The Official Regeneration Magazine of Southwark Council Issue Six Winter 2007

The official regeneration magazine of Southwark Council Issue six Winter 2007

INSIDE — ELEPHANT TAKES A GIANT LEAP • MUSEUMS’ BOOST FOR THE BOROUGH SCHOOLS FOR THE FUTURE • HOUSING RENEWAL • WHY WE LOVE SOUTHWARK Sensation_Double_1 3/10/07 16:56 Page 14

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6 Sensation_Double_1 3/10/07 16:56 Page 14

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6 Blackfriars Charing Cross

Tate Modern Globe Theatre LONDON BRIDGE Rotherhithe

WATERLOO Southwark Canada Water

Bermondsey Westminster Imperial War Museum ELEPHANT & CASTLE

Aylesbury Estate Walworth Bermondsey Spa

Peckham Library

Camberwell QUEENS RD

PECKHAM DENMARK RYE HILL NUNHEAD Peckham

EAST DULWICH

East Dulwich NORTH Honor Oak DULWICH

Dulwich Village

WEST DULWICH

West Regeneration Areas Dulwich

Aylesbury Bermondsey Spa SYDENHAM Canada Water HILL Elephant & Castle

British Rail Stations Underground Stations

Southwark Issue Six Contents

06 News 24 Projects Focus: 40 Museums and Southwark Catch up with the latest Peckham regeneration The official regeneration magazine of Southwark Council regeneration news in How the area’s Museums bring more Southwark. regeneration is helping to than a whiff of culture to Editor in chief Sarah Herbert solve its social problems. an area: they boost the [email protected] economy, educate residents Editor 10 What makes Southwark and bring new life to the Julie Mackintosh great? 28 Projects Focus: built environment. [email protected] Fans of the borough say Elephant and Castle Art editor what they love about it, At last, a development Terry Hawes and how it’s changed and partner has been 44 On Southwark: [email protected] grown over the years. chosen for the area: its Alex Beard Contributors regeneration is now truly The deputy director of Kirsty MacAulay, Jonathan Morrison under way. Meanwhile, Tate Modern talks about Advertising sales 14 Projects Focus: this year’s Elefest the museum’s extension Shelley Cook [email protected] Canada Water celebrated the art of the plans, its place in the With its striking library area. local community, and why Production manager Sue Mapara gaining planning approval, he loves Southwark. [email protected] this waterside regeneration Managing director scheme has taken a leap 36 Coming to a window Toby Fox forward. near you .... 46 Schools for the future [email protected] Bankside 4, five colourful Southwark Council’s Printed by towers designed by schools are set to be Trade Winds, on recycled paper 17 Projects Focus: famous architect Richard transformed by a massive Images Bermondsey Square Rogers, will bring a whole improvement programme. Southwark Council, Luke Hayes, Hayes As the first new residents new housing type to the So how will the £220 Davidson & John Maclean, Paul King, Nik Milner, SMC Alsop, TfL, Christan of the £35 million Bankside area. million be spent, and who Richters, London Borough of Southwark development scheme move will benefit? in, plans are unveiled for a For Southwark Council Chiltern House, Portland Street new home for the famous 39 Building London London SE17 2ES antiques market. creating futures 50 Coming up Communications managers Southwark Council’s What we’ll be covering Julie Humphreys initiative to get residents in the next issue of [email protected] 22 Projects Focus: back to work and involved Southwark magazine. Melanie Watts [email protected] Aylesbury Estate in the area’s regeneration. It’s official – the concrete Published by

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Cover image Elephant and Castle masterplan

Contents News

New life at St Mary’s St Mary’s Churchyard in Elephant and Castle is getting a new lease of life as a family-friendly park, thanks to a £1.35 million grant from the London Development Agency. Redevelopment of the derelict space will include the installation of a new playground, seating and planted areas with easily accessible entrances. The project will provide a much- needed green open space in the area, kick-starting the first phase of the Elephant and Castle’s development. It is hoped the park will be ready for action by the end of this year.

Beetham begins the 77,000sq m mixed-use glass tower The proposed Beetham tower at One will include 64 high-quality apartments Blackfriars Road was given the green on the top floors, a 261-room luxury light by Southwark Council’s planning hotel with spa, bars and restaurants (to department in July, perhaps heralding be run by Jumeirah), and a five-storey a new era of tall buildings in this area public viewing gallery at the top of the of London. The stunning design had building with vistas across London. faced some opposition to its height, so The development will also feature a architect Ian Simpson reduced it from six-storey affordable housing block on 68 floors to 52. an adjacent site. Described by Beetham chairman The tower is set to open in 2011, in Hugh Frost as a ‘gateway to Southwark’, time for the Olympic Games.

Open doors Members of the public were invited to explore some of the borough’s finest architectural gems during London’s annual Open House extravaganza in September. The list of buildings that opened their doors to inquisitive visitors in Southwark included Palestra (above), the Dome reading room at the Imperial War Museum, Dulwich College, 15 and a half Consort Road, Unicorn Theatre, More London and City Hall.

Southwark Issue Six

Cross River Tram Southwark Council is naturally pleased Funding demands for tube The results of extensive public the mayor is planning to go ahead extension consultation on the proposed route with the southern section of the project Southwark Council has joined options for the Cross River Tram have regardless. forces with other members of the now been published. According to The proposed tram system will East London Line Group to launch Chris Patterson of Transport for London, dramatically improve public transport the Connecting South London the general response from Southwark links in Southwark, cutting the journey campaign to secure phase two of residents has been positive and it is time from the Aylesbury Estate to the East London line extension. hoped a single preferred route will Waterloo to just 14 minutes. Funding for Although work has started on the be announced by the end of the year, the project is still unconfirmed. first phase, which will head south to working towards a public inquiry in Crystal Palace and West Croydon, 2008. funding for the second phase of the Ken Livingstone has asked Transport project has not been confirmed. for London to investigate the option The campaign demands of implementing the southern section government commitment to secure first, with northern sections connecting funding for the full extension Euston and Camden with Waterloo built plans that will connect the line to at a later date. The change of plan is Clapham Junction via Peckham due to a lack of support for the scheme and Brixton, which will finally put in boroughs north of the Thames. Peckham on the tube map. The combination of the East London line extension and the Cross River Tram will see Peckham become an important transport hub for South East London.

Design by the book Design for life Southwark is soon to have not one 2,485sq m of space to accommodate Southwark Council is looking for but two libraries designed by an not only books and DVDs but also a talented, innovative architects and internationally renowned architect. café and performance space for young other design professionals for its After the success of Peckham’s famous musicians. The cutting-edge design design review panel. For the past Alsop-designed library the council has is popular with local residents, 95% of two years the panel has assessed given planning permission for a new whom are in favour of the new facility, the merits of schemes before library at Canada Water by Piers Gough which is billed as being ‘more than they are submitted for planning of CZWG Architects. just a library’ and will be delivered in permission, and has helped to The striking building, which has a the first phase of BL Canada Quay’s maintain the high quality of small footprint but extends outwards scheme for Canada Water’s regeneration design in the borough. Go to www. with each of its four storeys, will provide opening in 2010 (see p14). southwark.gov.uk/sdrp

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ihn_southwark_mag.indd 1-2 3/9/07 10:26:43 landmark schemes from private investors excited by the opportunities Shaping on offer: the 280,000sq m More London, that has created a new business quarter Southwark: on former wasteland; Sellar Properties’ forthcoming what makes it London Bridge Tower, to be 10 among Europe’s tallest and most striking; Will Alsop’s so special Palestra building, now open for business; the new Architecture Foundation With its central, riverfront location, HQ, marking the first Zaha excellent transport links, strong Hadid designed building in history and communities, some of the the capital; and the £500 UK’s finest cultural attractions and million of mixed-use schemes a local authority driving a £4 billion springing up at Elephant and regeneration programme, the London Castle. Borough of Southwark is arguably the Southwark wasn’t always most exciting development location brimming with such promise, in the country. And its world-famous as the very institutions cultural attractions are a crucial that put it on the map element of the mix. It’s home to Tate acknowledge. “The northern Modern, Shakespeare’s Globe, Peckham part of the borough was an area of very Library and Borough Market as well as considerable deprivation and neglect,” many other museums, theatres and says Nicholas Serota, director of the arts organisations. Tate. “When we first suggested making Stretching southwards from the Bankside power station, as it was then, bank of the Thames to East Dulwich, into a great museum of modern art it boasts some of the country’s most everyone said ‘where is it?’.” But now, ambitious regeneration schemes – with almost four million visitors, that Elephant and Castle, Bermondsey Spa, iconic chimney marks one of the most the Aylesbury Estate and Canada Water visited sites in the country (see page 40 – that are transforming entire areas and for more on plans for the gallery). thousands of lives. It’s a similar story along at the Globe, All this means the borough is also which opened in 1997. “This is actually home to many new and planned where Shakespeare’s original theatre was – right beside the river, opposite St Paul’s Cathedral,” explains the

Southwark Issue Six This picture The recently completed Palestra, designed by Will Alsop

Elephant and Castle 12 Globe’s director of exhibitions David Peckham Library is one such success Marshall. “When we started building story. “You have to give people things to here it was just a series of derelict feel proud of,” says Russell Profitt, head warehouses, so it was a brave move.” of the Peckham Programme and social And as Borough Market trader Peter renewal. “So it’s not just a library, it’s an Gott says: “When we first came here inspirational library. We get visitors from nine years ago there were no local shops around the world all the time, and the selling food – it was almost a desert.” local community loves it.” So why was Southwark in such At both the Bermondsey Spa and the poor shape to begin with? The heavy Canada Water regeneration schemes, industries along the river that once public amenities – a new park and provided local employment had died youth centre in the former and a multi- out by the 1980s. And as Stephen purpose library in the latter – are McDonald, Southwark Council’s (or will be) the first elements to be strategic director major projects, points completed. At Elephant and Castle too, out: “Historically, this has been a poor the council led the regeneration itself area, traditionally attracting first- for five years (before appointing Lend generation immigrants. Moving out has Lease as commercial partner in July) always been one of the main measures to absolutely ensure that local people’s of success, a trend we are addressing interests will be best served by the with regeneration.” proposed changes to the area. He also highlights the poorly While great strides have been made, designed housing estates of the 1960s, there’s still a long way to go. Forty per with the great concrete monoliths in cent of the borough is under current Peckham, Elephant and Castle and the or planned regeneration schemes and infamous Aylesbury Estate breeding there could be yet more in the future. deprivation and crime. In Peckham, For McDonald, tackling high rates of the notorious five estates have been local unemployment is one issue that he demolished and replaced with modern would like to see progress on, while the low-level homes built to traditional “succeed and stay” motto, vocalising street patterns. As a result, the two the desire to attract and retain residents, thirds of residents who had wanted to has become something of a mantra. leave the area before the redevelopment Hopefully it will become a self- decided they actually wanted to stay. fulfilling prophecy. The Southwark Similar programmes of demolition regeneration journey – so far – has been and re-creation are now under way. characterised by the domino effect At Elephant and Castle, the Heygate of development, with Tate Modern as Estate is being replaced by homes arguably the catalyst for immeasurable across 17 individual architecturally amounts of change. designed sites, while the Aylesbury is As Marshall says: “We have the ability also facing the wrecker’s ball in favour to use Southwark as a shop window for of new modern units (see page 22). the whole of London and to showcase “It was clear by the 1990s that what is best of British in this borough.” Southwark had to change, to rebrand, And even the professionals admit and really be proactive in making things the borough is surpassing expectations. happen,” says McDonald. The council, Irvine Sellar – whose company is From top which has been using its own land to pioneering London Bridge Tower, aka The ‘Shard of lead the transformation of the borough the Shard of Glass – says of the area and Glass’ tower, the has put its money where its mouth is. the potential it gives to his development: Globe, Borough Market, and Alongside glamorous additions to “Obviously we look for this when the Printworks the South Bank came plans to place searching for investment opportunities, development in a real emphasis on new community but we didn’t think it would be so Elephant and Castle facilities. The Stirling Prize-winning dynamic and dramatic as this.”

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6 Right: project focus: The proposed new library at Canada Canada Water Water

“A critical milestone for this As Gough puts it, it’s ‘much more extensive community development, regeneration” is David Taylor’s verdict on than just a library’, and certainly more it ensures that the future Canada Water the recent planning decision to approve dynamic than the traditional scene of will be so much more than just new Canada Water’s striking new library. hushed tones and fearsome librarians. homes and shops.” The chairman of developer British “Absolutely,” says Whittle, who jointly As well as the library, the first phases Land Canada Quays has got it just led much of the overwhelmingly of the £1 billion regeneration are likely right. As one of the first elements of successful public consultation alongside to include more than 800 homes, offices, the Rotherhithe peninsula regeneration BL Canada Quays. “This is all about retail units and business space for small to be taken forward, the library increasing accessibility to community, and start-up companies. BL Canada encapsulates both the ambitious cultural and learning services.” Quays now has detailed planning design values of the 162,000sq m The local population has been approval for Deal Porter Plaza, and has mixed-use scheme, and mirrors its involved since the outset, which would agreed an implementation strategy social aspirations. Opening in 2010 it seem to have paid dividends: in a recent with Southwark Council for the early will provide a new focus for the area, poll 95% of those surveyed supported development sites. something Southwark Council’s head of both the design and vision behind the Southwark Council is also gearing culture, libraries and learning Adrian library. “This library is the greatest up to start a wider area action planning Whittle is well aware of. “This is set thing to happen to this community,” process that will seek to create new to become the nucleus of Canada says Barry Duckett, chairman of the opportunities for the area. Water’s regeneration, a truly interactive Canada Estate Tenants and Residents community resource,” he says. “Local Association. “It’s a facility that’s people are really enthused and we are desperately needed for our kids – a lot listening and responding to their ideas.” of local families can’t afford computers Described by its leading architect and it’s somewhere they can study and Canada Water at a glance: creator Piers Gough as “a magic, make music in the performance and extraordinary, unashamedly magnificent rehearsal space.” After three long years Where: On the Rotherhithe peninsula public facility”, the 2,500m sq library of planning and consultation, this is just to the north east of Southwark. is cutting edge – inside and out. Clad the type of response that Southwark What: Almost 3,000 new homes with aluminium, the angular building Council and BL Canada Quays have including affordable and family will sit within Deal Porter Plaza, a new been hoping for. The first OJEU notice housing, nearly 10,000sq m of public square overlooking Canada has been posted for the delivery of the shops and leisure and more Water Basin. The plaza is set to cater to library – a move that’s already creating than 9,000sq m of office and a range of activities with a café, space significant interest. live-work space, a new library for events and markets, public art and But the benefits to the local area and a high-quality, connected cycle parking. With entrances to Canada don’t end with the library. A £10 million public realm. Water underground station, it will also section 106 agreement was signed When: The first phases, including the become a major new thoroughfare. in May covering new and improved library, will be delivered by Back at the library, it will be a truly infrastructure, affordable housing, a 2010. The overall regeneration 21st-century experience. As well as community space with play facilities, of the entire masterplan area is book and DVD lending, it will offer new school places, health amenities, likely to take at least a decade. exhibition and performance space, café, CCTV, renewable energy technology Why: With vacant land and fantastic access for community groups, fitness and 1,500 construction jobs. public transport links, this is classes, homework clubs, free internet Tim Thompson, Southwark Council’s one of central London’s last access, story telling and opportunities project director, says: “This will have great undeveloped areas. for education and training. a huge impact. By paving the way for

Southwark Issue Six 15

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NL Bankside Southwark Ad.indd 1 23/10/07 11:33:44 project focus: Bermondsey Square

Despite occupying one of the hippest As its name suggests, the complex Rob Knight, national construction addresses in the capital, apart from will be set around a rejuvenated public director at Igloo, says the response from its world-famous weekly antiques square with space for 200 market stalls. the market has been phenomenal, and market Bermondsey Square was largely Antiques trading will continue, as it has that Igloo has “a list of over 600 parties unused. That is, until the development since Prince Albert founded the market interested in buying homes, despite of a £35 million regeneration scheme in 1855, with scope for other markets in having not started marketing yet”. led by Southwark Council and Igloo the future, as well as community events, The addition of Bermondsey Square Regeneration. exhibitions and open-air film shows. to what Knight dubs “the best village Scheduled for completion in spring Southwark Council’s strategic director in London” has been a painstaking 2008, the 13,940sq m mixed-use of regeneration and neighbourhoods process. It sits above the 10th-century development will offer 76 apartments Paul Evans believes Bermondsey Square Bermondsey Abbey, so extensive set in eight and 10-storey residential will add to the many attractions of the archaeological investigations had to blocks, a 100-bed boutique hotel, area, notably on eclectic Bermondsey take place before building work could community cinema, restaurant and Street with its boutiques, cafés and begin. The remains of the ancient wine bar, local supermarket, retail units Zandra Rhodes’ Fashion and Textile monument will be on display under a and a range of office accommodation. Museum. “The square brings another glass floor in one of the retail units. As well as the studio, one-, two- and cultural facility to this growing and Back in the present day, Knight is full three-bedroom apartments for sale exciting part of the borough,” he says. of praise for Southwark Council and the at Bermondsey Square, around 20 “Providing a new home for the antiques London Development Agency, which affordable homes are also being market was our key priority, and we understood and encouraged Igloo’s developed on nearby Tower Bridge Road believe it will benefit from being among aspirations. Soon, the public will get for completion in 2009. a new residential quarter.” a chance to decide if they agree.

Bermondsey Square project focus: Bermondsey Spa

18 3 Below Bottom St James Square Tannery Square scheme

19 3

“Most of the people buying at Bermondsey Spa are first-time buyers looking for a place that is central to the City and West End and close to the tube,” says Hyde Housing’s sales director Adrian Grover. “They’re attracted to Bermondsey because this area is part of the wider regeneration zone, bringing trendy new homes at attractive prices, near good amenities like galleries, bars and restaurants.” Construction of the next phase of a further 140 homes is under way. Tim Thompson, Southwark Council’s project director, explains that with 20 development sites, Bermondsey Spa is experiencing all stages of the regeneration chain. “At Site G there’ll be 35 homes plus shops – we’re working on a design approach just now,” he says. The statistics speak for themselves: “Site T, the old neighbourhood housing 2,000 new homes (35%+ affordable), office, will become 60 new homes and 26,000sq m of re-landscaped space, new a restaurant, and Site J by Blueprint Business, healthcare and community facilities, Homes, providing a new premises for and a micro neighbourhood for retail, Little Acorns Nursery and 49 residential retail and leisure and business. At 200,000sq m units, should be complete next year.” and 20 development sites, Bermondsey At the heart of the whole Bermondsey Spa is an ambitious regeneration project. Spa scheme is the 36,425sq m Site community But it’s progressing apace. For a start, C. The design, by Glenn Howells residents moved into the inaugural architects, draws on Bermondsey’s uses will co- 73-home Artesian Building earlier this industrial past by creating a high-density year. With 42% reserved as affordable neighbourhood. Business, retail and exist within housing and for key workers, and the community uses will co-exist within a rest snapped up by private purchasers, network of streets and public spaces, the architecturally daring scheme is a along with 600 homes. Southwark a network of microcosm of what Southwark Council Council is currently agreeing a disposal and its partners are aiming to achieve strategy and detailed design code for the streets all over Bermondsey Spa. public realm before marketing any plots. There’s plenty more where that came Bermondsey Spa is due for completion from: the 300-unit St James Square by 2011, but already the local community scheme, for example, due to welcome is enjoying the benefits. A £2 million inhabitants next spring. Designed by refurbishment of Spa Park was the first Levitt Bernstein with Hyde Housing, element to open last year, complete it’s part of five linked sites that will with a facility for pre-school and school- eventually deliver 644 homes. aged children. The next phase of the

Bermondsey Spa One Blackfriars Road London SE1 www.beetham.uk.com Below Work in the area continues apace

Abi’s story Abi Kamara (above) moved into the Artesian building from nearby George Tingle House, to be demolished as part of the plans. “Bermondsey’s changed,” she says. “Years ago, people didn’t get on with each other, but now everybody mixes and there’s a better atmosphere. “I’m very happy in the Artesian, especially with the balcony off my bedroom. Regeneration is improving the area. People feel at home because they have space and security. Before, at George Tingle, some people would make Salmon Youth Centre’s £10 million Bermondsey Spa at a glance: a mess, but here they talk to each other. transformation will open in January. My home is beautiful and I want to Alongside the sports hall already in Where: A short stroll from the maintain it. My neighbours are the same use will be a theatre, dance/rehearsal City and Bankside, just – there’s a sense of pride now. Moving studio and a music/multimedia studio. east of London Bridge. here has made me value what I have in Training features heavily too, with What: 2,000 new homes, life and built my confidence. I feel proud IT suites and arts and crafts rooms including affordable to welcome anyone into my home.” expected by the time the centre is and family housing, complete in 2009. 26,000sq m of re- Joe’s story Bermondsey Spa is also providing landscaped space, Last November, Joe joined the new healthcare centres, nurseries, new healthcare and trainee management programme at community facilities, shops and leisure community facilities, construction company Rooff, which amenities. “It’s important that services retail and a new micro works on a number of local projects. for local people are delivered at an early neighbourhood with a “I’m working in the surveying office at stage,” says Thompson. “Regeneration mix of uses. the moment,” he says. “I’m enjoying can be disruptive, so visible signs of When: First residents have learning new things and going on site.” progress are crucial.” The state-of- arrived but overall “I’ve lived in Bermondsey all my the-art City of London Academy is one completion is scheduled life and have seen lots of changes, new addition to the community that’s for 2011. all for the better. I’d love to work on a certainly been warmly received. “We Why: Bermondsey has local site. It would be a chance to put wanted a school that could provide real suffered socio-economic something back for being given this aspirational change for the kids in the problems since the opportunity. One day I’d like to tell my area. It was crucial to encourage the loss of traditional kids: ‘I helped to build that.’” construction of family homes.” employment. Rooff has also just employed Jack, Just a mile from the City, Bermondsey another local lad, on the programme. is finally capitalising on its location, “These opportunities are a reponse to with its impressive regeneration the regeneration in the area, and a sign programme turning it into one of the of our commitment to the process,” says country’s most exciting neighbourhoods. Steve Drury, director of Rooff.

Bermondsey Spa project focus: Aylesbury Estate

Cynics, perhaps understandably, said it would never happen. Plans for this spectacular regeneration have already travelled a long (and sometimes) painful journey – and that’s without a stone being laid. But with demolition on the way and show homes on display, residents of the much-maligned Aylesbury Estate can no longer be in any doubt that real change is actually coming… and soon. This summer, Southwark Council granted outline approval to the first phase of the 285,000sq m scheme. Designed by Levitt Bernstein it will include 260 homes and a new Aylesbury Resource Centre providing expanded health and social care services. The aim of the architect is to ‘introduce a finer-grained pattern of circulation’ by ‘reinstating pre-existing routes with the careful design of connected, usable public spaces’. A green route is set to run through the site, linking a new urban square in the north (which will house a relocated street market), a new park, and a new entrance to Burgess Park in the south. Say goodbye to the People living on the Aylesbury recently had the chance to view their grey walkways and prospective abodes when a full-sized show home was unveiled to the public. Over the three weeks of the exhibition, archetypal urban the 70sq m, two-bedroom property was displayed with its movable partition ‘gritty’ locations. The walls in various configurations, to demonstrate different versions of the transformation of the living space. The designs received a largely positive response from would-be estate has taken a residents, with such glowing comments as “Captivating and authentic… it gives giant leap forward a good feeling of what’s to come… I feel at home already ” or “good-size rooms, well laid out, it’s gorgeous”. This positive reaction is echoed by Stephen McDonald, Southwark Council’s strategic director major projects: “One of the best things about

Southwark Issue Six Far left The future, leafy Aylesbury Estate Left Current grim walkways Below Residents survey their future homes

23 the Aylesbury is the internal space these in recent years.” Aylesbury at a glance: standards. People said they want He’s referring to some pretty spacious homes and we have taken that impressive progress: tripling the Where: Between Elephant and on board.” number of GCSE students gaining five Castle and Camberwell exam passes, halving the fear of crime Green to the east of Work will begin next autumn and addressing unemployment. But Walworth Road. – Southwark Council is in the process rebuilding the Aylesbury isn’t simply a of choosing development partners now response to the remaining social woes. What: Replacing 2,700 existing – once residents living in this section The homes themselves need to be homes with 2,200 homes of the estate have been rehoused into replaced. for rent under housing either a new housing association home Six years ago, residents rejected association control and nearby or an existing council property. a possible stock transfer to a around 2,700 homes for To this end, the council’s referencing registered social landlord in favour of sale or shared ownership. team is going door to door to gather a refurbishment programme. It began, Community and public information such as the number of only to discover structural defects, amenities will be improved, bedrooms required, or the age and replacement heating system and decent commercial facilities added, sex of family members, and to answer homes costs totalling £350 million green space enhanced and any questions on the process. Having (£146,000 per home) – substantially transport links bolstered. completed valuations, it is also starting more than the cost of rebuilding the to buy back properties from leaseholders whole estate. When: Construction work will in these blocks, while some commercial In September 2005, the council’s begin next year on the leaseholders have already been moved. executive committee voted to demolish first phase, which includes And all that’s just one small part of the estate and build the Aylesbury 260 homes and a new the massive logistical exercise involved again from scratch. Two years on resource centre. The in the ambitious task of transforming – and determined not to repeat design overall regeneration of the this housing estate into a new mixed- mistakes made four decades ago – it 285,000sq m estate is likely use, mixed-tenure community. The appointed Urban Initiatives to develop a to take at least a decade. existing 2,700 homes will be demolished masterplan for the estate’s regeneration. to make way for 4,900 new properties This process is now well under way. Why: A refurbishment programme for rent, sale or shared ownership and a Consultation with the local community which began in 2001 host of community and leisure facilities. is ongoing and this autumn saw a found structural defects in Currently characterised by grey public event unveiling ‘the issues and the buildings. Repairing walkways and concrete apartment options’ or, in other words, the progress them was estimated to be blocks, the Aylesbury Estate is home so far. An area action plan should be significantly more expensive to 7,500 people. A favourite hangout complete next June. So what exactly than the rebuild cost. of urban filmmakers and politicians are local residents hoping to see? “They lambasting urban subculture, the estate have been pretty clear all along,” says seems to have become the poster boy Smith. “People living on the Aylesbury for everything that’s wrong with inner- want improved local facilities, green city Britain. open spaces and better transport links. But is this dubious honour justified? But most of all, they want top-quality, “The Aylesbury’s notoriety is tricky. modern homes – and that is what we Reputations are easy to acquire but intend to deliver.” difficult to shake,” says Aylesbury regeneration director for Southwark Council, Martin Smith. “In many ways the estate’s an easy target. There are social problems here, there’s no denying that, but we’ve made headway with

Aylesbury Estate project focus: Peckham

Youth crime, gun-related violence and the linchpins of a future travel network. a seeming escalation in gang culture The AAP builds on the early stages of have dominated headlines in recent the neighbourhood’s regeneration which months. But Peckham, with the dubious delivered 2,000 new council, private and honour of being forerunner in the fight housing association homes. At least the against these social problems, has long same number again could be created by been working hard to address them, 2015, on a number of sites earmarked and that includes its regeneration for redevelopment, and existing property programme. is set to be improved. Following a Over the past decade, great strides successful scheme in the Bellenden have been made in transforming the enclave, more housing renewal is area: the notorious five estates have expected (pages 50 to 53) over the been demolished, the public square coming years. and famous library created, social programmes established to promote education and employment, and plans Peckham at a glance: established to overhaul the shopping and recreation offer. Where: To the south of the borough “There’s been a lot of talk, especially past Walworth and in Peckham, about young people having Camberwell. nothing to do. That’s something we What: Improvements to housing, the are working hard on,” says Russell public realm and public and Profitt, head of Southwark Council’s leisure amenities are ongoing. Peckham Programme. Now, next to The next phase will see an area the existing leisure centre and library action plan developed. a multi-user games area (MUGA) When: Progress will come in stages is planned, to provide extra sports over the next decade. It is facilities, which should be ready within hoped that improved transport the next 18 months. The nearby Central links such as the tram and East Venture Park is another new venue for London line extension will be youngsters, as is the recently opened complete around 2012. Safe Studios, in the basement of Safe Why: Peckham has long suffered House, which will become an incubator deprivation, and the resulting for performing talent. social problems have prevented Meanwhile, an area action the area from fulfilling its plan (AAP) is going out for public potential. consultation this autumn. On the agenda is a redesign of the Rye Lane shopping area, further improvements to Peckham Square and the run- down high street and more integrated transport provision. The council hopes that a new tram line between Peckham Right and Camden and the extension of the Inside Peckham Library East London underground line will be

Southwark Issue Six Below A Peckham resident, the newly opened Safe Studios and Peckham High Street

Peckham Advertising feature produced by Urban Initiatives Integration of proposed developement Mixed typology housing Neighbourhood Game

Artist’s impression of community spine Apartment blocks, Glasgow Housing opening onto connecting streets Neighbourhood Team city trips

Urban Initiatives was appointed in the team had to overcome significant Aylesbury Estate. By including the social and economic opportunities. Urban Initiatives: February 2007 to develop an Area consultation fatigue using a number Neighbourhood Team throughout These objectives are contained in Urban Initiatives commission also includes: Action Plan for the Aylesbury and of innovative techniques including the the process, we have been able to the Neighbourhood Charter – the • An open spaces strategy, including Delivering Burgess Park area, and lead the establishment of a Neighbourhood engage them with the complexity Neighbourhood Team’s statement of landscape design of Burgess Park higher densities masterplanning work for the re- Team, devising a Neighbourhood of the main challenges and build intent published as the first step in • A social and community infrastructure development of the Aylesbury Estate. Game, and a series of ongoing on their understanding of wider the community engagement process. strategy with a comprehensive approach to shopping, employment, schools, In addition, new private homes will exhibitions that have allowed local regeneration issues. and good living healthcare and community facilities be built to cross-subsidise the social residents to be involved in the The establishment of an Architects • A transport and movement strategy that environments housing. This raises the issue of how emerging masterplan. The distribution of densities of homes Panel of seven leading housing design will involve the development of a major to deliver higher density and high will achieve a variety of housing practices: Macreanor Lavington, multi-modal transport model quality homes, whilst still achieving The Neighbourhood Team, comprising solutions from town houses to Alford Hall Monaghan Morris, Glenn • A business and delivery plan to include the key objectives of place making, Aylesbury Estate residents and apartment blocks and some taller Howells Architects, Hawkins Brown a fully modelled business case delivery and sustainable development. organisations in the area, recently buildings. This approach raises the Architects, Burrell Foley Fischer, de • A full Sustainability Appraisal went on trips to Glasgow, Dublin, standard of urban housing, and Rijke Marsh Morgan and Patel Taylor, • Planning guidance for the South West The challenge is to enable the delivery Amsterdam and Paris. These trips offers the opportunity to consider means both the masterplan and Corner of the estate of the comprehensive regeneration of visited a wide range of types of the inclusion of family homes with housing solutions are tested in detail. the area whilst ensuring the highest homes, and demonstrated that higher gardens. This cannot compromise quality of design and sustainability, densities can be achieved with well the place making objectives that Through these parallel strategies, and creating a mixed-use, mixed designed streets and places. The highlight the need for better we are confident that the Aylesbury tenure community that achieves good Neighbourhood Game was played on homes - a high quality residential area can be transformed to become a living environments throughout. a board representing the Aylesbury neighbourhood; public life - better place that will benefit for generations area and allowed people to see the and safer streets, squares and parks; to come. This high profile estate has been implications of placing different connections - improved transport masterplanned before. As a result, densities of developments across the links; and, community - enhanced Advertising feature produced by Urban Initiatives Integration of proposed developement Mixed typology housing Neighbourhood Game

Artist’s impression of community spine Apartment blocks, Glasgow Housing opening onto connecting streets Neighbourhood Team city trips

Southwark Issue Six 29 people we’re serious.” Hugill says that Lend Lease Elephant Plans to transform the Elephant have intends to be faithful to the vision been mooted for some time. In 2002, developed by the council and will previous proposals fell apart when work with a variety of practices to chooses developer Southwark Land Regeneration draw up a detailed blueprint. “We and Southwark Council failed to agree were never about ripping up the commercial on commercial and financial terms. Ken Shuttleworth [head of Make] It was back to the drawing board, masterplan,” he says. “It started with partner with former Elephant and Castle the key presumption that you have development director Chris Horn to put back the Georgian grid, which observing “there could be no more false existed before redevelopment in the starts”. Thankfully, there haven’t been. 1960s. By bringing together designers It’s been a complex and exceedingly After working with a multi-disciplinary from established and emerging thorough process, but Southwark team of experts, led first by Norman practices, we aim to introduce further Council’s two-year search is finally Foster and later by Make architects, diversity as we develop the plans. over. And the winner of the commercial the council produced a development “The best neighbourhoods have partner for Elephant and Castle’s £1.5 framework, endorsed in February 2004, evolved over time, with a number of billion regeneration is... Lend Lease, detailing exactly what it hoped to create hands playing a part in their creation. in collaboration with First Base and at the Elephant and, crucially, how In this way a diversity of buildings Oakmayne Properties. that would be delivered. “The council is developed, adding a richness and Southwark Council’s strategic knew it could not embark on this project permeability that was not achieved director of major projects Stephen without being absolutely clear about in the repetitive blocks of the Heygate McDonald is certain that the old adage what we want and what we expect from Estate or the shopping centre.” ‘good things come to those who wait’ others,” says Horn. These two oft-derided symbols of will ring true. “We believe that Lend Make’s plan offered a holistic present-day Elephant and Castle will Lease can bring the finance, resources approach to regeneration. At its no longer exist once regeneration is and experience to deliver and add value heart was reconnection, providing complete in 2014, replaced by 1,000 to the regeneration of the area,” he says alternatives to the busy road network, new homes across 17 individually of the company which is also building pedestrian subways and maze-like designed sites. To ensure the highest the athletes’ village for the London 2012 housing estates that currently damage standards, Southwark Council ditched Olympics. the area’s cohesion. the design-and-build formula which The task ahead is huge: manage a The resulting procurement process has spawned so many uninspiring 688,000sq m central London masterplan saw seven developers shortlisted, a residences by separating the housing covering 6,600 new homes, 75,000sq m number that was then reduced to three, and architectural procurement of retail, the demolition of existing then two and finally one, when Lend processes. residential and retail accommodation, Lease emerged victorious in July 2007. Instead, selected architects the reconfiguration of traffic systems, It’s no surprise then that the formed a competition panel to bid to transformation of the public realm company is ready to get to work create the new homes, and only then and liaison with numerous private immediately, but this certainly won’t were they matched with a housing developers constructing schemes be at the expense of engaging local association partner. Philosopher and worth around £500 million. And they’re people. “Lively and ongoing dialogue author of the best-selling book ‘The only some of the elements involved with the public is fundamental to Architecture of Happiness’ Alain de in turning Elephant and Castle from regeneration – otherwise we’d just call Botton says the council’s approach is a testament to 1960s architectural it redevelopment,” says Lend Lease “clearly the way forward. Developers mistakes into the capital’s hottest Europe chairman Nigel Hugill. “Equally should be forced to work with good destination. important to physical change is a less architects.” As McDonald says: “We’re very visible transformation: the creation of Those designing the homes conscious that we’ve been talking new opportunities to learn and acquire certainly agree: “We were attracted about the need to regenerate Elephant skills, to access employment, to start or to the emphasis Southwark Council and Castle for a long time, and it’s expand businesses and benefit from the places on design quality,” says paramount that we get on and show renaissance of the area.” Joseph Marinescu of Metaphorm

Elephant & Castle Southwark: London’s most dynamic and exciting borough

www.southwark.gov.uk

Investing in regeneration projects that transform the area, boost the economy and raise the aspirations of the local community.

Mel's Southwark Advert1.indd 1 2/10/07 12:29:27 Below Right The masterplan for the Walworth Road Elephant and Castle will be completely transformed

Architecture and Design. “They have The Elephant story: January 2007 set architects and housing associations March 2002 Major exhibition showcasing the work on an equal footing rather than Regeneration plans collapse after of Southwark Council so far. following the traditional hierarchy.” Southwark Council and development July 2007 The shopping centre, will also make partner Southwark Land Regeneration Lend Lease (with First Base and way for progress. A new town centre is fail to reach an agreement. Oakmayne Properties) selected as to be created with a mix of high street, May 2002 commercial development partner. independent and market retailers. The Southwark Council’s executive July 2007 area is currently dominated by traffic, committee renews commitment to the St Mary’s Churchyard improvements with pedestrians forced to navigate regeneration of Elephant and Castle. commence. roads via a subway system. The new- June 2003 September 2007 look Elephant places the pedestrian Draft development framework published Richard Rogers’ residential tower and firmly at its heart with shopping and for public consultation. new theatre wins planning approval. leisure based around public squares February 2004 End 2007 and a car-free main boulevard. Development framework adopted Plans approved for the removal of So what happens now? Well, by Southwark Council’s executive Southern roundabout. Southwark Council and Lend Lease aim committee after winning support from 2008-2009 to complete a development agreement. 80% of local people. Heygate Estate tenants relocated Work is also under way on a planning June 2004 to new housing, followed by phased application for the entire regeneration Make architects appointed to perfect demolition of the estate. area for submission during 2008. the framework, ready for release to the 2009-2010 However, change is continuing commercial sector. Development begins on the southern apace. Cranes now mark the Elephant March 2005 part of the regeneration area, including skyline, with 1,200 new homes under Start of official European procurement Walworth Road extension, energy construction and 500 more planned. process for the main commercial centres and Heygate Boulevard. South Bank University is building a development partner. 2010 onwards new faculty on Keyworth Street and August 2005 Demolition of Elephant and Castle St Mary’s Churchyard is undergoing Two housing association consortia shopping centre. New Civic Square a facelift. With a six-screen cinema selected to build replacement housing built, shopping centre and Heygate being built on New Kent Road and for Heygate residents. Estate site redeveloped. the Southwark Playhouse due to move Autumn 2006 2014 into the old London Park Hotel site the Heygate residents move into Wansey Regeneration of Elephant and Castle Elephant has definitely taken flight. Street, the first of 17 social housing complete. It might have taken a lot of planning, sites to be complete. but in this case good things really are November 2006 coming to those who have waited. Elephant and Castle Ecopod installed.

Elephant & Castle The summiT for innovaTive local auThoriTy regeneraTion finance

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Celebrating culture and change in the Castle

“People see a horrible shopping centre Elephant and Castle into a cultural Above and a horrible housing estate, but quarter. This won’t just happen – it Siobhan Davies Dance Company not what’s behind it,” says Rob Wray, needs to be harnessed,” says Wray. and London Walworth native, and creator of the As Amanda Moss, director of local Philharmonic Elefest arts festival, which had just arts organisation Corsica Studios, puts Orchestra, both part of this year’s completed a successful fifth year as it: “The festival has the potential to Elefest Southwark went to press. alter people’s perceptions of the area.” Managed by the New Elephant Wray agrees. “In the long term, having It is sponsored by Multiplex, Open Network (NEON), the free a free large-scale arts festival will Lend Lease, First nine-day event brings together local help challenge the stereotypes people Base, Oakmayne, organisations and arts bodies across a have and attract people who wouldn’t Southwark Council, Film London range of venues around Elephant and normally come south to do so,” he says. and the UK Film Castle. When it began in 2003, Elefest Elefest represents the type of holistic Council was a showcase for locally made films. regeneration that Southwark Council Since then it has grown and offers is aiming to create in the area. “People music, dance, workshops, talks, and often think that redevelopment is just videos, alongside classic and new films about the physical buildings, but that from around the world. couldn’t be further from the truth,” says Highlights included performances by former Elephant and Castle regeneration Philharmonic Orchestra musicians and director Chris Horn. the Heard, a 50-strong contemporary “Local people, art, creativity and choir. Also new for 2007 were outdoor diverse cultures will ultimately play stages and what was being billed as the a vital role in shaping the place that world’s first solar-powered cinema tent. Elephant and Castle will become and “Elefest is really special because it Elefest has the potential to be a catalyst celebrates one of the most maligned for all of this.” It’s a guaranteed great and misunderstood neighbourhoods in week, if you missed it this year make London. The regeneration aims to turn sure you catch it in 2008.

Elephant & Castle project focus: 2 Elephant & Castle

34 1

Developers

queue up 3 to join Elephant’s upward journey

Elephant and Castle’s Newington (provisional name) Status: Has planning permission 688,000sq m, £1.5 billion What: A 43-storey octagonal tower Where: Amelia Street regeneration proposals boast around a new public square, this Worth: Around £35 million some pretty impressive targets: development will have about 470 Developer: First Base 6,600 new homes, 4,000 jobs, apartments, with many as key worker Architect: Glen Howells 75,000sq m of retail space, housing. There are also plans for a carbon neutrality, a new communal roof garden and 500 cycle Oakmayne Plaza academy and a library – not spaces. The scheme boasts a theatrical What: A mixed-use scheme of three to mention a host of leisure element too: it will provide a new home landmark towers ranging from 12 to attractions and public spaces. to the Southwark Playhouse. 21 storeys. It will also contain a 214- But perhaps the best measure Status: By the end of 2007 room hotel, six-screen arts cinema, 219 of its ambitions has been Where: Old London Park Hotel site, homes, restaurants and shops, spilling the stampede of developers. off Newington Butts out on to a bustling market square. Around £500 million of private Worth: Circa £100 million Twenty retail units will be available to investment – a figure completely Developer: First Base existing businesses trading in Elephant. unimaginable just a few years Architect: Rogers Stirk Harbour & Status: Work began on site in February ago – is pouring in to Elephant Partners (formerly Richard Rogers and Oakmayne Plaza is due for and Castle. Here, we spotlight Partnership) completion in 2009 just some of the future, in Where: New Kent Road progress and completed Printworks Worth: £100 million schemes: What: A nine-storey, mixed-use Size: 45,000sq m building with 168 flats and a number Developer: Oakmayne Properties of small business units at ground level. Architect: PKS Architects

Southwark Issue Six 6

5 35

1. Oakmayne Plaza 2. Printworks 3. Strata Tower 4. South Central East, on Steedman Street 5. Newington Tower 6. South Central South, Crampton Street

Strata Tower Status: South Central East was Where: Various locations around What: A 147m-tall tower boasting 408 completed in February 2006. South Elephant and Castle homes, of which 30% will be affordable. Central West was finished in July Worth: Total £47 million The development also contains a this year Developer: Various pavilion containing some commercial Where: Steedman Street and Architect: Various/Nicholas space. Crampton Street Grimshaw is designing Keyworth II Status: Work began on site in February Worth: £75 million and Strata Tower is due for completion Developer: Oakmayne Properties Vantage in 2009 Architect: Piers Gough (East) and What: A 15-storey tower containing Where: At the top of Walworth Road Space Craft (West) 68 one-, two- and three-bedroom Worth: £100 million apartments. Size: 36,000sq m South Bank University Status: On site and due for Developer: Multiplex in partnership What: The university is in the midst completion by the end of 2008 with Espalier of an extensive expansion and Where: Vantage will be part of Metro Architect: Hamilton Architects refurbishment scheme. Keyworth II, Central Heights just one of its projects, will feature Developer: St George South Central East and West state-of-the-art teaching, building and Architect: Broadway Malyan What: Eighty homes, apartments, training amenities for teachers, nurses penthouses, live-work units and social and social care professionals. It will also housing within two colourful buildings. provide cutting-edge facilities for sports South Central West features 185 flats, 17 sciences, which are likely to play a key live-work units and 15 work units across role in the London 2012 Olympics. three buildings. Status: On site

Elephant & Castle Right Bankside 4, designed by Richard Rogers

Looking for a new pad close 36 to London’s cultural quarter? Step this way. Nestling behind Tate Modern, this scheme is but a stone’s throw from both Bankside and the South Bank

Coming to a window near you: Bankside 4

GC Bankside – a joint venture of David Lough, chairman of Bankside Clan Real Estate and Grosvenor Residents for Appropriate Development – won approval for the Holland Street says: “Having campaigned vigorously development in June. And, spread against the Hopton Street Tower, we across five colourful buildings, set to welcome the proposed scheme. An range from five to 24 storeys, 30% of the increase in open space is a major victory 229 Richard Rogers designed homes will for residents in Bankside.” be affordable. The journey to planning permission has been unusual. GC Bankside recently bought a nearby site on Hopton Street owned by developer Meyer Bergman and earmarked as a potential location for a 5,500sq m high- rise scheme. As part of its planning application for Bankside 4, GC Bankside promised that if it were given the green light it would scrap plans for the Hopton Street Tower, and turn it into publicly accessible open space instead. “This is an innovative deal,” comments Alasdair Nicholls, chief executive of Clan Real Estate. What’s more, it’s drawn support from locals.

Southwark Issue Six

Is your company working on any of Southwark’s regeneration or development schemes? Working order

39 Below Southwark’s regeneration is giving residents a chance to get back to work

With all the regeneration work going The BLCF programme specifically soon spread and we have had a very on in London, and Southwark itself, it targets the long-term unemployed, but high level of interest. Regeneration is not surprising that the construction is also keen to engage young people provided the spur to get this project off industry is one of the capital’s largest and the over-50s. All students benefit the ground and offers an opportunity to employers. However, this very boom has from one-to-one advice on CV writing foster real change within Southwark’s exposed the fact that the city hasn’t got and interview techniques, together with unemployed community and the enough skilled construction workers access to basic skills and NVQ-level construction industry.” to go round, something Southwark qualifications. Mole is proud of the project’s high Council’s Building London Creating It also aims to open the traditionally retention rate and is optimistic for the Futures (BLCF) programme aims to white male construction industry future of the scheme. “BLCF creates a solve. to women, lone parents and ethnic positive change in the community and By providing customised minorities. It’s working: although the is an important addition to any major construction training and support scheme has only been running for project. The scheme has had a very for local people in partnership with seven years, ethnic minorities already clear, positive impact.” construction companies, the scheme comprise over 50% of employees on simultaneously addresses the issues of some sites in the scheme, while the the city-wide labour shortage and local number of female employees is 10- unemployment. Since it started in 2000, 15% higher than the industry average. more than 300 people have found work What’s more, a good proportion of through the BLCF programme. But it BLCF’s workplace coordinators, is not just about getting a job. Gordon employed by construction companies, Mole, project manager at Southwark are female. Council, explains: “We want people Building relationships with to get a job they find fulfilling and contractors is an important element will want to stay in, which is why we of the programme. Mole says: “The offer mentoring and post employment companies who got involved at the training.” start took a real leap of faith, but word

BLCF Below: The Design Museum; Cuming Museum; and plans for the Tate Modern’s turbine hall

Southwark Issue Six In with the old, in with the new...

Us Brits love our museums. Nationwide, in Southwark – such as Dulwich Picture Elephant and Castle’s regeneration will we make more than 100 million visits Gallery – by architects of international involve theatres, galleries and enhanced each year, more than to all the country’s standing have enhanced the built museums, and maybe ‘branches’ of live sporting events combined, with 37% environment, raised design standards bigger, central London institutions.” of adult residents, or 17 million people, and attracted more visitors. And of Museums have other deeply rooted visiting museums and galleries at least course the Design Museum, converted community connections, are great once. This is the highest proportion of from a 1930s riverside warehouse, led sources of local pride, and foster a population in Europe. the way in regenerating that part of the unique sense of belonging. This is Naturally, this has a huge impact Thames. especially true of smaller museums, on the national and local economy, Away from the physical aspects of of which Southwark has many. The considering that national museums regeneration, museums are also a vital 100-year-old Cuming Museum displays have an overall turnover of £715 million, community resource, particularly for Southwark’s history via a variety of comparable to the annual box office education, and especially in deprived hands-on activities for younger visitors, takings of the country’s theatres. areas. National museums hold more as well as a lively temporary exhibition In London alone, 40 million visits than a million educational sessions a programme. One recent exhibition, ‘Life were made to London’s 141 museums year, and a quarter of all visits are made in the Elephant 1948 and 2005’, showed in 2003-04. One of the most popular, in by children. Eighty per cent of parents photographs by post-war resident both the country and Southwark, is the believe museums are a very important Bert Hardy alongside those of current Tate Modern, converted in 2000 from resource for educating their children. residents, juxtaposing black-and-white the redundant Bankside power station Educational projects range in images of horse markets and bomb- to house the Tate’s collection of modern scale from the Tate’s 400,000 visitors- sites with images of the Heygate Estate, art. In its first year, it generated £100 a-year programme to the Livesey captured by young people just before its million worth of economic activity, and Museum for Children in east Peckham, transformation in the area’s forthcoming 3,000 new jobs. Since it opened, it has an interactive children’s museum. regeneration. been visited by more than 25 million Traditionally, museums had decided As Paul Evans, Southwark Council’s people, and is now the third most their own educational programmes, but head of regeneration and neighbourhood visited tourist attraction in Britain. a project run by the South Bank and puts it: “The Cuming Museum is Physically, the Tate Modern has Bankside Cultural Quarter (covering capturing the process of regeneration, transformed that part of Southwark, a triangle from Waterloo Bridge to the involving local people in the changes connecting the river to the hinterland Design Museum, and down to Elephant that are happening around them, and beyond, and the concurrent building of and Castle) is encouraging education giving the sense that change isn’t just the Millennium Bridge has connected programmes based on researched something that’s happening now – the the north and south banks of the needs of children. It is funded by the area has been in flux for a long time.” Thames. As the anchor attraction government initiative, Invest to Save. With more direct economic on this part of the South Bank, it As Howard Barnes, Southwark impact, museums and galleries also has drawn attention and people Council’s head of culture, says: “We make a considerable contribution to to a previously undiscovered and want every young person to have some employment, with 13,700 working undeveloped area of London. sort of cultural engagement with one But it’s not just national museums of the museums, and are working with like the Tate. Museums, along with education departments to make sure libraries and archives, are a critical their programmes actually have a part of local infrastructure, contributing bearing on attainment. We’re trying to to a high-quality built environment, take a global, not individual, approach. preservation of civic space and renewal “We’re always keen to attract a new of the public realm. cultural facility into the area, but only They also set new standards in those with educational programmes the design of the built environment, the community can engage with. We’re whether as ‘flagships’ for major new aware that they’re clustering around developments or ‘chess pieces’ in local the Bankside area, so are trying to renewal schemes. Recent renovations encourage cultural venues to relocate and additions to non-national museums elsewhere. For example, a big part of

Museums and regeneration Tell everyone.

Promote your company and its work in Southwark magazine.magazine. ReachReach 36,00036,000 regenerationregeneration professionalsprofessionals twicetwice eacheach year.year. ContactContact LeeLee Harrison,Harrison, businessbusiness development manager, 0207 978 6840, [email protected] 43 in London’s museums, libraries and Some of Southwark’s museums archives in 2003 (7,400 in museums and galleries alone), with 70% of those jobs full- time. Schemes such as Southwark’s Fashion and Textile VINOPOLIS stArt project based at the Tate are Museum 1 Bank End, London Bridge SE1 encouraging the employment of local Bermondsey Street SE1 The history and art of people in cultural initiatives by both The UK’s first museum winemaking, set in railway preparing individuals and raising their dedicated to contemporary arches. fashion and textiles. www.vinopolis.co.uk skills, and by encouraging employers to www.ftmlondon.org see the qualities local people can offer. TOWER BRIDGE “Such initiatives,” says Paul Evans, IMPERIAL WAR MUSEUM EXHIBITION Lambeth Road SE1 Tower Bridge SE1 “ensure that museums and galleries are Examining the role of Britain An introduction to the colourful economically connected to the rest of and the Commonwealth in history and construction of the borough.” conflicts since 1914. one of London’s most famous They can also act as agents of social www.iwm.org.uk landmarks. www.towerbridge.org.uk and ethnic inclusion. Tate Modern took CUMING MUSEUM part in Karrot – a Southwark Police Walworth Road SE17 THE LONDON DUNGEON Partnership team to combat youth A collection of items from 28-24 Tooley Street SE1 crime, truancy and school exclusions Southwark’s history – from the Dedicated to the more Romans to the present day. gruesome side of European – by running a fashion project. Young www.southwark.gov.uk/ history. people worked with leading designers CumingMuseum/ www.thedungeons.com to create their own collections, while others took part in workshops in DESIGN MUSEUM Dulwich Picture Shad Thames SE1 Gallery photography, choreography, journalism, Dedicated to Gallery Road SE21 music and related subjects, all working contemporary design, in One of the oldest art collections towards the final event. converted warehouse. in Britain. Held at Tate Modern in September www.designmuseum.org www.dulwichpicturegallery. org.uk 2003, the Karrot Fashion Fair was so THE CLINK MUSEUM successful that the scheme was rolled Clink Street SE1 London College of out as a national programme. And the Tells the story of the Communications Clink prison. Elephant and Castle SE1 Cuming Museum is part of the council’s www.clink.co.uk Gallery and exhibition spaces initiative to try and reach groups who with year-round community don’t traditionally visit museums. Says OLD OPERATING THEATRE access. Barnes: “To reach groups such as black MUSEUM AND HERB www.lcc.arts.ac.uk GARRET and minority ethnic young people, the St Thomas Street SE1 Bankside Gallery offer has to be pertinent, and specific Illustrating the history of Hopton Street SE1 groups targeted. The Cuming Museum medicine at St Thomas’ and Changing exhibitions of is doing great work with its project with Guy’s hospitals, in a historic contemporary watercolours. setting. www.banksidegallery.com pregnant teenagers and young new www.thegarret.org.uk mums.” The Gallery at Oxo The last word goes to Paul Evans. NATURE PARK AND Bargehouse Street SE1 “Of all the cultural attractions in the PUMPHOUSE MUSEUM Changing exhibition of Rotherhithe, Bermondsey SE16 contemporary art and design. borough, the Tate is by far the largest, Showcases the history of the www.oxotower.co.uk but all our museums and galleries, dockyards and wharfs. large and small, improve an area in TATE Modern countless ways. And, ultimately, change LIVESEY MUSEUM FOR 25 Sumner Street SE1 CHILDREN Home of Britain’s paramount the perception of the area they’re in: 682 Old Kent Road SE15 collection of modern and compare the impression of the environs Runs a series of workshops, contemporary art. of the bustling, transformed Bankside, educational activities and under www.tate.org.uk/modern/ 5s sessions. with the desolate surroundings of www.southwark.gov.uk/ Battersea Power Station up the river.” DiscoverSouthwark/Museums/ TheLiveseyMuseum/

Museums and regeneration 44 On Southwark: Alex Beard, deputy director of Tate Modern

As plans develop for the extension Secondly, artists’ practice is to the phenomenally successful Tate changing, and using a wider range of Modern, we ask Alex Beard, the media, such as performance and film. gallery’s deputy director, about its The extension gives us the opportunity pivotal role in the borough. to create galleries suitable for the art of the 21st century. What will the extension comprise, and And thirdly, the MySpace generation Above right: how will it help the community? of gallery-goers want to engage more Alex Beard The extension is being driven by three deeply in what’s on display and explore factors. Firstly, the extraordinary in greater depth what’s behind the arts. Above: The planned extension success of the museum. By this stage Our new facilities will be all about to the Tate Modern we thought we’d be doing well if we participation and engagement rather reached one million visitors. But last than a one-way communication. year we reached five million, and the average has been four million since we How will the new improved Tate Modern opened. So we’ve got to respond to this affect the physical neighbourhood? huge public demand for the building. Museums are changing from being

Southwark Issue Six 45 citadels within the city to being actually And on a micro level, we were It has a wonderful mix of spaces part of the city, integrated into the delighted this June to open the and mix of qualities. fabric. Tate Modern has always been community garden, which the local accessible. You don’t walk up steps: you community has been working on for What next for the Tate, and the go down a ramp. And its turbine hall is nine years. It’s a wonderful place, borough? a semi-public space. which brings a different flavour to the We want to continue to explore The next stage will extend and landscape, and offers a place of refuge, the potential of existing galleries strengthen that aspect. People will flow contemplation and enjoyment. It’s a bit while building the extension, and through the heart of the museum 12 of space for the community to develop keep improving the public spaces. hours a day from the Millennium Bridge, on its own terms. On the business Through further involvement with through the Turbine Hall, through the front we’ve also been instrumental in Urban Spaces Trust (which worked extension and into a newly created setting up the Better Bankside business on the community garden) and the square, a very high-quality new public improvement district, which has made BID we want to develop a language space for the borough. This will further the difference in how that area of north through which other developers and open up north Southwark, and down to Southwark is looked after. One of the councils can improve the public the Elephant and Castle beyond. things we’re really proud of is our place realm in the immediate locality and It will build on the sense of the Tate in the community. further south towards the Elephant. being both an international institution It’s going to be great to see and part of its locality. Why did Tate Modern decide to come the Elephant and Castle being here in the first place? regenerated and for that triangle What about initiatives for local people? When I joined Tate 13 years ago, my first from London Bridge, Blackfriars, Absolutely. They’ll build on what we’ve task was to research where we should and down to the Elephant being done to date. The first dedicated role build the Tate Gallery of Modern Art, developed over the next 10-15 years, appointed to Tate Modern right at the as we were then calling it. We chose building on what’s happened to beginning was a community officer Bankside for the sense that the building date, without losing those special who works with the local community to itself was a marvellous opportunity for qualities: varieties of scale, street develop a sense of the museum being an architect to create a museum, and pattern, and huge variety of public part of Southwark. We want to reinforce that here was a part of London that and social places. this theme through our programme and was mute and neglected and could be facilities, and by improving the public brought back into the public eye for And for you? realm and landscape, for local residents the benefit of the local community, the My dream is to retire to Southwark. and business. museum, visitors and for London. Since It is a remarkable place. Being part then this part of the borough has seen of its rejuvenation is a great joy. What has been done so far? amazing change, with the Globe theatre This patch of north Southwark was opening, the Millennium Bridge, the a forgotten quarter before we came. opening up of the river walkway... The power station was isolated, the riverside walkway under-used, and it What makes Southwark such a special was inaccessible, so on a basic physical place? level it has helped to open the river to The way it has developed but still Southwark, and to bring into public use retained its character. There’s Borough an extraordinary part of central London Market, the Clink, and the very that was unknown and derelict. distinctive street grain, intimate and Secondly, there is huge local pride in fractured, which acts as a beautiful having a great national institution on counterpoint to the rather grand the doorstep. experience of walking by the Thames. Being part of Southwark’s rejuvenation is a great joy

On Southwark Top right Bottom right Bredinghurst Sacred Heart, Building School for pupils the borough’s with special needs highest-performing blocks: secondary school schools for

46 the future

How do you educate children who by 2014 to ensure its secondary schools the provision of special education in know more about technology than can give the best possible education to Southwark for the better. their teachers? What skills will young Southwark’s children, and, they hope, Much thought is being given as to people need to get their first jobs in the end this deprivation. Good schools what sort of educational experience global economy? What kind of building can both provide a way out of poverty, these refurbished and rebuilt schools will encourage them to learn, if, in a and encourage families to stay in the should provide. Already decided is a virtual world, we even need physical borough, triggering a trickle-down effect spend of £11 million on ICT (information classrooms any more? Do the kids have of stability, prosperity and opportunity and communication technology) to give to come in to school at set hours, or can for all. SSF will enable Southwark pupils the skills they’ll need for modern they learn online at any time? These to give its young people a truly 21st- offices and modern jobs. Classrooms are just some of the questions teachers century learning experience. will be rebuilt or upgraded to provide and Southwark Council are asking as Among the first of the 12 secondary flexible, even attractive, learning they pursue one of the most ambitious schools to go ahead is St Michael’s RC environments that teachers want to educational projects ever undertaken in School in Bermondsey, which will get a teach in and pupils want to learn in Britain. new building. Two brand-new schools – no more ink-stained wooden desks Southwark is one of the first UK are also planned for Rotherhithe and and wintry corridors. authorities to gain national funding to on the Aylesbury Estate – including But while material improvements are transform its secondary schools. Some an energy-efficient eco-school with a a large part of the scheme, SSF is about work has already been done, such environmentally focused curriculum. more than just fixing leaking roofs. Just as the Charter School and Kingsdale The plan is for the first secondary as important is what happens under Foundation School, both refurbished schools to open in 2010, with the brand them: the scheme will transform how with national ‘quick win’ funding. But new schools opening in 2013. teachers teach and learners learn, with there are schools that haven’t received SSF is not just about secondary every school to benefit. any funding for a while, and some of schools: three primary schools are being Consultation is a major part of all this those are in some of the most deprived rebuilt, and a number of academies crystal-ball gazing, and there’s a real areas of the UK. and children’s centres are planned determination that internal changes Fifteen of Southwark’s 21 wards across the borough. Some schools within schools are as dramatic as the are within the most deprived 10% will be refurbished, and some rebuilt, architects’ plans for the buildings. in England, social exclusion and depending on how much work they need The programme is looking at what deprivation are affecting people from to give pupils a 21st century education. the learner of the future is going to be all racial and cultural backgrounds; But there are hopes that some, like Tuke like and what they’re likely to need. and the percentage of pupils eligible for School, whose pupils have profound Secondary school teachers have already free school meals in Southwark is 34%, and multiple learning difficulties (many started looking at ideas such as virtual compared to a national average of 16%. cannot move around easily without teaching, pupils coming in at different Southwark Schools for the Future help), will be given a new building on times of the day, and a Southwark (SSF) will spend more than £220 million a new site, as part of a plan to improve network of schools – anything that

Southwark Issue Six SchoolsElephant for andthe Castlefuture Indoor Swimming Pool in College Vizcaya. Spain

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Bermondsey Spa Regeneration Area Site J: 49 units Mixed use Housing Development, London Client: Wharf Developments Ltd. Left Pupils at the Spa School learning outdoor skills

offers pupils a better way to learn. will transform the borough. Education Parents and the pupils themselves will has a vital role to play in providing safe The facilities also play important roles in working out and sustainable neighbourhoods, so we what they want from their schools. are building new and better schools for And it’s not just pupils who are the young people of Southwark. will also be expected to make use of these new “We want Southwark to be a place facilities – it is hoped that they will also where good quality education and a resource be a resource for the local community. children’s services support families and Halls could be used for yoga or amateur communities, who choose to live, work for the local dramatics, computing facilities will be and learn here. made available for all, and at nights “The SSF programme is the biggest and weekends the schools can be investment in Southwark schools for community turned over to local residents without 50 years and all of our pupils are set compromising security. to benefit enormously. Improving the So how is the council putting this physical environment of our schools grand plan into action? With some and providing the most up-to-date projects already complete, work is in technology and resources will make progress on three primary schools, other schools stimulating, safe and successful children’s centres and some academies. learning environments. This will give The council will form a local education our students the best opportunity to partnership (LEP) with a building study and learn and an education consortium for the remaining secondary experience worthy of the 21st century.” schools, to ensure the money is used While education is obviously efficiently and effectively, and that important for those up to 19 years old, design quality isn’t compromised. and families with children, this level of Sara Browning, Southwark Council’s investment in schools will help bring project director of Southwark Schools about social and economic change as for the Future, is pleased with never seen before. SSF promises to bring progress. “Southwark has an exciting some amazing changes to the borough. future ahead,” she says. “The council And it looks like going back to school is has embarked on one of the largest going to get a whole lot more fun! regeneration projects in Europe, which

Schools for the future Coming up

Above The Amelia Street redevelopment in Elephant & Castle

In the next n Finding out about n Having a chat the latest housing with Elephant and issue of renewal strategy Castle’s commercial Southwark development partner we’ll be: n Meeting more of the residents choosing n Finding out more to live in the about Southwark as a borough’s business destination regeneration areas n And, of course, n Asking whether providing an regeneration can update on all of the be environmentally major regeneration friendly schemes.

Southwark Issue Six 51

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John Cousins, Richard Paterson, 50 Lancaster Road, Enfield, Middlesex EN2 0BY Tel: 020 8366 1271 Fax: 020 8366 0189 DX: 90635 ENFIELD Nicholas Dulcken, 41 Curzon Street, Mayfair, London W1J 7UB Tel: 020 7355 1818 Fax: 020 7355 2133 Choose substance rather than shadows www.landbuyers.org         

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Regeneration is about making tomorrow’s world better. To find out more please contact: Delivering sustainable communities in a fast moving commercial environment demands partnerships of Ray Mills commitment, trust and transparency. Regeneration is the 0191 269 4284 end product. To get there partners must have common [email protected] purpose, a shared understanding of the pitfalls and opportunities, appropriate governance and a lot of patience. Sarah-Jane Eglen 020 7212 3124 PricewaterhouseCoopers helps to deliver inspirational [email protected] regeneration, on time, and within budget by being responsive to local and market needs, adopting a flexible approach David Padwick and putting in a lot of hard work to ensure commercial and 020 7804 3289 financial viability. [email protected]

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