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Design and Access Statement

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Design and Access Statement 2 SITE, CONTEXT & ANALYSIS Image caption 10 2 SITE, CONTEXT AND ANALYSIS 2.1 SITE LOCATION The Site is located approximately one mile to the south and east of the River Thames, towards the north of the London Borough of Southwark. The Site is adjacent to a major road intersection that includes Newington Butts, St George's Road, London Road, Newington Causeway and New Kent Road, all meeting at the former Elephant & Castle roundabout, recently peninsularised by Transport for London. The radial arrangement of these major through roads creates a direct connection between the Site and Kennington, Vauxhall, Waterloo, Blackfriars, London Bridge, Tower Bridge and Old Kent Road, as well as Walworth and Burgess Park to the south along Walworth Road, all of them around a mile radius. The Site is also a major public transport hub, including numerous bus stops, a Bakerloo Line and Northern Line underground stations and an overground rail station. Waterloo Station and London Bridge Station are in close proximity and the recently implemented North-South Cycle Superhighway links Elephant & Castle to the north up to Kings Cross. The Site includes two plots of land, located opposite each other either side of the northern end of Newington Butts, henceforth referred to as East Site and West Site. The East Site is bounded by Newington Butts to the west, New Kent Road to the north, Elephant Road to the east and Walworth Road to the south. The East Site is located within the East Walworth Ward and is adjacent to Chaucer Ward to the north and Newington Ward to the south. The West Site is bounded by Newington Butts and Pastor Street to the East, Brook Drive to the south, Oswin Street to the west and St George's Road to the north. The West site is located within the Cathedral's Ward. 11 Existing Northern Line Station Entrance & Ticket Hall Existing Hannibal House The Charlie Chaplin Existing Elephant & Castle Shopping Centre The London Coronet Theatre Elephant & Castle National Rail Station 12 2 SITE, CONTEXT AND ANALYSIS 2.2 EXISTING SITE FEATURES AND BUILDINGS The Site is currently occupied primarily by two large, The development was part of the city-wide post-war monolithic structures, Elephant & Castle Shopping development in the sixties which saw properties Centre on the East Site and the London College of destroyed by enemy bombing in World War II replaced Communications on the West Site. The East Site also by concrete towers and building blocks. includes the Coronet Theatre, Hannibal House and two portions of railway viaduct. The shopping centre has an upper and lower level shopping galleries that are dominated by shops and 2.2.1 East Site restaurants. The upper level also connects with the existing National Railway Station. In addition to this, Existing Shopping Centre a bowling alley and a bingo club are located at the top The existing shopping centre was designed by of the building. Boissenvain and Osmond for the Willets Group, as part of an architectural competition launched in 1958. It proposed a new type of building, fully enclosed and the first of this kind in Europe. The building opened its doors in 1965 and it consists of a three-storey Shopping Centre dominated by an 11-storey office block called Hannibal House. Existing Roof Plan ELEPHANT & CASTLE TOWN CENTRE Design and Access Statement September 2016 13 London Coronet Theatre 2.2.2 West Site The Coronet Theatre is a large night-club venue with capacity for over 2,000 people. The building occupies Existing UAL: London College of Communications the same site as the former Theatre Royal, completed The West Site is occupied by a number of buildings in 1872, that was destroyed by a fire a few years after that accommodate the UAL: London College of its inauguration. Following a reconstruction by Jethro Communication. Thomas Robinson and Frank Matcham, it opened again in 1879 as Elephant & Castle Theatre. The The college moved to this site in 1964 when many of Theatre was once again reconfigured, this time by the buildings currently on the site were constructed. Frank Matcham, to become the ABC Cinema, which The buildings accommodate teaching spaces, opened in 1928. The building continued to operate exhibition space, photographic and television studios, as a cinema before and after World War II under darkrooms, interactive media and animation suites, different names and configurations, until it closed as broadcast and print newsrooms as well as specialist the Coronet Cinema in 1999. The building opened to printing, printmaking, bookbinding and letterpress the public again in 2003 as a nightclub, following its workshops. last reconfiguration. While the shell of the building has no architectural merit, there are a number of art-deco The majority of the buildings at the north of the site features in the interior that are believed to date back were constructed in the 1960’s. These include four to the original building. storey buildings and a tower of fifteen storeys near the north-west of the site which has a larger base Northern Line Station building of two storeys. The existing Northern Line Station entrance is a building adjacent to the shopping centre that is A more recent addition to the older buildings on the located in the northwest corner of the East site. It was site buildings on site is a building of one to five- first opened in 1890, designed by Thomas Phillips storeys at the south of the site. Figgis, and was rebuilt several times until the current structure opened in 2003. Oswin Street Oswin Street defines the western boundary to the The ticket hall building is a metal structure cladd West Site. in translucent glass that fronts the Peninsula and Newington Butts. The vertical circulation occurs via The existing buildings along the east side of Oswin two lifts and a circular staircase that connect the Street are part of the college. They do not have active ticket hall at ground floor level with the northbound frontage onto the street and tend to present sides or and the southbound platforms, the latter providing the backs to Oswin Street. There are a number of trees only step-free platform for the station. along the east side of Oswin Street of varying quality, some of which are quite mature. The west side of the street is characterised largely by an existing terrace of four-storey houses which are within Southwark council’s Elliot’s Row Conservation area. Further west is West Square Conservation area, also within Southwark. 14 2 SITE, CONTEXT AND ANALYSIS Existing UAL: London College of Communications ELEPHANT & CASTLE TOWN CENTRE Design and Access Statement September 2016 15 2.3 HISTORIC CONTEXT The history of the sites mirrors the history of much Perhaps most important, and significant to the of this area of Southwark. In the mid 1700s (Rocque success of Elephant & Castle was how well connected 1741-45) the site was formerly agricultural farmland it was and easy to get to. The horse bus (1829) and flanking Newington Butts and the junction with The the first overland rail link (1862) helped provided ease Road to Camberwell and Lambeth Road. By virtue of access and in 1890, London Underground’s Northern of its proximity to the river Thames and the building Line reached the area and was quickly followed by of Westminster Bridge and improvements to London electric trams in 1903, motorbuses in 1904 and the Bridge, the area grew in importance. Baker Street and Waterloo (now Bakerloo) line in 1906. By 1769 the new Blackfriars Bridge crossing was opened and connected into a system of networked routes that now make up Great Dover Street, Westminster Bridge, New Kent Road, Borough Road, Blackfriars Road and St Georges Circus. As a result, the area became a built-up part of the metropolis during the late Georgian and Victorian periods. Piccadilly of the South Between the 1890s and the 1940s, Elephant & Castle came to life and became the location for a thriving Elephant & Castle pub, 1825 shopping area, known as "the Piccadilly (Circus) of South London". The area was home to a diverse mix of people, living in everything from modest almshouses to traditional terraces. For most residents, life was great, with top quality entertainment on the doorstep: Elephant & Castle Theatre, the Trocadero and the 4,000-seater South London Palace of Varieties. Other entertainment and leisure facilities included dance palaces, “penny gaff” theatres, the Royal Surrey Gardens Music Hall, and The Coronet, which opened as the Theatre Royal in Historical Image, c.1910 1872. Commerce boomed, with grand new department stores and many smaller outlets. Religion and welfare were originally centred on the ancient church of St Mary in Newington until a large Baptist church – the Metropolitan Tabernacle – was built for CH Spurgeon. Historical image, c.1912 16 2 SITE, CONTEXT AND ANALYSIS Historic Map, 1868 Historic Map, 1895 Historic Map, 1950 Aerial Photograph, 1970 ELEPHANT & CASTLE TOWN CENTRE Design and Access Statement September 2016 17 Plan by Dr Leslie Martin (LCC), 1956 Aerial photograph, 1971 Existing Shopping Centre opens, 1965 Elephant & Castle Odeon, 1970 18 2 SITE, CONTEXT AND ANALYSIS Post War Rebuilding Although Elephant & Castle thrived in the late 19th and early 20th century, many of the issues it has faced more recently have their origins in this period. Slum developments grew up to house the expanding population, and many residents faced increasingly poor living conditions. In 1946, 50 acres were identified for redevelopment. High density, slab-block estates and a large gyratory system replaced the terraced streets. The Faraday monument, housing an electricity substation for the Bakerloo line, replaced Historic photograph the dance hall at the roundabout’s centre.
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