Architectural Context

Gaunt Street / Newington Causeway Elevations

The area is largely populated by outdated, uninspiring buildings, such as Eileen House, which detract from its strengths which include the excellent transport links. There are also problems of low quality housing and dense traffic which limits access to public facilities in the area, such as the Elephant & Castle shopping center.

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View down Gaunt Street

Lancaster House, office building

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Change in scale and variety of the urban grain. Variety of materials and rendered in concrete. Building line continues.

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Eileen House, now under development to become a mulit-storey high quality residential tower.

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03 02 04

103 Gaunt Street, SE1 Design & Access Statement

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02.04 02.04.01

Urban Scale

Existing building heights and scale

The townscape character and local context is extremely mixed, with a general increase in scale and density as one approaches the Elephant and Castle.

The immediate context is one of medium to high rise development, with a mixture of uses.

Opposite the site to the east across Newington Causeway is a 2 storey commercial development, currently occupied by the Salvation Army, which rises to 11/12 storeys.

Adjoining this building further south is Metro Central Heights and the recently completed Metro Central Vantage, residential developments of up to 18/19 storeys at the uppermost point.

Directly to the west and north of the site are buildings within the LSBU campus, ranging in height from 3 to 10 storeys. To the north across Gaunt Street are a range of office buildings of up to 7 storeys.The existing building is a double height single storey with mezzanine level at ground floor.

Club Entrance

103 Gaunt Street, SE1 Design & Access Statement

Main Entrance

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02.05 02.05.01

Constraints & Opportunities

Site Analysis Diagram

Several constraints exist on the site due to the close proximity to its adjoining neighbors, therefore views out will be restricted and the design will overcome privacy issues. Views out for proposed dwellings may instead take advantage of angled views towards Newington Causeway to ensure privacy, while also enjoying daylight / sunlight from this southerly orientation.

The existing buildings elevation presents an opportunity to improve the street scene and the existing buildings relationship with the street at ground level. Better entrances will create activity and address the street more positively, and a refurbished elevation will improve the townscape.

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The redevelopment of the site presents opportunities to provide a mixed use development that contributes both towards meeting the increased London Plan target for a new distinctive entertainment quarter, part of a thriving and sustainable town center, that supports a range of university related and other businesses, including recreation, entertainment and cultural uses, reinforcing the town centre/ commercial character of Newington Causeway.

103 Gaunt Street, SE1 Design & Access Statement

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02.05 02.05.02

Constraints & Opportunities

Regeneration

The site lies within an opportunity area defined by London Borough of Southwark (LBS) Unitary Development Plan (UDP) and the London Plan (2008). This is a place where major redevelopment is envisaged to take place. It is also part of the wider cross Borough Strategy and is described in the Southwark Plan as ‘‘A place where people will want to live, to work and to visit for shopping and leisure’’.

The Opportunity Area is made up of a Core Area of opportunity and a Wider Regeneration Area.

Plans for the £1.5 billion regeneration of the Core Area, a project led by Southwark Council, were announced in 2007.

Lend Lease, Oakmayne and First Base have been selected as joint development partners. The brief is to transform Elephant and Castle into a thriving town centre of quality housing, shopping, parks and gardens. This huge project will operate across an area totaling 170 acres, and will improve the environment for those living, working and visiting the area through better facilities, the creation of more public open spaces and a reduction in traffic congestion.

The site lies within the recently defined Elephant & Castle Enterprise Quarter. Its development contributes to the aims of the overall regeneration proposal and benefits from Core Area initiatives such as the Multi Utility Services company.

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02.05 02.05.03

Constraints & Opportunities

Enterprise Quarter

The Enterprise Quarter lies immediately to the north west of the Core Regeneration area. Both lie within the wider Elephant and Castle opportunity area.

London Borough of Southwark adopted a Supplementary Planning Document (SPD) for the Entertainment Quarter in September 2008 with its aim being to provide further detail to the vision and strategy for the Elephant and Castle Opportunity Area.

It also provides guidance for the development of individual sites in terms of height, uses, movement, distribution of public spaces and design quality.

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The Core Area, Regeneration Proposals - View From north

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03. Design

03.01 03.01.01

Concept

Architectural Concept

While in its Heyday the Elephant and castle area was a busy hub of entertainment opportunities accommodating great theatres and other venues. However, with the current regeneration project many of these venues are now at risk of being shut down. (i.e. the Ministry of Sound).

My proposal aims at creating a new vertical entertainement district.

The proposal draws inspiration firstly from areas such as Soho square which accommodates not only green-space but a magnitude of entertainment options both at day and night time. However, due to the density issues with large modern cities and the lack of horizontal space he new entertainment will take the form of a vertical street questioning the traditional model of a repetitive floor plan and suggesting a more public and dynamic experience of moving through tall buildings that more closely mirrors the rich texture of the public realm.

Most importantly, this new typology would have the capacity to maximize green space and solve infrastructural issues while creating an efficient, accessible circulation system for public transit

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03.01 03.01.02

Concept

Brief

The brief consists of a multistory tower, market and performance space.

The tower houses a cinema, live performance venue, restaurant, bars, winter garden and nightclub.

The proposal aims to provide a viable use for the site generating a variety of high quality entertainment opportunities which would contribute to the economic objectives of the borough.

The vision for the area, in accordance with the Southwark Plan, is to create a distinctive entertainment quarter, part of a thriving and sustainable town center, that supports a range of university related and other businesses, including recreation, entertainment and cultural uses, and also accommodates a variety of residents and local facilities and services.

The tower contains the following accommodation: - Ground Level (Outdoors): Market-square and Performance Space - Ground Level (Indoors): Cinema and Live Performance Space - Level 1: Reception, Kitchen and Bar - Level 2: Restaurant - Level 3: Casino - Level 4: Nightclub - Level 6: VIP Area - Level 7: Viewing Terrace and Winter garden

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03.02 03.02.01

Precedents

Local Precedents

The language and approach to architecture, materiality and elevation treatment has also been informed by the study of the local context such as the existing buildings, new developments and local warehouses.

1. Traditional office houses on Newington Causeway have contrasting painted brickwork or render with white painted lintels and detailing. The fenestration is ordered with vertical rhythm and horizontal continuity. The painted brick gives a textured but monotone appearance.

2. Local warehouse buildings are made up of larger tectonic elements expressed vertically and horizontally providing rhythm to the elevation.

3. Other local warehouse buildings are also made up of distinct horizontal and vertical tectonic elements, made up of brick piers with contrasting rendered lintels and parapet.

5. The buildings on Newington Causeway have shops to the ground floor with a mix of commercial and residential above. Their elevations are ordered vertically and horizontally.

103 Gaunt Street, SE1 Design & Access Statement

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03.03 03.03.01

Layout

The Public Realm

Approach The public realm has been designed to connect and contribute to the overall character of the proposed development and integrate within the context of Elephant and Castle. A sequence of coherent spaces have been reshaped around the human dimension to create a lively, diverse and safe series of places that students, office workers, residents and visitors will want to inhabit.

Achieving a successful Public Realm A prerequisite in achieving a successful public realm is to create an inclusive environment in which people will feel comfortable and enjoy spending time in, to participate in social activities and to help promote a civic sense of pride.

Principles The deign approach attempts to improve and create a successful public realm by following the principles set out below: - Activity - Connection - Comfort - Image and identity

103 Gaunt Street, SE1 Design & Access Statement

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03.03 03.03.02

Layout

Activity

Activity Activity can be classified under two main types; activities which are necessary for everyday tasks such as access to buildings, and activities which are optional and include social and active participation.

Bars and restaurants will form the active frontage which is reflected in the character of the public realm. It is more important that the area has the potential for 24 hours natural surveillance to the streets and public spaces to reduce the opportunities for crime to occur.

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03.04 03.04.01

Landscaping

Landscaping

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Permeability

A hiearchy of legible pedestrian routes and new public spaces which respond to the scale of the existing urban context will improve permeability.

Vehicular Circulation

Crossing points will be demarcated with tactile paving to aid blind and partially sighted people.

103 Gaunt Street, SE1 Design & Access Statement

Level Changes

Steps and ramps can be a positive feature of the design

Vehicular Circulation

Clear and direct crossing points will improve accesibilty for all

Street Furniture

Appropriate street furniture will be provided at suitable intervals.

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03.04 03.04.02

103 Gaunt Street, SE1 Design & Access Statement

Landscaping

New Market-space

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03.05 03.05.01

Appearance

Proposed Materials

Steel

Concrete

Glazing

103 Gaunt Street, SE1 Design & Access Statement

Green wall

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03.05 03.05.02

Appearance

Proposed Elevation (day)

Day-time Front Elevation

103 Gaunt Street, SE1 Design & Access Statement

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03.05 03.05.03

Appearance

Proposed Elevation (night)

Night-time Front Elevation

103 Gaunt Street, SE1 Design & Access Statement

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03.05 03.05.04

103 Gaunt Street, SE1 Design & Access Statement

Appearance

Nightclub Interior Example

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03.06 03.06.01

Sustainability

Sustainability Statement

The Sustainability Statement for this proposal follows the energy hierarchy as follows: 1) ‘Be Lean’ Reduce carbon dioxide emissions through use of energy efficiency measures to produce a new energy efficiency baseline: The reduction in energy consumption can be achieved through various energy efficiency measures.

The site is currently entirely hard surfaced, so the intention to provide a green wall will promote biodiversity by allowing flora and fauna to populate it and it will assist in localised climate control.

2) ‘Be Clean’ The development proposes connection to the Elephant and Castle MUSCO network and plant room space has been provided in the basement to allow for this. By connecting to the MUSCO results in an approximate 30% reduction in total CO2 emissions of the proposed development.

3) ‘Be Green’ Reduce the energy supply baseline through renewable installations. The design of the tower, having a high building efficiency restricts the ability to generate renewable energy from on site installations. Whilst a range of different options were considered, the best option was considered to be the installation of photovoltaic panels on the roof, which could further reduce emissions.

103 Gaunt Street, SE1 Design & Access Statement

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03.07 03.07.01 453

Hampstead Heath

South End Green

Marylebone

White City Bus Station

for Madame Tussauds

Shepherd’s Bush

for Westfield

Euston

Tottenham Court Road

12

Russell Square

for British Museum

1 176

Oxford Circus

Holborn

Leicester Square

Marble Arch Hyde Park Corner

Trafalgar Square

188

Ludgate Circus

County Hall

Southwark

Pimlico Tate Britain

John Islip Street

South Kensington Victoria & Albert Museum

Imperial War Museum

St Thomas’ Hospital

Lambeth Palace

Horseferry Road

es am Th Ri

360

AD

Long Lane

F

E

G H

London College of Communication

P

Shopping Centre

KEN

Elephant & Castle

R

J

South Bermondsey

Greenwich

188

Maze Hill

196 333 343

P5

Battersea Park Battersea Latchmere Clapham Junction

Patmore Estate Clapham Common

Sainsbury’s

Walworth Road

East Street Market

Stockwell

Stockwell

Bus Garage

North Side

Brandon Estate

Clapham North

for Clapham High Street

344 35

Clapham Common Clapham South Balham Tooting Bec

45

Acre Lane

Clapham Park

Atkins Road

Streatham

St Leonard’s Church

Tooting Broadway Tooting

333

St George’s Hospital

155

103 Gaunt Street, SE1 Design & Access Statement

Streatham

Brixton Hill

Effra Road

Streatham Hill Wellesley Road for Whitgift Centre

468 133 South Croydon Swan & Sugar Loaf

Loughborough Park

Thornton Heath Norwood

West Croydon

High Street

196

415

Crown Point

Norwood Junction

Norwood Bus Garage

12 68

343

West Norwood

Library

53

Deptford Bridge

453

Brockley

63

Forest Hill

Penge West Parade

363

Blackheath

Royal Standard

Brockley Crofton Park Brockley Rise

Sydenham

Lordship Lane

Crystal Palace

for Woolwich Arsenal

Blackheath Hill

Kirkdale

Sydenham Hill

Plumstead Common Woolwich Town Centre Charlton Village

Frendsbury Road

Forest Hill Tavern

40

Plumstead

New Cross

Telegraph Hill

Honor Oak

A large number of bus routes in and around E&C, provide services to other parts of Central London and neighbouring suburbs of southeast London.

P5

New Cross Gate

Inverton Road

Dulwich

Tulse Hill

468 C10

Nunhead

East Dulwich

Further one minute’s walk south, the E&C Thameslink railway station provides direct links north through central london and on to Bedford, and south Brighton. Gatwick and Luton airports are both served on the route.

360 363 415 453

Queen’s Road Peckham

Peckham Rye

King’s College Hospital

Public Transport Accesibilty The Northern entrance to the E&C Underground station lies approximately one minutes walk to the south of the site, this zone one station serves botht he Northern and the Bakerloo Line.

344

Old Kent Road

Peckham

Herne Hill

Greenwich

Peckham Park Road

Town Centre

Denmark Hill

Loughborough Junction

188 North

Peckham Hill Street

148

Coldharbour Lane

Brixton

Cutty Sark

Trafalgar Avenue

Camberwell Green Southampton Way Estate

Oval

Deptford

Galleywall Road

Wells Way

Kennington

Nine Elms

172 176

Albany Road Nine Elms Lane

171

Evelyn Street

Old Kent Road Tesco

Bricklayers Arms

148

Rotherhithe New Road

St James’s Road

168

Kennington

Surrey Quays

Southwark Park Road

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Cycling The London Cycling Network route 2 linking Bexleyheath, Eltham and Greenwich to Westminister and Central London, directly passes the site on Southwark Bridge Road. Existing cycling routes are also provieded on some of the surrounding roads, many of which form part of London Cycling Network.

155 168

Lower Road

Abbey Street

T RD .

Kennington Lane

Vauxhall

100 133

100

Rotherhithe

Grange Road

K

N Elephant & Castle

Shadwell

Canada Water

1 C10

Bermondsey

Abbey Street

N EW

68

Rotherhithe Street

Tower Bridge Road

B

V T

Albert Embankment

ve

Prince Consort Road

RO

A

Elephant & Castle

Metropolitan Tabernacle S

r

Kensington

for Guy’s Hospital and London Dungeon

ELE PHA N T R O A D

Fitzalan Street

Black Prince Road

C

DO D N

ELEPHANT & CASTLE

Kennington Road

Royal Albert Hall

N

ST G EOR GE’S RD. Z

Millbank

for Natural History and Science Museums

LO

63

Rotherhithe

Borough

PRINC ESS ST .

Lupus Street

Sloane Square

53

Wapping

343 City Hall London Bridge

35

for Tower Hill

Monument

Bankside Pier for Tate Modern and Globe Theatre

12

45

Aldgate

Tower Gateway

Lambeth North

for London Eye and London Aquarium

Fenchurch Street

Transport Defined historically as a transport node, the Elephant and Castle (E&C)remains one of the most highly connected parts of central London. The site itself has the highest possible Public Transport Accessibility level (PTAL) of 6b.

Towards Bus stops Canada Water E, K Tottenham Court Road A, N Dulwich D, R Oxford Circus V, Z Clapham Junction G, R Shoreditch F, S Aldgate F, S Dulwich G, R Clapham Park D, R King’s Cross B, T Plumstead E, J Whitehall M, Z Honor Oak E, J King’s Cross B, N Euston A, V West Norwood D, R Shadwell B, H Liverpool Street F, S Streatham G, P Camberwell Green D, R White City V, Z Tooting C, P Hampstead Heath A, N Old Kent Road E, J Catford D, R Holborn A, V Brockley Rise E, J St Paul’s A, N Penge D, R Tottenham Court Road A, V North Greenwich E, K Russell Square A, N Norwood Junction H, P Tooting Broadway G, P City Hall F, S New Cross Gate G, R Clapham Junction H, Z Liverpool Street C, F Kensington H, Z Crystal Palace E, J Tulse Hill H, P Deptford Bridge E, J Marylebone M, Z South Croydon D, R Canada Water C, F Victoria G, Z Patmore Estate H, R

40

40

Cathedral

River Thames Southwark Bridge

Waterloo

for Southbank Centre

Victoria Coach Station Sutherland Street

Liverpool Street

Bank

Blackfriars

Lancaster Place

Westminster

Houndsditch

for City Thameslink

Whitehall Horse Guards

C10

Victoria

Museum of London St Paul’s

172

Bishopsgate

St Paul’s

Fleet Street

Bus routes 1

Farringdon

Holborn Circus

171

Route finder

35

Town Hall

133 344

Moorgate

Chancery Lane

for Covent Garden and London Transport Museum

53

for Charing Cross

Theobald’s Road

68

Aldwych

Strand

Piccadilly Circus

Shoreditch

Mount Pleasant

Gray’s Inn Road

Camden Town

Great Portland Street

Buses from Elephant & Castle

63

King’s Cross

for St Pancras International

Chalk Farm

Regent’s Park

Holland Park Notting Hill Gate Queensway Lancaster Gate

45

168

Belsize Park

Baker Street

for Westfield

NEW ING TON CSW Y

148

Access

Transport and Parking

Penge

Pawleyne Arms

176

172

Catford

Bus Garage

Catford

Lewisham Town Hall

171

Information correct from 6 October 2012 © Transport for London TFL24978.09.12 (F)

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