BANKSIDE, BOROUGH & LONDON BRIDGE CHARACTERISATION STUDY JULY 2013 Bankside, Borough and London Bridge Characterisation Study page 2 CONTENTS 1. INTRODUCTION AND BACKGROUND 6 2. StrategiC CONTEXT 10 3. TOWNSCAPE CHARACTER AREAS 22 3.1 BLACKFRIARS ROAD NORTH 23 3.2 BLACKFRIARS ROAD SOUTH 33 Limitations 3.3 BANKSIDE CULTURAL 43 URS Infrastructure & Environment UK Limited (“URS”) has prepared this Report for the sole use of Southwark Council (“Client”) in accordance with the 3.4 BANKSIDE COMMERCIAL 53 Agreement under which our services were performed [3117681. 19 October 2012]. No other warranty, expressed or implied, is made as to the professional advice included in this Report or any other services provided by URS. This 3.5 BOROUGH MARKET 61 Report is confidential and may not be disclosed by the Client nor relied upon by any other party without the prior and express written agreement of URS. 3.6 THE BOROUGH 70 The conclusions and recommendations contained in this Report are based upon information provided by others and upon the assumption that all relevant information has been provided by those parties from whom it has 3.7 BOROUGH HIGH STREET 79 been requested and that such information is accurate. Information obtained by URS has not been independently verified by URS, unless otherwise stated 3.8 LONDON BRIDGE 89 in the Report. The methodology adopted and the sources of information used by URS in 3.9 BERMONDSEY 104 providing its services are outlined in this Report. The work described in this Report was undertaken between [insert date] and [insert date] and is based on the conditions encountered and the information available during the said REFERENCES 115 period of time. The scope of this Report and the services are accordingly factually limited by these circumstances. APPENDIX A - Glossary OF TERMS 117 Where assessments of works or costs identified in this Report are made, such assessments are based upon the information available at the time and APPENDIX B - SCHEDULE OF heritage ASSETS 118 where appropriate are subject to further investigations or information which may become available. APPENDIX C - Consultation report 140 URS disclaim any undertaking or obligation to advise any person of any change in any matter affecting the Report, which may come or be brought to URS’ attention after the date of the Report. Certain statements made in the Report that are not historical facts may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the Report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. URS specifically does not guarantee or warrant any estimate or projections contained in this Report. Copyright © This Report is the copyright of URS Infrastructure & Environment UK Limited. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited. Bankside, Borough and London Bridge Characterisation Study page 3 1.0 INTRODUCTION AND BACKGROUND Bankside, Borough and London Bridge Characterisation Study page 5 1.1 INTRODUCTION The study considers the wider context of the opportunity area which informs the views. BBLB is defined as a Central Activities Zone (CAZ) is also one of 33 Opportunity identification of areas of specific character. The history and character of these areas are Areas identified within the London Plan. Opportunity Areas provide ‘significant capacity This document presents a detailed study of the character of the Bankside, Borough established to inform an understanding of key characteristics. Character management for new housing, commercial and other development linked to existing or potential and London Bridge (BBLB) Opportunity Area of Southwark. It has been prepared by principles are prepared to ensure that these key characteristics can be sustained, improvements to public transport accessibility’. URS Infrastructure and Environment, working closely with Southwark Council. reinforced or enhanced by new development. There are a number of key policies within the London Plan which establish the need Characterisation is a recognised approach to understanding the context and special for this characterisation study and which have influenced the development of the qualities of a place so that these can be considered in the planning and design 1.3 POLICY, GUIDANCE AND methodology and character management principles. (GLA, 2011). Policy 7.4 Local process (Mayor of London 2013). The purpose of this study is to describe concisely character, for example, underpins the methodology for the characterisation study. and graphically the elements which combine to form the unique character of BBLB. INFORMATION SOURCES Policies 3.5, 4.7, 5.10, 7.5, 7.6 and 7.7 establish the council’s position on the quality and It follows an urban design lead approach, developed to meet the specific needs setting of development proposals and the contribution that new buildings and public of this study. This characterisation study will inform the preparation of any future 1.3.1 Introduction realm make to local character. The importance of sustaining and enhancing heritage planning guidance for the BBLB Opportunity Area including neighbourhood plans. Townscape characterisation is a tool which can be used to identify and interpret the assets and their setting is defined in policy 7.8. Policies 7.11 and 7.12 give protection to The objectives of the study are set out below: various elements which combine to make places distinctive. This information can key designated views towards strategically important landmarks. provide evidence to support local and neighbourhood planning policy and can be 1. Carry out a characterisation study for the character areas in and around the used to evaluate the effectiveness of regeneration schemes (Reeve et al, 2006). In an BBLB Opportunity Area; London View Management Framework (LVMF) SPG, March historic context, it helps to trace the development of an area through to the present 2. Undertake a consultation exercise with members of the public to gain local 2012 day and show which elements have survived to inform our understanding of the past knowledge to inform the preparation of the characterisation study; (English Heritage, 2013 a,b and c. It also identifies elements which detract from the The LVMF is a key part of the Mayor’s strategy to preserve London’s character and built 3. Set out principles for the future management of the BBLB Opportunity Area and quality of the townscape or where new development could enhance quality of life and heritage (GLA2012b). The SPG seeks to protect 27 ‘Designated Views’ of Strategically each of the character areas within it. character. Important Landmarks which are defined as providing ‘a very significant contribution to The document is structured as follows and is supported by maps, photographs and the image of London at the strategic level or provide a significant cultural orientation illustrations: The following section sets out the national, regional and local policy context and point’ and include St. Paul’s Cathedral and the Tower of London. There are different types summaries of some of the area specific evidence which have informed the preparation of views identified which include London panoramas, townscape and river prospect • Section 1 covers the background to the study, why it is needed and what it will of this study. views, with a number of views geometrically defined as ‘Protected Vistas’, comprising of inform. a Landmark Viewing Corridor and a Wider Setting Consultation Area. Each view has a • Section 2 sets out the strategic context, placing BBLB in its wider context and 1.3.2 National management guidance that sets out how development in the foreground, middleground identifying those elements which combine to form its unique character and background of a view will be assessed. • Section 3 provides detailed descriptions for each of the character areas identified National Planning Policy Framework (NPPF), 2012 The BBLB Opportunity Area is located in the background of a number of strategic views, within BBLB and suggests principles for how change can be managed The NPPF is focussed on delivering sustainable development. It sets out a number of including protected vistas as well as river prospect views (Fig.1). These include: • Appendices set out a glossary of technical terms, a register of heritage assets and core land-use planning principles which should underpin plan-making and decision- a detailed consultation report. taking. This includes taking into account ‘the different roles and character of different • 1A.2 – Alexandra Palace to St. Paul’s Cathedral; areas, promoting the vitality of our main urban areas’, which underpins this character • 2A.1 – Parliament Hill to St. Paul’s Cathedral; 1.2 METHODOLOGY study for BBLB. There is also a strong emphasis on good design in development • 3A.1 – Kenwood to St. Paul’s Cathedral; including the need to ‘respond to local character and history, and reflect the identity of • 4A.1 – Primrose Hill to St. Paul’s Cathedral; This characterisation study has been prepared in accordance with the principles of the local surroundings and materials, while not preventing or discouraging appropriate NPPF, London Plan, Southwark policies and guidance and Mayor and English Heritage • 5A.2 – Greenwich Park innovation’. (DCLG, 2012). This relates the character management principles set out in best practice guidance. • 6A.1 – Blackheath Point to St. Paul’s Cathedral; Section 3. • 10A River Prospect: Tower Bridge; The study has been developed through a number of stages, including desk based • 11A.1, 11B.1 and 11B.2 River Prospect: London Bridge; studies of the policy context, area based studies, GIS datasets including Ordnance 1.3.3 Regional • 12A.1 River Prospect: Southwark Bridge; Survey (OS), historic mapping, and aerial photography. Fieldwork was then carried out to test initial assumptions and produce a photographic record of the study area.