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DESIGN CODE

LEWISHAM SHOPPING CENTRE

OCTOBER 2024

LEWISHAM SHOPPING CENTRE DESIGN CODE

LEWISHAM SHOPPING CENTRE | INTRODUCTION 

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LEWISHAM SHOPPING CENTRE | INTRODUCTION 

Document Control

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Revision Table

Job Title

Lewisham Shopping Centre

Revision

Date

Description

Job Number

0386

P01

18.10.24

For Planning

Document Title

Design Code

Document Name

0386-ZZ-ZZ-RP-A-PL0002

Revision

P01

Date of Issue

18.10.24

Purpose of Issue

For Planning

Compiled By

HO / JN / HH / JH / ML / TC / AF

Reviewed By

AF / TC / LL

Date Reviewed

17.10.24

This document contains proprietary intellectual property. It should not be replicated by other parties without consent from SEW. DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | INTRODUCTION | Contents

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Contents

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CONTENTS

Introduction 07

Plot Codes

List of Acronyms 08 Application Format 10 The Outline Component 12 The Detail Component 22 NPPF and NMDC 24 Approach to Design Code 26 Reading the Design Code 30 Vision 34

Overview 268 Plot C1 270 Plot C2.1 276 Plot C2.2 282 Plot C3 288 Plot C4 294 Plot C5 300 Plot M1 306 Plot MV 312 Plot N3 318 Plot S1 324 Plot S2 328 Plot S3 334 Plot S4 340 Plot SC 344

Site-Wide Codes

37

Setting the Parameters 38 Parameter Plan Codes 46 Existing Site Fabric 72 Landscape 80 Built Form 146

Landscape Character Areas

235

Landscape Character Areas Zone 1 - Northern Square ‘Water Meadow’ Zone 2 - The Street ‘Meadow Walk’ Zone 3 - Eastern Terrace ‘High Street Meadow’ Zone 4 - The Park, ‘Wildflower Meadow’ Zone 5 - The Southern Squares Zone 6 - Molesworth Street

236 238 244 248 252 260 264

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STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE

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LEWISHAM SHOPPING CENTRE

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INTRODUCTION

DESIGN & ACCESS STATEMENT | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | INTRODUCTION | List of Acronyms

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | List of Acronyms

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LIST OF ACRONYMS

Glossary of Terms Acronym

Meaning

AOD

Above Ordinance Datum

RMA

Reserved Matters Application

LBL

London Borough of Lewisham (the Local Planning Authority)

GLA

Greater London Authority (London’s regional planning body)

EIA

Environmental Impact Assessment

DRP

Design Review Panel

DAS

Design & Access Statement

NPPF

National Planning Policy Framework

NMDC

National Model Design Code

SBD

Secured by Design

FFL

Finished Floor Level

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | INTRODUCTION | Application Format

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Application Format

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APPLICATION FORMAT

The planning application comprises of both an outline component as well as a detailed component.

Hybrid Planning Application

The outline element of the planning permission will be governed by three control documents, namely the Parameter Plans, a Design Code, and the Development Specification. These documents and drawings will inform and control all future Reserved Matters applications, and conditions will require compliance with these documents.

Detailed Component

Outline Component

The design development of Plots N1 and N2 which are being brought forward through the detailed component of the planning application have informed the Design Code.

Control Documents

Parameter Plans

Development Specification

Design Code

Detailed Plots

N1

Phase 1a Finish Works

N2

Reserved Matters Application Future reserved matters applications will be required to adhere to the control documents set out in the outline component.

Role of Design Code in relation to total suite of application documents

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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THE OUTLINE COMPONENT

The outline documentation is structured in a way to seek approval for the most important aspects of the illustrative scheme. In addition however, a certain level of flexibility is maintained for future Reserved Matters applications.

This flexibility will attract high quality design teams to join the project going forward and offer creative solutions to the opportunities and constraints of each individual plot, while retaining a coherent sense of place across the masterplan and recognising the relative roles that each individual building will play.

For an outline plot, the Parameter Plans and Development Specification sets maximum extents. The Design Code then supplements this to provide further requirements at both a site-wide and plot-specific level.

These control documents (for approval) are then supported with the illustrative scheme, which provides one possible solution to the control documents (Parameter Plans, Development Specification and Design Codes), along with the Design and Access Statement and additional technical information.

Parameter Plans

Development Specification

Design Codes

Supporting Documentation

Development Zones & Public Realm

Building Heights

Capturing quantum

Character & Quality

Illustrative scheme

Design & Access Statement Technical Assessments

Defines development massing area and minimum public space

Defines maximum massing heights

To sit within maximum massing height & zone

Including articulation, roofscape, balconies, materiality etc.

Demonstrating solution to outline approval documents

To describe the technical workings of the scheme

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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Parameter Plans The Parameter Plans are grouped into types as outlined below:

The plans capture the extent of demolition and strategic proposals for the outline component.

• Planning Application Boundary

In order to guide the interpretation of the Parameter Plans, a subsequent section in the Site-wide Codes sets out a number of details devised to clarify the rationale behind key parameters and principles.

• Demolition and Retention • Proposed Development Plots • Maximum Building Heights • Maximum Building Maintenance Unit (BMU) Heights

↘ Refer to Site-wide Codes: Parameter Plan Details

• Access and Circulation • Land Use • Public Realm and Open Space

Parameter Plan 09 Proposed Development Plots - Level 03 and above

Parameter Plan 10 Maximum Building Heights Plan

Parameter Plan 11 Maximum BMU Heights Plan

Parameter Plan 12 - Access and Circulation Plan Level 00

Parameter Plan 01 Planning Application Boundary

Parameter Plan 02 Demolition and Retention Plan - Level B1

Parameter Plan 03 Demolition and Retention Plan - Level 00

Parameter Plan 04 Demolition and Retention Plan - Level 01

Parameter Plan 13 - Access and Circulation Plan Level 01

Parameter Plan 14 - Land Use Plan - Level 00

Parameter Plan 15 - Land Use Plan - Level 01

Parameter Plan 16 - Land Use Plan - Level 02

Parameter Plan 05 Demolition and Retention Plan - Level 02 and Above

Parameter Plan 06 - Proposed Development Plots - Level 00

Parameter Plan 07 - Proposed Development Plots - Level 01

Parameter Plan 08 - Proposed Development Plots - Level 02

Parameter Plan 17 - Land Use Plan - Level 03 and Above

Parameter Plan 18 - Public Realm and Open Space Plan - Level 00

Parameter Plan 19 - Public Realm and Open Space Plan - Level 01

Parameter Plan 20 - Public Realm and Open Space Plan - Level 02

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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Development Specification The Development Specification is a control document to be secured via a planning condition attached to the hybrid planning permission, to inform the future submission of Reserved Matters (scale, layout, appearance, access and landscaping) for the outline component only.

NPPG Paragraph: 034 (Reference ID: 14-03420140306) requires information about the proposed use or uses, and the amount of development proposed for each use to allow consideration of an application for outline planning permission. The Development Specification addresses this requirement.

A 5% floorspace tolerance has been added where appropriate to reflect the illustrative nature of the outline measurements and to future proof for detailed design efficiencies at Reserved Matters stage.

Proposed Uses and their maximum quantum

Item 1

The Class E component of the Town Centre type is also stipulated with a minimum area for each of the masterplan phases.

2

Type

Living

3

For future RMAs, a Reconciliation Statement will be submitted to track the overall quantum delivered by Phase.

Town Centre 4

5

Service Deck

Description

Use Class

Development Specification (GEA) sq m Minimum

Up to (maximum)

Residential

C3

none

164,894 1 2

Student Accommodation

Sui Generis

none

26,134

Town Centre Uses

Class E (a, b, c, d, e, f; g (i, ii)); and Sui Generis 3

18,781 4 5

46,666 6

Community & Cultural Uses

Class F.1; F.2; and Sui Generis 7

1,751

Elevated service deck to be shared between uses for servicing and loading

C3, Class E (a, b, c, d, e, f, g (i, ii)); a Class F.1; F.2; and Sui Generis

none

5,940 8

Total 6 7 8

Public Realm & Open Space

243,634 The Park Northern Square Eastern Terrace

Open space

5,255 sqm

None

3,360 sqm

None

1,970 sqm

None

Development Specification Extract Table - Proposed Uses The residential C3 floorspace maximum excludes floorspace needed for servicing, as that is included in item 5 2 This figure includes the re-use of Lewisham House for residential purposes 3 Sui generis uses defined at paragraph 2.7 below 4 Minimum Class E(a) retail floorspace (GEA) Phase 1: (inc detailed phase): 693sqm; Phase 2: 2,737sqm; and Phase 3: 15,351sqm 5 Minimum Class E(a) retail floorspace defined by 50% of the indicative schedule of accommodation (SOA) masterplan town centre floorspace 6 The town centre floorspace maximum excludes floorspace needed for servicing, as that is included in item 5 7 Sue generis uses defined at paragraph 2.7 below, with specific exclusions for the community & cultural uses floorspace 8 Elevated service deck to be shared between masterplan uses 1

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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The Illustrative Scheme The illustrative scheme demonstrates one way in which the masterplan can be designed to conform with all the control documents. For ease of communication It is used as the basis for the diagrams within this document.

It is supported by the Design and Access Statement (DAS). This document provides an analysis of the site, the design evolution of the proposal, and a detailed explanation of the illustrative masterplan.

t tree

ell S

n Ren

The role of the illustrative scheme and the DAS within the application is indicative only, but is important in contextualising the control documents.

N1 N3

Northern Square

N2 C5

M1

C1

h Street

rt Moleswo

C2

igh S am H

Eastern Terrace

C3

Lew ish

SC

treet

et

Stre

Podium Park

The

C4

S2 New Romer Place

re Rhyme Squa

S1

S4

S3

New Model Market

MV

Site plan of the Illustrative Scheme with plot numbers

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Outline Component

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Visual of the Illustrative Scheme

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Detail Component

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | The Detail Component

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THE DETAIL COMPONENT

The detail component is comprised of Co-Living Plot N1, Residential Plot N2 and a new northern entrance to the shopping centre.

Whilst this document is not applicable to the detailed element of the application, the two plots have been developed in conjunction with, and have informed, the Design Code.

↘ Refer to the Design and Access Statements

of Plot N1 and Plot N2 to understand how the design of the buildings relates to the coding developed in this document.

Visual of Plot N1

DESIGN CODE | OCTOBER 2024

Visual of Plot N2 and the Phase 1a Finish Works

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | INTRODUCTION | NPPF and NMDC

LEWISHAM SHOPPING CENTRE | INTRODUCTION | NPPF and NMDC

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NPPF AND NMDC

National Planning Policy Framework and National Model Design Code

An Integrated Approach

The National Planning Policy Framework (NPPF) 2023 establishes the requirements and guidance for the assessment or production of design codes. These codes should respond to local character and design context to produce frameworks for creating high-quality places. It also identifies that the production of the codes should be developed following an approach that is consistent with the principles as set out in the National Model Design Code.

The National Model Design Code (NMDC) (2021), therefore, develops more detailed guidance for the production of design codes.

The design guidance for this proposal forms a specific response for the Lewisham Shopping Centre Redevelopment. It tailors a response

e c ur

so

at

Vision

Identity

Project vision & contextual information to Codes

Nat

Resources

Built Form Site-Wide & Plot Codes

en

t

Lifespan

em

Enhanced and optimised

Site-Wide & Character Areas

Movement

Built form

ov

Re

m Cli

Homes and buildings

dings – functional, healthy

Context

Nature

er

es

Co

nd integrated.

B u il t fo r m

Accessible and easy to move around

Safe, social and inclusive

Design Code Themes

Landscape

ct

A coherent pattern of development

Pu sp blic ace s

– safe, social and inclusive.

fficient and resilient.

Attractive and distinctive

Functional, healthy and sustainable

Site-wide scale and in response to more local character area or plot conditions) to maximise a clarity in the design priorities and usability of the design guidance (whilst still reflecting the full range of policy characteristics).

Public Space

I

Enhances the surroundings

Efficient and resilient

Us

ced and optimised.

C

ext

ra

Made to last

Mixed and integrated

cessible and easy to

Cont

ity

oherent pattern of

an

nt

ctive and distinctive.

es

esp

a

nces the surroundings.

Lif

By distilling the characteristics to these three central themes, this Design Code is able to succinctly emphasise the overarching vision for the Site as a response to the existing context and identity of the place. It then develops specific design guidance for both landscape and built form (at both a comprehensive

NMDC ‘10 Characteristics’

de

cteristics set out in Part 2

Central to the national policy guidance are the principles identified as the 10 Characteristics of Well Designed Places (National Design Guide).

These characteristics define the key topics that should be considered in the production of design codes (where appropriate).

This Design Code has developed an integrated approach that reconciles the 10 Characteristics into three clearly defined themes: vision, landscape, built form.

h

places have individual ch work together to Character. The ten p to nurture and sustain a ty. They work to positively ntal issues affecting ontribute towards the es for good design set out nning Policy Framework.

that is most appropriate to the specific characteristics and opportunity of this proposal, and balances a level of prescriptive control and degree of variety and change over time to deliver design quality over the long-term.

signed p ell-de lac w e A

n characteristics

e to last.

24

M

ure

Uses

y m m u nit

Homes and buildings

The ten characteristics well-designed placesof well-designed places, The of ten characteristics

National Design Guide

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Approach to Design Code

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Approach to Design Code

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APPROACH TO DESIGN CODE

The codes have been developed with close engagement with the relevant statutory bodies and technical consultant input / testing to provide an effective basis for future design development and to most accurately reflect the vision and ambition for the Lewisham Shopping Centre Redevelopment.

The Design Code has considered three key strategic themes. These themes are developed below:

Public Engagement

Access and Inclusion

Sustainability

The project engagement consultants, Something Collective, developed a creative and responsive engagement strategy that has sought to reflect and amplify both the Applicant’s and the communities’ aspirations for the site. This approach has centred on creating opportunities to influence and uncover unique insights and solutions that might be overlooked in a top-down design process. As such, the proposals have been subject to significant design evolution following a reiterative process of testing ideas and concepts with smaller groups and with the wider public.

Access and inclusion is be central to the design of the Lewisham Shopping Centre Redevelopment.

The proposal sets a new standard for sustainability in urban regeneration. Below are some of the key aspects that highlight the aspirational nature of the project and demonstrate it’s role as a benchmark for sustainable urban development:

↘ Refer to Statement of Community Involvement

DESIGN CODE | OCTOBER 2024

The code outlines the site-wide access and inclusion principles which applies to all future RMAs.

↘ Refer to Site-wide / Access and inclusion, and the Access Statement

• Embodied carbon excellence • Leading in Energy Efficiency • Biodiversity and Green Spaces • Urban Greening and Climate Resilience • Community-Centric and Inclusive Design

↘ Refer to Site-wide / Sustainability, Sustainability Statement, Energy Strategy and other relevant documents.

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Approach to Design Code

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Approach to Design Code

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Public Engagement Alongside the pre-application process of consulting with public bodies, an extensive programme of consultation with the public has been ongoing for the past three years, taking form through the following activities. These have targeted hard to reach groups to get a wide range of opinions and feed back.

• Creation of a group of Design Champions

This process of public engagement has not only informed the design of the illustrative scheme, but has also been used to ensure the 10 characteristics of the NMDC have been addressed through consultation.

Context

Built form

Homes and buildings

• C.1.i - Character Types

• B.1.i - Density

• H.1.i - Space Standards

• C.1.ii - Site Context

• B.1.ii - Whether buildings join

• H.1.ii - Accessibility

• C.1.iii - Site Assessment

• B.1.iii - Types and Forms

• H.2.i - Light, Aspect, Privacy

The opposite page highlights in detail those themes in the Code that have been covered through the consultation process.

• C.2.i - Historic Assessment

• B.2.1 - Blocks

• H.2.ii - Security

• C.2.ii - Heritage Assets

• B.2.ii - Building line

• H.2.iii - Gardens & Balconies

Movement

• B.2.iii - Height

Resources

• Surveys (written, online and in-person)

• M.1.i - Street Network

• Newsletters • Public Consultation events including e-gaming • Themed public workshops • Existing Site Tours • Engagement with local youth group Circle Collective

• I.1.i - Local Character

• R.1.ii - Energy Efficiency

• M.1.iii - Street Hierarchy

• I.1.ii - Legibility

• R.1.iii - N.hood energy

• M.2.i - Walking & Cycling

• I.1.iii - Masterplanning

• R.2.i - Embodied energy

• M.2.ii - Junctions & Crossings

• I.2.i - Design of buildings

• R.2.ii - Construction

• M.2.iii - Inclusive Streets

Public Space

• R.2.iii - MMC

• M.3.ii - Cycle parking • M.3.iii - Services & Utilities

U+I

Design Review Panel

Lifespan

• P.2.i - Meeting Places

• L.1.ii - Participation

• N.1.i - Network of spaces

• P.2.ii - Multi-functional

• L.1.iii - Community

• N.1.ii - Open Space provision

• P.2.iii - Home Zones

• N.1.iii - Design

• P.3.i - Secured by Design

• N.2.i - Working with water

• P.3.ii - Counter Terrorism

• N.2.ii - SUDS

Uses

• N.3.i - Net gain • N.3.ii - Biodiversity Design Champions

• P.1.ii - Local & Secondary

• R.2.iv - Water

• L.1.i - Management Plan

• N.2.iii - Flood Risk

Scheme evolution

• P.1.i - Primary • P.1.iii - Tertiary

Nature

Greater London Authority

• R.1.i - Energy Hierarchy

• M.1.ii - Public Transport

• M.3.i - Car parking

Landsec

Identity

• N.3.iii - Street Trees

• U.1.i - Efficient land use • U.1.ii - Mix • U.1.iii - Active frontages • U.2.i - Housing for all • U.2.ii - Type • U.3.i - Schools • U.3.ii - Community Facilities

London Borough of Lewisham

• U.3.iii - Local services Community Engagement

Components of the Masterplan design evolution

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Reading the Design Code

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Reading the Design Code

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READING THE DESIGN CODE

The Design Code has been organised into chapters in parallel with the Design and Access Statement. The chapters are arranged to include the following:

Departures from the principles in the Design Code will be accepted where they can be justified as a result of further detailed design undertaken at reserved matters stage.

• Introduction - An introduction to the Hybrid Planning Application, related documents, and a guide to using the document.

In accordance with the National Model Design Code it is intended that the code principles will be applied flexibly according to local circumstances with scope for flexible application to allow for innovation. It is expected that the design code will be updated over time and where relevant substituted onto the planning permission via the planning condition discharge process. In accordance with NPPF paragraph 125(c), a flexible approach will be taken to applying policies or guidance relating to daylight, sunlight and overshadowing, where they would otherwise inhibit making efficient use of the Site and application of the Design Code principles.

• Site-wide - Design codes applicable to all areas of the Site (both Landscape and Built form) to define coherent strategic design guidance and clarity of documentation.

• Landscape Character Areas - Design codes applicable to each specific area of the public realm to reinforce specific characteristics, constraints and design aspirations.

• Plot Codes - Design codes applicable to each specific plot This Design Code is organised at three scales; Site-wide (both landscape and built form), Character Area (landscape), and Plot (built form). This approach enables the document to provide design guidance that will ensure a coherence in strategic principles across the development as well as respond to distinctive design opportunities in response to more local conditions.

Chapter 1

Introduction

Chapter 2

Site-Wide

Chapter 3

Landscape Character Areas

Chapter 4

Plot Codes

In order to use the Design Code in developing design responses for particular spaces or buildings within the development, it is therefore necessary to both read the Site-wide chapter and the relevant section of the Landscape Character Area or Plot Code chapters. The Sitewide chapter should be read first to understand the key principles for the development.

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Reading the Design Code

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Lewisham Shopping Centre | Sitewide | Parameter Plan Details

33

41

Terminology and Status

Codes are formed of 6 components that both articulate the specific approved guidance requirements as well as providing additional SW.22 Minimum extent of Public referencing information, rationale and Accessible Space illustrative material to support interpretation.

The Design Code adopts a consistent hierarchy of status throughout that is emphasised in bold letters for each code. This is a critical component of the guidance - identifying the strength of the design guidance, level of commitment and the implications for how designers respond and future RMAs are assessed.

The minimum extent of Public Accessible

These components are identified below: Space must be achieved as shown on the Parameter Plan.

To ensure a minimum provision of Public Accessible Space.

1

LEWISHAM SHOPPING CENTRE | INTRODUCTION | Reading the Design Code

Development Plot

2

Development Plot maximum horizontal extents Minimum extent of public realm

Update

SW.23 Minimum extent of Park Area

The approach taken is through the use of “must”, “should” and “could” statements. The specific definition of the respective code status is described in the diagram below.

The codes are organised with mandatory “must” codes which are made clear in coloured boxes, as well as the non-mandatory “should/ could” codes.

The minimum extent of Park Area must be achieved as shown on the Parameter Plan.

To ensure a minimum provision of a park in the Public Accessible Space.

It is however recognised that there may occasionally be instances where there is a good and justified reason to depart from one or more of the guidelines. In these instances, a clear and robust justification should be made for the reasons for deviation from the guidance enclosed in this document. This justification should be put forward for reasonable consideration and acceptance by the LPA. For clarity, captions for plan diagrams in the document state whether the illustration is a Code (mandatory), otherwise they are for illustrative purposes only. Illustrations and codes within coloured boxes are mandatory.

► Refer to Sitewide / Public Realm Typologies.

Development Plot Development Plot maximum horizontal extents Minimum extent of public realm Minimum extent of key public realm

SW.24 Public realm minimum widths

3

4

Minimum dimensions of public realm must be maintained as annotated on the Parameter Plan. This 5 is shown between two Plot boundaries in green.

Xm

6

Mandatory

“must”

Principles that are approved requirements for a compliant RMA. Shown in a coloured box.

“should”

Principles that are strongly encouraged (but also allow for alternative scenarios to be proposed within a RMA submission that meet equivalent objectives)

“could”

Principles that are suggestions or workable options (to be explored, considered and tested through the RMA submission)

To safeguard Public Accessible Space.

1

► Refer to Sitewide / Public Realm Typologies.

Reference (including Chapter and 4 Number)

Development Plot Rationale (provides a summary of the Development Plot maximum purpose of theextents principle, identified in horizontal Xm Public realm minimum dimension italic) Minimum extent of public realm

2

3

Title (summarising the key aspect of the code) Text (with status identified in bold)

DESIGN CODE | OCTOBER 2024

5

6

Cross-reference (cross-reference to other sections of the Design Code and other documents in the submission) Supporting graphics (a range of forms of illustrative material and corresponding caption that help interpret the code)

Non-Mandatory

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Vision

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LEWISHAM SHOPPING CENTRE | INTRODUCTION | Vision

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VISION

Throughout this process, we’ve gained a deeper understanding of the strong connection between the local community and Lewisham town centre. We’ve seen first-hand the vital and diverse role the town centre plays in residents’ daily lives. We’ve learned how different communities and age groups engage with the area in unique ways, and we’ve listened to the aspirations of those who want Lewisham to reclaim its place as one of London’s most dynamic neighbourhoods.

At the moment the town centre meets the basic needs of the local communities. The retail, leisure uses and public realm is adequate for some, but there is an exciting opportunity to amplify all that is currently offered, setting a new standard for Lewisham. This proposal has the ability to make Lewisham Town Centre not just the place local residents use, but a destination for the whole of London.

This vision goes beyond simply reconfiguring the shopping centre or adding muchneeded homes. We propose creating an array of new public spaces that will integrate access to nature into everyday life. Drawing inspiration from Lewisham’s history as a meadowland at the meeting point of the Quaggy and Ravensbourne rivers, we envision a contemporary meadow that includes a new public park, a civic square, and a re-imagined shopping environment, all connected through a multi-level landscape.

We believe that transforming Lewisham into a nature-led destination will help the town centre thrive, reinvigorating retail and introducing dedicated areas for restaurants, bars, and event spaces to elevate the leisure experience. A new community music venue will anchor a vibrant evening economy.

This redevelopment won’t just make Lewisham a place to visit - it will become a neighbourhood where people live, work, and connect. More than just a location, it will be a vibrant space for communities to come together, remaining central to residents’ daily lives while offering so much more in a nature-focused setting.

THIS IS MORE THAN A

PLACE.

A NEW CENTRE FOR LEWISHAM. RADICAL. BOLD. NEVER CONVENTIONAL.

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LEWISHAM SHOPPING CENTRE

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LEWISHAM SHOPPING CENTRE

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SITE-WIDE CODES

DESIGN & ACCESS STATEMENT | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

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LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

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SETTING THE PARAMETERS

Site & Building Levels The parameter plans make reference to levels in their drawing titles and on the plans themselves. These pages set out the assumed levels across the site that have been based on the Illustrative Scheme.

The application site is split into three levels zones: North, Central and South. The main drivers for these zones are based on the below: • Tying into existing levels around the site to ensure level thresholds are achieved

N1 N3

• Tying into the existing shopping centre ground floor and service deck level for continuity of its operation

N2

To achieve this, the ground levels (Level 00) for each of these zones are as below:

C5

• North: 8.515m AOD C4

• Central: 9.4m AOD • South: 9.8m AOD

M1

C1

SC

Plots N1 and N2 are annotated for information only but are not controlled by this document.

C3

C2 S2

S3

S1

S4

MV

Key North Zone (L00 at 8.515m) Central Zone (L00 at 9.4m) South Zone (L00 at 9.8m)

Illustrative Levels Diagram

DESIGN CODE | OCTOBER 2024

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LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

As well as ground floor levels, each of the zones have unique building levels from Level 01 upwards. The sections on this spread show these, as derived from the illustrative scheme.

The northern zone (orange) applies to Plot N3 which has a unique condition to relate to the existing levels of Lewisham House.

The central zone (blue) applies to plots that are connected to both the shopping centre and associated service deck. These plots have a continuous first floor level (Level 01) of 15.18m AOD, and a second floor level that matches the Podium Park.

The southern zone (green) has a slightly higher AOD for its lower levels to tie into existing levels around the site.

40

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

3.200m 3.200m 3.200m 3.200m 3.200m 3.200m 3.200m 3.200m 3.200m 3.200m

Typical Typical Typical Typical Typical Typical Typical 18.755m L02 15.555m L01 Mezzanine 8.515m L00

3.840m Molesworth Street

8.515m

41

Northern Square

Plot N3

Northern Square

Plot N1 (Detailed Plot)

Northern Zone (L00 at 8.515m AOD) Level Setting Out Section

3.225m 3.225m 3.225m 3.225m 3.225m

Typical Typical Typical Typical Typical

4.445m

L02

4.585m

Mezzanine

3.600m

L01

5.780m

Podium Park Service Deck

L00

23.365m 15.18m 9.4m

Concourse Plot C3

Mall

Typ. Typ. Typ. Typ. Typ.

Typ. Typ. Typ. Typ. Typ.

L02

L02 Mezz.

L01

L01

L00

L00

Plot C2.2

Plot C2.1

Central Zone (L00 at 9.4m AOD) Level Setting Out Section

3.225m 3.225m 3.225m 3.225m 3.225m 3.225m

Typ. Typ. Typ. Typ. Typ. Typ.

3.225m 3.225m 3.225m 3.225m 3.225m 3.225m

Typ. Typ. Typ. Typ. Typ. Typ.

4.445m

L02

4.445m

L02

4.585m

Mezz.

4.585m

3.600m

L01

3.600m 2.865m 2.915m

5.780m

Ramp

L00 Plot S1

9.4m

Rhyme Square

Service Route

23.765m

Mezz.

L01 Mezz.

L00

15.85m 9.8m Plot S3

Central Zone (L00 at 9.4m AOD) and Southern Zone (L00 at 9.8m AOD) Level Setting Out Section

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

42

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

43

Introducing the Parameters The following pages summarise the relationship of the Illustrative Scheme to the maximum parameters set by the Parameter Plans.

Whilst a certain extent of flexibility is illustrated here, the following pages set out clarifications and further Codes related to the Parameter Plans.

C3

C4

C5

N3

S2

N1

S1

C1 N2

S4

C2

M1

S3

SC MV

Aerial view of the Illustrative Scheme & Max Parameter Massing, looking west

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

44

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Setting the Parameters

45

C1

N1

N2 S3

C2

M1 MV

N3 C5

S4

C4 S2

S1

C3

SC

Aerial view of the Illustrative Scheme & Max Parameter Massing, looking east

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

46

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

47

PARAMETER PLAN CODES Planning Application Boundary Plan S.01

Detailed Component boundary The pink hatch indicates the Detailed Component of the Hybrid Planning Application.

Information for the use of the Parameter Plan.

↘ Refer to Detailed Component of Hybrid Planning Application.

Extract of Parameter Plan

S.02

Existing site levels Spot levels indicate existing site levels in metres (AOD).

Information for the use of the Parameter Plan.

Extract of Parameter Plan

Planning Application Boundary Parameter Plan. This image is for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

48

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

49

Demolition and Retention Plans S.03

The Demolition and Retention Parameter Plans set out the existing urban fabric extents that will be kept or removed, as well as the level of retention of some existing buildings.

Retention of High Street facing façades as a minimum Where indicated on the Parameter Plan, facade retention will be considered as a minimum requirement to retention of the existing building. Approaches to individual plots outlined in the Plot Codes chapter.

Information for the use of the Parameter Plan.

↘ Refer to Plot Codes / SC Extract of Parameter Plan

S.04

Retention with significant alteration Where indicated on the Parameter Plan, existing building structures will be retained with significant alteration. Approaches to individual plots outlined in the Plot Codes chapter.

Information for the use of the Parameter Plan.

↘ Refer to Plot Codes / MV and Plot Codes / N3

Extract of Parameter Plan

Demolition and Retention Parameter Plans. These images are for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

50

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

51

Proposed Development Plots Plans The Proposed Development Plots Parameter Plans set out the maximum development extents, as well as limits of deviation guiding the siting and alignment of buildings in relation to the Public Realm.

The drawings also highlight the minimum critical distances for public realm, typically between development plots.

S.05

Development Plots Development Plots define the area for built development. Development must sit within Development Plots except where otherwise indicated on the Parameter Plan.

SC.L00

To safeguard minimum public realm provision across the Site.

SC.L00

Development Plot reference Development Plot Development Plot maximum horizontal extents

S.06

Development Plots maximum horizontal extents Development plot boundaries coincide with the Development Plot maximum horizontal extents in all cases indicated on the Parameter Plan.

SC.L00

Information for the use of the parameter plan.

SC.L00

Development Plot reference Development Plot Development Plot maximum horizontal extents

S.07

Public realm minimum widths Minimum dimensions of public realm must be maintained as annotated on the Parameter Plan. This is shown between two Development Plot boundaries in green.

Xm

C4.L02

C5.L02

To safeguard Public Realm.

↘ Refer to Site-wide / Public Realm Typologies.

Proposed Development Plot Parameter Plans. These images are for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

C4.L02

Development Plot reference Development Plot

Xm

Development Plot maximum horizontal extents Public realm minimum dimension

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

S.08

Maintaining minimum public realm widths If plot boundaries move during RMA design, the boundaries of adjacent Development Plots must move in parallel to preserve minimum dimensions of public realm.

Development Plots boundaries must not move beyond the Development Plot maximum extents.

To provide flexibility whilst safeguarding the public realm.

S.09

52

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

53

Xm

C4.L02

SC.L00

Xm

C5.L02

Development Plot reference Development Plot Development Plot maximum horizontal extents

Xm

Public realm minimum dimension Relocated Development Plot boundary

Development plot extent for columns to support levels above Where indicated, columns could be built within a zone outside of the Development Plot to support development of levels above. This is shown with a green hatch on the Parameter Plan.

L03

L02

To maximise public realm.

Development Plot maximum horizontal extents Development plot extent for columns to support levels above Column

S.10

Balconies Balconies are permitted to extend beyond development zones, unless stated otherwise in this document.

Information for the use of the parameter plan.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

54

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

55

Maximum Building Heights Plan S.11

The Maximum Building Heights Parameter Plan defines the Maximum Envelope within which development is permitted.

Maximum Envelope The Maximum Envelope is set as a vertical extrusion of the Development Plot boundary.

Information for the use of the Parameter Plan.

Development Plot Maximum Envelope

S.12

Maximum vertical extent defined as

by AOD (Above Ordnance Datum) The maximum vertical extent is set as distance Above Ordnance Datum (AOD), the mean sea level defined by the Ordnance Survey as Ordnance Datum Newlyn. It is not set according to the local ground level.

Information for the use of the Parameter Plan.

Maximum vertical extent (AOD) Ground Level Ordnance Datum Newlyn

S.13

Permanent features in relation to the Maximum Envelope Parapets, lift overruns and rooftop plant must not project beyond the Maximum Envelope.

Elements such as communications aerials and flues could extend beyond the Maximum Envelope, as could Building Maintenance units in the zones shown on that Parameter Plan.

Maximum Building Heights Parameter Plan. This image is for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

Flue/ aerials Maximum Envelope

To limit impact on surrounding buildings and townscape.

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

S.14

56

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

57

Height assumptions Maximum height AODs have been based on the typical floor to floor height assumptions indicated on the diagram to the right.

TYPICAL

Information for the use of the Parameter Plan.

TYPICAL

ROOF

TYPICAL TYPICAL L02 MEZZANINE

4500mm 3225mm 3225mm 3225mm 3225mm 4445mm

8185mm

L01 MEZZANINE

5850mm

L00 Indicative typical height assumptions for floor to floor heights

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

58

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

59

Maximum Building Maintenance Unit (BMU) Heights Plan S.15

The Maximum BMU Heights Parameter Plan defines the zone within which a Building Maintenance Unit (BMU) may exceed the Maximum Envelope.

BMU location zone within Development Plot BMU in the resting position must not extend beyond the envelope shown in the BMU parameter plan, but can do so in operation.

To limit impact on surrounding buildings and townscape.

↘ Refer to Site-wide / Quality and maintenance.

Development Plot Zone for Building Maintenance Unit

S.16

BMU location zone height allowance BMUs within the allowable zone must not extend more than 3.5m above the Maximum Envelope when in operation, as indicated by the AOD.

Maximum Envelope

To limit impact on surrounding buildings and townscape.

↘ Refer to Site-wide / Quality and maintenance.

Zone for Building Maintenance Unit

Maximum BMU Heights Parameter Plan. This image is for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

60

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

61

Access and Circulation Plans S.17

The Access and Circulation Parameter Plans set out the different forms of access points into the site, any routes through development plots and access points to upper levels of public realm.

Location of access to the Site Location of access points to the Site are illustrated with a coloured strip.

Information for the use of the Parameter Plan.

Extract of Parameter Plan

S.18

Key pedestrian public route through Development Plot Where indicated on the Parameter Plan, a pedestrian public route must be provided through a Development Plot. These pedestrian public routes must be to the figure shown on the parameter plan as a minimum.

To safeguard pedestrian public routes through development.

↘ Refer to Site-wide / Access and movement.

S.19

Development Plot Key pedestrian public route through Development Plot

Key vehicular route through Development Plot Where indicated on the Parameter Plan, a vehicular route must be provided through a Development Plot.

To safeguard vehicular routes through development.

Access and Circulation Parameter Plans. These images are for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

↘ Refer to Site-wide / Access and movement.

Development Plot Key vehicular route through Development Plot

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

S.20

62

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

S.23

Access Point 1

Access Point 4

Access Point 1 must include landscaped stairs up to The Street (L01), and could include escalators or lifts.

Access Point 4 must include landscaped stairs and a minimum of two lifts up to The Street (L01), and could include escalators.

To form part of the site-wide landscape strategy.

To provide generous public access from the High Street to The Street.

Extract of Parameter Plan

S.21

Extract of Parameter Plan

S.24

Access Point 2 Access Point 2 must include stairs up to The Street (L01), and could be integrated into the Architecture of Plot SC/C5.

Access Point 5 Access Point 5 must include stairs and a minimum of two lifts up to the Podium Park (L02), and could be integrated into the Architecture of Plot SC/C4.

To provide a direct route from Cornmill Gardens to upper levels of the public realm.

To provide a direct route from the western Shopping Centre entrance to upper levels of the public realm.

Extract of Parameter Plan

S.22

Extract of Parameter Plan

S.25

Access Point 3

Access Point 6

Access Point 3 must include escalators up to The Street (L01), and must include a minimum of two lifts up to Plot M1.

Access Point 6 must include stairs and a minimum of two lifts up to the Podium Park (L02).

To provide a direct route from Plot SC to Plot M1 and the Podium Park.

To provide a direct route from the southern Shopping Centre entrance to upper levels of the public realm.

Extract of Parameter Plan

DESIGN CODE | OCTOBER 2024

63

Extract of Parameter Plan

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

S.26

64

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

65

Access Point 7 Access Point 7 must include a minimum of two lifts up to The Street (L01).

To provide a direct route from the northern Shopping Centre entrance to upper levels of the public realm.

Extract of Parameter Plan

S.27

Servicing Routes through Plots Where shown on the parameter plan, vehicular/ non-vehicular routes are permitted between plots at Level 01. This could be in the form of a bridge link.

To adhere to the site-wide servicing strategy.

Extract of Parameter Plan

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

66

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

67

Land Use Plans S.28

The Land Use Parameter Plans identify the predominant use of the development zones at different levels.

Predominant land use The land use indicated within the Development Plot boundary indicates the predominant land use.

C5.TU

Information for the use of the Parameter Plan.

↘ Refer to Development Specification.

C5.TU

Development Plot reference Predominant land use

S.29

Predominant land use - mezzanines Where mezzanine levels occur within Development Plots (at the levels identified in the introduction), the predominant land use should match it’s associated level.

Information for the use of the Parameter Plan.

↘ Refer to Development Specification.

S.30

Flexibility for arrangement of Land Use Where two predominant land uses are indicated on the same Development Plot, the final arrangement is subject to detailed design.

C5.L02

Information for the use of the Parameter Plan.

↘ Refer to Development Specification.

C5.L02

Land Use Parameter Plans.

These images are for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

Development Plot reference Predominant Town Centre use Predominantly accommodation uses (or living uses) with servicing access for commercial uses

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

68

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

69

Public Realm and Open Space Plans The Public Realm and Open Space Parameter Plans defines the types, location and extent of public realm and open space.

S.31

Minimum extent of Public Accessible Space The minimum extent of Public Accessible Space must be achieved as shown on the Parameter Plan.

To ensure a minimum provision of Public Accessible Space.

Development Plot Development Plot maximum horizontal extents Minimum extent of public realm

S.32

Minimum extent of Park Area The minimum extent of Park Area must be achieved as shown on the Parameter Plan.

To ensure a minimum provision of a park in the Public Accessible Space.

↘ Refer to Site-wide / Public Realm Typologies.

Development Plot Development Plot maximum horizontal extents Minimum extent of public realm Minimum extent of key public realm

S.33

Public realm minimum widths Minimum dimensions of public realm must be maintained as annotated on the Parameter Plan. This is shown between two Plot boundaries in green.

Xm

To safeguard Public Accessible Space.

↘ Refer to Site-wide / Public Realm Typologies.

Public Realm and Open Space Parameter Plans. These images are for illustration purposes only.

Please refer to full scale Parameter Plan drawings.

DESIGN CODE | OCTOBER 2024

Development Plot Development Plot maximum horizontal extents Xm

Public realm minimum dimension Minimum extent of public realm

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

S.34

70

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Parameter Plan Codes

71

Public Realm Typologies The public realm typologies as indicated on the Parameter Plan are defined in the Design Code.

Information for the use of the Parameter Plan.

↘ Refer to Site-wide / Public Realm Typologies.

Extract of Parameter Plan

S.35

Proposed levels of Public Accessible Space Spot levels indicate Proposed Ground Finished Floor Levels (AOD) of the Public Accessible Space, within a tolerance of +/-1m.

Information for use of the Parameter Plan.

Extract of Parameter Plan

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

72

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

73

EXISTING SITE FABRIC Retention First Design Approach The scheme has evolved through an approach to retain as many buildings on the site as possible. Through this evolution many High Street properties have been retained and are now excluded from the application site.

The primary structure of Lewisham House is also retained and developed into a unique residential Plot.

Where existing buildings on the High Street are proposed for demolition, every effort has been made to assess and retain as much of the buildings with heritage value as possible, including the Art Deco Woolworth’s facade.

N1

Le w H is o ha u se m

N2

C1

Marks and Spencer’s 122-126 High Street

Former Woolworths

io

n

C2

re

te

nt

142-152 High Street

fa

nt high street rete

c

ad e

S3

S4

Watch House Pub MV

io

Key

n

Proposed Plots with a High Street impact Existing High Street plots outside of boundary

Rooting in place design principle sketch

DESIGN CODE | OCTOBER 2024

198-206 High Street

Retention First Approach [Illustrative]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

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LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

75

Retention Overview S.36

Retention approach The plots highlighted must contribute to the site-wide retention strategy.

Additional information on plot-specific retention approaches are provided within the Plot Codes.

To prioritise the retention of buildings on the site where feasible.

↘ Refer to Plot Codes / Plot N3, Plot Codes /

N3

Plot MV, Plot Codes / Plot C1, and Plot Codes / Plot C2.1

Existing site condition, view from Lewisham Station

C1

C2

Illustrative view, Plot C2.1 from Lewisham High Street

MV

Key Lewisham House (Plot N3) Corporation of London Building (Plot MV) Woolworths Facade (Plot C2.1) Marks & Spencer (Plot C1) Lloyds (Plot C1)

Site-wide retention strategy [Code]

DESIGN CODE | OCTOBER 2024

Marks and Spencer, 1956

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

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LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

77

Existing External Walls S.37

External boundary walls to existing properties Proposals must ensure that the newly exposed wall does not detract from the public realm of the application site.

To ensure a coherent approach between the masterplan proposals and existing properties.

N1 N3

N2

S.38

C5

Animating external walls Proposals should contribute to animation of the public realm. This could be achieved through public art such as murals.

C4

M1

C1

To animate the public realm.

SC C3

C2 S2

S3

S1

S.39

Consultation with neighbours Any proposed works to boundary walls should include direct consultation with adjoining land owners.

S4

To promote a collaborative approach to wider town centre regeneration.

MV

Key Existing external walls

Existing external walls [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

78

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Existing Site Fabric

79

Newly Exposed Walls S.40

New boundary walls to existing properties Where proposals expose walls that are currently internal, works must be undertaken to ensure they are enhanced to perform as an external wall.

To ensure a coherent approach between the masterplan proposals and existing properties.

N1 N3

N2

S.41

C5

Animating external walls Proposals should contribute to animation of the public realm. This could be achieved through public art such as murals.

C4

M1

C1

To animate the public realm.

SC C3

C2 S2

S3

S1

S.42

Consultation with neighbours Any proposed works to boundary walls should include direct consultation with adjoining land owners.

S4

To promote collaboration.

MV

Key Newly exposed walls

Newly exposed walls [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

80

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

81

LANDSCAPE Spaces, Routes and Movement Overview The illustrative masterplan is broken down into Spaces and Routes. Spaces describe key areas of programmed, car free, public realm that users will stop and spend time in. Routes describe streets and connections that allow users to access the key Spaces.

Minimum area dimensions are based on the public realm measurements defined by the maximum plot extents, shown on the Parameter Plans. Please read in conjunction with these documents.

The Spaces and Routes are supported by

a series of landscape strategies including movement, planting, sustainable urban drainage, architecture interface, furniture and play. These strategies are defined across the master plan and provide further detail on the relevant aspect of the landscape design.

Aspects of the design relating to these strategies are therefore not described in the Spaces or Routes section of the document.

Further detail of specific elements of each Space are provided in the Landscape Character Areas chapter of the Code.

+ Spaces [Code]

Example of site wide pedestrian, vehicle and cycle movements strategies [Code]

Example of site wide materials, planting and sustainable urban drainage strategies [Code]

Routes [Code]

Example of individual landscape character areas diagrams for each Open Space [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.43

To ensure the Public Realm has a diverse offering and hierarchy of spaces.

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

83

Area measurement

Spaces The design of the Public Realm must align with the open space principles shown in the diagram below.

82

↘ Refer to Landscape Character Areas section of document for further detail on individual qualities of spaces.

The dimensions provided on the following spatial diagrams are the minimum dimensions for each of the key Spaces as defined by the maximum plot extents shown on the Parameter Plans. Please read in conjunction with these documents.

7m 28m 28m 101m

25m

35m

Level 00 - Destination Square

Level 00 - Market Square

10m

53m 39m 54m

Level 01 - Street

43m

Level 01 - Destination Terrace 33m

16m

31m

25m

Key Destination Square Street

26m 38m

Destination terrace Podium Park Platform

18m 8m

10m 22m

18m

18m

Market Square

Open space network - all levels [Code]

DESIGN CODE | OCTOBER 2024

Level 02 - Podium Park

Level 00 - Platform

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.44

84

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.47

Destination Square The Destination Square must provide a balance of hard landscape, generous planting and trees, with a hardscape area designed to accommodate events. It should provide planting and water as part of the recreational offering, including informal play.

Podium Park The Podium Park must be designed primarily as a green space to provide recreation and enhance biodiversity. It should serve the shopping centre visitors and the local community.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of open spaces.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of open spaces.

↘ Refer to Podium Park / Landscape.

↘ Refer to Northern Square / Landscape S.45

85

Early concept sketch for the destination square

Street

S.48

The Street at Level 01 must provide a prominent street for retail and leisure between the Destination Square and Destination Terrace.

Early concept render for the Park

Platform The Platform must be designed as a multilevel landscape that defines the shopping centre entrance to the south, and stepped access up to the Podium Park. It should provide hardstanding to allow for events, adequate seating and viewing from above.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of open spaces.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of open spaces.

↘ Refer to The Street / Landscape

↘ Refer to Southern Squares / Landscape.

S.46

Early concept sketch for the retail street at level 01

Destination terrace The Destination terrace at Level 01 must provide a green space overlooking the High Street. It should provide opportunities for dwelling, play and gathering.

S.49

Early concept sketch for the Platform

Market Square The Market Square must provide areas of hardstanding for events and pop-up markets.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of open spaces.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of open spaces.

↘ Refer to Southern Squares / Landscape.

↘ Refer to Eastern Terrace / Landscape Early concept sketch for the destination terrace at level 01

DESIGN CODE | OCTOBER 2024

Early concept sketch for the market square to the south

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.50

Routes The routes to the Public Realm must align to the typologies shown in the diagram below.

To ensure the Public Realm has a diverse offering and hierarchy of spaces.

86

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

87

Dimensions

↘ Refer to Landscape Character Areas

The dimensions provided on the following sections are the minimum clearances for the public realm defined by the maximum plot extents, shown on the Parameter Plans. Please read in conjunction with these documents.

These sections also show the arrangement of hard and soft landscape.

to understand Routes in relation to the masterplan

↘ Refer to Biodiversity Strategy for more

information on planting character, function and species for each Route

S.51

Greenway Greenways must provide legible pedestrian footpaths. Greenways should have planting where possible. It is important to propose planting in between carriageway and footpath where practical.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of routes throughout.

↘ Refer to Greenway / Landscape.

2m min

S.52

Link Links must provide pedestrian footpaths and planting between Molesworth Street and the Northern Square. It should serve as a gateway and connection to Cornmill Gardens.

Key Greenway Link Yard

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of routes throughout.

↘ Refer to Northern Square / Landscape.

Lane Passage

2m min

Routes network, Level 00

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.53

88

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.56

Yard

89

Key pedestrian routes - Level 00

Yards must be designed as a shared priority space to encourage pedestrian movement while facilitating servicing of adjacent plots.

The design of the Public Realm must provide legible north-south and east-west pedestrian routes at grade.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of routes throughout.

To ensure the Public Realm is designed to maximise permeability.

↘ Refer to Northern Square / Landscape.

S.54

2m min

2m min

2m min

2m min

Lane Lanes must be designed as a shared priority space with trees and on street parking. It should propose planting where possible.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of routes throughout.

↘ Refer to Southern Squares / Landscape.

S.55

Passage Passages must be designed as pedestrian only routes. It should propose trees and planting where possible.

To support the hierarchy of spaces defined for the Public Realm, and to offer a diverse network of routes throughout.

Key North-south route North-south route (within Shopping Centre)

↘ Refer to Southern Squares / Landscape.

East-west route

3m min

East-west route (within Shopping Centre)

Key pedestrian routes, Level 00

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.57

North-south route The development must provide a well defined and legible north-south route through the Northern Square, within the Shopping Centre, and the Southern Squares.

It should provide a variety of indoor and outdoor experiences, while also remaining consistent with materiality, wayfinding and architectural interfaces with the Public Realm.

90

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.59

91

Pedestrian network The design of the Public Realm must provide a hierarchy of pedestrian routes.

To ensure the Public Realm is designed to prioritise pedestrian connectivity.

↘ Refer to Landscape Character Areas to

understand Movement Strategies in relation to the masterplan

To provide a key connection between the Northern Square and the Southern Squares.

S.58

East-west route The development must provide several well defined and legible east-west routes. Routes should be open at all times to facilitate direct access to either side of the town centre and transport links.

To provide key connections between High Street and Molesworth Street.

Key Vehicle free Vehicle free (within Shopping Centre internal area) Pedestrian priority with vehicular access

Pedestrian network, Level 00

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.60

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.62

Pedestrian priority Pedestrian priority routes must not provide access to vehicles except for servicing, maintenance and emergency.

93

Servicing and waste network The design of the Public Realm must provide key servicing and waste routes.

To ensure servicing routes do not limit pedestrian experience.

To ensure pedestrian experience is not limited by vehicles.

S.61

92

Early concept sketch for the Water Meadow in the Square

Pedestrian priority with vehicle access All other routes must prioritise pedestrians.

Routes should be supported with planting, trees and generous widths. Vehicle movements should be reduced where possible.

To ensure pedestrians are prioritised when vehicle access is permitted.

Early concept sketch for the Platform

Key Frequent servicing access Infrequent servicing access

Servicing and waste network, Level 00

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.63

Ground level parking free zone

94

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S.64

95

Cycle Parking

Designated areas of public space shown on the below plan should be free of parking.

Cycle parking should be located at entrances into the masterplan.

To ensure parking does not limit pedestrian experience.

To ensure the centre of the site is kept free of bikes.

Key Access to cycle parking

Key Parking free zone

Parking free zone, Level 00

DESIGN CODE | OCTOBER 2024

Cycle parking areas

Cycle parking, Level 00

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.65

To ensure the Public Realm is designed to encourage the use of spaces at podium level.

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.66

Key pedestrian routes - Level 01 The design of the Public Realm must facilitate vertical access up to level 01 and provide a legible north-south pedestrian route between the Northern Square and the Eastern Terrace/ High Street.

96

↘ Refer to Landscape Character Areas to

understand Movement Strategies in relation to the masterplan

97

Key pedestrian routes - Level 02 The design of the Public Realm must facilitate vertical access to level 02 and provide a circular pedestrian route around the The Park.

↘ Refer to Landscape Character Areas to

understand Movement Strategies in relation to the masterplan

To ensure the Public Realm is designed to encourage the use of spaces at podium level.

Key Steps up to Level 01 North-south route on Level 01 Steps up to Level 02

Key pedestrian routes, Level 01

DESIGN CODE | OCTOBER 2024

Key Circular loop at Level 02 Steps up to Level 02

Key pedestrian routes, Level 02

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

98

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

99

Access and Inclusion S.69

Access and inclusion must be central to the design of the Lewisham Shopping Centre Redevelopment.

Inclusive and navigable The pedestrian network must be designed as inclusive as possible providing easy navigation throughout the site, short and direct routes to facilities and services, and offering a sense of safety to all users of the public realm.

This section outlines the site-wide access and inclusion principles which applies to all future RMAs.

To ensure the site is easily navigable for all users.

Community consultation, Lewisham Shopping Centre

S.67

Inclusive design The design must be inclusive, placing people at the heart of the process, acknowledging diversity and difference and considering the needs of different groups, including older people, children or people who experience sensory/neurological processing differences.

To ensure the design is inclusive for all users.

S.68

S.70

Meet standards and be responsive to evolving good practice Design must ensure that required standards for accessibility are met and respond to the evolving good practice guidance and social expectations about meeting the needs of disabled people.

To ensure that the proposal meets today’s standards and is responsive to future good practice.

Maximise access Design – including vertical circulation – must provide comfortable access to all parts of the site, its facilities, and services for visitors, residents and other users with a wide range of different requirements, in accordance with best practice guidance for inclusive design.

To ensure that the site is accessible to all

Community consultation, Lewisham Shopping Centre

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.73

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101

Managing level changes in the public realm Vertical circulation must be designed to provide multiple choices where possible.

To ensure level changes in the public realm are inclusive and accessible.

S.71

Step and lift Where there are steps provided in the public realm, a lift must be provided within 50m walking distance. Whether people are travelling up or down a level, the minimum walking distance applies to both conditions.

To ensure level changes in the public realm are inclusive and accessible.

S.72

Lift requirements Public lifts should be provided as pairs, to a minimum compliance of 21 person / 1600kg per car. Lifts should be designed as ‘through’ cars to allow for wheelchair and mobility scooters to enter and exit without turning or reversing.

To ensure level changes in the public realm are inclusive and accessible.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

102

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

103

Spill Out & Defensible Space S.74

S.77

Spill-out area Spill-out areas of 3m minimum should be provided in the Public Realm where adjacent to appropriate uses.

Defensible space Defensible space should be provided to habitable units on podium and roof level.

Landscaped areas within the Public Realm could supplement defensible space.

To allow for additional amenity provision beyond building line.

To provide amenity to homes adjacent to the Public Realm or communal amenity.

3m min

S.75

Development Zone boundary

Development Zone boundary

Maximum Building Line

Maximum Building Line

Spill-out space

Defensible space area

Integrated and inclusive The interface of spill-out areas must be clearly defined.

To ensure spill-out areas are clearly delineated.

S.76

Demarcation There should be a distinction between spill-out space and pedestrian zones.

To ensure there is free movement of pedestrians on footpaths and not encouraged along spill-out areas.

Key Development Zone boundary Habitable room Defensible space within Development Zone Public realm

Defensible space adjacent to habitable rooms

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

104

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

105

Sustainability Sustainability must be central to the design of the Lewisham Shopping Centre Redevelopment.

This section outlines the sustainability principles that form the basis of the Sustainable Development Framework, which applies to all future RMAs.

↘ Refer to the Sustainability Strategy, Energy

Assessment and other relevant documents.

DESIGN CODE | OCTOBER 2024

Embodied Carbon

Operational Energy & Carbon

Climate change resilience

Reducing WLC throughout building design and public realm through material choices, optimised grid sizes and slab thickness, avoiding basements, efficient design

Reducing Energy Use Intensity and space heat demand through efficient design. Aspiring to achieve net zero carbon for regulated and unregulated energy for the masterplan

Prioritising passive design solutions where feasible and ensuring buildings and public realm are designed to be resilient to future climate scenarios

Biodiversity

Water & surface water run-off

Health & wellbeing

Maximising Urban Greening Factor and Biodiversity Net Gain across the site through unified meadow planting approach, retainment of majority of existing trees, increase in trees and planting

Improving water efficiency across the site, for example, using rainwater harvesting in the landscape strategy. Addressing flood risk by using permeable surfaces and nature-based SuDS

Designing buildings that provide suitable daylight, acoustic, thermal comfort conditions for building users. Creating inclusive spaces for all as well as places for recreation and play in the landscape

Mobility

Air quality

Materials, circular economy & waste

Increasing pedestrian access throughout the site, encouraging use of public transport networks and providing cycle facilities for building users

Minimising impact on air quality on the site by providing walking routes and EV charging points for new parking spaces. Using nature to reduce impact on air quality and no gas combustion on site for heating and hot water.

Optimising material reuse opportunities across the site where possible and specifying low embodied carbon materials

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

106

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

107

Sustainable Urban Drainage S.78

SuDS strategy

S.79

Improve water quality The design of the Public Realm must integrate SuDS features.

The masterplan must deliver an integrated water management strategy, using the most up to date Sustainable Drainage Proforma by the Greater London Authority (GLA) to help inform the design.

To reduce water run-off and improve water quality.

To create a holistic water-conscious design using appropriate guidance.

S.80

Nature based solutions Natural drainage features such as rain gardens, detention ponds and retention ponds should be integrated into the soft landscape.

To reduce water run-off and improve water quality.

S.81

Permeable paving Permeable paving should be delivered as part of the drainage strategy.

To reduce water run-off and improve water quality.

Key SuDS features above structure SuDS features above terra firma Permanent water features Street rain gardens above terra firma

SuDS strategy, all levels

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.82

108

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109

SuDS integration SuDS features could be combined with other strategies to benefit the Public Realm design.

These could include play, biodiversity and amenity strategies.

To improve the performance, functionality and experience of the Public Realm.

S.83

Biodiversity value Planting for SuDS must be designed to maximise biodiversity value and habitat creation.

To enhance biodiversity value and create a network of habitat typologies.

S.84

Maintenance SuDS must be designed with future maintenance taken into account.

To ensure SuDS features perform as required for the long term flood risk strategy.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

110

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

111

Planting S.85

Biodiversity strategy The design of the Public Realm must align to the planting character types shown in the diagram below.

To create a varied network of green links and habitat conditions to support life throughout all lifecycles.

S.86

Water Meadow Overview Within the water meadow character area there are three distinct zones. Each meadow typology responds to varying microclimate, soil type and water exposure within the character area. The water meadow is composed of the following planting typologies: Wet Water Meadow: Associated with permanently wet pond areas. The typology will have a mixture of aquatic species suitable for sun and partial shade.

Marginal Water Meadow: Located at edges of water bodies, with species adaptable to both dry and flooded conditions in both sun and partial shade.

Urban Water Meadow: Located within the public realm with species more resistant to drought conditions and heavily used adjacent hard space. Species aim to visually deliver a water meadow character.

Diagrammatic section of planting typologies Key Wet water meadow.

Shade tolerant planting Marginal water meadow. Shade tolerant planting Urban water meadow. Planting tolerant of high pedestrian footfall

Key Water meadow Rocky heath meadow Wildflower meadow Pioneer meadow Greenway

Planting strategy, all levels

DESIGN CODE | OCTOBER 2024

Water meadow impression

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.87

Wet Water Meadow

112

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S.88

Marginal Water Meadow

The Wet Water Meadow typology should include some of the species outlined below.

The Marginal Water Meadow typology should include some of the species outlined below.

To ensure the water meadow character is maintained.

To ensure the water meadow character is maintained.

Aquatic and Marsh Plants

Moisture tolerant plants

•

Iris pseudacorus

•

Veronicatsrum virginicum

•

Juncus effusus

•

Stachys palustris

•

Alisma plantago

•

Digitalis lutea

•

Carex elata

•

Salix rosmarinifolia

•

Nyphea alba

•

Matteuccia struthiopteris

•

Menta aquatica

•

Sagitaria sagitifolia

•

butomus ombelwwlatus

•

Carex riparia

•

Hippuris vulgaris

•

Lysimachia vulgaris

•

Sparganium erectum

•

Euphorbiua palustris

•

Lythrum salicaria

• Trees •

Salix babylonica tortuosa

•

Taxodium dystichum

•

Salix alba chermesina

•

Salix alba britzensis

113

Trees •

Alnus cordata

•

Alnus glutinosa

•

Betula alsbosinenesis

•

Eleagnus angustifolia

Shrubs

DESIGN CODE | OCTOBER 2024

•

Crataegus laevigata

•

Weigela florida ‘Foliis Purpureis’

•

Physocarpus opulifolius ‘Diablo’

•

Deutzia ‘Strawberry Fields’

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.89

Urban Water Meadow The Urban Water Meadow typology should include some of the species outlined below.

To ensure the water meadow character is maintained.

Moisture tolerant plants •

Salvia x sylvestris ‘Mainacht’

•

Cenolophium denudatum

•

Eriocapitella hupehensis

•

Baptisia australis

•

Descampsia cespitosa

•

Stipa tenuissima

•

Hakonechloa macra

Trees •

Tilia platyphyllos

•

Eleagnus angustifolia

•

Betula alsbosinenesis

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S.90

Rocky Heath Meadow Overview Within the rocky heath meadow character area there are three distinct zones. Each meadow typology responds to varying microclimate, soil type and water exposure within the character area. The rocky heath meadow is composed of the following planting typologies: Open Heathland: Composed to create a more open grassland, with few shrubs. Suitable for nutrient poor and acidic soils on a well drained sub base.

Cornus mas

•

Eunymus europeaus

•

Viburnum in varieties

Rocky Meadow: Located at level changes to steps, terraces, edges and walls. Species that grow between gaps and in crevices in nutrient poor soil.

Heath Inspired Meadow: Located in areas with heavy footfall and activity. Shade tolerant species that imitate hummocking behaviour of heath ground cover species.

Diagrammatic section of planting typologies Key Open heathland.

Planting tolerant of full sun.

Rocky meadow.

Planting tolerant of full sun.

Shrubs •

115

Heath inspired meadow. Shade tolerant planting.

Water meadow impression

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.91

116

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.92

Open Heathland

Rocky Meadow

The Open Heathland typology should include some of the species outlined below.

The Rocky Meadow typology should include some of the species outlined below.

To ensure the rocky heath meadow character is maintained.

To ensure the rocky heath meadow character is maintained.

Grasses and perennials

Rock Garden and Alpine Plants

•

Ulex europaeus

•

Armeria maritima

•

Cytisus scoparius

•

Ajuga reptans

•

Erica vulgaris

•

Campanula petiolata

•

Erica carnea

Trees

•

Campanula macrantha

Shrubs

•

Calluna vulgaris ‘Alicia’PBR

•

Amelanchier lamarckii

•

Saponaria ocymoides rhs

•

Erica arborea

•

Daboecia × scotica ‘William Buchanan’

•

Quercus rubra

•

Aubrieta ‘Blaumeise’

•

Hammamelis

•

Deschampsia flexuosa

•

Betula in varieties

•

Alyssum montanum

•

Holcus lanatus

•

Pinus nigra

•

Iris ‘Cliffs of Dover’ and varietiies

•

Molinia caerulea subsp.caerulea

•

Veronica prostrata ‘Spode Blue’

•

‘Moorhexe’

Shrubs

•

Nepeta x fassenii

•

Stipa pennata

•

Rhus typhina

•

Aster alpinus ‘White Beauty’

•

Alopecurus pratensis

•

Erica arborea

•

Euphorbia mysynites and varieties

•

Phleum pratense

•

Hamamelis

•

Catananche caerulea

•

Antennaria dioica ‘Alex Duguid’

•

Nerine Bowendii

•

Jasione laevis ‘Blaulicht’

•

Erigeron karvinskianus

•

Juncus effusus

•

Achillea millefolium

Trees

•

Ophioglossum vulgatum

•

Pinus nigra

•

Pteridium aquilinum

•

Cornus mas ‘aurea’

•

Vicia lutea

•

Rhus typhina

•

Quercus ilex

DESIGN CODE | OCTOBER 2024

117

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.93

Heath Inspired Meadow The Heath Inspired Meadow typology should include some of the species outlined below.

To ensure the rocky heath meadow character is maintained.

Perennials and grasses •

Cimicifuga simplex ‘Brunette’

•

Astible japonica ‘Etna’

•

Digitalis grandiflora

•

Tellima grandiflora

•

Astrantia major

•

Heuchera vilosa ‘Caramel’

•

Asperula taurina

•

Heuchera vilosa ‘Caramel’

•

Asperula taurina

•

Hakonechloa macra

•

Molinia caerulea ‘Heidebraut’

118

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S.94

Wildflower Meadow Overview Within the wildflower meadow character area there are three distinct zones. Each meadow typology responds to varying microclimate, soil type and water exposure within the character area. The wildflower meadow is composed of the following planting typologies: Flowery Glade: A grass dominant meadow with flowering interest. The central lawn space will be cut back strategically for recreational use.

Quercus rubra ‘aurea’

•

Amelanchier lamarkii

•

Cornus mas ‘aurea’

•

Hammamelis

Wildflower Meadow Glade: A palette of classic wildflowers, interspersed with superbloom species for high seasonal impact and naturalistic looking perennials.

Meadow Edge: Mixture of durable grasses, perennials and bushes, selected for shade tolerance and year round presence.

Diagrammatic section of planting typologies Key Meadow edge.

Shade tolerant planting.

WIldflower meadow glade. Planting tolerant of full sun.

Trees •

119

Flowery glade.

Wind tolerant planting.

Shrubs •

Kerria japonica

•

Cornus sanguinea

•

Eunymus europaus

Water meadow impression

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.95

120

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.96

Wildflower Meadow Glade

Flowery Glade

The Wildflower Meadow Glade typology should include some of the species outlined below.

The Flowery Glade typology should include some of the species outlined below.

To ensure the wildflower meadow character is maintained.

To ensure the wildflower meadow character is maintained.

Grasses, perennial and wildflower mix

Strong grasses and wildflower mix

•

Cynosurus cristatus

•

Grostis capillaris

•

Eschscholzia californica

•

Cynosurus cristatus

•

Festuca rubra

•

Festuca rubra

•

Lupinus spp.

•

Agastache ‘Blackader’

•

Phleum bertolonii

•

Helianthus spp.

•

Echinacea purpurea

•

Poa pratensis

•

Achillea millefolium

•

Cosmos

•

Lolium perenne

•

Centaurea nigra

•

Salvia guaranatica ‘Amistad’

•

Leucanthemum vulgare

•

Filipendula vulgaris

•

Ranunculus acris

•

Galium album

•

Trifolium repens

•

Leucanthemum vulgare

•

Tanacetum vulgare

•

Origanum vulgare

•

Coreopsis lanceolata

•

Plantago lanceolata

•

Sedum Kamtschaticum

•

Primula veris

•

Rudbeckia ‘Goldsturm

•

Rhinanthus minor

•

Buphthalmum salicifolium

•

Rumex acetosella

•

Galium verum

•

Silene vulgaris

•

Riza media

Trees

•

Cynosurus cristatus

•

Castanea sativa

•

Festuca ovina

•

Koelreuteria paniculata

•

Festuca rubra

•

Acer sacharum

•

Koeleria macrantha

•

Nepeta grandiflora

Shrubs

•

Knautia macedonia

•

DESIGN CODE | OCTOBER 2024

Trees •

Castanea sativa

•

Cercis siliquastrum

•

Acer sacharum

121

Crataegus monogyna

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.97

Meadow Edge The Meadow Edge typology should include some of the species outlined below.

To ensure the wildflower meadow character is maintained.

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S.98

123

Pioneer meadow The Southern Squares should be designed to recreate open mosaic habitats, using a species mix that will thrive in low nutrient soils and drought conditions.

To ensure a highly active urban environment can sustain ecological value.

Shady grasses and wildflower mix Grass mix

•

Agrostis capillaris

•

Cynosurus cristatus

• Carex eburnea

•

Festuca rubra

• Melica uniflora f. albiflora

•

Phleum bertolonii

•

Poa pratensis

•

Lolium perenne

•

Achillea millefolium

•

Digitalis

•

Perovskia atriplicifolia

•

Anemone × hybrida ‘Honorine Jobert’

•

Hakonechloa macra

• Sesleria autumnalis Euphorbia mix •

Euphorbia corallioides

•

Euphorbia cyparissias

•

Euphorbia polychroma purpurea

Trees •

Betula utilis ‘jacquemontii’

•

Carpinus japonica

•

Pinus nigra

•

Populus tremula

Urban wild plants •

Acaena buchananii

Trees

•

Cymballaria pallida or Linaria pallida

•

Malus sylvestris

•

Sedum spurium ‘Fuldaglut’

•

Betula utilis ‘jacquemontii’

•

Solidago virgaurea

•

Crataegus monogyna

•

Matricaria dioscoidea

•

Cercis siliquastrum

•

Amaranthus deflexus

•

Koelreuteria paniculata

•

Erodium cicutarium

•

Draba verna

Shrubs •

Viburnum

•

Crataegus monogyna

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.99

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125

S.100 Ecological Connectivity

Greenway The Greenway along Molesworth Street and Rennell Street should be tree lined and include low level planting adjacent to the carriageways.

Wildflower meadow will be suitable here due to its low maintenance requirements, high biodiversity value and can be integrated as sustainable urban drainage next to a busy carriageway.

All planting areas should be designed to create ecological connectivity across the site.

To connect areas of vegetation and encourage movement of species through the site.

To ensure a highly active urban environment can sustain ecological value.

The Greenway planting design should include some of the species outlined below: •

Achillea millefolium

•

Aquilega vulgaris

•

Aster amelus

•

Centaurea nigra

•

Delphinium grandiflorum

•

Digitalis purpurea

•

Eryngium vulgare

•

Knautia arvensis

•

Linaria vulgaris

•

Myosotis sylvatica

•

Origanum vulgare

•

Primula veris

•

Prunella vulgaris

•

Ranunculus acris

•

Salvia nemorosa

•

Scabiosa columbaria

•

Veronica spicata

•

Valeriana officinalis

DESIGN CODE | OCTOBER 2024

Early concept sketch for Molesworth Street

STUDIO EGRET WEST

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LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

127

Trees S.102

Overview Trees play an important role in supporting the planting strategies defined within each character zone. The following codes set the minimum requirements for proposed trees throughout the masterplan, whether installed at grade or over structures.

Tree planting must have sufficient soil volume to thrive. Tree pits could be connected to maximise soil volume. The following diagrams provide guidance on minimum requirements for soil volume in relation to tree size.

↘ Refer to the planting strategy codes for guidance

To promote tree health and longevity.

on species selection.

S.101

Soil volumes

Tree Types The following tree types must be met as a minimum throughout the masterplan.

To ensure proposed trees are consistent in form, physical attributes and visual properties as each RMA stage is developed.

Small/ multi-stem tree

S.103

Standard tree

Large specimen tree

Tree planting on structures Large trees must be planted in a minimum soil depth of 1000mm. This applies for both planting on ground and on structure.

To enable trees to thrive and ensure their long term success.

Small/ multi-stem tree • Minimum 3m height • Canopy form and health of tree to be of high quality • Position tree to frame views

DESIGN CODE | OCTOBER 2024

Standard tree • Minimum 5m height • 2m clear stem for visual permeability • Canopy form and health of tree to be of high quality

Large specimen tree • Minimum 7m height • 2m clear stem for visual permeability • Canopy form and health of tree to be of high quality

1000mm

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.104

128

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.105

Mounded soil

129

Planting on structures Planting must have sufficient soil volume to thrive. The following diagrams (on the following page) provide guidance on minimum requirements for soil volume in relation to planting type.

Where a minimum soil depth of 1000mm is not achievable for large tree planting, soil must be mounded or retained to reach a depth of 1000mm. Soil depths can be achieved by mounding from the finished paving level, or by raised edges/ seating.

Ensure mounding does not impact height of parapet or edge protection.

To ensure all of the planting has an adequate soil depth.

To enable trees to thrive and ensure their long term success.

150mm Soil depth can be achieved by mounding from the finished paving level

DESIGN CODE | OCTOBER 2024

Soil depth can be achieved by mounding up to raised edge or seating

Ensure mounding does not impact height of parapet or edge protection

Sedum & green roof

300mm

350mm

Grasses & perennials

Small shrubs

600mm

Large shrubs & small trees

1000mm

Large trees

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.106

130

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

131

Planting on a slope Planting on a bank or slope must comply with the following principles.

To enable planting adjacent to buildings or structures.

Planting on bank or slope less than or equal to 1:3 gradient • Soil stabilisation not required • Permitted adjacent to building or structure

DESIGN CODE | OCTOBER 2024

Planting on bank or slope steeper than 1:3 gradient • Soil stabilisation required • Permitted adjacent to building or structure

Planting on bank or slope steeper than 70% from the horizontal plane • Not permitted adjacent to building or structure (subject to fire classifications in relation to Building Regulations)

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

132

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

133

Materiality S.107

Material strategy

S.108

Durable and Inclusive design

The material strategy for the Public Realm must be designed with coherence and quality in mind, in response to the Character zones identified.

Design of the hard landscape must be accessible and comfortable for all users, while ensuring materials will last and age well over time.

To ensure materials will facilitate a diverse offering and hierarchy of spaces within the Public Realm that will age well over time.

To ensure the Public Realm is designed to offer equitable, inclusive and welcoming spaces.

S.109 Local character Design of the hard landscape should tie in with the surrounding streets and public realm.

To ensure the Public Realm ties into the local character.

S.110

Re-use Design of the hard landscape should integrate re-use of construction material. The Public Realm should look for opportunities to embed site won material.

Key Northern Square The Street

To ensure the development contributes to circular economy aspirations.

Eastern Terrace Podium Park Southern Square Greenway Courtyards

Materiality strategy, all levels

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

134

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

135

Street Furniture, Lighting & Signage S.111

Coherent design

S.114

The lighting strategy must be designed to help create a safe, welcoming and inclusive environment through good natural surveillance, clear sight lines, appropriate lighting and logical and well-used routes.

Furniture, lighting and signage within the Public Realm must be designed to ensure there is a consistent approach across the masterplan and within the Character zones.

To ensure there is a connected experience to the Public Realm, while maintaining uniqueness and identity within each Character zone.

S.112

Seating strategy

Safe and inclusive environment

To create a safe and welcoming Public Realm.

S.115

Ecological consideration Where external lighting is provided, it should minimise impacts on biodiversity by reducing spill of light into ecologically sensitive areas.

The design and positioning of seating should consider adequate resting points and intervals no greater than 50m throughout the Public Realm.

To minimise impacts on biodiversity.

To create a functional and inclusive Public Realm.

S.113

Seating for a range of users Seating areas should provide a variety of opportunities for wheelchair users, prams or pushchairs to be positioned adjacent to seating.

To create a functional and inclusive Public Realm.

DESIGN CODE | OCTOBER 2024

S.116

Town Centre Use The lighting strategy must support the sites town centre uses.

To encourage the town centre to be used for a variety of uses throughout the day and night.

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.117

Legible wayfinding Signage must be designed to be simple, consistent and inclusive. This should be achieved using a coherent design language throughout the masterplan.

136

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

137

S.120 Sight Lines The public realm should be laid out to ensure clear sight-lines along main desire lines.

To encourage natural wayfinding through the layout of the public realm design.

To create a cohesive, navigable Public Realm.

S.118

Integrated signage Signage should be incorporated into landscape features such as paving, lighting, seating and columns.

To reduce clutter in the Public Realm.

S.119

Informative signage Signage should integrate information boards to explain habitat protection within the Public Realm.

To enable appreciation and understanding of nature.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

138

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

139

Play S.121

Play allocation

S.122

Integrated play The Public Realm must integrate opportunities for play and recreation throughout the masterplan.

The Public Realm & residential podiums must provide a range of dedicated and non-prescriptive play spaces. The diagram below illustrates the zones in which play is allocated.

To ensure the Public Realm provides a diverse offering of play and amenity throughout the masterplan, outside of dedicated play areas.

To ensure play spaces are strategically located to align with the landscape and place-making principles for the masterplan.

S.123

Destination play The Public Realm must provide one focused destination play space with equipped play.

To create a diverse network of play spaces throughout the masterplan.

S.124

Nature play Designated play spaces must provide opportunities for interaction and engagement with nature. This could include soft landscape within play areas.

Key Destination Equipped Play Open Lawn Play Social Space for Teenagers & Young Adults Doorstep Play on Residential Podiums

To ensure play spaces provide multiple benefits to support the overall landscape strategy.

Play, all levels

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

S.125

140

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

141

Inclusive play Play spaces must be designed for a wide range of age groups, physical and neurological abilities. This includes consideration of play and seating for parents and carers.

To ensure play is accessible, inclusive and comfortable for all.

S.126 Playful level changes Play opportunities within level changes should be explored.

To maximise the positive benefits of the level changes created across the site.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

142

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

Public Art S.127 Process-led

Communal Amenity S.130

Public art should provide engagement opportunities with the local community. This could include community engagement sessions or working with local artists.

Place-led

Location Residential terraces must be accessible and usable for residents.

To provide communal amenity for residents throughout the development.

To ensure public art is distinct and relevant to the local community.

S.128

S.131

Play for younger ages

Public art should be used in the Public Realm strategy to enhance the sense of place.

Residential terraces should include doorstep play.

To ensure the art strategy reflects the public ream principles and local context.

To ensure parents and carers of younger ages have access to play space adjacent to homes.

S.129 Celebrating Local Character Elements of public art should celebrate local character, such as the history of murals at Lewisham Shopping Centre.

To ensure art works celebrate Lewisham and reflect the local community.

DESIGN CODE | OCTOBER 2024

143

S.132

Planting on terraces Residential terraces must include areas of soft landscape.

To ensure planting and biodiversity value is maximised within plots.

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

144

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Landscape

145

Ecology & Habitat S.133

Nesting Boxes An artificial nest box for peregrine falcons must be installed on a suitable location at the end of the construction period as a replacement for the nesting site lost during the works on Lewisham House. This box should continue to be monitored by a suitably qualified ecologist to confirm that it is in use.

To safeguard mitigation for existing habitats on the site.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

146

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

147

BUILT FORM Overview This section sets out the site-wide built form codes for the masterplan. It covers buildings across the masterplan under the following topics: • Layout and massing • Building Frontages • Building Façades • Special Features • Approach to Heights • Taller Buildings • Entrances • Balconies • Materiality • Microclimate • Servicing and Maintenance

DESIGN CODE | OCTOBER 2024

These codes are in the site-wide section as they apply to multiple plots. They should be read in conjunction with the Plot Codes to understand the full suite of Built Form codes that apply to each plot.

As plots come forward and are constructed, subsequent plots must respond to the built form resolution of the completed plots, particularly where these plots are adjacent.

The illustrative diagrams and text on this page set out the overall built form approach for the masterplan. This provides the starting point from which our Codes in this section have developed.

RETAIN

REBUILD

The starting point for buildings, particularly on the High Street, is for ‘Retention First’. This has resulted in more High Street properties being retained through the evolution of the scheme, and removed from the site altogether.

Where necessary, new in-filled plots repair the High Street edge. Plots along the frontage use building breaks, height variations and elevation treatment to mirror the scale of the existing High Street.

REACTIVATE

RESPECT

New infills and retained buildings form a continuous frontage of active town centre along the High Street. Prominent corners at new entry points are also delineated by new plots.

Building plots step up and away from the High Street, positioning taller buildings on the west of the masterplan site. New infills along the High Street respect the height of existing buildings to safeguard the setting of heritage assets.

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

148

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

149

Layout and Massing General Summary

The following spreads set out the key design moves on the site that have informed the layout and massing of the masterplan. This illustrative information has been taken from the DAS, but is intended to provide important context to the Codes.

Lewisham Gateway

N1

Cornmill Gardens

N3 N2

C4

M1

Market

C5

C1

C3

M1

C2 S2

S3

S1

S4

MV

Sculpture Park

Library

Healing the High Street

Public Permeability

House in the Meadow

Respecting the existing street line with sensitive infills that celebrate the diversity of High Street buildings

New routes are created through the site, both at ground level and multilevel, with public spaces at their intersections

Community building (Plot M1) anchors the centre of the multi-layered landscape

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

150

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

151

N3 N1 N3

N3 N2

C5

C4

C5

M1

C1

C3

C4

C4

C3

C2 S2

S2

S3

S1

S4

S1

S4

S4

MV

Unique Plot Roles

Skyline Gaps

Molesworth Markers

Each plot responds to specific contextual requirements and therefore demands an individual urban design response

Creating larger distances between taller buildings along Molesworth Street to address the wider townscape

Anchoring the site in its wider context

↘ Refer to Plot Codes section DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

152

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

153

High Street S.134

S.136 High Street grain

High Street Alignment

Building lines addressing Lewisham High Street should conform to the urban grain of the existing building lines, excluding Plot SC.

The main eastern facing façades of plots must align in plan along the High Street to adjacent buildings, excluding Plot SC.

To provide a strong streetscape frontage along Lewisham High Street.

To reinforce the historic High Street frontage.

S.135

S.137

High Street Scale

To reflect the approach of existing High Street buildings and form a clear building line.

To retain the existing High Street scale.

Plan showing relevant Plots, or elements of Plots

S3

C2

Aerial image, existing site condition

The High Street facing component of Plots should be expressed as landing on the ground at the buildings base.

Plots, or the relevant parts of plots, must respect the scale and height of adjacent buildings on the existing High Street.

MV

Landing on the Ground

Landing on the Ground

C1

High Street Elevation showing relevant Plots, or elements of Plots

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

154

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

155

Central Plots S.138

Layout

S.140

Central plots should be expressed as northsouth orientated buildings.

Landing on the Podium Building plots must be expressed as landing on the podium, with the base of the buildings taking on the expression of the podium. This could be achieved by treating the adjacent landscape as the ground level, whether the podium is at Level 01 or 02.

To create a cluster of buildings that are suited to the rectangular nature of the site.

To create a continuous horizontal datum and to emphasise the ground plane.

S.139

S.141

Massing

Relationship to Podium

High Street Elevation showing plots landing on the podium

Where plots sit on a podium that is larger than the footprint of the building above, these plots should be expressed as shown in the sectional diagram opposite.

Building plots must step up in height from east to west.

To respect the scale of the High Street.

To ensure coherence between adjoining plots in the masterplan.

THE STREET HIGH STREET

Plan showing relevant Plots, or elements of Plots

S3

C2

C1

High Street Elevation showing relevant Plots, or elements of Plots

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

156

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

157

Molesworth Street S.142

S.144

Layout Building plots must be adequately spaced apart, and should exceed the minimum critical distances shown on the parameter plans.

Landing on the Ground Building plots must be expressed as landing on the ground on Molesworth Street, taking precedent over any continuous podiums in terms of form and prominence (including plot SC).

To ensure the masterplan creates ‘sky gaps’ between buildings from wider townscape views.

To avoid a continuous wall of development along Molesworth Street.

↘ Refer to Plot Code N3 for it’s landing on Rennell Street

S.143

S.145 Relationship to Podium

Massing

Landing on the Ground

Where plots sit on a podium that is larger than the footprint of the building above, these plots should be expressed as shown in the sectional diagram opposite.

These plots must contain the tallest buildings on the site when the masterplan is completed.

To enhance the character of buildings on Molesworth Street

To ensure coherence between adjoining plots in the masterplan.

THE PARK MOLESWORTH STREET

Plan showing relevant Plots, or elements of Plots [Code]

N3

C5

C4

C3

S2

S1

S4

Molesworth Street Elevation showing relevant Plots, or elements of Plots

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

158

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

159

General S.149 Plot SC

S.146 Meaningful steps in massing

Plot SC typically forms the lower two levels of all plots that are part of the central podium.

Massing steps should be consolidated, avoiding steps of less than 2 storeys. Single storey massing steps could be acceptable on the top floor, provided there is a legible approach to the design.

Information to understand plot inter-relationships.

To ensure clarity and hierarchy of massing.

MOLESWORTH STREET

S.147

Roofscapes

Steps in massing

Roofs should be generally flat. Roof articulation could be explored for Plot M1.

To improve the impact on the skyline.

S.148

CGI illustration of C2 roof

Plot M1 Plot M1 must be located in the centre of the site, and respond in its siting to the multilevel landscape.

To anchor the heart of the site.

Plot M1

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

160

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

161

CGI illustration of The Eastern Terrace and Podium Park plots

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

162

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

163

Building Frontages General summary

S.150

Because of the unique nature and constraints of each masterplan plot, there is a limited scope for flexibility in terms of frontage types. As a result, the frontage types shown on the spread opposite demonstrate a close relationship with the illustrative scheme.

Active use refers to spaces that must engage with the adjacent public realm, including retail stores, cafés, residential lobbies and other services that encourage pedestrian activity and interaction.

To create a visually interesting and dynamic street environment, whilst providing natural surveillance and views of the public realm.

The proposal looks to maintain as much active frontage at public facing levels as possible.

This could result in shifting back of house uses, including plant, to mezzanine or upper levels to ensure the frontages are as active as possible.

The frontages illustrated and coded in this section refer to those facing onto adjacent public realm at the level stated.

Active Use Definition

S.151

Active Use and Frontages

CGI illustration of active frontages along The Street

Active uses can fall into the category of Primary and Secondary frontages and therefore follow the appropriate coding.

Information for the use of the Frontages Codes.

S.152

Location of primary and secondary frontages

Frontage Definitions Building frontages must respond to the hierarchy shown in the code diagrams on the following spreads.

To create a clear hierarchy of frontage types and to maximise active frontage to public realm.

EASTERN TERRACE

LEWISHAM HIGH STREET

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

164

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

N1

165

N1

N3

N3

N2

N2

C1

SC

SC

S3

S1

S3

S1

S4

S4

MV

MV

Key Primary frontage Secondary frontage Tertiary frontage Internal frontage

Ground Level Frontages [Code]

DESIGN CODE | OCTOBER 2024

Level 01 Frontages [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

166

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

N1

167

N1

N3

N3

N2

N2 C5

C1

C4

M1

C1

C3 SC C2 S2

S3

S1

S3

S1

S4

S4

MV

MV

Key Primary frontage

Key Primary frontage Secondary frontage Tertiary frontage

Level 01 Mezzanine Frontages [Code]

DESIGN CODE | OCTOBER 2024

Secondary frontage Private Residential frontage

Level 02 Frontages [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.153

168

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.155

Primary frontages

Secondary frontages

Primary frontages refer to the main façades of a building that face and engage with the key public spaces.

Secondary frontages may still have some movement and visual appeal, they feature quieter, less visually engaging façades to those of Primary frontages.

Primary frontages must have predominantly active uses, with at least 60% active and must not include more than 5 consecutive metres of inactive frontage.

Secondary frontages could have active uses or other uses, including Primary and Secondary residential entrances.

Secondary frontages should predominantly constitute of the following:

Primary frontages should predominantly constitute of the following: a. Primary communal residential entrances, communal residential amenity space, private residential entrances and communal cycle stores when designed with views into the space and entrances onto the street.

169

Primary frontage on Level 01 Street and Eastern Terrace

a. Secondary residential entrances and private residential entrances.

Secondary frontage along Molesworth street, Level 00

b. Secondary non-residential ‘shop fronts’ and secondary entrances. c. A combination of the above.

b. Primary non-residential ‘shop fronts’, other commercial windows and community spaces and primary entrances.

To support a hierarchy of routes and spaces and concentrate animation on key routes and spaces.

c. A combination of the above.

To animate the public realm, and provide a dynamic visual connection with the activity inside the building.

S.154 Primary frontage expression

Elephant Park, Maccreanor Lavington

S.156 Secondary frontage expression Secondary frontages should have an articulated design and minimise blank façade. Secondary frontages could incorporate elements of servicing such as residential bike stores, and where services such as refuse and plant are located on secondary frontages, these must be integrated into the building design.

Primary frontages should express a richness in detail. This could be achieved with expression, detailing or materiality.

To support the hierarchy of key routes and spaces and contribute to the public realm.

To support the hierarchy of key routes and spaces and contribute to the public realm.

CGI illustration of Plot N1 from Rennell Street

DESIGN CODE | OCTOBER 2024

CGI illustration of Plot N3 from the Station

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.157

170

Building frontage permeability

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.162

Building frontages should maximise transparency through larger openings in fenestration.

To ensure the shopping centre is preserved for town centre uses.

CGI illustration of Plot N3 from Rennell Street

Private Residential frontage

S.160 Tertiary frontages

To support a hierarchy of routes and spaces and concentrate animation on key routes and spaces.

To respect the privacy of the residents and reduce overlooking.

Private residential frontage onto the Level 02 Podium Park

The frontage expression should align with it’s adjacent primary or secondary frontages, but incorporate a terrace or defensible zone that is at least 1.5m wide in front of habitable rooms.

S.161

Tertiary frontage on Molesworth Street, Level 00

Service area extent Service areas must be minimised on building frontages addressing key routes and spaces.

On all other frontages, they should be minimised to avoid large extents of inactive and blank frontages.

To respect the privacy of the residents and reduce overlooking.

To create a permeable relationship between the public realm and active internal uses.

Gascoigne Estate Barking, White Arkitekter

DESIGN CODE | OCTOBER 2024

Internal retail frontage in Plot SC

Tertiary frontages should be located on quieter ‘tertiary routes’, and incorporate elements of servicing and inactive frontage. Their expression should follow the guidance on blank walls and inactive frontage.

Dwellings and private residential amenity that have a direct and level interface with the public realm must incorporate adequate privacy through the consideration of internal layouts and provision of defensible space and appropriate screening, recesses or winter gardens.

S.159 Private Residential frontage expression

Internal Retail Frontages The internal concourse of Plot SC must be publically accessible active frontages, and must be predominantly for town centre uses.

To create a permeable relationship between the public realm and active internal uses.

S.158

171

Caxton Works, Studio Egret West

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

172

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

173

S.163 Blank walls and Inactive frontage expression Blank walls and continuous inactive frontage facing onto public realm should be minimised.

Where blank walls do occur, consideration must be given to their appearance and treatment, such as the incorporation of public art.

To reduce the extent of inactive frontages to discourage anti-social behaviour and improve safety.

Mezzanine

To create a continuous primary frontage.

Primary frontage

Where mezzanines are provided within primary frontages, they should be set back from the building line by a minimum of three metres.

Paint The Town, Barrow

Primary frontage

S.164 Mezzanines set back within primary frontages

Mezzanine

S.165 Expression of mezzanines within primary frontages Where mezzanines are provided within primary frontages, primary frontages should be expressed as a single height frontage.

To support a continuous horizontal datum and a hierarchy of primary frontages.

EASTERN TERRACE

ine

zan Mez

LEWISHAM HIGH STREET

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

174

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

175

Entrances General Summary The strategy for entrances has been developed closely with the central multi-level podium. This has resulted in multiple residential entrances to residential plots that connect to the podium.

All plots have a residential entrance at ground level. Plots that are linked to the podium have at least one additional entrance that can be accessed from the Podium Park or The Street.

This is important to give residents direct access to external public spaces.

N1 N3

Primary public entrances provide access to key internal public accessible uses, such as the shopping centre.

N2 C5

This section should be read closely with Frontages as the location of entrances are closely linked to Frontage types.

C4

M1

C1

C3

C2 S2

S3

S1

S4

MV

Key Primary residential Secondary residential Public Servicing

Site-wide entrances [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.166

176

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.167

Primary Residential Entrances

Secondary Residential Entrances

These entrances must:

These entrances must:

• Be clear identifiable through design, without having to rely on signage

• Integrate clearly within the façade alongside adjacent uses

• Have an expression of two storeys or greater on Taller Buildings

S4

• Provide clear legibility and visibility through to the internal space for wayfinding and natural surveillance

• Be expressed through its design as subservient to the primary entrance • Be located on primary or secondary frontages

C3

• Provide integrated recessed areas in front to provide shelter Primary Residential Entrance to Plot S3 at Ground Level

• Be clear identifiable through design, without having to rely on signage

• Be located on primary frontages

• Be distinguishable from non-residential entrances. This could be achieved through change in materiality.

• Provide integrated recessed areas in front to provide shelter

To ensure secondary entrances are clearly legible, safe and easy to identify for residents

They should also:

C4

They should also:

• Located to allow for a direct residential journey internally • Be distinguishable from non-residential entrances. This could be achieved through change in materiality.

177

Secondary Residential Entrances at Level 02

To ensure primary entrances are clearly legible, prominent for their role

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.168

178

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.170

Primary Public Entrances These entrances must: • Provide clear legibility and visibility through to the internal space for wayfinding and natural surveillance • Located to allow for a direct visitor journey internally

179

Expressed entrances Entrances must be clearly expressed and easily identifiable. This could be achieved through changes in tone or materiality or distinct architectural details.

MV

To create legibility in building façades and improve wayfinding.

• Be distinguishable from residential entrances. This could be achieved through change in materiality.

• Provide integrated recessed areas in front to provide shelter They should also:

Primary Public Entrance to Plot MV at Ground Level

S.171

• Be located on primary frontages

Activate the public realm

CGI illustration of the north shopping centre entrance

Building entrances should activate the public realm, particularly in locations where residential is the predominant or only use.

• Incorporate the appropriate signage To provide clear access to key internal publically accessible spaces for a wide range of visitors to the site

To animate the public realm.

S.169 Service entrances

S.172

These entrances must:

CGI illustration of The Northern Square

Entrances on secondary frontage Where entrances do not address primary frontage they must be visible, well lit and secure.

• Be subservient to all other entrance types • Be integrated into the relevant frontage and façade type

To create comfortable and safe entrances.

They should also: • Be located on secondary or tertiary frontages To give priority to other entrance types and active frontages MOLESWORTH STREET

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

180

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

181

Building Façades General Summary As the building frontage types are quite specific, the façade types are generally aligned to these and should be read in conjunction with that section. However, there are additional controls that apply across multiple plots, which can be grouped as per the below: • High Street façades • Podium datum façades • Podium Park facing façades

N1

• Molesworth Street façades

N3

• Island plot façades • Shopping centre façades

N2

A brief description of each of these is highlighted on the following spread, as well as any additional controls required.

C5

C4

M1

C1

C3

C2 S2

S3

S1

S4

Key

MV High Street Podium datum Podium Park facing Molesworth Street Island plot Shopping centre

Façade types [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.173

182

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.175

High Street façades

Podium Park Facing façades Building façades addressing the Podium Park should express podium datum height of 1-2 storeys that differs from the levels above. This could be achieved through façade expression, treatment or tonality, such as larger openings.

High Street façades must: • Respond to existing High Street buildings, with reference to adjacent roof pitches & any horizontal and vertical datums • Celebrate prominence and variety of ‘shop front’ style and signage, through style and colour • Acknowledge the common thread of brickwork along the High Street

183

To create a unified façade response framing the Podium Park.

LEWISHAM HIGH STREET PODIUM PARK

• Consider the layout and design of the emerging High Street Market proposals S.176 Molesworth Street façades

• Reference (if applicable) a hierarchy of uses facing the High Street between ground and upper levels

Building façades addressing Molesworth Street should express a height of 2-3 storeys that differs from the levels above. This could be achieved through façade expression, treatment or tonality, such as larger openings.

To respect and enhance the character of the High Street.

To reinforce the prominence of buildings landing on Molesworth Street.

MOLESWORTH STREET

S.174

S.177

Podium datum façades Façades must reference the datum line of the meadow through Architectural expression, change in massing, materiality or detailing.

Façades must be set back or expressed in a secondary way to any adjacent façade types.

To create a hierarchy of façades at ground level and avoid continuous walls of development.

To create a unified façade response to the streets and spaces around the podium.

MOLESWORTH STREET

DESIGN CODE | OCTOBER 2024

Shopping centre façades

LEWISHAM HIGH STREET

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.180 Shopping centre façade expression

S.179

184

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.182

Buildings should present similar architectural approaches for each façade on the building.

To reflect the character of the stepped landscape above.

To ensure that architecture is cohesive.

Island plot façades

S.181

To recognise their siting as an island plot on the site.

Ordered fenestration pattern

Expression of use

CGI illustration of C5 from Cornmill Gardens

Building uses should be expressed and considered in the design. This could be achieved through details of variation such as transparency, size of apertures, colour, contrast, materiality or articulation.

Island plots must be designed in the round and present similar architectural approaches for each façade.

S.178

Similar architectural approaches

Façades should have a minimum reveal depth of 500mm.

CGI illustration of High Street shopping centre entrance

185

To reinforce legibility and amplify activity.

S.183

CGI illustration of masterplan from Rennell Street

Integrated parapets

Building façades should have an ordered fenestration pattern.

Parapets must be integrated with the design of the façade.

To create order in the composition of building façades.

To ensure that architecture is cohesive.

CGI illustration of C2

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

186

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

187

Approach to Heights General Summary The proposed heights strategy for the scheme has been developed on the four principles adjacent.

The tallest building C4 acts as the Podium Park Anchor from views to the east. The absolute height of buildings is controlled by the maximum AOD in metres, as defined by the Parameter Plans. This is supported by the sitewide height strategy, as outlined on the next spread.

Healing the High Street • Approach to retain as many buildings as possible on the High Street • Retained buildings within application boundary enhanced through improvements and treatment to façades • Any new interventions on the High Street to 4 storeys or less

Creating a High Street Backdrop

N1 N3

• Small collection of buildings set back from the High Street but in relative close proximity

N2

• Typically no more than 10 storeys

C5

A central mid-range spine

C4

M1

C1

• Linear collection of north-south orientated buildings through the centre of the site • Typically ranging from 10-15 storeys

C3

Taller buildings on Molesworth Street

C2 S2

• Taller buildings on the site along its western boundary, where immediate context is less sensitive than the eastern edge

S3

S1

• Variation is proposed in height from 15 up to 35 storeys • To avoid the perception of a ‘wall’ of tall development on Molesworth Street, a hierarchy of the height of these taller buildings is proposed between 15 and 35 storeys

S4

MV

Key High street High street backdrop Central spine Molesworth cluster

Site wide height strategy [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.184

188

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

189

S.186 Central Spine

High Street

Buildings in this zone should not exceed 15 storeys.

Buildings in this zone must not exceed four storeys and be in keeping with the heights of buildings on Lewisham High Street.

To provide a central spine with a consistency height datum through the centre of the site.

To retain and enhance the character of Lewisham High Street.

↘ Refer to Parameter Plans

↘ Refer to Parameter Plans

S.185

High Street Backdrop

High Street plot zone

Buildings in this zone should not exceed 10 storeys.

S.187

Central Spine plot zone

Molesworth Cluster Buildings in this zone must not exceed 35 storeys, and should typically be no higher than 25 storeys.

To reduce the scale of the proposals visible from the High Street.

To concentrate height away from Lewisham Hight Street.

↘ Refer to Parameter Plans

↘ Refer to Parameter Plans

High Street Backdrop plot zone

DESIGN CODE | OCTOBER 2024

Molesworth Cluster plot zone

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

190

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

C4

191

N3

C5

C3 S2

N1 S1

N2

C1

S4 M1 S3 C2

SC

MV

Site wide height strategy on the illustrative scheme

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

192

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

193

Taller Buildings General Summary

Base: Building Landings

In line with good design principles, taller buildings are acknowledged in three components.

In addition, to relate the tall buildings to both their immediate and longer distance contexts, datums are used to harness both the meadow landscape and relationships between buildings.

The proposed heights strategy for taller buildings has been developed on the four principles adjacent.

Buildings are expressed as grounding on Molesworth Street. This is particularly important where buildings meet the shopping centre which is typically set back from the plots on Molesworth Street.

Middle A distinction is made between the building’s base and its middle section, through change in materiality or expression. This is typically where the residential accommodation starts.

N3

Central Datums

C5

Datums between buildings are expressed to create strong relationship between the middle and tops of the buildings.

C4

Top The tallest elements of buildings are expressed with a lightness and/or set backs in massing of two or more storeys.

C3

S2

S1

S4

N3

C5

C4

C3

S2

S1

S4

Key Taller buildings

Illustrative elevation diagram - Molesworth Street

DESIGN CODE | OCTOBER 2024

Location of taller buildings [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

194

C3

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

C4

C5

195

N3

S2

S1

S4

Illustrative Taller Buildings Approach

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.188

Building Landings

196

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.193

The tops of taller buildings must:

• Express themselves as landing on Molesworth Street, even if colonnades are introduced at ground level

• be clearly articulated, well considered and integrate rooftop elements into a coherent overall form. It could be distinct from the middle of the building.

• consider their expression with a lightness, and/or set backs in massing, of two or more storeys.

To ensure buildings meet the ground in a manner proportionate to building height.

S.189

Tall building top design

The base of taller buildings must:

• Be proportionate in terms of height to the height of the overall building. For example, the base of Plot C4 could express a base of more storeys than Plot C5.

Middle The middle of taller buildings must be distinct from the buildings base.

To give prominence to the lower levels which have a town centre focus.

197

To improve the impact on the skyline.

S.191

Relationship to the public realm The design of tall buildings must contribute positively to its surroundings at Podium Park or street level. This could be achieved through integration with the landscape design or a high level of visual permeability.

To strengthen the public realm experience.

S.190

Central Datums Datums through the centre of the building should be introduced. If this is the case, they must align/take cues from adjacent taller buildings. This could be achieved through changes in material tone, texture or detailing.

To create a strong relationship between all taller buildings.

DESIGN CODE | OCTOBER 2024

S.192 Addressing 360 degrees

CGI illustration of C4 and The Podium Park

The design of taller buildings should treat all façades as a ‘front’ not a ‘back’ or ‘side’, with attention to its design from short and long range views.

To ensure buildings are designed with consideration to all vantage points.

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.194

198

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.196

Microclimate: Public Space

199

Height Hierarchy The height of tall buildings must create a dynamic and visually interesting skyline. This could be achieved with variation in height as indicated in the diagram below. Steps in height should be proportionate to the heights of the buildings, and typically no less than two storeys.

Taller buildings must consider their microclimate impact on public spaces at lower levels, and implement mitigation measures if required upon completion of the relevant tests.

To ensure taller buildings do not adversely impact on public spaces.

To create a dynamic and visually interesting skyline.

S.195

Microclimate: Residential Amenity Taller buildings must consider their microclimate impact on residential amenity spaces on the building, and implement mitigation measures if required upon completion of the relevant tests.

Height hierarchy strategy

To ensure taller buildings do not adversely impact on resident amenity.

CGI illustration of winter gardens on N3 facade

N3

C5

C4

C3

S2

S1

S4

Molesworth Street elevation showing plot height strategy

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

200

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

201

Balconies General Summary The masterplan has been design to give flexibility for future reserved matters applications for a range of means to provide private residential amenity as required by the relevant policy and guidance. This can typically be provided through the following strategies: • Projecting balconies • Semi inset balconies • Inset balconies • Inset balconies with winter gardens

However, justification should be provided if internalised amenity spaces are proposed and should only be considered on grounds of unacceptable microclimate or residential comfort conditions are present. This could include high air pollution or unacceptable acoustic levels.

Typically it is proposed that the character of balconies is in-keeping with the Architecture of each plot rather than contrast. This is to ensure the approach for each building is clear and not overly complex across the masterplan.

N1 N3

• Internalised amenity/over-sized apartments It is recognised that each of these approaches could be considered and explored, with a preference for types as shown opposite.

N2 C5

C4

M1

C1

C3

C2 S2

S3

S1

Projecting

Semi Inset

S4

MV

Key Projecting Semi inset Inset

Inset

DESIGN CODE | OCTOBER 2024

Winter Gardens

Winter gardens

Suggested Balcony types

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.197

202

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.200 Privacy to key public realm

Coherent design

Where exposed to high levels of activity on key public realm and along Lewisham High Street, balconies should be treated to provide sufficient privacy.

Balconies must respond to the architecture of the building in terms of tone, texture and composition.

To ensure that balconies are considered as part of a coherent approach to overall building design.

S.198 Responding to context and microclimate

203

To allow for sufficient privacy for residents.

Faircharm Creative Quarter, Karakusevic Carson Architects

Balconies should be designed to respond to the varied context and orientation of each façade.

S.201

CGI illustration of the masterplan from Lewisham High St.

Critical distances between balconies Where balconies directly face each other on adjacent plots, the face of each opposite balcony must be no less than 15m apart.

Balconies could consider a staggered approach in plan, or inset balconies, to avoid this.

To ensure balconies are comfortable.

To allow for sufficient privacy for residents and to maintain good levels of daylight in public realm.

S.199

CGI illustration of N3 balconies adjacent to Rennell Street

Considered approach

CGI illustration of the masterplan from the south

As a starting point, projecting balconies should not be the primary option, particularly where adverse microclimate issues are known.

Balconies must be designed as part of a building-wide approach. This could include a considered approach to projecting and inset balconies on different façades.

To with the objective of ensure balconies are generally integrated into the Architectural language of the plot.

To ensure a coherent design approach to buildings.

CGI illustration of C5

DESIGN CODE | OCTOBER 2024

S.202 Projecting balconies

Dockley Apartments, Studio Woodroffe Papa

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

204

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

205

S.203 Internalised Amenity Internalised amenity should only be considered on grounds of unacceptable microclimate or residential comfort conditions are present. This could include high air pollution or unacceptable acoustic levels.

To prioritise external amenity spaces for residents.

S.204 Balcony Diversity Building plots should consider alternative balcony types to adjacent approved/built plots.

To avoid a monoculture of balcony types across the masterplan.

S.205

Le Rheu, Petitdidierprioux Architects

Taller Buildings Approach Taller buildings must consider balcony types that compliment and/or vary according to the design approach to the base, middle, datums and top.

To ensure a coherent Architectural expression.

PODIUM PARK

CGI illustration of The Northern Square and surrounding plots

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

206

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

207

Special Features General Summary In addition to the site-wide codes, There are several plots and areas that warrant further codes as special features in the masterplan.

These take place in the form of marker buildings, and specific components (façades or corners) that have more prominence.

Key areas of prominence include the retained Woolworth’s façade in Plot C2.1, and the High Street corner of Plot MV. The codes on this spread signpost to each of the relevant Plots, where codes on these features are outlined.

The marker buildings on Molesworth Street have a similar role in the wider townscape, whereas Plot M1 acts as an important marker in within the site.

N1 N3

S.206

N2

Marker buildings C5

Marker buildings must be distinctive and recognisable. They should act as wayfinding features. This could be achieved through massing, façade expression or selection of materiality or tonality.

C4

To create recognisable markers through the masterplan.

C1

C3

C2

↘ Refer to Plot Codes / Plot N3, Plot Codes /

S2

Plot C4, Plot Codes / Plot M1, Plot Codes / Plot S4

S.207

M1

Shiroiya Hotel, Sou Fujimoto

S3

S1

Areas of prominence Areas of prominence must be given particular importance, animate their locality and contribute to wayfinding. This could be achieved by façade treatments or corner articulation.

S4

MV

To mark primary movement routes or key entrances to the site.

↘ Refer to Plot Codes / Plot C1, Plot Codes / Plot

Key

C2.2, Plot Codes / Plot S3, Plot Codes / Plot SC

Marker buildings Areas of prominence

CGI illustration of N3 prominent facade on Rennell Street

DESIGN CODE | OCTOBER 2024

Special features [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

208

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

209

Materiality General Summary As explained in earlier sections of the Design Code, much of the focus of the illustrative scheme has been around the relationship of new building to the existing buildings in Lewisham High Street. To this end, the materiality and character of interventions on the High Street is designed to celebrate its diversity, whilst maintaining and reference the common thread of brickwork.

Generally, the lower levels of plots have a strong character in terms of material and tone, aligning with the High Street character that focuses prominence on the ground floor spaces. This is extended to the shopping centre type which has its own strong character, but one that is distinct from the more traditional approach of the High Street.

Buildings above are generally muted brickwork tones, intended to create a family of similar coloured buildings as a backdrop to the lower levels and contrasting with the verdant multilevel landscape. There is an opportunity to differentiate between these ‘background’ types through the groupings of the Central Spine buildings and Molesworth Street Buildings.

Marker buildings introduce more colour responding to their prominence in the townscape, and vertical access points such as external lifts also provide an opportunity for boldness and the introduction of public art.

The plan opposite and the image on the next spread demonstrate this and its relationship to the plots.

N1 N3

N2 C5

C4

M1

C1

C3

C2 S2

S3

S1

S4

Key MV

Lewisham High Street Lower level Shopping centre Central Spine Molesworth street Marker Vertical access points

Ground floor Materiality - Lewisham High Street [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

210

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

211

Key Lewisham High Street Plinths & Podiums Shopping centre Central Spine Molesworth street Marker Vertical access points

N3

C4

C3

C5

N1

S2

S1

C2.2

N2 C1 M1

S4 S3

C2.1

SC MV

Illustrative site-wide materiality strategy

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.208

212

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

213

Lewisham High Street The primary material selection for these façades must be bolder in colour or texture than other Materiality types on the relevant plots.

This could be achieved through:

Royal Albert Wharf

Artillery Row

• Bright or glazed bricks • Bold building detailing • Contrasting colours

N1 N3

To celebrate the diversity of the High Street.

Beak Street

N2

Hit & Miss

SC

S3

S1

S4

MV

Key Lewisham High Street

Illustrative CGI view of High Street façade

DESIGN CODE | OCTOBER 2024

Upper Richmond Road, AHMM

Ground floor Materiality - Lewisham High Street [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.209

214

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

215

Plinths & Podiums The primary material selection for this materiality type must be bold in tone or texture, and contrasting in tone to the upper levels.

This could be achieved through:

Overcast House

WOODS

• Coloured concrete • Bright brickwork • Earthy tones

N1 N3

To focus the masterplan around the public lower levels.

Chimes

N2

Earthy Brickwork C5

C4

M1

C1

C3

C2 S2

S3

S1

S4

MV

Key Plinths & Podiums

Illustrative view of Plot C1 adjacent to Eastern Terrace

DESIGN CODE | OCTOBER 2024

Jane Street, David Chipperfield

Lower level Materiality - Plinths & Podiums [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.210

216

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

217

Shopping Centre The Shopping Centre type must be distinct and recognise its role as the most publicly accessible on the site.

This could be achieved through: Overcast House

Building C2

• Weathered metal cladding • Bright coloured concrete • Glazed brickwork • Earthy tones

N1 N3

To create a focal point at entrances.

Hackney Marshes

N2

Great Eastern Quays

C1

SC

Illustrative High Street Shopping Centre entrance

S3

S1

S4

MV

Key Shopping centre

Illustrative view, shopping centre entrance

DESIGN CODE | OCTOBER 2024

Lourcine Barracks, Chartier Dalix

Lower Levels Materiality - Shopping Centre [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.211

218

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

219

Central Spine The primary material selection for Central Spine buildings must be brick and must be similar across the external façades of each plot. They must generally be of a lighter tone and contrast to the lower levels of the building.

To transition between the High Street and tall buildings on the masterplan, and focus attention on the lower levels.

N1 N3

N2

Illustrative reference palette C5

C4

M1

C1

C3

C2 S2

S3

S1

S4

MV

Key Central Spine

Brambling House, Urban Projects Bureau

DESIGN CODE | OCTOBER 2024

Illustrative view, plot C2.2

Upper levels Materiality - Central Spine [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.212

220

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

221

Molesworth Street The infill buildings on Molesworth Street must form a close relationship to the Central Spine type of light brick, but could incorporate a subtly darker tone.

To respond to their location on Molesworth Street.

N1 N3

N2

Illustrative reference palette C5

C4

M1

C1

C3

C2 S2

S3

S1

S4

MV

Key Molesworth street

Illustrative view, Plot C5

DESIGN CODE | OCTOBER 2024

Belle Vue, Morris & Company

Upper levels Materiality - Molesworth Street [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.213

222

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

223

Marker Marker types must incorporate colour and building detailing appropriate for their townscape role including being visible in longer views of the site. This could be achieved through green and yellow tones which reflect the meadow landscape, and fluted details.

To recognise the marker buildings role in their wider townscape setting.

N1 N3

N2

Office building, Harry Gugger C5

C4

M1

C1

C3

C2 S2

S3

S1

S4

MV

Key Marker

Illustrative view, Plot N3

DESIGN CODE | OCTOBER 2024

Illustrative reference palette

Upper level Materiality - Marker [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.214

224

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

225

Vertical Access Points Vertical access points and Plot M1 must act as colourful interventions across the masterplan, with opportunities for public art/ collaborations. Lifts should be split into two components, with the upper section being more prominent.

This could be achieved through: • Painted public art on brickwork

N1

• Backlit glazing and signage for the upper component To act as important wayfinding and key markers to the Podium Park.

N3

Existing mural on the site

N2 C5

C4

M1

C1

C3

C2 S2

S3

S1

S4

MV

Key Vertical access points

Illustrative Southern Shopping Centre entrance sketch

DESIGN CODE | OCTOBER 2024

Le Louis-Hébert Housing, NatureHumaine

Materiality - Vertical Access Points [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.215

226

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

227

Robustness Building materials and treatment must be robust and have enduring qualities. Materials which will age naturally with a varied patina are preferred as the predominant material To create durable buildings.

S.216

Eastwick Sweetwater, Studio Egret West

Weathering and durability Materials that are prone to discolour, require frequent maintenance or weather poorly must not be used.

To retain the appearance and functionality of buildings.

Eastwick Sweetwater, Studio Egret West

CGI illustration of People’s Platform

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

228

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

229

Microclimate General Summary Designing for microclimate impacts can include:

Whilst future RMAs will continue to respond to microclimate considerations, this section identifies some key codes that should be considered at the outset.

S.217

Optimising non-mechanical approaches Façade design must optimise nonmechanical approaches to energy use reduction, including optimisation of shading and glazing ratios. Each elevation of buildings could differ in order to address environmental issues.

• Maximising daylight/sunlight to homes whilst balancing against overheating risks, including reducing the number of single aspect homes (particularly north facing) • Assess the location and type of external amenity spaces against wind, acoustic and other microclimate considerations

To promote sustainable approaches to microclimate.

• Consider glazing ratios relative to façades in relation to overheating and daylight The illustrative scheme has evolved in response to microclimate analysis. Some key components of this evolution are described opposite:

S.218

North facing single aspect homes Plot design must consider every measure to design out single aspect north facing homes.

Where they cannot be avoided, additional measures must be considered to enhance residential quality.

• Manipulating plot massing and orientation to maximise daylight/sunlight into key public spaces, notably the Podium Park • Reduce building heights along the High Street adjacent to existing homes

To promote sustainable approaches to microclimate.

• Integrating mitigation through landscape along Molesworth Street for noise, air pollution and wind

S.219

Considering adjacent residents Plot design must consider microclimate impacts on both existing and future neighbours.

To safeguard future plots and avoid adverse impacts on residential properties outside the application site.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

S.220

230

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

231

S.223 Glazing

External space

Large areas of exposed glazing should be minimised on south and west facing elevations, including floor-to-ceiling glazing.

Building layout and massing must be developed to optimise daylight levels on public realm and external residential amenity spaces.

To mitigate overheating risks.

To maximise the quality of external spaces.

S.221 Outdoor spaces and air quality

CGI illustration of The Podium Park plots

Outdoor spaces such as balconies, gardens and playgrounds should be located away from pollution sources.

Where this is not possible consideration must be given to mitigation measures such as planting, screen and good levels of air movement.

To reduce the impact of air pollution on outdoor spaces.

S.222

Plus X, Brighton, Studio Egret West

Mitigation measures Where measures such as solar shading or canopies are required, they must be integrated and considered with the overall detailing and expression of the building.

To ensure the mitigation measure contribute successfully to the design of the building.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

232

LEWISHAM SHOPPING CENTRE | SITE-WIDE | Built Form

233

Servicing and Maintenance S.224

S.227 Refuse storage

Integrated services

Communal refuse stores should be integrated within the building fabric. They should have appropriate access and not detract from the communal entrance.

The location and integration of services, drainage and ventilation grilles and louvres must be carefully considered. Grilles and louvres should be treated as part of the overall façade composition. Where practical, they should be avoided on the primary façade.

To balance adequate servicing and an ordered and considered building façade.

To refine the appearance of the building addressing the public realm.

S.225 Integrated plant

Carpenters Wharf, Studio Egret West

S.228

Rooftop plant and other services should read as an integral part of the design. This could be achieved through extending the façade or setting back plant so that it is not visible from the street.

To ensure architectural quality of buildings is retained and maintenance solutions are integrated within the design.

To limit impact on surrounding buildings and townscape.

CGI illustration of C2 integrated rooftop plant

2m

Rooftop plant and machinery should be set back from the outer face of the building by 2.00m.

Maintenance Consideration must be given to the long term maintenance of building façades, and this must be considered early in the design stages.

To create ordered and considered roofscapes.

S.226 Rooftop plant and machinery

Holbein Gardens, Barr Gazetas

2m

Rooftop plant and machinery zone Outer face of building

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE

234

LEWISHAM SHOPPING CENTRE

235

LANDSCAPE CHARACTER AREAS

DESIGN & ACCESS STATEMENT | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Landscape Character Areas

236

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Landscape Character Areas

237

LANDSCAPE CHARACTER AREAS Overview The Lewisham Shopping Centre landscape and public realm is composed of six character areas. The location of these is illustrated on the diagram opposite and summarised below.

All character areas deliver the overarching landscape concept of Lewisham Meadow.

Zone 1 - Northern Square ‘Water Meadow’ Urban arrival square combining generous circulation space, building spill out zones, seating areas and a central gathering space, with an intensity of meadow style planting.

Permanent water bodies and integrated SuDS features are important to the character of the square.

Zone 5 - The Southern Squares Hard working network of streets, anchored by two squares. ‘Rhyme Square’ at the southern entrance to Lewisham Shopping Centre and ‘New Model Market’ adjacent to the music venue building. The larger square to the south is designed to accommodate a variety of different events.

Zone 2 - The Street ‘Meadow Walk’ Active, elevated pedestrian street with a focus on places to eat and drink during the day and into the evening. Landscape design facilitates and encourages these uses whilst also ensuring clear and direct circulation routes.

Zone 6 - Molesworth Street Molesworth Street maximises new green and blue infrastructure, whilst retaining existing trees and respecting existing utilities and bus stands. Ground floor activity and residential entrances enliven the street.

Zone 3 - The Eastern Terrace ‘High Street Meadow’ Elevated square facing onto Lewisham High Street with a focus on providing space for young people. Active edges and seating structures amongst planting create a variety of social opportunities.

Zone 4 - The Park ‘Wildflower Meadow’ Large, elevated green space at the centre of the Lewisham Shopping Centre scheme.

Predominantly focused on providing access to nature, open green space to socialise, destination play space and a community pavilion.

Key Northern Square The Street Eastern Terrace The Park Southern Squares Molesworth Street

Landscape character areas diagram, all levels [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone1-NorthernSquare‘WaterMeadow’

238

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone1-NorthernSquare‘WaterMeadow’

239

ZONE 1 - NORTHERN SQUARE ‘WATER MEADOW’ Overview

L.01

Urban arrival square combining generous circulation space, building spill out zones, seating areas and a central gathering space, with an intensity of meadow style planting.

Permanent water bodies and integrated SuDS features are important to the character of the square.

Destination Public Realm The landscape design must reinforce the Northern Square as the primary public space for the development.

The square provides an important public space for Lewisham Town Centre and for the setting of the shopping centre and early phase building plots.

L.02

Pedestrian Priority The Northern Square must be vehicle-free, except for emergency vehicles, maintenance and controlled servicing.

To ensure the Public Realm is pedestrian priority.

L.03

Urban landscape The Northern Square should provide a balanced distribution of hard and soft landscape.

To ensure the Public Realm supports people, as well as green and blue infrastructure.

Illustrative view of northern square

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone1-NorthernSquare‘WaterMeadow’

L.04

Water-conscious public realm

240

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone1-NorthernSquare‘WaterMeadow’

L.06

The landscape design should focus on celebrating water cycles and processes through SuDS features and permanent water bodies.

Water Meadow Square Water Meadow Square comprised of usable space and planted areas must be the focal public space within the Northern Square.

To deliver the ‘water meadow’ concept for the Northern Square and ensure an integrated approach to blue infrastructure.

L.05

241

To ensure there is a clear central focal point to the northern square that supports town centre activity.

Northern Square Zones

L.07

The landscape design for the Northern Square should be split into the zones illustrated on the adjacent diagram.

Events area The square must provide an area of hardstanding for gathering and small scale local events.

To ensure a hierarchy of spaces with different intentions is delivered.

To ensure a dedicated area for small scale events is provide to support the activity of the town centre.

L.08

Rennell Street arrival The arrival from Rennell Street crossing must provide a legible gateway into the Northern Square.

To maximise legibility between this main crossing point and the Northern Square/ Lewisham Shopping Centre.

Key Water Meadow Square Rennell Street arrival High Street connection Cornmill Gardens connection

Northern Square Areas, Level 00 [Code]

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone1-NorthernSquare‘WaterMeadow’

L.09

Rennell Street arrival planting Trees and planting should be arranged to create a buffer between Rennell Street and the public spaces within Water Meadow Square.

To reduce the impact of noise, pollution and views on the Northern Square.

L.10

242

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone1-NorthernSquare‘WaterMeadow’

L.12

243

Northern Square design language The Northern Square should use an organic design language.

To reflect the original design intent, inspired by water meadow patterns.

High Street connection The High Street connection should be designed as a pedestrian-first environment, while also providing access for servicing vehicles.

To maximise the public realm experience in the Northern Square.

L.11

Cornmill Gardens connection A legible pedestrian route must be provided to link the Northern Square across Molesworth Street, to Cornmill Gardens.

To create clear connectivity between the Northern Square and Cornmill Gardens.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone2-TheStreet‘MeadowWalk’

244

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone2-TheStreet‘MeadowWalk’

245

ZONE 2 - THE STREET ‘MEADOW WALK’ Overview

L.13

Active, elevated pedestrian street with a focus on places to eat and drink during the day and into the evening. Landscape design facilitates and encourages these uses whilst also ensuring clear and direct circulation routes.

Street character The landscape design must work with The Street character as a linear section of public realm between active frontages at Level 01 podium.

To ensure the design fulfils the Public Realm offering for the masterplan.

L.14

The Street Zones The landscape design for The Street should be split into the zones illustrated on the adjacent diagram.

To ensure a hierarchy of spaces with different intentions is delivered.

Key Meadow Walk Stepping Landscape

Illustrative view of the street

DESIGN CODE | OCTOBER 2024

The Street Areas, Level 01 [Code]

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone2-TheStreet‘MeadowWalk’

L.15

Meadow Walk

246

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone2-TheStreet‘MeadowWalk’

L.18

Meadow Walk must accommodate town centre uses at Level 01 podium as part of the wider retail strategy. Planted areas, spill out zones and seating should be provided to facilitate The Street.

247

Stepping Landscape A planted, stepped connection between Water Meadow Square and Meadow Walk must be provided.

To ensure clear connectivity between two spaces for both pedestrians and nature.

To ensure the Public Realm strategy provides a diverse and unique experience on podium level.

L.16

Retail Spill Out Meadow Walk should be designed to accommodate spill out zones and seating within the public realm design.

To ensure spill out space is integrated and considered with the public realm.

L.17

L.19

Stepping Landscape Character The stepping landscape should have a rocky materiality and character.

To ensure an informality to the design that supports a rocky heath meadow planting typology.

Circulation Meadow Walk should maintain a clear and visible public circulation route.

To ensure Meadow Walk is used as a connection between the Eastern Terrace ‘High Street Meadow’ and the Northern Square ‘Water Meadow Square’.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone3-EasternTerrace‘HighStreetMeadow’

248

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone3-EasternTerrace‘HighStreetMeadow’

249

ZONE 3 - EASTERN TERRACE ‘HIGH STREET MEADOW’ Overview

L.20

Elevated public space facing onto Lewisham High Street with a focus on providing space for young people. Active edges and seating structures amongst planting create a variety of social opportunities.

Elevated public space The landscape design must reinforce the Eastern Terrace as a focal public space on Level 01 podium that connects with Lewisham High Street.

To ensure the Eastern Terrace plays an important in connecting the elevated public spaces to Lewisham High Streets.

L.21

The Eastern Terrace Zones The landscape design for The Eastern Terrace should be split into the zones illustrated on the adjacent diagram.

To ensure a hierarchy of spaces with different intentions is delivered.

Key High Street Meadow Terrace Spill-out Podium Terrace

Illustrative view of the Eastern Terrace

DESIGN CODE | OCTOBER 2024

The Eastern Terrace Areas, Level 01 [Code]

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone3-EasternTerrace‘HighStreetMeadow’

L.22

High Street Meadow Terrace

250

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone3-EasternTerrace‘HighStreetMeadow’

L.25

High Street Meadow Terrace should have a significant amount of planting.

High Street Meadow Terrace seating The terrace should have a variety of seating opportunities.

To provide different opportunities for socialising in various group sizes.

Spill-out A generous area of hardstanding should be provided adjacent to the primary retail unit to the north of the High Street Meadow terrace.

To ensure a green space is provided adjacent to Lewisham Market along the High Street.

L.23

251

To define a prominent area of external amenity at Level 01 podium adjacent to Lewisham Market along the High Street.

L.26

Podium Terrace The Podium Terrace must provide a usable, multi-level area of public realm. This should provide opportunities for seating, amenity value and planting.

To ensure significant level changes support the Public Realm strategy.

L.24

High Street Meadow Terrace character The terrace must consider young people within its design.

To ensure there is a space within the public realm that caters for the needs of young people who use the town centre.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

252

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

253

ZONE 4 - THE PARK, ‘WILDFLOWER MEADOW’ Overview

L.27

Large, elevated green space at the centre of the Lewisham Shopping Centre scheme.

Predominantly focused on providing access to nature, open green space to socialise, destination play space and a community pavilion.

Destination Park The landscape design must reinforce the The Park as the largest green, publicly accessible open space at the core of the development.

To ensure a significant new green space is delivered as part of the masterplan.

L.28

Green space The Park must be predominantly soft landscape.

To ensure a significant new green space is delivered as part of the masterplan.

L.29

Cohesive design The Park must provide a unified design language, ensuring the different spaces collectively form a coherent character through aligned design strategies and/ or detailing.

To ensure The Park functions cohesively from space to space.

Illustrative view of the The Park

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

L.30

Distinct areas The Park should be designed as distinct zones to accommodate various, specific activities and pedestrian experiences.

To ensure the Public Realm provides a diverse offering.

L.31

254

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

L.33

255

The Park Zones The landscape design for The Park should be split into the zones illustrated on the adjacent diagram.

To ensure a hierarchy of spaces with different intentions is delivered.

Pavilion The pavilion must be located within The Park. It should be easily accessible and provide activation and shelter.

To create a point of interest and gathering place within The Park.

Key The Open Meadow Destination play Pavilion Stepping landscape Woodland meadow Western interface Southern connection

L.32

Materiality

Podium Park - Areas [Code]

Materiality of routes should define the hierarchy of movement, using hard wearing and attractive surfaces, with a natural appearance.

To create a durable and legible green space.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

L.34

The Open Meadow

256

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

L.37

To ensure play spaces are appropriate to the character of the Open Meadow.

To ensure The Park supports informal recreational activities alongside nature.

The Open Meadow lawn

L.38

At least one area of short meadow or grass should be provided in The Open Meadow.

Biodiversity value Urban meadow planting should contribute to the biodiversity value of The Park.

To create a biodiverse habitat on The Park.

Destination play Destination play space must be provided on The Park as a key attraction for visitors.

To support spontaneous everyday use such as informal sports and picnicking.

L.36

Natural play and amenity Lewisham meadows should provide opportunities for natural play.

Lewisham meadows must be the focal green space on The Park. The space should comprise of usable and planted areas.

L.35

257

To create a focal play space as part of the site wide play strategy.

L.39

Site wide and local play The Park must contribute to the overall site wide play strategy through a diverse range of dedicated and informal play areas throughout.

To ensure play value is maximised within The Park.

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

L.40

L.41

L.42

Pavilion spill out

258

LEWISHAMSHOPPINGCENTRE|LANDSCAPE|Zone4-ThePark,‘WildflowerMeadow’

L.43

Woodland meadow

There should be a dedicated area of hardstanding to accommodate activity and spill out from the Pavilion.

The Woodland Meadow should provide an increased intensity of planting to the south of The Park.

To ensure activity within the Pavilion is not limited to being inside the building.

To create a biodiverse habitat on The Park.

Western interface

L.44

Stepping landscape

Planting and trees should help to create a connected multi-level landscape, establishing green links to the Public Realm along Molesworth Street.

The Stepping landscape should provide a usable, multi-level area of public realm that provides opportunities for seating, amenity value and planting.

To maximise green infrastructure connections throughout the masterplan and beyond.

To ensure the benefits of significant level changes are maximised.

Nature buffer

L.45

Southern connection

Planting and trees should help to create a nature buffer adjacent to Molesworth Street.

The Southern connection to The Park should be integrated with the Platform proposals.

To mitigate the impacts of Molesworth Street on the experience on The Park.

To ensure significant level changes support the Public Realm strategy.

DESIGN CODE | OCTOBER 2024

259

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Zone 5 - The Southern Squares

260

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Zone 5 - The Southern Squares

261

ZONE 5 - THE SOUTHERN SQUARES Overview Hard working network of streets, anchored by two squares. ‘Rhyme Square’ at the southern entrance to Lewisham Shopping Centre (Plot SC) and ‘New Model Market’ adjacent to Plot MV. The larger square to the south is designed to accommodate a variety of different events.

L.46

The Southern Squares Zones The landscape design for The Southern Squares should be split into the zones illustrated on the adjacent diagram.

To ensure a hierarchy of spaces with different intentions is delivered.

Key Platform Rhyme Square Southern Streetscape

Illustrative view of the southern quarter

DESIGN CODE | OCTOBER 2024

New Model Market

Southern Squares Area, Level 00 [Code]

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Zone 5 - The Southern Squares

L.47

Cohesive Public Realm

262

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Zone 5 - The Southern Squares

L.50

The Southern Squares must provide a unified design language - this should celebrate the characterful nature of Lewisham.

Platform

To maximise the public realm experience in the Southern Squares.

L.51

To ensure a dedicated area for informal events and markets is provided at ground level.

To celebrate a key access point in the public realm strategy for the Southern Squares.

Rhyme Square Rhyme Square must provide an area of hardstanding to allow for small scale events and gatherings.

To allow activity at the southern entrance to the shopping centre.

DESIGN CODE | OCTOBER 2024

New Model Market New Model Market must be the focal public space within the Southern Squares and accommodate flexible hard space.

The Platform should be designed as a prominent architectural feature, integrated with the design of the bridges that form part of the service deck strategy.

L.49

Southern Streetscape Streets throughout the Southern Squares must be designed as a pedestrian-first environment, while providing access for servicing and blue badge vehicles.

To ensure the Southern Squares has a vibrant, imperfect character.

L.48

263

L.52

Recycled Materials The Southern Squares should utilise recycled materials.

To create a more characterful, textured public realm that is appropriate to the proposed uses that will take place on the site.

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Zone 6 - Molesworth Street

264

LEWISHAM SHOPPING CENTRE | LANDSCAPE | Zone 6 - Molesworth Street

265

ZONE 6 - MOLESWORTH STREET

Overview

L.53

Molesworth Street maximises new green and blue infrastructure, whist retaining existing trees and respecting existing utilities and bus stands. Ground floor activity and residential entrances enliven the street.

Green infrastructure All opportunities for introducing new planting should be explored along Molesworth Street.

To maximise the public realm experience, improve biodiversity and mitigate the impact of the road.

L.54

Generous pedestrian paths Pedestrian routes should have a minimum 4m clearance.

To ensure direct circulation is maintained along Molesworth Street.

L.55

Trees Opportunities for additional tree planting should be included within the landscape design.

To ensure the public realm experience responds to the heights of buildings.

Illustrative view of Molesworth Street

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE

266

LEWISHAM SHOPPING CENTRE

267

PLOT CODES

DESIGN & ACCESS STATEMENT | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Overview

268

LEWISHAM SHOPPING CENTRE | PLOT CODES | Overview

269

OVERVIEW

As explained previously in the document, the proposal has developed as such that each plot is unique. As such, the Plot Codes chapter is important in identifying the Codes to support this.

Each Plot is summarised initially to give its role in urban design terms. This provides important context and gives an indication to the reasoning behind the Codes.

The plots maximum parameter massing is then compared to the Illustrative Scheme, and areas of flexibility are identified where appropriate.

Plot specific codes are then set out, and it is important that these are read in conjunction with the other relevant Codes in the document to provide the full suite of codes for each plot.

C3

C4

C5

N3

S2

N1

S1

C1 N2

S4

C2

M1

S3

SC MV

Aerial view of the Illustrative Scheme & Max Parameter Massing, looking west

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C1

270

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C1

271

PLOT C1

Urban Design Role

Scope for Flexibility to Massing

This plot is read as a pair alongside plot N2 (part of the detailed application). This creates a strong backdrop to The Podium Park at their western edge, and a backdrop to buildings along the High Street from the east. Together a private amenity space is created between them, with direct access to The Podium Park via a bridge over The Street.

The areas adjacent to the High Street have minimal/no flexibility.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

There is a small amount of flexibility to the southern boundary of the plot for the taller component of the building.

N2 C1

A key role of Plot C1 is its requirement to have residential entrances across three levels. This ensures that residents have 24-hour access to their homes during the night when The Street and The Podium Park are closed, through the retained Lloyd’s building façade on the High Street.

The eastern elevation of this plot has an important role as it is a prominent façade from the High Street.

It’s role can be summarised as below: • Retention First: Retain the façade of the existing Lloyd’s building on the High Street to respect the character of the High Street • Pair with neighbouring plot N2 to frame The Podium Park and provide a backdrop to the High Street • Position the entrances to create multi-level residential accesses

Illustrative view, Illustrative Scheme within Maximum Envelope

• Chamfered massing to enhanced aspect of homes

+58.11m AOD

+60.61m AOD

• Celebrate the lower shoulder of the building and its prominence in relation to the High Street THE

C1

ET EASTER

N TERRA CE

Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

LEW HIGH ISHAM STR EET

E STR

• Use podium levels to provide external amenity spaces for residents, including access to The Podium Park

THE STREET

+9.4m AOD (L00)

HIGH STREET

Section looking north, Illustrative within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C1

P.01

272

Contribution to Lewisham High Street

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C1

P.03

Key façades that are visible from Lewisham High Street should respond to the character and scale of buildings along the street. This could be achieved through expression, detailing or materiality.

273

Frame the Eastern Terrace The design of Plot C1 must define the edge of the Eastern Terrace.

To reinforce the edge of the public realm and frame the Eastern Terrace.

To ensure architecture responds to the existing context of Lewisham High Street.

TH

ES TR

EASTERN TERRACE

EE

T EASTERN TERRACE

LEWISHAM HIGH STREET

P.02

P.04

Partial retention of existing buildings The design of Plot C1 must prioritise the retention of existing buildings or façades and incorporate them into the proposal in a coherent approach.

Where technical design development demonstrates that a retention option is not possible, then reduced retention or façade retention are acceptable outcomes in the sequence identified in the adjacent diagram.

Retention

Reference to Detailed Component design The design of Plot C1 must respond to the Detailed Component design of Plot N2.

This could be achieved through massing, articulation or architectural expression.

Partial retention

To ensure a harmonious architectural response.

↘ Refer to Detailed Component of the Hybrid

Façade retention

Planning Application.

Order of priority

To retain the architectural character of the high street.

Illustrative view of Plot N2

P.05

Define the edge of The Street The design of Plot C1 must define the edge of The Street on L01. The Design of this facade must significantly match the facade addressing the street as part of Plot N2 To define the edge of a key route.

↘ Refer to Plot Codes / Plot SC

TH

ES TR

EE

T EASTERN TERRACE

Marks and Spencer, 1956

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C1

P.06

274

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C1

P.09

Animate The Street

275

Building top Plot C1 should consider a distinct building top or crown.

L01 uses must contribute to the activation of The Street. These could include retail or F&B.

To respond to the Architectural resolution of adjacent Plot N2.

To create a vibrant and engaging public realm.

↘ Refer to Site-wide / Building frontages

Illustrative view, The Street towards the Northern Square

P.07

Vertical rhythm The Design of this facade must significantly match the facade addressing the street as part of Plot N2. Some variation is permitted however they should visually read as a continuous frontage.

To create a cohesive and familiar rhythm along The Street.

↘ Refer to Plot Codes / Plot SC Illustrative view, The Street towards the Eastern Terrace

Set back to Lewisham High Street

E STR ET

To ensure the character and scale of Lewisham High Street is retained.

THE

The eastern facing façade of the lower element (above podium) of Plot C1 must set from Lewisham High Street. The upper floors of Plot C1 form part of the High Street backdrop, not the High Street itself.

EASTER

N TERRA CE

DESIGN CODE | OCTOBER 2024

LEW HIGH ISHAM STR EET

P.08

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.1

276

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.1

277

PLOT C2.1

Urban Design Role

Key Maximum Envelope

These north-south linear residential plots (alongside C2.2) are central to the masterplan’s brick spine of buildings, and again is defined by retained elements of the existing site.

Illustrative plot massing Contextual illustrative massing

The Art Deco façade of the Woolworths building is retained and celebrated. This defines the character of the new residential plots behind which step up towards the Molesworth Street buildings. There is an opportunity for a larger town centre use behind the Woolworths façade that activates the Eastern Terrace.

C2.2

C2.1

It’s role can be summarised as below: • Retention First: The plot retains and restores the existing Art Deco Woolworths Façade; Healing the High Street • Massing shape & orientation split into distinct parts with taller component at the north to respond to Woolworths façade line and form edge of Eastern Terrace • Northern components of massing respond Architecturally to the Woolworths vertical façade language • Stepping up of massing away from the high street • Duality of entrances from south at ground level, and north from eastern terrace

Illustrative view, Illustrative Scheme within Maximum Envelope

• Further entrance at The Podium Park level provides link through to private amenity space

EAS TER

N TE

RRA CE

C2.2

+50.935m AOD +48.435m AOD

NEW ROMER PLACE

Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

LEW HIGH ISHAM STR EET

C2.1

+9.4m AOD (L00)

HIGH STREET

Section looking north, Illustrative within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.1

P.10

278

Contribution to Lewisham High Street

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.1

P.12

Façades addressing Lewisham High Street should respond to the character and scale of buildings along the street. This could be achieved through expression, detailing or materiality.

279

Frame the Eastern Terrace The design of Plot C2.1 must define the edge of the Eastern Terrace.

To reinforce the edge of the public realm and frame the Eastern Terrace.

To ensure architecture responds to the existing context of Lewisham High Street.

EASTERN TERRACE

LEWISHAM HIGH STREET

CGI Illustrative view, Woolworths Lewisham High Street

P.13

Partial retention of existing buildings The design of Plot C2.1 must prioritise the retention of existing buildings or façades and incorporate them into the proposal in a coherent approach.

Where technical design development demonstrates that a retention option is not possible, then reduced retention or façade retention are acceptable outcomes in the sequence identified in the adjacent diagram.

Expression of upper level façades The design of Plot C2.1 should express taller elements as sitting on a podium. This could be achieved through architectural expression or materiality.

Retention

Partial retention

To create a more cohesive ground plan and respond to the Plot SC.

Podium

PLOT C2.1

↘ Refer to Site-wide / Building façades

Façade retention

PLOT SC

Order of priority

To retain the architectural character of the high street.

P.14

Minimum critical distance from Plot C2.2 The design of Plot C2.1 must ensure that the massing of upper levels allows for the minimum critical distance from Plot C2.2, as indicated on the Parameter Plan.

EAS TER

N TE

18m

RRA CE

To enable appropriate building separation distances between Plot C2.1 and Plot C2.2.

↘ Refer to Site-wide / Parameter Plan Details

16m

NEW ROMER PLACE

LEW HIGH ISHAM STR EET

P.11

Lewisham Woolworths, 1936

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.1

P.15

280

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.1

P.18

Communal amenity on L02 Communal amenity must be provided between C2.1 and C2.2 on L02. This should be planted and accessible to all residents.

281

Woolworths Façade Influence The northern components of both C2 plots must be informed by the Architectural language of the existing Woolworths façade.

This could be achieved by incorporating a dominant vertical language.

To provide amenity and support privacy.

↘ Refer to Site-wide / Communal amenity

To integrate with and celebrate existing site heritage.

EASTERN TERRACE

LEWISHAM HIGH STREET

P.16

Treatment to balconies addressing internal communal amenity Material selection and design of balconies addressing communal amenity should support privacy. This could include treatments with reduced permeability.

To support privacy for residents.

↘ Refer to Site-wide / Balconies

Burridge Gardens, Hawkins\Brown

P.17

Building top Plot C2.1 should consider a distinct building top.

To create a common language for the Central Spine of buildings along with Plot N2.

PLOT C2.1

PLOT SC

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.2

282

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.2

283

PLOT C2.2

Urban Design Role

Scope for Flexibility to Massing

These north-south linear residential plots (alongside C2.2) are central to the masterplan’s brick spine of buildings, and again is defined by retained elements of the existing site.

The northern and southern boundaries are set by the adjacent Eastern Terrace and New Romer Place respectively.

The Art Deco façade of the Woolworths building is retained and celebrated. This defines the character of the new residential plots behind which step up towards the Molesworth Street buildings. There is an opportunity for a larger town centre use behind the Woolworths façade that activates the Eastern Terrace.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

There is a scope to push the building to the east, as long as minimal critical distances to Plot C2.1 is maintained. This is encouraged to maximise The Podium Park.

C2.2

A route at Park level will connect the communal amenity space between plots C2.1 and C2.2 to The Podium Park itself. This route should be visually open but secure.

C2.1

It’s role can be summarised as below: • Retention First: The plot retains and restores the existing Art Deco Woolworths Façade; Healing the High Street • Massing shape & orientation split into distinct parts with taller component at the north to respond to Woolworths façade line and form edge of Eastern Terrace • Northern components of massing respond Architecturally to the Woolworths vertical façade language

Illustrative view, Illustrative Scheme within Maximum Envelope EAS TER

• Stepping up of massing away from the high street

• Further entrance at The Podium Park level provides link through to private amenity space

RRA CE

+63.835m AOD

PAR K

+61.335m AOD

THE

• Duality of entrances from south at ground level, and north from eastern terrace

N TE

C2.1

C2.2

C2.1 THE PARK

+9.4m AOD (L00) Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

Section looking north, Illustrative within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.2

P.19

284

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.2

P.22

Frame the Podium Park edge

Visual connection to the Podium Park L02 frontages should be designed to provide a visual connection to the public realm. This could be achieved through openings, transparency and active uses.

The design of Plot C2.2 must define the edge of the Podium Park.

To reinforce the edge of the public realm and frame the Podium Park.

To contribute to the activity and visual interest of the public realm.

EASTERN TERRACE

P.20

285

↘ Refer to Site-wide / Building frontages PODIUM PARK

P.23

Hold corners

Expression of upper level façades The design of Plot C2.2 should express taller elements as sitting on a podium. This could be achieved through architectural expression or materiality.

The design of Plot C2.2 should avoid setting in at corners at upper levels addressing the public realm. Exception could include setbacks at the top of the building.

PLOT C2.2

PLOT C2.1

To create a more cohesive ground plan and respond to the Plot SC.

To reinforce the sense of enclosure of the public realm.

EASTERN TERRACE

PLOT SC

PODIUM PARK

P.24

Activation of Podium Park frontages L02 uses should contribute to the activation of the Podium Park. These could include retail, F&B, residential amenity or residential entrances.

Minimum critical distance from Plot C2.1 The design of Plot C2.2 must ensure that the massing of upper levels allows for the minimum critical distance from Plot C2.1, as indicated on the Parameter Plan.

To create a vibrant and engaging public realm.

EAS TER

N TE

18m

RRA CE

To enable appropriate building separation distances between Plot C2.1 and Plot C2.2.

↘ Refer to Site-wide / Building frontages EASTERN TERRACE

↘ Refer to Site-wide / Parameter Plan Details

16m

PODIUM PARK

NEW ROMER PLACE

DESIGN CODE | OCTOBER 2024

LEW HIGH ISHAM STR EET

P.21

↘ Refer to Site-wide / Building façades

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.2

P.25

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C2.2

P.28

Communal amenity on L02

The northern components of both C2 plots must be informed by the Architectural language of the existing Woolworths façade.

This could be achieved by incorporating a dominant vertical language.

To provide amenity and support privacy.

To integrate with and celebrate existing site heritage.

EASTERN TERRACE

287

Woolworths Façade Influence

L02 must be provide a physical and visual connection between the communal amenity space to the East and The Podium Park. This is intended to act as an access point to The Podium Park from plot C2.1

↘ Refer to Site-wide / Communal amenity

P.26

286

PODIUM PARK

Treatment to balconies addressing internal communal amenity Material selection and design of balconies addressing communal amenity should support privacy. This could include treatments with reduced permeability.

To support privacy for residents.

↘ Refer to Site-wide / Balconies

Tapestry, Niall Mclaughlin Architects

P.27

Building top Plot C2.2 should consider a distinct building top of the tallest northern part of the massing.

To create a common language for the Central Spine of buildings along with Plot N2.

PLOT C2.2

PLOT C2.1

PLOT SC

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C3

288

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C3

289

PLOT C3

Urban Design Role

Scope for Flexibility to Massing

This plot can be described as more of a background building, flanked on Molesworth Street by taller neighbours C4 and S2. A small set back links the building to Plot S2 and encloses the southern area of The Podium Park.

The northern and southern boundaries are set by the adjacent Eastern Terrace and New Romer Place respectively.

As with other residential plots that address both The Podium Park and Molesworth Street, the primary residential entrance is provided at ground level, with a secondary access at Park level.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

C2.2

There is a scope to push the building to the east, as long as minimal critical distances to Plot C2.2 is maintained. This is encouraged to maximise The Podium Park.

S2

C3 C4

C3 incorporates a set back at upper levels in its massing, to maximise daylight levels into The Podium Park. This set back ‘shoulder’ has a visual relationship with the taller component of Plot C2.2, and the central Park facing datum of Plot C4.

It’s role can be summarised as below: • Manipulate massing to ensure comfortable building-to-building distances • Duality of residential entrances at Level 00 and Level 02 • Physical connection to building to Plot S2 to provide shelter for The Podium Park area behind • Park-facing upper level set-back to relate to adjacent C2 and C4

Illustrative view, Illustrative Scheme within Maximum Envelope

+94.185m AOD +90.685m AOD

• Park level set-back to create colonnade and maximise public realm

+80.685m AOD RK THE PA

C3

C2.2

EET

ORTH STR MOLESW

• Potential to incorporate duplex homes on The Podium Park frontage to increase the variety of homes

+9.4m AOD (L00) Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

MOLESWORTH STREET

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C3

P.29

290

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C3

P.32

Façades addressing Molesworth Street The design of C3 must express taller elements as reaching the ground on Molesworth Street. This could be achieved through architectural expression or materiality or a colonnade extending to Molesworth Street.

Podium Park facing frontage L02 frontages addressing the Podium Park should contribute to activation of the public realm. This could be achieved through arrangement of active uses, spill-out space or visual connection to Ground Floor uses.

PLOT C3

To create a vibrant and animated public realm.

↘ Refer to Site-wide / Building frontages

To express the verticality of taller building elements.

PODIUM PARK

PLOT S2

PLOT C4

P.30

291

Façade articulation

P.33

Building façades should have a framed articulation. This could be accentuated through a clear horizontal or vertical grid.

The location of primary residential entrances must be from Molesworth Street. A secondary entrance must be provided from the Podium Park.

PLOT C3

To respond to the scale of the buildings and create a clear language along Molesworth Street.

Primary residential entrance

To enable a ground floor entrance that avoids entering the building via the shopping centre.

↘ Refer to Site-wide / Entrances PLOT C4

P.31

PLOT S2

Podium Park facing façades

P.34

Upper level façades addressing the Podium Park should support activation of the Podium Park. This could be achieved through balconies or location of habitable rooms.

Individual homes addressing the Podium Park Where duplex units are present, their façades should express the scale and individual nature of these homes. This could be achieved through steps in massing, a change in expression or materiality.

To animate key public realm.

↘ Refer to Site-wide / Building façades

To express the individual scale of these homes and provide diversity in residential expression.

PODIUM PARK

Eddington Lot 1, Wilkinson Eyre

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C3

P.35

292

Defensible space for individual homes addressing the Podium Park

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C3

P.38

293

Visual link to Plot C2 Plot C3 should create a strong relationship with the northern taller elements of Plot C2.

This could be achieved through similarities in terms of massing, materiality and Architectural expression.

Where duplex units address the Podium Park, the design of Plot C3 should allow for planted defensible space adjacent to habitable rooms.

To create amenity and privacy for residents.

PLOT C3

To frame the northern area of the podium park.

PLOT C2.2

PODIUM PARK

Arkadia, DKO and Breathe

P.36

PLOT SC

Setbacks Plot C3 must incorporating an eastern facing setback at the top of the building of a minimum of two storeys.

To step down in height towards Plot C2.2.

PODIUM PARK

P.37

Relationship to Plot S2 Consideration must be given to omit/ minimise the link building to Plot S2.

To enable as much daylight/sunlight into the podium park as possible.

PLOT C3

PLOT C4

DESIGN CODE | OCTOBER 2024

PLOT S2

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C4

294

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C4

295

PLOT C4

Urban Design Role

Scope for Flexibility to Massing

This plot has an extremely important role through its definition as the tallest building on the site. This is warranted to through its wider townscape setting, and its role in anchoring itself in The Podium Park from views to the east.

There is limited flexibility to the northern, eastern and southern boundaries to maximise distances to adjacent plots and The Podium Park.

The building uses design principles for its base, middle and top and draws reference for these datums from neighbouring plots. As part of the suite of Molesworth Marker buildings (alongside N3 northern extension and S4) There is an opportunity to introduce colour, particularly at the buildings base and top, and explore aggregated forms in its massing and footprint.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

C4

There is a scope to push the building to the west, as long as sufficient area on Molesworth Street is provided given the scale of the building. This could be explored to maximise The Podium Park.

C5

N3

There is minimal flexibility in the height of the building as the tallest plot on the site.

C3

It’s role can be summarised as below: • Manipulate rectangular footprint typology to suit orientation and setting of neighbouring plots • Park-facing upper level set-back to address The Podium Park • Park level set-back to create colonnade and maximise public realm

+139.285m AOD +132.285m AOD

T

+137.285m AOD REE

C4 THE PAR K

• Integrate a vertical access point from the shopping centres western entrance up to The Podium Park

Illustrative view, Illustrative Scheme within Maximum Envelope

H ST

• Introduce elevational datums to respond to neighbouring plots and apply tall building design principles

C1

MOL ESW ORT

• Enhance aspect of central single aspect homes to create aggregated plan form

C2.2

THE PARK

+9.4m AOD (L00) Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

MOLESWORTH STREET

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C4

P.39

296

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C4

P.42

Tallest building

297

Podium Park facing façades

The design of Plot C4 must reflect it’s role as the tallest building in the masterplan. This could be achieved through expression of the building top, façade expression or order and proportion of openings.

Upper level façades addressing the Podium Park should support activation of the Podium Park. This could be achieved through balconies or location of habitable rooms.

To respond to the site-wide strategies for marker buildings and approach to heights.

↘ Refer to Site-wide / Building façades

To animate key public realm.

↘ Refer to Site-wide / Marker buildings PODIUM PARK

P.40

P.43

Designed in the round

Mid-height datum(s) The design of C4 should reflect a mid-height datum(s) that responds to the heights of Plot C5 and Plot C3. This could be achieved through a step in massing or a change in façade expression.

All façades of Plot C4 should be treated as a ‘front’ not a ‘back’ or ‘side’, with attention to its design from short and long range views.

To ensure buildings are designed with consideration to all vantage points.

PLOT C4

PLOT S2

PLOT C5 PLOT C3

To create a strong relationship with adjacent buildings.

↘ Refer to Site-wide / Building façades

PODIUM PARK

P.41

Façades addressing Molesworth Street The design of Plot C4 should express taller elements as reaching the ground on Molesworth Street. This could be achieved through architectural expression or materiality or a colonnade extending to Molesworth Street.

To express the verticality of taller building elements.

P.44 PLOT C4

PLOT S2

PLOT C5 PLOT C3

Podium Park facing frontage The Level 02 frontage addressing the Podium Park should contribute to activation of the public realm. This could be achieved through arrangement of active uses, spill-out space or visual connection to Ground Floor uses.

To create a vibrant and animated public realm.

↘ Refer to Site-wide / Building frontages PODIUM PARK

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C4

P.45

298

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C4

P.48

Public realm and private spaces

299

Podium Park facing colonnade The Level 02 colonnade addressing the Podium Park should be of two storeys in height.

The design of Plot C4, in particular residential habitable rooms at grade, must safeguard privacy. This could be achieved through detailing or arrangement of openings.

To give focus to the public realm and be of an appropriate scale to the building.

To safeguard privacy.

↘ Refer to Site-wide / Building façades

Accordia, Maccreanor Lavington

P.46

Steps in massing

Kings Cross, Duggan Morris

P.49

The design of Plot C4 should express steps in massing at upper levels.

Marker Building The plot must consider unique or special massing expression. This could be achieved through an aggregated plan form.

To create distinctive marker buildings across the site.

To undertake its role as a Marker building.

CGI Illustrative view, C4 marker building

P.47

Setbacks Plot C4 must incorporating an eastern facing setback at the top of the building of a minimum of two storeys.

To step down in height towards The Podium Park.

P.50

Balcony Expression Balconies should be recessed on North and South elevations, and expressed differently to East and West elevations.

To create a subtle hierarchy between facades.

CGI illustration of winter gardens on N3 facade

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C5

300

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C5

301

PLOT C5

Urban Design Role

Scope for Flexibility to Massing

Plot C5 has a triangular footprint in response to its constrained location. This enables adequate distances to neighbouring plots N3 and C4, and orientates itself towards The Podium Park. It is set in from Molesworth Street to allow for a generous arrival point at the Cornmill Gardens crossing, and create a generous route into the Northern Square to the north.

Minimal flexibility is provided on the eastern edge of the plot.

Key Maximum Envelope Illustrative plot massing

There is a scope to push the building to the west, as long as sufficient area on Molesworth Street is provided given the scale of the building. This is encouraged to maximise The Podium Park.

Contextual illustrative massing

C4

N3

C5

As with other Molesworth Street plots, homes respond to microclimate conditions with either winter gardens, inset balconies or oversized apartments.

It’s role can be summarised as below: • Triangular footprint responds to neighbouring plots C4 and N3 and addresses The Podium Park

C3

• Park level set-back to create colonnade and maximise public realm • Integrate a vertical access external stair from Molesworth Street up to The Street along its northern elevation • Enhance aspect of central single aspect homes to create aggregated plan form

C2.2 C1 Illustrative view, Illustrative Scheme within Maximum Envelope

MOL ESW ORT H ST

REE

T

NORTHERN SQUARE

+100.36m AOD

+103.86m AOD +90.36m AOD

C5

THE PARK

THE PARK

Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

+9.4m AOD (L00)

MOLESWORTH STREET

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C5

P.53

302

Footprint typology

P.54

ESW ORT

H ST

REE

303

Podium Park facing façades Upper level façades addressing the Podium Park should support activation of the Podium Park. This could be achieved through balconies or location of habitable rooms.

NORTHERN SQUARE

T

The design of Plot C5 should have a nonrectilinear footprint. This could be achieved through a triangular footprint typology.

To animate key public realm.

MOL

To maximise aspect of homes and respond to its surroundings.

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C5

↘ Refer to Site-wide / Building façades

THE PARK

Illustrative view, towards The Podium Park

P.51

Designed in the round

P.55

All façades of Plot C5 should be treated as a ‘front’ not a ‘back’ or ‘side’, with attention to its design from short and long range views.

Podium Park facing frontage Level 02 frontages addressing the Podium Park should contribute to activation of the public realm. This could be achieved through arrangement of active uses, spill-out space or visual connection to Ground Floor uses.

To ensure buildings are designed with consideration to all vantage points.

To create a vibrant and animated public realm.

↘ Refer to Site-wide / Building façades

↘ Refer to Site-wide / Building frontages

Designed in the round

P.52

Illustrative view, park level

Façades addressing Molesworth Street The design of C5 should express taller elements as reaching the ground on Molesworth Street.

This could be achieved through architectural expression or materiality or a colonnade extending to Molesworth Street.

To express the verticality of taller building elements.

P.56

Primary residential entrance

PLOT C4

PLOT N3

PLOT C5

The location of primary residential entrances must be from Molesworth Street. A secondary entrance must be provided from the Podium Park.

To enable a ground floor entrance that avoids entering the building via the shopping centre.

↘ Refer to Site-wide / Entrances

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C5

P.57

304

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot C5

P.60

Public realm and private spaces

305

Façade articulation Building façades should have a framed articulation with a strong horizontal language.

The design of Plot C5, in particular residential habitable rooms at grade, must safeguard privacy. This could be achieved through detailing or arrangement of openings.

To respond to the non-rectilinear building footprint and create a clear language along Molesworth Street.

To safeguard privacy.

↘ Refer to Site-wide / Building façades

Hulme Living Leaf Street Housing, Mecanoo

P.58

Illustrative visual of Plot C5

P.61

Access to The Podium Park

Molesworth Street Plot C5 should relate to adjacent landscape on Molesworth Street to create generous public realm.

Where an access point is provided to connect the public realm, it must be integrated with the landscape and the building.

To create a sense of arrival for people crossing from Cornmill Gardens.

To ensure careful and considered interaction of access points with the public realm and architecture.

C5

↘ Refer to Parameter Plan Codes C5

Maximising public space Plot C5 must consider maximising the public space in the centre of the site. This could be achieved by shifting the building west towards Molesworth Street.

REE

T

NORTHERN SQUARE

MOL ESW ORT H ST

P.59

To maximise public open space and daylight/sunlight in the centre of the site.

THE PARK

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot M1

306

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot M1

307

PLOT M1

Urban Design Role

Scope for Flexibility to Massing

The overarching concept for the masterplan hinges on the historic meaning of Lewisham as Levesham: The House Among the Meadows.

Plot M1 anchors this concept in the centre of the site by taking on this role as the ‘house in the meadow’ and is vital as a unique building in tying the masterplan as a whole. There is an exiting opportunity for the building itself to be designed via an Architectural competition and/ or through co-design.

There is scope to extend the plot slightly into The Podium Park, but this should be minimised to avoid reducing the extent of public realm.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

C3

The plot’s role can be summarised as follows:

C1

• A central marker building that provides a physical link between the shopping centre and The Podium Park.

C2.2

M1

• It is an important local asset to the masterplan, safeguarded for community use • An external visual link across the stepped landscape from key public spaces to the north, south and east

C2.1

Illustrative view, Illustrative Scheme within Maximum Envelope

C1

+32.81m AOD

E STR

TH

THE

M1 RK E PA

ET

+27.81m AOD THE PARK THE STREET

+9.4m AOD (L00) Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot M1

P.62

308

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot M1

P.65

Architectural competition An architectural competition for the design of Plot M1 must be used by future RMAs. This must be based on a brief that has been the subject of meaningful community consultation.

Permeable, open and welcoming frontages L02 frontages must be visually connected and with a high level of transparency.

To create a strong visual connection and activate the public realm.

To encourage creative architectural approaches to the design.

↘ Refer to Site-wide / Frontages and Façades

Illustrative view, The Podium Park

P.63

309

BOXPARK Shoreditch, Waugh Thistleton Architects

P.66

Integrated with landscape design

Roof articulation The design of Plot M1 could have a distinct roof articulation.

The design of Plot M1 must be integrated with the landscape. It could include referencing a similar material palette and integration of planting.

To create visual interest and a distinct architectural character.

To allow for integration of the landscape design.

↘ Refer to Landscape Character Areas / Zone 4 - Podium park

Tree House Pavilion, Bell Phillips

P.64

Contribution to the public realm

Opportunities for architectural expression The design of Plot M1 could explore opportunities for diverse architectural expression.

L02 uses must contribute to the activation of the public realm. This could include community uses, culture or F&B.

To create a dynamic and engaging building.

To create a vibrant and engaging environment.

Sands End Arts & Community Centre, Mae Architects

DESIGN CODE | OCTOBER 2024

Digi-Tech Factory, Coffey Architects

P.67

Illustrative House in the Meadow

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot M1

P.68

310

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot M1

311

Integration of art The design of Plot M1 could provide opportunities for integrated art. The artwork could be developed through consultation with the existing local community or engagement of a local artist.

To integrate the community’s identity with the architectural design.

Serpentine Pavilion 2017, Francis Kéré

P.69

Opportunities for materiality The design of Plot M1 must explore opportunities for the use of alternative construction materials, such as timber subject to relevant building regulations and technical design development.

To create a unique typology within the Podium Park.

Serpentine Pavilion 2023, Lina Ghotmeh

P.70

Publicly accessible lift connection The design of Plot M1 must include a publicly accessible lift connection between L00, L01 and L02.

PLOT C1

To create an accessible public realm.

PLOT M1 THE PARK THE STREET SHOPPING CENTRE

Illustrative House in the Meadow

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot MV

312

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot MV

313

PLOT MV

Urban Design Role

Scope for Flexibility to Massing

Plot MV utilises the existing commercial building to create a new music venue and cultural offering at the south of the site.

The ambition for the programming is for a community led offering, with additional uses on upper floors such as recording studios.

There is no to limited scope for flexibility due to the nature of retaining the existing building.

Key

S4

Maximum Envelope Illustrative plot massing Contextual illustrative massing

The ground floor will provide an aspect both onto the High Street and to the New Model Market at the rear. A new rooftop bar is proposed to create a visual marker for the masterplan as a whole from the southern end of the High Street.

MV

The plots key urban design role is summarised below: • Retention First: Demolish low quality rear extension and retain as much of primary building as possible • Build back double height space to rear to create music venue activating the ground floor • Use upper levels to provide further community/music uses in existing building L-shaped upper levels • Creation of a new rooftop bar to activate south eastern corner of the site • Create a relationship between the ground floor uses and the New Model Market to ensure it is a public space used into the evenings

Illustrative view, Illustrative Scheme within Maximum Envelope S4

NE

W MA MO RK DE ET L

TH OR SW LE

MO

ST R GH

+29.735m AOD

HI

T

EE

R ST

EE

T

MV

HIGH STREET

Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot MV

P.71

314

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot MV

P.74

Retention of existing buildings The design of Plot MV must prioritise the retention of existing building structure and incorporate it into the proposal in a coherent approach.

Role as community destination The design of Plot MV should reflect it’s role as a community destination. This could be achieved through expression of its use in the design, integration with the public realm and incorporation of public art.

Retention

Where technical design development demonstrates that a full structural retention option is not possible, then partial retention is an acceptable outcome.

315

Partial retention

To integrate the community’s identity with the architectural design.

Order of priority

To retain and build on site history.

Illustrative visual of Plot MV

P.72

Extension of the existing footprint

P.75

The design of Plot MV could extend the footprint of the existing building. The extension should respond to existing massing and layout.

Activation of the Model Market L00 frontages addressing the Model Market should activate the public realm. This could be achieved by designing permeable façades, avoiding blank walls, providing entrances or enabling spill-out space. Subject to technical design development and acoustic performance.

To enable flexibility for a range of building uses and layouts.

To activate the public realm.

Maximise internal flexibility

P.76

Interventions or reconfiguration to the building’s internal fabric should be designed to allow for maximum internal flexibility.

Activation of Lewisham High Street L00 frontages addressing Lewisham High Street must contribute to the activation of the street. This could be achieved through a primary entrance from the street or visually permeable façades.

NE

W MA MO RK DE ET L

To allow for creative reuse of the existing building.

L MO

ST R

↘ Refer to Site-wide / Building frontages

GH

T

EE

R ST

EE

T

H RT WO ES

To contribute to and enhance Lewisham High Street.

HI

P.73

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot MV

P.77

Existing roof level

316

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot MV

P.80

The design of Plot MV should provide an active use such as F&B on the existing roof level, where practical.

317

Noise The design of Plot MV must ensure that the external fabric provides an appropriate acoustic buffer.

To create a destination on the southern end of the site.

To minimise the impact of the music venue on neighbours.

Aerial image, existing roof condition

P.78

Structure on existing roof level

P.81

Where an active use is proposed for the existing roof level of Plot MV, the design should include both internal and external spaces.

Proposed structures should be of lightweight construction and could explore opportunities for architectural expression.

Integration of escape stair The western strip of Plot MV must only include an escape stair.

To maximise the width of the main public route into the site at its southern entrance.

To support activation of the existing roof level and an opportunity for wayfinding at the southern end of the site.

Illustrative view, Plot MV

P.79

Integration of art

P.82

The design of Plot MV could provide opportunities for public art. The artwork could be developed through consultation with the existing local community or engagement of a local artist.

Any escape stairs must be external and expressed as a lightweight addition to the main building.

To maximise the sense of width of public routes into the site in this location.

To maximise public art opportunities.

LSE Centre Building, Rogers Stirk Harbour + Partners

DESIGN CODE | OCTOBER 2024

Escape stair expression

Le Louis-Hébert Housing, NatureHumaine

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot N3

318

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot N3

319

PLOT N3

Urban Design Role

Scope for Flexibility to Massing

Plot N3 sits to the north of the site and completes the first phase of the masterplan, alongside detailed plots N1 and N2. This unique plot, in a similar strategy to Plot MV, retains elements and extends an existing building; in this instance Lewisham House. This creates a unique solution at both the north and the south of the site and bookends the masterplan with elements of retention.

There is no to limited scope for flexibility at the northern and north-western boundary of the plot to maximise public realm on Rennell Street.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

This is no flexibility on the eastern boundary of the plot due to the retention of the existing structural frame of Lewisham House.

C5

N3

The majority of the structural frame of the existing commercial building looks to be retained. This is then extend to the west, and to the north with a taller extension which acts as a masterplan marker. A ground level podium then completes the block and pushes out to form an active edge to Molesworth Street.

The plots urban design roles are listed below: • Retention First: Demolish connected elements whilst retaining primary structural frame of Lewisham House • Extend the existing frame to create east and west facing homes • Introduce taller extension addressing Gateway Cluster of development • Manipulate extension massing to maximise aspect of homes and address longer distance views from the north

Illustrative view, Illustrative Scheme within Maximum Envelope RENNELL STREET

+124.255m AOD

REE H ST ESW ORT MOL

N3 N1

NORTHERN SQUARE

Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

+127.755m AOD +119.255m AOD

T

• Lift up massing to the north to create more generous public realm, and extend out podium level to west to Molesworth Street edge

+8.515m AOD (L00)

MOLESWORTH STREET

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot N3

P.83

320

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot N3

P.86

Celebrate site history

321

Additions to Lewisham House

The design of Plot N3 should celebrate the site history. This could be achieved through retention and conversion of the existing Lewisham House and any proposed additions responding to the existing massing and expression of Lewisham House.

The design of Plot N3 must include additions and extensions to the existing Lewisham House. This could include but is not limited to expansion of the original footprint or additional storeys.

To celebrate the existing character of the site.

To provide greater flexibility in the design and redevelopment of Lewisham House.

Existing site condition, view from Lewisham Station

P.84

P.87

Retention of existing buildings The design of Plot N3 must prioritise existing buildings in the proposal in a coherent approach.

Integration with Northern Square The design of Plot N3 must be integrated with the public realm design of the Northern Square. The ground floor layout and location of entrances should enhance the design of the Northern Square.

Retention

To retain and build on site history.

Partial retention

To ensure that designs for architecture and public realm feel cohesive and considered.

Order of priority

↘ Refer to Landscape Character Areas / Zone 1 Northern Square

Illustrative view, Northern Square

L00 uses must contribute to activation of the public realm. This could include retail, restaurants or cafés. Large areas of inactive frontages should be avoided.

To provide greater flexibility in the design and redevelopment of Lewisham House and to contribute to animation of the public realm.

To create a vibrant and engaging public realm.

DESIGN CODE | OCTOBER 2024

H ST

The design of Plot N3 must include a podium addition. The podium should frame the public realm and provide active uses to animate the public realm.

REE T

Maximise active frontage

ESW ORT

Podium addition

P.88

MOL

P.85

NORTHERN SQUARE

↘ Refer to Site-wide / Building frontages

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot N3

P.89

322

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot N3

P.92

Animate the public realm Building frontages must animate the public realm. This could be achieved through visual connection, entrances addressing the public realm, high levels of transparency or spill-out space.

323

Marker Building The plot must consider unique or special massing expression, subtly incorporating colour. This could be achieved through an aggregated plan form to any extensions.

To undertake its role as a Marker building.

To provide a connection between ground floor uses and to animate the public realm.

↘ Refer to Site-wide / Building frontages South Gardens, Maccreanor Lavington

P.90

Residential entrances

P.93

The design of Plot N3 should provide primary residential entrances directly from the public realm. At least one entrance should be provided directly from the Northern Square.

Existing building expression The plot must incorporate and externally express the primary structure of the existing building.

To celebrate the retention of the existing building.

To animate the Northern Square.

↘ Refer to Site-wide / Entrances

Existing building facade, Lewisham House

P.91

Podium terrace The podium terrace of Plot N3 must be usable and accessible. It should include planted zones and spaces for users to sit.

To provide comfortable outdoor amenity for residents.

↘ Refer to Site-wide / Communal amenity

Barking 360, Studio Egret West

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S1

324

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S1

325

PLOT S1

Urban Design Role

Scope for Flexibility to Massing

Plot S1 acts as a standalone plot in the south of the site, with the challenging role of integrating the two-way vehicular servicing ramp from Molesworth up to the Level 01 service deck.

The ramp becomes a bridge link to S2 as it arrives at Level 01.

Minimal flexibility is provided on the eastern edge of the plot to maximise the public realm between this plot and S3.

This simple rectangular student accommodation plot incorporates a step in its massing at roof level to transition in height between neighbouring plots S4 and S2.

There is scope to push the building to the west, as long as sufficient area on Molesworth Street is provided given the scale of the building. This is encouraged to maximise public realm and building-to-building distances in the centre of the site.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

S4 S1

S2 C2.2

It’s role can be summarised as below: • Align to Plot S3 opposite and set back to frame the public space between the two plots.

• Integrate the service deck ramp within its Architectural form • Bridge link to Plot S2 • Step in massing at its southern elevation to transition in height on Molesworth Street • Eastern facing primary entrance to activate new public space

Illustrative view, Illustrative Scheme within Maximum Envelope

+91.085m AOD

+94.585m AOD +81.085m AOD

Q RYHME S

REET

UARE

ORTH ST MOLESW

S1

S3

MOLESWORTH STREET

Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

+9.4m AOD (L00)

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S1

P.94

326

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S1

P.97

Service deck ramp

The design of Plot S1 must include a primary residential entrance from the lane. It must be clearly identifiable.

To enable site-wide servicing and vehicular access without causing detriment to the Architectural resolution of the plot.

To assist with wayfinding and animate the public realm.

↘ Refer to Site-wide / Entrances

Hold corners

P.98

The design of Plot S1 should avoid setting in at corners at upper levels addressing the public realm. Exception could include setbacks at the top of the building.

To step down in height towards Plot S4.

P.99

MO LES WO RTH STR E

To animate the public realm.

ET

Animation of the Lane L00 uses must contribute to the animation of the lane. This could be achieved through active uses or residential entrances.

Setbacks Plot S1 must incorporate a southern facing setback at the top of the building of a minimum of two storeys. The levels above the setback could be articulated differently to the levels below.

To reinforce the sense of enclosure of the public realm.

P.96

Residential entrance

The design of Plot S1 must incorporate and conceal the ramp connecting to the L01 service deck within its Architecture.

↘ Refer to Site-wide / Access and Movement

P.95

327

Façade articulation Building façades should have a framed articulation. This could be accentuated through a clear horizontal or vertical grid and façade depth.

To respond to the scale of the buildings and create a clear language along Molesworth Street.

Casson Square, Patel Taylor

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S2

328

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S2

329

PLOT S2

Urban Design Role

Scope for Flexibility to Massing

Similarly to Plot S1, this plot incorporates the service deck ramp as it meets Level 01.

Minimal flexibility is provided on the eastern edge of the plot to maximise the public realm between this plot and C2.2.

A simple rectangular footprint in principle, its north-south elevations incorporate a faceted expression to direct and enhance views north and south.

Alongside Plot C3, the plot has a duality of residential entrances and a set-back residential link building.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

There is scope to push the building to the west, as long as sufficient area on Molesworth Street is provided given the scale of the building. This is encouraged to maximise public realm and building-to-building distances in the centre of the site.

S2

S1

C2.2

C3

The plot sits slightly taller than neighbouring plots C3 and S1 to avoid creating an overly curated townscape diagram.

It’s role can be summarised as below: • Thin the building form to maximise public realm • Discreet link building to Plot C3 • Duality of residential entrances at Level 00 and Level 02 • Faceted expression of north-south elevations to direct views from homes to key public spaces

Illustrative view, Illustrative Scheme within Maximum Envelope

+103.585m AOD

+107.085m AOD +93.585m AOD

RK

THE PA

STREET WORTH MOLES

C2.2

S2

MOLESWORTH STREET

Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

+9.4m AOD (L00)

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

P.100 Articulation of the building line

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S2

P.103

The design of Plot S2 could explore opportunities for articulation of the building line.

Podium Park facing frontage L02 frontages addressing the Podium Park should contribute to activation of the public realm. This could be achieved through the provision and layout of residential amenity on L02 or individual front doors.

To provide visual interest in the massing of Plot S2.

331

To create a vibrant and animated public realm.

↘ Refer to Site-wide / Building frontages

RK

THE PA

EET

330

STR WORTH MOLES

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S2

PEOPLE’S PLATFORM

RHYME SQUARE

P.101

P.104

Façades addressing Molesworth Street The design of Plot S2 should express taller elements as sitting on a podium. This could be achieved through architectural expression or materiality.

PLOT C4

The location of primary residential entrances must be from Molesworth Street. A secondary entrance must be provided from the Podium Park.

PLOT S2 PLOT C3

Primary residential entrance

PLOT S1

To create a more cohesive ground plan for Plot SC.

To enable a ground floor entrance that avoids entering the building via the shopping centre.

↘ Refer to Site-wide / Entrances

P.102

P.105

Podium Park facing façades Upper level façades addressing the Podium Park should support activation of the Podium Park. This could be achieved through balconies or location of habitable rooms.

Where duplex units are present, their façades should express the scale and individual nature of these homes. This could be achieved through steps in massing, a change in expression or materiality.

To animate key public realm.

↘ Refer to Site-wide / Building façades

To express the individual scale of these homes and provide diversity in residential expression.

South Gardens Elephant Park, Maccreanor Lavington

DESIGN CODE | OCTOBER 2024

Individual homes addressing the Podium Park

South Gardens Elephant Park, Maccreanor Lavington

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S2

332

P.106 Defensible space for individual homes addressing the Podium Park

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S2

P.109

333

Relationship to Plot C3 PLOT C4

Consideration must be given to omit/ minimise the link building to Plot C3.

Where duplex units address the Podium Park, the design of Plot S2 should allow for planted defensible space adjacent to habitable rooms.

To enable as much daylight/sunlight into the podium park as possible.

To create amenity and privacy for residents.

PLOT S2 PLOT C3

PLOT S1

The Green Quarter, JTP

P.107

Façade articulation Building façades should have a framed articulation. This could be accentuated through a clear horizontal or vertical grid and façade depth.

To respond to the scale of the buildings and create a clear language along Molesworth Street.

Kings Cross, Morris + Company

P.108

Maximising public space

To maximise public open space and daylight/sunlight in the centre of the site.

DESIGN CODE | OCTOBER 2024

RK

THE PA

STREET WORTH MOLES

Plot S2 must consider maximising the public space in Rhyme Square. This could be achieved by shifting the building west towards Molesworth Street.

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S3

334

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S3

335

PLOT S3

Urban Design Role

Scope for Flexibility to Massing

This plot, whilst being detached from The Podium Park, has a dedicated private amenity space at upper level that extends out to the High Street. As such it is well suited as a residential plot for affordable tenures.

Whilst this plot is aligned with Plot C2 along its western elevation, there are opportunities to explore pushing the plot east to maximise the public space between S3 and S1. Furthermore, upper level set-backs or chamfers could be explored to help with the transition in height down to the New Model Market in the south.

At lower levels the plot extends out to the High Street, where there is an opportunity to create a bold intervention at the corner of New Romer Place, adjacent to Plot C2.

Key Maximum Envelope

S1

Illustrative plot massing Contextual illustrative massing

C2.2

S4 S3

The plot is required to integrate a bridge link into Plot SC from the north for the servicing of Primark.

C2.1

It’s role can be summarised as below: • Frame New Romer Place route with Plot C2 • Set back from People’s Platform to maximise daylight into this public space • Create bold intervention on the High Street • Create large private amenity space for residents at Level 02 • Integrate bridge link and public stairs to Plot SC and The Podium Park

Illustrative view, Illustrative Scheme within Maximum Envelope

S1

UARE

Q RYHME S

S3

+57.06m AOD +52.06m AOD

+9.8m AOD (L00) Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

P.113

Frontages addressing Lewisham High Street

NEW ROMER PLACE

Framing the New Model Market

To reinforce the edge of the public ream and frame the New Model Market.

HS TR

EE T

UARE

LEW

ISH

LEW

NEW MODEL MARKET

T EE STR

↘ Refer to Site-wide / Building frontages

NEW MODEL MARKET

P.112

Hold corners The design of Plot S3 should avoid setting in at corners at upper levels addressing the public realm. Exception could include setbacks at the top of the building.

To reinforce the sense of enclosure of the public realm.

P.115

IGH

NEW MODEL MARKET

ISH

T EE HS TR HIG AM

To create a vibrant and animated public realm.

LEW ISH

↘ Refer to Site-wide / Building frontages

QUARE

QUARE

To animate the public realm.

Animate the New Model Market Level 00 frontages addressing the New Model Market must contribute to activation of the public realm. This could be achieved through arrangement of active uses, spill-out space or visual connection to Ground Floor uses.

RHYME S

L00 frontages addressing New Romer Place should contribute to the activation of the public realm. This could be achieved through layout of active uses, entrances, façade expression and levels of transparency.

P.114

NEW ROMER PLACE

LEW

Frontages addressing New Romer Place

RHYME S

P.111

AM H

↘ Refer to Site-wide / Building frontages

HIG

ISH

NEW MODEL MARKET

AM

AM

HIG

To ensure new designs contribute to the existing character of the high street.

337

UARE

The design of Plot S3 must define the northern edge of the New Model Market.

Q RHYME S

L00 frontages addressing Lewisham High Street should contribute to the existing character. This could be achieved through active uses, entrances and façade expression.

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S3

Q RHYME S

P.110

336

HS TR EE T

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S3

Contribution to Lewisham High Street Upper level façades addressing Lewisham High Street should respond to the character and scale of buildings along the street. This could be achieved through expression, detailing or materiality.

To ensure architecture responds to the existing context of Lewisham High Street.

↘ Refer to Site-wide / Building façades Illustrative view, Plot S3

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S3

P.116

338

Expression of upper level façades The design of Plot S3 should express taller elements as sitting on a podium. This could be achieved through architectural expression or materiality.

To create a more cohesive ground plan and respond to the Plot SC.

↘ Refer to Site-wide / Building façades

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S3

P.119

339

New boundary wall to existing property Where the design of Plot S3 creates a new boundary wall to existing properties, the wall should positively contribute to the public realm.

This could be achieved through integration of public art or planting.

PLOT S2

PLOT S3

To create a more cohesive ground plan and respond to the Plot SC.

↘ Refer to Site-wide / Existing site fabric

PLOT SC

LSE Centre Building, Rogers Stirk Harbour + Partners

P.117

Maximising public space Plot S3 must consider maximising the public space in Rhyme Square. This could be achieved by shifting the building east towards Lewisham High Street.

To provide amenity to residents and connection to outdoor spaces.

To maximise public open space and daylight/sunlight in the centre of the site.

P.121

Podium terrace

UARE

The design of Plot S3 must include residential amenity. This should be co-located with podium terraces, where practical.

Q RYHME S

P.118

P.120

Residential amenity

Setbacks Plot S3 could incorporate a southern facing setback at the top of the building of a minimum of two storeys, or a chamfered building footprint. The levels above the setback could be articulated differently to the levels below.

The podium terrace of Plot S3 must be usable and accessible. It should include planted zones and spaces for users to sit.

To provide comfortable outdoor amenity for residents.

↘ Refer to Site-wide / Communal amenity

To step down in height towards the New Model Market, and reducing massing closer to the High Street.

Barking 360, Studio Egret West

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S4

340

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S4

341

PLOT S4

Urban Design Role

Scope for Flexibility to Massing

Plot S4 completes the suite of Molesworth Marker buildings with N3 and C4. It has an important townscape role as a taller building visible from the south of the site, and its constrained location next to the New Model Market and the service deck ramp generate a distinct triangular form.

There no to minimal flexibility in plan due to the constrained nature of this plot.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

At is southern point, the massing steps back to its upper levels, reducing its mass towards the High Street and framing the route through to the Riverdale Sculpture Park opposite the site here.

It’s role can be summarised as below: • Along with the other Marker buildings, this building introduces colour in its elevations with the concentration at is base and top.

• Starting point of triangular typology due to its adjacent constraints • Stepping back of massing up the building to reduce its mass on the skyline and the southern portion of the High Street • Create active uses to the south and east to mark the southern entrance to the site and frame the New Model Market Illustrative view, Illustrative Scheme within Maximum Envelope

+78.185m AOD

+81.685m AOD

+68.185m AOD

S4 LE

MO TH OR SW

NE

R ST

W MA MO RK DE ET L

T EE

MV Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

NEW ROMER PLACE

+9.8m AOD (L00)

MOLESWORTH STREET

Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S4

P.122

342

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot S4

P.125

Animate the New Model Market

To provide animation on prominent corners.

NE

W MA MO RK DE ET L

T

EE

R ST TH OR SW LE MO

↘ Refer to Site-wide / Building frontages

Activation at corners The design of Plot S4 should provide activation at corners on upper levels. This could be achieved through the location of residential amenity or habitable rooms.

L00 frontages addressing the New Model Market must contribute to activation of the public realm. This could be achieved through arrangement of active uses, spill-out space or visual connection to Ground Floor uses.

To create a vibrant and animated public realm.

343

P.123

P.126

Footprint typology The design of Plot S4 must have a nonrectilinear footprint. This could be achieved through a triangular footprint typology.

The plot must consider unique or special massing expression. This could be achieved through an aggregated form, stepping down at the south of the plot.

LE

MO

To undertake its role as a Marker building.

NE

TH OR SW

To maximise aspect of habitable rooms and respond to its surroundings.

Marker Building

R ST

W MA MO RK DE ET L

T EE

P.124

Designed in the round All façades of Plot S4 should be treated as a ‘front’ not a ‘back’ or ‘side’, with attention to its design from short and long range views.

To ensure buildings are designed with consideration to all vantage points.

P.127

Incorporation of colour The plot must incorporate colour in the façades in a subtle manner at the base and top of the building. This could also be included in the middle of the building.

To undertake its role as a Marker building.

PLOT S2 PLOT S1 PLOT S4

↘ Refer to Site-wide / Building façades PLOT MV

DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot SC

344

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot SC

345

PLOT SC

Urban Design Role

Scope for Flexibility to Massing

Externally, the plot has an important role as the most publically accessible plot, that will attract visitors to the site beyond the residents. For the purposes of this document, it forms the extent of the podium in the centre of the site, ground level and Level 01 inclusive. Relevant plots above then start at Level 02 upwards.

There is no to limited flexibility because of the plots and public spaces above, as well as existing and proposed key routes adjacent to the plot.

Key Maximum Envelope Illustrative plot massing Contextual illustrative massing

At ground level, shopping centre entrances are typically recessed from adjacent plots, incorporating areas of external cover to provide relief for shopping centre users. Other areas typically respond to the Architecture of the plots above, and is dictated mainly by Site-Wide codes for Façades and Frontages.

SC

At upper levels, the stepped meadow landscape is integral with the plot design. Entrances through into retail spaces are designed with depth and relief to give a sense of heaviness: holding up the dense landscape above.

Illustrative view, Illustrative Scheme within Maximum Envelope

N2

C4

ET HIG H

SC

STR E

TREET ORTH S MOLESW

C1

+23.365m AOD

S1 Plan, Illustrative Scheme within Maximum Envelope

DESIGN CODE | OCTOBER 2024

THE PARK

M1

THE STREET

+9.4m AOD (L00) Section, Illustrative Scheme within Maximum Envelope

STUDIO EGRET WEST

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot SC

P.128

346

LEWISHAM SHOPPING CENTRE | PLOT CODES | Plot SC

P.131

Amenity for visitors The internal concourse must provide seating for visitors.

347

Connection to The Podium Park Plot SC must be connected internally to Plot M1. This must include escalators and lifts, and have a connection at mid level to The Street.

To continue the culture of the existing shopping centre atrium as a space for visitors to relax and sit.

To enable physical connections from the shopping centre concourse to upper levels of public realm.

PLOT C1

PLOT M1 THE PARK THE STREET SHOPPING CENTRE

Molesworth Street

P.132

Incorporation of Public Art

The massing and prominence of the plot must be subservient to adjoining plots on Molesworth Street.

The internal crossing point in Plot SC must incorporate public art. This must reference this historic shopping centre atrium clock.

To allow Molesworth Street residential plots to come to ground, and avoid a wall of continuous development.

To enable physical connections from the shopping centre concourse to upper levels of public realm.

Clear visual connections

Historic Lewisham Shopping Centre clock

T

To ensure planting is used as a visual connector between the multi-level landscape.

ET

E RTH STR

To ensure that the concourse is open and legible for visitors.

Integration of planting Planting should be used as a material in it’s own right and fully integrated into the design of Plot SC. This could include planting coming to ground level.

O MOLESW

The internal configuration and structure of the shopping centre concourse should look to maximise visual connections through the space and through to surrounding streets. This could be achieved by minimising columns along key visual routes.

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REE

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Rive Gauche Charleroi Shopping Centre, Chrome Architecture

HIG H ST

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DESIGN CODE | OCTOBER 2024

STUDIO EGRET WEST