INSIDE — REGENERATION GETS FASHIONABLE: ZANDRA RHODES ON SOUTHWARK • THE UDP VISION CHANGING TIMES ON THE AYLESBURY ESTATE • REGENERATION TURNS THEATRICAL Southwark Welcome advert to Southwark

Southwark Welcome to the second issue of To address the demand for taller The official regeneration magazine Southwark, Southwark Council’s structures following the publication ������������������������������ of Southwark Council official regeneration magazine. of mayor Ken Livingstone’s London Editor Julie Mackintosh Showcasing the exciting opportunities Plan we held a series of tall buildings [email protected] available and the landmark mixed-use workshops, the results of which are

Head of Sales developments currently under way at revealed on page 28. George Haynes Elephant and Castle, Canada Water, [email protected] Bermondsey Spa, Bermondsey Square Fashion and Textile Museum founder

Managing Director and elsewhere in Southwark, this Zandra Rhodes shares her views on Toby Fox magazine welcomes you to London’s Southwark (page 26) and we also [email protected] �������������������������� most exciting borough. discover how theatres are helping the ������������������������ Design borough’s regeneration (page 22). Wire Stretching from the banks of the www.wiredesign.com ����������������������� Thames in SE1 to suburban Dulwich, In this issue we introduce a new �������������������������� Printed by Southwark is diverse ethnically, section dedicated to the £1.5 billion Wyndeham Grange ������������������������� economically and topographically. Elephant and Castle regeneration, Images This is an exciting time for us. A truly one of the UK’s flagship projects ������������������������ Southwark Council, Wire Design, decade of work on our vision for the and deserving of its own ‘a magazine Land Securities, BL Canada Quays, Jody Kingzett, Sellar Property Group, borough is almost complete as our within a magazine.’ More London, Gross Max, Make, Unitary Development Plan (UDP) enters Shangri-la Hotels, Fashion and its final stages (page 10). The vision is We hope you enjoy reading Southwark. Textile Museum, Dan Macarrie for Levitt Bernstein, Tate Modern, DIVE expressed, in part, through the multi- Let us know at www.southwark.gov. Architects, Southwark Playhouse, billion pound regeneration schemes uk or www.southwarkmagazine.com. Broadway Malayan, Patrick Baldwin, Unicorn Theatre. that are transforming the borough by Issue three will be published early delivering new residential, commercial, next year. Until then... For Southwark Council Chiltern House retail, cultural, leisure and community Portland Street facilities (page 14-21) but it is driven by Paul Evans London SE17 2ES a commitment to improve life for every Director of Regeneration Communications Manager Southwark resident. Southwark Council Rachel Fox [email protected] Housing is an area where we can Publisher really make a difference. Here we focus on ambitious plans to expand 3Fox International Limited our housing renewal programme to 3rd Floor Lansdowne House Nunhead and east Peckham (page 3-7 Northcote Road London SW11 1NG 46) and take a look at the high profile T. 020 7978 6840 Aylesbury Estate (page 50). F. 020 7978 6837 As a thriving 21st century borough, Subscriptions and Feedback To register for free subscriptions just five minutes from the City, and/or to offer your comments visit: Southwark has become London’s www.SouthwarkMagazine.com hottest new business location. ©3Fox International Limited 2005 Sellar Property Group recently All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written signed the Shangri-La Hotel Group permission of 3Fox International Limited is strictly forbidden. The greatest care has been taken to ensure the accuracy of to its proposed 310-metre London information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views Bridge Tower. expressed in this magazine are not necessarily those of 3Fox International Limited or Southwark Council.

Southwark Issue Two 02 03 02 03 ��������������������

Advert 2.indd 1 12/7/05 3:55:49 pm c Contents Southwark Elephant and Castle: Special Report

06 News 46 Eight years of progress 37 News Catch up with the latest Never far from the news, we take What’s going on down Elephant way? regeneration news in Southwark. a look at the Aylesbury Estate eight years after that visit. 40 Taking social housing into the 10 Shaping Southwark: The UDP vision 21st century With its current 10-year Unitary 50 Potters Fields Park gets ready We take a look at the groundbreaking Development Plan almost complete, to bloom design process set to deliver the Southwark is home to some of the Sitting between More London’s 280,000 country’s coolest social housing. country’s most challenging and square metre office development and exciting regeneration projects. Tower Bridge, Potters Fields park is about to get a stylish new look. 14 Southwark: A regeneration story We catch up with Southwark’s 52 Learning from Bellenden WALWORTH headline hitting developments at Following the success of the Bellenden Bermondsey Spa, Canada Water and renewal area, Southwark Council is Bermondsey Square and look to future about to work the same magic on regeneration hotspots. Nunhead and east Peckham.

22 Regeneration turns theatrical Advertisement features Southwark’s lively and growing 08 BL Canada Quays – Let’s talk theatre scene is one of the borough’s about Canada Water many cultural attractions. Advertisers 26 Zandra Rhodes on Southwark 02 Southwark Council One of the UK’s most celebrated 12 Idom UK Ltd fashion designers and founder of 16 Hyde Group the Fashion and Textile Museum in 18 Proctor and Matthews Bermondsey, Zandra Rhodes shares 20 Barratt her thoughts on Southwark, funding 32 Sellar Property Group problems and becoming a tour guide. 34 Haworth Tompkins 36 Elephant and Castle 28 Up, up and away 38 Tibbalds Southwark will be home to Europe’s 42 Herbert Smith tallest building by 2009. The council 46 Franklin + Andrews recently held workshops with industry Back cover Derwent Valley Holdings Plc stakeholders and residents to discuss building upwards in the borough - we report back.

33 Filming in Southwark Southwark is London’s premier filming location. The council’s film officer Andrew Pavord explains why.

Southwark Issue Two 04 05 News News News

Re-green-eration: Brimmington Land Securities to begin White’s Grounds wins RIBA award Southwark welcomes London Park gets ready to open… construction of Bankside 2 and 3 Architecture Biennale A project to turn a disused railway arch Brimmington Park in Peckham will Land Securities is to proceed with the into a play facility for young people Southwark is set to host the prestigious unveil its new look in October following speculative construction of buildings has won second place in the RIBA London Architecture Biennale during a series of major upgrades. These include 2 and 3 of its office-led Bankside 123 ‘Urban Space by Design’ competition. next summer’s Architecture Week. improvements to play areas, lighting and scheme in Southwark. The decision White’s Grounds in Bermondsey, part of The eight day-long festival in June will pathways as well as new competition marks a turnaround by the developer Southwark Council’s Light at the End of celebrate and analyse the capital’s vibrant standard pitches. Work was set to begin which had planned to pre-let buildings the Tunnel programme, was awarded the architectural scene through a series of onsite as Southwark magazine went to 2 and 3 – totalling around 40,000 square prize in the unbuilt category. Designed by events, talks, walks, parties, seminars, press. ‘The renovation is great news,’ metres – before construction work began. DIVE Architects, and funded by the Pool debates, exhibitions and installations. said head of the council’s Peckham The 46,350 square metre Bankside 1 was of London and More London, the scheme Programme Russell Profitt. pre-sold to IPC Media in May 2004. It will will offer sports activities including The theme of the Biennale – which will be ready for fit-out in spring next year. skateboarding ramps and a climbing have its base in Clerkenwell, Kings Cross wall in the 600 square metre arch. and the South Bank – will be ‘change’. …Proving the power of parks ‘We believe that completion of Bankside The festival’s partners (which include 2 and 3 will be well timed in the office “We had lots of consultation with local Southwark Council) aim to attract A conference organised by Southwark market cycle,’ said Land Securities schoolchildren to find out what they architectural talent from across the Council in February highlighted the development director Jonathan Turk. want from the scheme,” said Ia Hjarre, world as well as engage with the power of parks in regeneration. The parks ‘Completion of Bankside 1 in March 2006 of DIVE Architects. And why does she local community. conference, attended by representatives for IPC will demonstrate the quality think White’s Grounds impressed the from each London borough, enabled and scale of the scheme.’ He confirmed RIBA judges? ‘I think the jury saw the Events will take place in a variety of councils to share best practice and hear that a number of potential tenants have importance of reintroducing a disused Southwark venues; possibilities include a keynote speech by Tupper Thomas, the expressed interest. space. This could act as an example for the Tate Modern, Borough Market and administrator driving the transformation other cities on how to develop spaces that Bankside as well as its parks or any of of Prospect Park in Brooklyn, New York. Work is expected to begin on 2 and 3 in are not used well.’ the numerous architectural practices. October with completion scheduled for As Thomas pointed out, US-style September 2007. The £430,000 project has been lodged for ‘We are very excited to be part of such philanthropy isn’t a funding option in Top: Borough Market planning approval. If this is granted, work a groundbreaking festival,’ said Paul is a proposed venue the UK. Since 1999 Southwark Council Land Securities chief executive Francis should begin onsite early next year for Evans, Southwark Council’s director of for the London has secured £20 million to invest in its Salway said: ‘We believe that when Architecture Biennale completion by the summer of 2006. regeneration. ‘Southwark is committed to parks and public spaces, £14 million of building out this scheme we will draw upholding and challenging standards of Bottom: White’s it from heritage and lottery sources. The on the growing list of corporate and architectural excellence. We are already Grounds will be a venue spending programme, which runs until professional service occupiers looking for local young people home to many world class buildings and the end of 2006, compares very favourably to the South Bank for well-priced, good with many more planned, it is fitting that with other local authorities according quality accommodation.’ the Biennale should be celebrated here.’ to parks manager Jon Sheaff. And they increase the appeal of development The trio of buildings will be set within The inaugural London Architecture opportunities, says head of parks and a series of interconnected public spaces Biennale in 2004 attracted 25,000 visitors. sport Jay Yeats. ‘The quality of our green extending from Southwark Street (to be spaces is reflected in the value of land transformed into a tree-lined boulevard) around them,’ he said. ‘That is why there to the Tate Modern. In additon to office is always pressure to build around or space, Bankside 123 will provide 6,000 Top: One of Southwark’s close to parks.’ square metres of retail and leisure. many parks

Bottom: An impression of Bankside 123

Southwark Issue Two 06 07 Let’s talk about Canada Water

If one of the keys to successful regeneration is extensive public consultation, British Land and Canada Quays’ (BL Canada Quays) development at Canada Water is set to be a sure- fire hit. With more than 25 years’ regeneration experience, Canada Quays chairman David Taylor is well aware of the value of listening to and, crucially, responding to local opinion: ‘It is our goal to really engage the local community, acknowledging and addressing their concerns as well as taking on board the many suggestions they have for the scheme,’ he says. ‘We are now in the middle of an extensive consultation programme which has been lively and extremely informative.’

BL Canada Quays signed a 10-year invited via a newsletter and the dedicated Quays is arranging with local youth proposed tower next to Canada Water group and whilst we won’t see eye-to-eye In doing so, we can best fulfil the development plan with Southwark website at www.canadawater-southwark. groups, the disability forum and voluntary tube station to create more space within on all issues, nevertheless we can have a excellent potential of the area and repay Council in February to revitalise the co.uk. The events, introduced by Taylor sector organisations, as well as during the development. We’re devising better constructive dialogue,’ he says. the trust that has been placed in us.’ 162,000 square metre site on the and attended by council officials and regular meetings with the Canada Water pedestrian connections to Lower Road Rotherhithe Peninsula, with ambitious all of the scheme’s major consultants, Consultative Forum, which it established and we’re reinstating the glass-covered BL Canada Quays efforts have drawn plans for a vibrant live/work/play covered transport, sustainability and to help gauge local opinion. retail galleria.’ support from partners at Southwark destination centred on a rejuvenated environment, design quality and Council. Director of regeneration Paul Canada Water. These include new community facilities. David Taylor offered all those attending the That’s a fairly impressive response rate. Evans praises BL Canada Quays’ thorough leisure and retail facilities; over 9,000 initial youth group discussion the chance to The team is working to resolve other and active attitude, while head of property square metres of commercial space; Concerns were voiced over the strain win two tickets to one of the first England issues ahead of the submission of its Steve Platts commended the team for a Piers Gough-designed library; other on public and transport services from football matches at the new Wembley planning application later this year, including the new library in the first phase community amenities; and major public large scale development. Environmental Stadium next year. ‘The discussion was very particularly the exact nature of the of the regeneration, thus ensuring that realm improvements. Two thousand protection for the Canada Water basin well attended,’ he laughs. community facilities best suited to the local people reap its benefit as early as homes, in a mix of styles and tenures, was also highlighted as an important needs of the area. ‘Obviously we can’t possible. BL Canada Quays has a close will also be created. local consideration, while debate around Those who view public consultation as please everyone on every point, but people working relationship with the council, a the types of community facilities that little more than talking shops should do have the chance to be heard and to fact that Taylor believes will enhance the A diverse consultation process is allowing would best serve the area’s needs was take note of Michael Sraga, associate have direct contact with the team who are quality of Canada Water’s regeneration. local residents to respond to BL Canada illuminating. Over 80 per cent of those at Toronto-based masterplanner Urban responsible for the project,’ says Taylor. Quays’ masterplan before it lodges a who attended said they found the Strategies, when he explains: ‘After Ultimately, he says, that is what his planning application later this year. workshops ‘useful and informative’. hearing the views of the local community These sentiments are echoed by Barry quest for extensive consultation will also we have revised several aspects of the Duckett, chairman of the Canada Estate achieve: ‘Urban regeneration on the scale Three open sessions were held this Issues are also being examined during scheme, including adding additional public Tenants and Residents Association: of Canada Water is rare. We have summer, to which the community was focused sessions, which BL Canada spaces and play areas and relocating the ‘We welcome the setting up of a working to ensure that the community is with us.

Advertisement feature Southwark Issue Two Advertisement feature 08 09 Shaping Southwark: the UDP vision

A decade into its regeneration story, unites all of the regeneration activity the London borough of Southwark in the borough under a common vision,’ is brimming with tales to suit every he explains. ‘It is shaping our goals and reader. For those who enjoy a cultural provides the key tool for specific policies yarn, the Tate Modern on Bankside – that will provide positive change for the an unoccupied and disused power station borough and its residents.’ from 1981 until its reincarnation as a modern art gallery in 2000 – was recently As Southwark Council’s executive member voted London’s favourite building by for regeneration, Richard Porter, says: ‘We readers of Time Out magazine. began by defining our location, our proximity to the City of London and the West End and Economists might be attracted to a text identifying action areas to work within. on Southwark’s 393,000 square metres of Following the Jubilee Line extension, the new office space and the opportunities it next step is towards construction of the East holds as the capital’s hottest investment London [tube] Line and the new Peckham prospect, while powerbrokers might enjoy to Camden tram.’ the political intrigue unfolding inside the Foster-designed London Assembly The UDP also identifies the borough’s building at More London. For engineers, potential as a preferred office location: three what about the Jubilee Line Extension major new commercial developments at or plans for a tram line from Peckham More London, Bankside 123 and Palestra on to Camden? Architects might note the Blackfriars Road totalling 393,000 square proposed London Bridge Tower, which metres are scheduled for completion by will be Europe’s tallest building on 2007. Companies such as Ernst & Young, its completion in 2009. Regeneration IPC Media and law firms Norton Rose workers are spoiled for choice: from and Lawrence Graham have chosen the £500 million Bermondsey Spa to relocate to new headquarters regeneration to British Land and Canada in Southwark. Quays’ (BL Canada Quays) 162,000 square metre transformation of Canada Conversely, the need to adapt old heavy Water, Southwark has lots to offer. industry property to meet new demands is also being addressed, as evidenced by the This regeneration story is set to run £160 million waste management facility and run; after all, despite the vast proposed for Old Kent Road. progress that has been made in recent years, Southwark is still the country’s As Evans points out, the UDP translates ninth poorest borough and its second goals into specific guidelines on issues largest social landlord after Birmingham. such as housing, design standards, These facts are readily acknowledged density, car parking, the inclusion of by Southwark Council director of community facilities and the public realm. regeneration Paul Evans. He highlights ‘We aim to make the planning process the importance of the borough’s current as straightforward as possible so that 10-year Unitary Development Plan (UDP) developers know what we expect. – which has just completed its final, Of course, every scheme is different but we public inquiry phase – in determining hope we are sufficiently clear about what is

PHOTOGRAPHY: TATE MODERN TATE PHOTOGRAPHY: forthcoming plotlines. ‘The UDP likely to be approved.’

10 11 The key, says Porter, is in public Library and Charter School in Dulwich. consultation. ‘We talk extensively At the end of last year, the Architecture to residents before and during each Foundation announced plans to relocate regeneration scheme and strongly to a new Zaha Hadid designed building encourage developers to do likewise.’ on Southwark Street. Evans adds: ‘BL Canada Quays is engaging in a consultation process at So how does Evans rate the borough’s the moment through workshops and planning process? ‘We are already forums at Canada Water. Land Securities addressing many of the issues that has been very successful in engaging emerged from the government’s recent the local community at Bankside 123, Planning Act and the mayor’s London as was Sellar Property Group in Plan. We will discover how guidelines ‘We aim to make the securing planning permission for work in practice on, for example, housing planning process London Bridge Tower.’ density, affordable housing levels and the mixture of uses within developments. In as straightforward Likewise, Southwark Council is keen to many ways Southwark is trailblazing.’ as possible so that hear the views of its stakeholders. Earlier this year it held a series of tall buildings developers know workshops, which brought together what we expect. planning consultants, regeneration bodies, architects, housebuilders and Of course, every developers as well as local residents to scheme is different discuss the issues surrounding taller structures (see page 28 for a full report). Indoor Swimming Pool in College Vizcaya. Spain but we hope we are The promotion of good and innovative sufficiently clear design in architecture is another key to the borough’s regeneration success with about what is likely buildings such as the Fashion and Textile to be approved.’ Museum in Bermondsey, the Peckham ARCHITECTURE. ENGINEERING. CONSULTING LONDON. BARCELONA. BILBAO. BRUSSELS. BUCHAREST. CASABLANCA. GRANADA. LISBON. MADRID. MEXICO (D.F.) PALMA DE MALLORCA. PORTO. SAN SEBASTIAN. SANTIAGO DE COMPOSTELA. SAO PAULO. SEVILLE. VALENCIA (SPAIN). VALENCIA (VENEZUELA). VITORIA. ZARAGOZA.

20 Dock Street, London E1 8JP UK. Tel +44 207 360 7505 Fax +44 207 360 7501 www.idom.es www.acxt.net

Bermondsey Spa Regeneration Area Site J: 49 units Mixed use Housing Development, London Client: Wharf Developments Ltd.

Southwark Issue Two 12 13 Southwark: a regeneration story

From the £1.5 billion Elephant and Castle scheme to the Bermondsey Spa, Bermondsey Square and Canada Water projects, Southwark Council’s vision of a brighter future for the inner London borough is finding its expression. But change is not confined to headline hitting ventures, nor is it yet complete; the regeneration department is already looking ahead to the next big scheme – so watch this space. But for the moment at least, existing plans are challenging enough to keep everyone busy.

Elephant and Castle (featured on pages 33–43) would be a headline-grabbing scheme in any borough. But Southwark Council is equally excited about the £500 million mixed-use Bermondsey Spa regeneration, spanning 20 development sites and 200,000 square metres. The project aims to deliver new and better homes, shops, health centres, community facilities and open spaces for local residents. At present, 13 sites are at various stages of planning or construction with an overall completion date for the scheme of 2011. Southwark Council has just appointed Glenn Howells as urban designer for the 36,425 square metre site C, the largest within Bermondsey Spa so far. ‘We invited development teams to submit options for the entire site,’ says Southwark Council’s principal projects surveyor, Tim Thompson. ‘From the outset it was envisaged that this area would have a village-type feel.’ Proposals for site C should be ready by autumn following consultation with local people.

Elsewhere, preparations have just started on plans for retail and housing units facing onto Spa Road at site G. ‘We are looking at how to take this development forward,’ says Thompson, ‘and will liaise extensively with commercial and residential tenants

Southwark Issue Two 14 15 on the best approach.’ Over on site D, Hyde private accommodation – a health ‘We are now working Hyde Housing Housing, with architect Levitt Bernstein, is centre, commercial space and a small in detailed consultation with local residents supermarket. ‘Over 200 apartments will be closely with and aims to submit a planning application built in first phase,’ says Iain McPherson, for 160 new homes by the end of the year. principal development manager at Hyde Southwark Primary Housing which owns the site. ‘We are now Care Trust and Levitt Meanwhile, construction is under way working closely with Southwark Primary on site A, another Hyde Housing-led Care Trust and Levitt Bernstein on the Bernstein on the development of 73 new homes and an second phase of the project which will second phase of the eight–doctor GP health centre. Due to deliver a nine-doctor GP surgery and 103 be completed towards the end of next apartments.’ Talks have also begun to project which will year, over 40 per cent of the one, two, select a supermarket operator, part of the deliver a nine-doctor and three-bed apartments will be reserved third phase of development. Meanwhile, GP surgery and for affordable housing and keyworkers. Hyde has set up a number of programmes Likewise, the £2 million redevelopment of offering local residents access to training 103 apartments.’ Spa Gardens by Broadway Malyan, which for a career in the construction industry. includes a new community facility that will be managed by the play services team Southwark Council’s one-stop shop opened in the council’s education department, is at Bermondsey Spa at the end of May, due to open early next year. The centre will allowing residents to deal with many of be split in two - an early-years area and their council-related needs during a single a play area for school aged children. ‘We contact. For a full listing of all of the sites have designed the community facility very at Bermondsey Spa, see www.southwark. much with its purpose in mind,’ explains gov.uk/regeneration Peter Marshall of Broadway Malyan. ‘For instance, the building is clad with cheerful It’s fitting that the one-stop shop is the coloured tiles.’ first section of Bermondsey Spa to be completed. As Steve Platts, Southwark ��������������������� Bermondsey Spa residents will also benefit Council’s head of property, says: ‘One of from the refurbishment of the Salmon Youth the complaints often levelled at large scale Centre. Phase one of rebuilding work, to development is that local people don’t see be completed next summer, will include a the benefits until it is all complete and this ���������������� state-of-the-art sports facility, performing is a concern we are addressing.’ arts centre, learning and enterprise hub and accommodation for staff and volunteers. He points to another of Southwark’s mammoth regeneration schemes at Towards the north of Bermondsey Canada Water as an example. Among the Spa, enabling work has started on five first elements of the 162,000 square metre linked sites around old Jamaica Road mixed-use project to be delivered will to deliver 627 homes – divided equally be a new public library and community between affordable, key worker and resource centre. Architect Piers Gough of

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���������������������� Southwark Issue Two 16 17

Soutwark Hyde Ad 3.indd 1 8/7/05 12:43:37 pm ��������������������������������������������������������

������� and �������� ���������� likely to be redesigned and expanded. Canada Water will also deliver around ��������������������������� 2,000 new homes of varying types and ��������������������������������� tenures, along with 9,000 square metres of office, business start-up and live-work �������������������������������� space. ‘The location is brilliant,’ says Gough, noting the area’s fast and efficient �������������������������������� transport links to the West End, Canary Wharf and the City via the underground Jubilee Line. ‘Public transport is very, very strong. At present the area is undercooked, but the potential is great.’ BL Canada Quays is now embarking on an extensive public consultation process. Canada Quays chairman David Taylor explains: ‘We are progressing in two stages - open consultation where everyone in the community is welcome and through more focused sessions with, for example, local youth and voluntary sector groups. This way we should be able to address the questions, anxieties and suggestions that people have.’ For more on Canada Water see pages 8 and 9.

�

� Over at the Bermondsey Square

� regeneration, progress has been altogether

�� more gruesome: the Urban Catalyst-led

�� team has discovered 56 bodies during its complex architectural investigations. �� The 13,940 square metre scheme sits ��� above the 10th Century Bermondsey � Abbey, which shares the same scheduled CZWG is designing the building, which monument status as Stonehenge. is due for completion by 2007. Plans are ‘Bermondsey Square has been occupied at an early stage but Gough has grand continuously since Roman times,’ says ambitions: ‘A library now has to build project director Alistair Gaskin, who on the spectacular example of Peckham believes that the bodies date between Library [Will Alsop’s Stirling Prize 1690 and 1720. ‘They have all been winner],’ he says. ‘In Peckham, Southwark reburied in East London Cemetery,’ he commissioned one of the great libraries of says. More will be known about the ��������������������������������������������������������������������� our time. It showed that they don’t have to Southwark residents of those times when ������������������������������������������������������������������������ ‘Bermondsey Square be stuffy or Victorian and that they aren’t the forensic scientist’s report is published. ������������������������������������������������������������������������������ has been occupied just for dusty old people.’ It’s great, he ���������������������������������������������������������������������������� adds, that the council is pushing schemes Back in the 21st Century all is well. The ������������������������������������������������������������������������������ continuously since that encourage learning. development will be home to around 60 ��������������������������������������������������������������������������� apartments, some commercial space, ������������ Roman times.’ Canada Water’s regeneration is being led a boutique-style hotel, restaurants, a small ������������������������������������������������������������������������������ by British Land and Canada Quays (BL supermarket and an arthouse cinema and ���������������������������������������������������������� Canada Quays). Plans revolve around film production company run by locally ������� and �������� ���������� an old dock basin where the water’s based Shortwave Films. Work is about to edge will come alive with new cafes and begin onsite, following the appointment of ������� ��������������������������������� restaurants. This will link to the library, Galliford Try as main consultant/building �������������� new leisure facilities and retail outlets, contractor in May. Bermondsey Square ��������� ������������������� while the existing shopping centre is is likely to be complete by spring 2007. ��� ������������������� ����� ��������������������������� Southwark Issue Two 18 19 ������� �������������������������� Urban Catalyst had hoped to open the development by the end of next year but complex technical issues including non- interference with the abbey ruins have OVER 20 YEARS OF seen the redesign of building foundations and work has also been phased around the weekly antiques market which continues to operate onsite. When complete, REGENERATION IN Bermondsey Square will provide the market with a new, modernised home.

North of Canada Water at Russia Dock SOUTHWARK Woodlands, Barratt East London has lodged a planning application to build 268 Barratt has been helping to residential units, a new GP surgery and replace an old hall with a new community regenerate Southwark virtually centre on 22,000 square metre site, non-stop since 1984 ‘Downtown’. A commercial let will be built into the community centre helping Computer generated impression of The Galleria Southwark to pay for local schools’ use. transport infrastructure improvements And what attracted the housebuilder to such as the Jubilee Line Extension, the the scheme? ‘The location: Rotherhithe is a East London Line and the proposed tram great area and the Downtown site is close line that will link Camden with Peckham NOW...THE to the park [Russia Dock Woodlands]. and Brixton via King’s Cross and Waterloo Transport links to the city and Canary have emerged as both catalysts for and Wharf are very good,’ says Barratt East necessities of development. London planning manager Ian Gorst. GALLERIA That said, the regeneration of Southwark Overall, it’s a staggering amount of still has a long way to go, with new areas regeneration. ‘The challenge for us is likely to be considered for development the amount of change we can sustain at over the coming years. ‘On schemes such IN PECKHAM any one time,’ says Steve Platts, from a as Bermondsey Square, Bermondsey Spa, position which must inspire the envy of and Canada Water, much of the hard work has already been completed from our Our latest project is a classic example of the Barratt Southern Chairman Clive Fenton says: “This planning departments around the country. Bermondsey Spa innovative approach we bring to all our developments, is a very exciting project for us. There is undoubtedly a ‘It’s controversial, change always is and point of view and they are in the hands blending quality, affordability and forward-looking design. desperate need for affordable and properly-designed construction can be disruptive.’ He is of the development teams,’ says Platts. 2,000 new homes, more than 25 per In Peckham, as part of a unique partnership with studio space for artists in London, and we are convinced mindful that the driving force behind He reveals that attention will soon be cent affordable/new health facilities/ Acme studios, Barratt is building 47 affordable studios of the cultural, economic and social value of a project turning to other locations in the borough: a dental practice/more than 26,000 Southwark Council’s regeneration plans square metres of re-landscaped exclusively for London artists who would otherwise have like this. It’s already clear that our residential buyers at – which began in earnest ten years ago Old Kent Road (‘lots of developer interest open space/car-club spaces/108 no hope of buying or renting suitable space. In fact, we The Galleria enjoy the idea of a having a small colony of – is always to create a better environment and opportunities in conjunction with the secure bicycle parks/new one-stop designed The Galleria with the concept of ‘affordable working artists as their neighbours. Like the contemporary proposed £160 million waste management shop and council offices/new retail workspace’ specifically in mind – an idea welcomed by design of building and the location, the studios will be and improved life chances for the facility’) and Peckham town centre (‘we’ll including a supermarket. Southwark Council because it combined regeneration seen as one of the development’s attractions.” borough’s 250,000 residents. To this be consulting this year on new business with mixed-use development and job creation. Jonathan Harvey, co-director of Acme Studios, end, the inclusion of parks, schools and Bermondsey Square The project also offers homes for sale and for says: “This partnership with Barratt provides a vitally health centres will always be prominent and retail prospects there’) are just two. affordable occupation by local people. important model with enormous potential. This is not in its schemes. Meanwhile, Councillor Porter believes 60 apartments/commercial and just a sustainable mixed-use scheme where the artists’ that the proposed Peckham to Camden leisure space/boutique-style hotel/ supermarket/arthouse cinema/ For further information please workspace may actually add value to the homes on As Southwark Council’s executive member tram will act as a real catalyst to further sale, but also an example of how affordable workspace film production company. for regeneration Richard Porter puts it: regeneration in the south of the borough. can be provided in London, where soaring contact Barratt East London on Like we said – stay tuned. Canada Water land values have put rents beyond ‘The key purpose of regeneration is not to knock down buildings but to provide 020 8522 5500 the reach of many artists.” 2,000 residential units/more than good housing, schools and services that 9,000 square metres of retail and will strengthen local communities.’ leisure/more than 9,000 square Southwark’s population is set to rise to metres of commercial space/ 400,000 by 2035 and social services will regenerated public realm/new library and community facility. www.barratthomes.co.uk need to reflect this growth. Likewise,

Southwark Issue Two 20 21 Regeneration gets theatrical

While lovers of musicals might head office building on Blackfriars Road ‘We always have one Shakespeare straight for the West End, theatre goers to potential tenants, not just as high production each year,’ says Alderdice. with savvy know that Southwark’s quality commercial space, but as an ‘Where possible we perform in local theatre scene offers, arguably, the most exciting destination with great transport schools and last year 800 pupils came diverse and exciting artistic experience links and a thriving entertainment to the theatre for free to see Romeo in the capital. The borough is home scene. Jonathan Turk, Land Securities and Juliet. We also work with the to world famous names such as development director at its mixed- Blackfriars Older People’s Group.’ Of Shakespeare’s Globe and the Young Vic, use Bankside 123 development, says: course, the Playhouse doesn’t just cover while smaller independent venues like ‘Bankside is well serviced by a wide Southwark-inspired pieces; it presents the Southwark Playhouse, Union Theatre range of retail and leisure amenities. the wide range of works needed to retain and the Mernier Chocolate Factory have The Royal Festival Hall, the Royal its national profile. ‘The West End is attracted critical acclaim for the variety National Theatre, Oxo Tower, Tate crowded, touristy and expensive,’ says and quality of their productions. And now Modern and the Globe Theatre – all Alderdice. ‘We offer a different quality Southwark is set to have another, very fronting the River Thames – are within of experience. People can come here for special addition to its drama fraternity a short walking distance.’ a night out as lots of bars and restaurants when the Unicorn Theatre for children have sprung up.’ The Playhouse was, opens at More London later this year. But theatres aren’t just a catalyst for along with husband Wilson, her change; they play an active part in the brainchild and something of a trailblazer. Alongside museums and other cultural entire regeneration process, especially in ‘When we came here 12 years ago experiences, the regeneration potential terms of community involvement through there weren’t really any other theatres of theatres has long been recognised. open days, education and workshops. ‘We although Sam Wanamaker had just got ‘It’s true that developers follow artists,’ are part of the community in the same permission for the Globe.’ says Tom Wilson, education director at way that regional playhouses are, which Southwark Playhouse. Although, as he is quite rare in London,’ explains Juliet Wanamaker died in 1993, four years points out, history also shows that the Alderdice, chief executive of Southwark before the realisation of his life dream arrival of developers often drives out Playhouse. ‘Part of our commitment to to see the Globe Theatre return to the artists who attracted them in the working in the community is celebrating Bankside. A faithful reconstruction of the first place. In the case of Southwark, the past and looking to the future.’ The open air playhouse of the 16th century, however, it seems that commercial theatre tries to cover works of local the Globe – with a season running from developers are relying on the borough’s significance – this summer’s ambitious May to September – has become an cultural surroundings when marketing open air production of The Canterbury international icon and a major tourist their schemes. Blackfriars Investments is Tales is one such example, a play based on attraction. But despite its worldwide selling its 27,800 square metre Palestra the recent Thameslink inquiry is another. appeal, Wanamaker firmly

Southwark Issue Two 22 23 ‘The cultural offer we have here is fantastic. The many theatres, not just close to Bankside, but throughout the borough – such as the Blue Elephant in Camberwell and the proposed new theatre in Peckham – really raise the profile of Southwark’

believed that the Globe should serve the the £12 million Unicorn Theatre at the which will comprise two auditoriums, local community. Over 70,000 people More London development as one such education rooms and rehearsal studios. every year participate in its programme example. As More London development Artistic director Tony Graham describes of workshops and courses and one of director Liam Bond confirms: ‘In addition the look as ‘rough but beautiful’. Over Wanamaker’s last instructions was to to an attractive transaction, below 100,000 children are expected to enjoy lower the perimeter wall around the Globe market cost, we have also contributed the theatre’s productions and education so children would be able to look in. £800,000 via the section 106 agreement.’ programmes. ‘For the first time since He believes that the Unicorn will bring Unicorn was founded we will be in ‘The cultural offer we have here is a more diverse customer base as well as charge of our own destiny. We will be fantastic. The many theatres, not just colour and life to the scheme. able to expand our work many-fold and, close to Bankside, but throughout the very importantly, we will be able to borough – such as the Blue Elephant Set to open later this year, the Unicorn present work all year round,’ says Simon. in Camberwell and exciting cultural is dedicated solely to producing high ‘We can guarantee that almost every proposals in Peckham – really raise the quality children’s theatre. Founded in weekend we will be offering parents profile of Southwark,’ says the council’s 1947, the world renowned company and children something wonderful to executive member for regeneration, has not had a permanent home since it experience in our theatre.’ Richard Porter. ‘The arrival of the vacated the Arts Theatre in London’s Tate Modern was perhaps the real West End in 1999. The Unicorn searched turning point. We are way ahead of our ‘high and low’, viewing over 100 sites, neighbouring boroughs and the growth of throughout the capital, for a suitable our cultural sector has not only attracted site before settling on Southwark. more developers to the area but it has ‘Southwark is a vibrant, central location increased the overall sense of pride too.’ and we are delighted to be a part of its Paul Evans, Southwark Council’s director regeneration,’ says marketing director of regeneration, believes that the council Emma Simon. Following a Europe-wide can help to encourage creative industries competition, Keith Williams Architects and points to the imminent arrival of was appointed to design the scheme, Is your company working on any of Southwark’s regeneration or development schemes? Southwark Issue Two 24 25 Two years ago, legendary fashion designer Sweeney Todd feel to it. The Victorians schoolchildren created tapestries for Zandra Rhodes Zandra Rhodes – who rose to fame in built the railway overground and that London Underground and they were the 1970s for her colourful creations and sealed the area and, to a certain extent, displayed in Borough High Street. on Southwark equally colourful hair – realised a lifelong protected it. dream with the opening of the Fashion and What do you miss most about the area Textile Museum in Bermondsey, dedicated You are working with Southwark when you are in the United States? to showcasing contemporary fashion Council’s tourism department to attract Walking around Southwark. I conducted design. It recently presented the first major more visitors to the area; what can be a walking tour for Visit London in July. British retrospective of her work, ‘Zandra done to achieve this? [Did they give you a guide of what to Rhodes: a lifelong love affair with textiles’. There is always lots of dialogue, but say?] No, they got Zandra Rhodes’ Here, the amiable Rhodes discusses her dialogue doesn’t always lead to the next historical facts! battle to establish the museum, her views level: action. I believe the more people on Southwark and her advice for mayor who take note the better, which is why How was your recent retrospective Ken Livingstone. I do publicity all over the world from the exhibition received? USA to Russia to promote the museum. Very well. You struggled for years to create – and especially secure funding for As a sometime resident of Southwark, Who is the most beautiful woman – the Fashion and Textile Museum; what do you think of plans for the you have dressed? did you ever consider giving up? borough’s regeneration? Lots – Lauren Bacall, Princess Diana, We haven’t really had financing. We’ve Places like More London and the South Diana Ross… received no public money at all, which Bank look fabulous. Also, the local is terribly sad. We were turned down for community in Southwark hasn’t been What fashion advice do women most Lottery funding at the very start and then destroyed. I do think the mayor [of frequently ignore? three times for Arts Council funding. London Ken Livingstone] should walk Women should look at what is in fashion I’ve used my own money and that of my around the area. I think he’s got palsy, and edit it to suit them. For instance, if partner [US businessman Salah Hassanein] he’s never walked down my street and you are middle aged and fat don’t have who trusted my vision. I’m not the sort of I’ve asked him [to the museum] several bits of skin bulging out of your clothes. person who gives up. Once you have done times. It’s only a few minutes away. That said, I don’t think people should something like sell your own house to ever give up experimenting. fund a building, you really have to stand What part do you think museums can by the idea. play in the regeneration process? Advice for a Fashion and Textile Well, we contribute in the sense that Museum curator of the distant future: Why did you persevere? people are coming into the area to visit how Zandra Rhodes would like to be I haven’t known anything other than the museum – cafes and shops spring remembered… struggle so I don’t know what to say to up around it. There is also the fact that As an original designer with something that. It was always a dream to represent it is a lovely building. Local residents to give the world. But the world will be British fashion and promote the work of have told me how much they love the the judge of that. And, of course, leaving our designers. There are so many British museum, so it boosts local pride too. behind the monument of the Fashion and designers such as Bill Gibb and Jean Muir Textile Museum. who could easily be sidelined and forgotten Is engaging with the local community if no one set out to remember them. important? How can it be achieved? We’ve managed to involve local schools Why did you choose to locate the museum and people. The museum runs after- in Bermondsey? school children’s projects like the Southwark is a fab place to be. I had a Curation Club and the Fashion Club. lot of artist friends in Bermondsey and at There have been a number of very that time it was very economical. It has a successful schemes. Last year, local

Southwark Issue Two 26 27 Up, up and away

By 2009, Southwark could be home to London, St Paul’s Cathedral, the London Europe’s tallest building. Sellar Property Eye and Shakespeare’s Globe. London Group’s 310 metre-high London Bridge Bridge Tower will have direct access to Tower, known as the ‘Shard of Glass’, a key transport interchange providing promises to be a fabulous new 70-storey extensive mainline railway, bus and landmark when and, crucially, if it gets underground stations.’ built. Although Southwark Council has always supported the plan, industry Sellar Property Group professes itself cynics highlight uncertainties in the ‘delighted and honoured’ by the signing. lettings market as that other London Shangri-La will occupy 18,600 square icon, the Swiss Re tower, struggles to metres of the 83,600 square metres attract tenants. They question the available, but at least one other major rental values required to support such tenant is needed to secure the 40 per an ambitious scheme. cent pre-let required before construction can begin. Chairman Irvine Sellar But the Shard took a step towards refuses to be drawn on other potential confounding its detractors earlier this clients, but confirms that negotiations year when Shangri-La Hotels and Resorts are under way. signed a 30-year lease agreement to occupy floors 34 to 52. The 195-room Following a high profile public inquiry, Shangri-La at London Bridge Tower the Shard, designed by internationally promises to offer (at 42 square metres renowned architect Renzo Piano, gained a room) some of the largest guest planning permission in November 2003. accommodation in the capital, alongside Supported by Southwark Council and the entertainment, recreational and the deputy prime minister John Prescott, conferencing facilities usually associated but opposed by English Heritage, the with five-star luxury. The deal concludes plan is ambitious: a mixed-use structure a decade-long search by the group to blending commercial, residential, retail find a location for its first European hotel and leisure elements with interaction and further underlines the strides that with the public realm, including access Southwark has made towards regeneration. to a viewing gallery on floors 65 and 66.

After all, it has one of the world’s Impressive as it is, London Bridge Tower top hotel groups singing its praises. forms part of a wider trend towards tall According to Shangri-La: ‘With the City structures in Southwark following mayor of London minutes away and Canary Ken Livingstone’s London Plan of February Wharf easily accessible, the location is last year. In the last issue of Southwark, ideal for the business traveller. It will also John East, head of planning and transport, be a convenient base for leisure travellers revealed that the council was to hold to explore London, situated close to key workshops on its impending tall buildings tourist attractions, such as the Tower of framework. The area under examination

Southwark Issue Two 28 29 extended from London Bridge west to to discuss the issues surrounding tall level,’ says Jason Parker of architect ‘With the City of the boundary with neighbouring borough buildings. The results were a pleasant Make, which is designing the four-storey London minutes Lambeth, and south to Union Street and surprise to Greer, who expected more extension and recladding of the 30-storey includes a significant number of current self-interest from the private sector. King’s Reach Tower on Stamford Street. away and Canary tall building proposals (see box). There was broad agreement on a number Wharf easily of points: the importance of high quality Generally, the group was against the ‘It was fascinating,’ says Julie Greer, design; that tall buildings should have inclusion of affordable housing within accessible, the Southwark Council’s design and a positive impact on the civic realm commercial/residential towers. It also location is ideal conservation manager. ‘We held three and create public spaces; that a slender felt that artificial boundaries (i.e. those workshops in total. The first was at the profile is preferable (therefore residential between boroughs) are often unhelpful for the business Tate Modern for professional stakeholders, towers are generally more aesthetically and similarly that, over a certain height, traveller.’ the second was for residents and the successful than commercial ones with restrictions on extra storeys are irrelevant. third, at architect Allies and Morrison’s larger floorplates); that due to the socio- As workshop attendee Paul Baker, director office, brought the findings of the two economic changes over the lifespan of architect Wilkinson Eyre, points out: groups together.’ of a building it should be capable of ‘If a height cap is introduced there is the conversion from one use to another; question of density; you could end up The roll call of around 50 attendees at and that public access should be with lots of 12-storey towers and that is the industry workshop included planning available wherever possible. certainly not ideal.’ consultants, regeneration bodies and architects, housebuilders and developers. ‘It was useful to look at tall buildings Unsurprisingly, the residents’ workshop The participants divided into groups development in the borough on a macro had different concerns. There wasn’t as much enthusiasm for tall buildings, although many attendees felt that they are inevitable. ‘As one resident put it: Shangri-La plans to offer Among the buildings Southwark Sellar on the Shard never designed a building in the UK. some of the largest hotel ‘they don’t have to be that tall’,’ says could become home to: London Bridge Tower allowed him rooms in the capital. Greer. Baker, who attended both the Sellar Property Group chairman Irvine to fully exercise his creative talents Sellar Property Group: London Bridge industry and the resident workshops, Sellar shares his thoughts on what he and I believe we have a world class Tower, 310 metre, 70-storey, mixed- said he found local people surprisingly has called ‘London’s most important building that is already becoming an use building designed by Renzo Piano positive. ‘The greater the consultation on planning consent in modern times’: international iconic landmark – and and scheduled for completion in 2009. we haven’t laid a brick yet! Status: approved. these issues the better,’ he says. ‘That Q. How did the idea for London way, everyone has the chance to be Bridge Tower take shape? Q. It allows for extensive public Beetham Organisation: 215 metre access to the building’s upper heard and to benefit.’ A. Originally my partners and I high mixed-use tower designed by levels – why? acquired Southwark Towers, which is Ian Simpson Architects just 50 metres the name of the existing building on A. We feel this building should be from the River Thames on Blackfriars One important area of consensus between the site, as an investment property. It fully accessible to the residents of Road. Status: pre-application. residents and professionals was that the was, and continues to be, occupied Southwark and surrounding areas, northern area of Blackfriars Road, from by PricewaterhouseCoopers on a as well as the capital at large, Land Securities: 20 Blackfriars Road Southwark tube station to the Bridge, long occupancy lease. We realised together with tourists from the UK designed by Wilkinson Eyre, the 176 the building [originally developed in and around the world. We believe metre-high office block would have is the most appropriate place for tall 1972] had considerable development Londoners especially should have a 35-storeys. Status: pre-application. buildings in the area. And, indeed, this is potential. Shortly after we purchased right of accessibility and ownership. where most of the proposed developments it the government, supported by Capital & Counties: King’s Reach Q. How would you describe your are clustered. However, as Parker points Ken Livingstone, announced that Tower. Architect Make (founded relationship with Southwark out, a policy of promoting mixed-use it would encourage high density by Ken Shuttleworth and John Council? developments next to and over Prevc) hopes to reclad and add four buildings is probably the wisest option major transport hubs. A. We found Southwark Council storeys to the 30-storey Stamford both socially and commercially to prevent a constructive and positive body Street building. Status: planning Q. Why is it important to you that ‘an office ghetto’. that was both encouraging and application lodged. London Bridge Tower is Renzo supportive in helping us to create Piano’s first UK building? what we believe will be the capital’s Land Securities: Bankside 4 Greer says that Southwark Council’s A. From the outset we believed that most iconic building since St Paul’s. (Southwark Street/Summer Street) decision not to begin drafting the the site and its location were of huge Southwark proved to be a first class Richard Rogers Partnership has been Tall Buildings Strategy until after the importance both to Southwark and authority to work with. commissioned to design a landmark workshops shows its willingness to London. As a consequence it needed residential scheme. Status: Q. Is this Sellar Property Group’s debate the issue and consider external an architect who could produce a pre-application. most daring project to date? opinions. The strategy is due to go out design that we could all be proud of. Renzo was a natural choice not A. This would be anybody’s most Multiplex: Residential tower at Park for consultation later this year. only for his reputation and creative daring project. Street by Eric Perry. Status: planning flair but precisely because he had application lodged.

Southwark Issue Two 30 31 ‘We have a fantastic variety of backdrops; from the Southbank to industrial land, to housing estates and parks.’

Filming in Southwark

Woody Allen might be more closely associated with the neuroses of New York’s intelligentsia than the regeneration of London boroughs, but the film director, along with a host of production companies, is playing an important – albeit supporting – role in Southwark’s multi-billion makeover.

Southwark Council’s film officer Andrew Pavord reveals that the borough is a magnet for cinematographers. There have been more than 550 days of filming in the borough since he joined the council last November. The area has enticed big screen names like Allen [who filmed much of ‘Match Point’ in the borough], Guy Ritchie [whose latest Brit Flick ‘Revolver’ was shot in Southwark] takes up to eight days. We also provide The Aylesbury and the Heygate Estates and Gurinda Chadha [of ‘Bend it Like parking permits quickly. Some boroughs are in almost constant demand from Beckham’ fame, who is filming the ask for the number plates of vehicles in production companies looking to romance ‘Mistress of Spice’ on the South advance, which just isn’t realistic.’ capture inner city living. Pavord praises Bank]. Southwark also sets the scene the patience of residents and reveals for hit BBC shows Spooks and Hustle, Filming in Southwark generates revenue, that recent improvements have seen among others. not only for the council but for local filmmakers spraying their own graffiti, businesses. The BBC spy drama Spooks is which is of course removed immediately. ‘We have a fantastic variety of backdrops; estimated to have spent around £4 million So is the regeneration process actually from Bankside to industrial land, to in Southwark since filming began on the working against Pavord? ‘Not at all,’ he housing estates and parks,’ says Pavord, first series. laughs. ‘I am here to generate money that by way of explanation. ‘We also have a will benefit the borough.’ That is range of great buildings from new office So how much can the council itself the point after all. blocks to centuries-old churches.’ expect to collect? With less than a year in the job, Pavord is reluctant to hazard He believes Southwark has the edge on a guess at future earnings potential. As other boroughs by making the filming for 2004: ‘I would say we earned more process as simple as possible. ‘Our than Lambeth [which he estimates took ‘notice to film’ period is very short around £80,000] but less than the City – just 24 hours. In some boroughs it [around £200,000].’

Southwark Issue Two 32 33 Issue One Summer/Autumn 2005 35 ������� �������� & castle & elephant Social housing for the 21st Century 21st the for housing Social

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Southwark ad.indd 1 11/7/05 6:45:23 pm

elephant & castle news 37 issue one

Over the next ten years, Elephant and An urban regeneration Castle will be completely transformed news into a vibrant, successful, mixed-use urban destination. Southwark Council’s programme, working vision is to create a place that: Seven shortlisted in in partnership with — has its own clear and positive identity Elephant and Castle that builds on the strengths of the area, commercial developer for beginners local people and including excellent transport links and a selection process close proximity to central London The £1.5 billion, 688,000 square metre, mixed-use regeneration at Elephant and — supports a successful and diverse mix Southwark Council’s search for a commercial Castle is creating a new city quarter for businesses, that will of affordable homes, shops, businesses, partner for its £1.5 billion, mixed-use and high quality recreation and cultural regeneration of Elephant and Castle one of London’s most exciting – and fulfil Elephant and activities moved closer to completion in June when underdeveloped – locations. Just a short walk from the City, the area is currently — creates opportunities for all local residents, the seven shortlisted developers/consortia characterised by uninspiring 1960s Castle’s potential and ensures that they are a key part of the were announced. They are: transformation of the area architecture (including its infamous — Key Property Investments Ltd – shopping centre) and a car-centric — improves the life chances of individuals a joint venture between St Modwen transport system that forces pedestrians as a thriving quarter through enhancing health, educational Property and Salhia Real Estate into unappealing subways. achievement, skill levels and employability of central London. — Lend Lease Europe Ltd — shifts the emphasis, and gives priority to, — Oceancrest – a consortium of Blackfriars However, Southwark Council aims to give pedestrians, public transport and cycling, Investments, Elliott Bernard, The Lefrak Elephant and Castle back its heart with rather than cars Organisation, Royal London Asset ambitious regeneration plans, including: — is safe, and free of the fear of crime Management and Bank of Scotland — is clean and well maintained — Canary Wharf Group plc — The demolition of the Heygate Estate, — Prudential Property Investments Ltd the infamous pink shopping centre — has a high quality, accessible and — Multiplex Developments Ltd integrated public transport system and the subways. — Taylor Woodrow Developments Ltd — The re-housing of Heygate residents — has an integrated network of high quality in quality homes around the green spaces that draws people into Commenting on the process, and through the area by improving its Elephant and Castle development regeneration area. appearance and encouraging activity director, Chris Horn, said: ‘It has attracted — The construction of over 5,000 new and replacement homes. — provides for the economic, educational, an immensely strong field and this — Re-routing the traffic system to give cultural and social needs of a diverse mix means that we can expect a really strong of existing and new residents competition through to final selection. priority to pedestrians and public transport, Our commitment to achieving the most including the proposed tram route. distinctive and exciting regeneration — The creation of over 4,000 new jobs Southwark Council is on track to find a programme in London has been redoubled — 75,000 square metres of new retail and commercial partner in 2006 to help us turn leisure space. the vision into reality. For more information, by the strength of the response we’ve — Building a City Academy for Southwark. see www.elephantandcastle.org.uk or phone received from the market. We look forward the development team on 020 7525 4922. to exciting times ahead.’ — Introducing new public areas, cultural and community facilities. A further shortlist of two or three — Constructing two landmark mixed- organisations will be selected this winter, use towers. from which Southwark Council’s executive committee will approve a development partnership next year. elephant & castle news 39 issue one Planning and urban design advisors to Southwark Council on the regeneration of the Elephant & Castle news

Elephant the ‘next big thing’ Culture under construction Time to celebrate for property hunters Elephant Impacts Construction work has started on a new Southwark Council has been saying it for years £3.5 million arts and media centre on Local residents, the Elephant and Castle and, judging by the level of interest, many Southwark Bridge Road. Formerly a Victorian regeneration team and Southwark developers agree. But a little bit of celebrity library, the now derelict building will be councillors gathered at the London College endorsement never hurt an area, and transformed, providing local people with of Communication in June for a reception to Elephant and Castle is no different. So when opportunities to gain training for, and access celebrate the Elephant Impacts programme. TV property expert Phil Spencer tipped the to, careers in the creative industries. The Designed to deliver physical improvements regeneration hotspot as London’s next big centre will be managed by a local trust to the Elephant and Castle area ahead of residential location at the Evening Standard and will also have a dedicated space for major regeneration work, the programme Homes and Property show earlier this year, community groups, a café and commercial includes the cleaning and relighting of it was no surprise to Elephant and Castle space to generate income. It is due for subways, refurbishment of bridges, feature development director, Chris Horn. ‘Just ten completion in June next year. lighting on a number of buildings, tree minutes from the City, a stone’s throw from lighting and tree planting. Waterloo and with fast, easy connections Photographs were exhibited at the gallery to the West End, Elephant is a very central to remind guests just how dramatic and accessible location. This, combined with improvements have been. Speaking at the the exciting regeneration plans that we are event, Councillor Catherine Bowman said pursuing over the next decade to create a that the programme had come in response dynamic and thriving community, makes it to public opinion: ‘Much of the community a great place to live,’ he said. felt the area offered a poor quality Spencer, famed for helping house hunters environment. Recent improvements address find their dream property on television, said these concerns and inject a much that Elephant’s proximity to central London needed vitality.’ and excellent transport links meant that Rhianon Jenkins, senior project manager at town planning it was a great investment prospect. And, Elephant Impacts, said that a relatively small judging by the ratings he attracts, he should investment had achieved a great deal. She know. Spencer said that he ‘looks for areas sustainable pointed to lighting enhancements as an with potential of which this area has plenty.’ regeneration effective way to dramatically change the The average house price in Southwark is appearance of an area for a relatively small around £260,000 – against a Greater London amount of money. ‘We’ve had a lot of positive urban design & Tibbalds Planning average of around £290,000. With Elephant feedback from local people,’ she said. masterplanning & Urban Design and Castle sitting below the borough 19 Maltings Place average, it is a market with lots of potential 169 Tower Bridge Road for astute developers and house hunters. development London SE1 3JB frameworks & design guidance T: 020 7089 2121 Top: Phil Spencer F: 020 7089 2120 Bottom: The new arts and media centre planned for public [email protected] Southwark Bridge Road

consultation www.tibbalds.co.uk Tibbalds

Tibbalds ADV FullPage 080705.ind2 2 11/7/05 12:43:50 taking social housing into issue one elephant & castle the 21st century It will provide 1,000 replacement homes when construction of the first phase begins. of that will start to accumulate next year, and shortlisted housing associations). Proof designs (see page 42 for preferred architects the competition will inspire the best quality on the panel will get some work and that style. In doing so, it hopes that each practice site based on their expertise, approach and will then invite a handful to bid for each they become ready to develop. The council competition panel to bid for housing sites as more established companies, will form a which include both less experienced and than 80 applications. The practices, practices have been selected from more responsibilities. In total, 16 architectural sites and, ultimately, assume management construction of homes on 14 designated be selected in the autumn to manage the from an original seven. Two of these will final stage; with five associations remaining The housing association procurement is in its procurement processes have been separated. the housing association and architectural redevelopment of Elephant and Castle, and to ensure it throughout the 10-year In a drive to ensure striking urban design, approach. Design and build is dead. Southwark Council has adopted a groundbreaking for the 688,000 square metre inner London site, With over 5,000 new and replacement homes planned and high quality design are not mutually exclusive. regeneration in Southwark is proving, social housing But, as the £1.5 billion Elephant and Castle created low standards and even lower expectations. and often with minimal architectural input, have Decades of failing properties, constructed quickly or, more importantly, in the same project brief. phrases that rarely appear in the same sentence testify, social housing and design excellence are As a walk through any British town or city will social housing have started early with vigour and energy,’ ‘It is a considerable undertaking, but we housing sites receives a fresh treatment. is ensuring that each of the project’s 14 process, the Elephant and Castle team housing associations from the design delivery witnessed elsewhere. By separating Gone is the formulaic ‘design and build’ said there would be no compromise.’ are just as pressing here, but we have always that we don’t face these considerations; they and schedule take precedence. I’m not saying less important, while other factors like budget such as design and sustainability can become production line mentality,’ he says. ‘Issues numbers of people, but this can foster a often have tight deadlines and involve large about other councils; I know that projects the numbers game. I’m not being rude past, there has been a tendency to play new standards of social housing: ‘In the Chris Horn believes the scheme will achieve Elephant and Castle development director of the overall regeneration scheme. Elephant and Castle shopping centre – as part being demolished – along with the infamous for residents of the Heygate Estate, which is

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issue one elephant & castle social housing 41 elephant & castle social housing 43 issue one

explains Horn. ‘There will be no standard unit particularly from the press. ‘What we are experience.’ Does he foresee any risk in types and no palette book. Each phase of doing has been called groundbreaking using young talent? ‘There could be some housing will receive the best design possible.’ and revolutionary,’ says Horn. Is it? ‘As far areas where new practices might struggle,’ as we know, yes. If anyone else has held a acknowledges Horn, ‘but you find that He believes the ‘mechanised and procurement process this way, it hasn’t with big practices too. The beauty of our industrialised’ method adopted by some been reported to our knowledge.’ competition process is that if someone social housing schemes breeds poor quality: doesn’t make the grade, they’ll be off the list.’ ‘Everything is purchased in bulk, from tiles Rowan Moore, director of the Architecture to engineering contracts. So, you might Foundation, welcomes Southwark Council’s The 16 practices on the architectural be able to specify whether you want red approach as providing ‘the potential for panel are preparing for action later this brick or yellow brick, but you probably can’t better quality housing’. ‘It’s especially year. ‘We did hear that it was a unique change the windows or the roof. important at Elephant and Castle as the way to procure social housing,’ says Nazar high density of housing means that the Sayigh of panel member Glas Architects. ‘That is a system at its worst – where scheme is quite challenging,’ he says. He ‘It’s great to see the council take such an architecture and design is a nuisance.’ praises the involvement of residents in interest in architecture and good design.’ Furthermore, he points out, most of these the architectural selection process: ‘Social Reinhold Schmaderer of Glenn Howells standardisations work in favour of the housing doesn’t always respond to user Architects believes that the people involved contractor, not the project. needs. Because the element of choice in the scheme are more important than the present in a private housing sale is often structure of procurement. And, certainly, With forthright views and a groundbreaking lacking, there can be a lack of contact all of the architects, housing associations idea, what kind of reaction has his new between the designer and residents.’ and the Elephant and Castle regeneration procurement process received? ‘Some team display real excitement and enthusiasm people said we should accept that design For smaller architectural practices, the for the task ahead. and build come as a package, but if they Elephant and Castle procurement approach think we are tilting at the windmill in chasing offers a realistic opportunity to work Proctor and Matthews, Andrew Matthews good design then that is their outlook.’ on arguably the UK’s most high profile says: ‘It was interesting to see that the regeneration. ‘Our competition panel procurement process had changed. The In fact the response to Southwark Council’s consists of both young, smaller practices regeneration team set design high on the plans has been overwhelmingly positive. and more established ones,’ explains Horn. agenda from day one. It sends a message Horn says he has been surprised by the ‘We set criteria that wouldn’t preclude that design is of paramount importance.’ levels of praise the plans have attracted, anyone from the scheme through lack of Matthews, whose practice was involved in social housing 44 elephant & castle social housing 45 The five housing associations issue one in the Elephant and Castle procurement process are:

— Southern Housing Group — Homes for Heygate: the Greenwich Millennium Village, is looking the majority of the Elephant and Castle The housing associations procurement a consortium of Hyde, Metropolitan and Hexagon forward to creating the new Elephant and regeneration, which includes extensive process will be complete in the next few — Urban Choice: a consortium Castle. ‘The ghetto-isation of different new builds, this is an empty car park that months when Southwark Council selects its of Family and Affinity tenure groups is not the way to make socially borders a conservation area, a listed town preferred two assocations from the five that — Horizon Housing Group sustainable communities,’ he says. ‘Tenures hall and a row of Victorian terraces. We have currently remain. By the end of this year, — A consortium of L&Q, Guinness and Wandle should be mixed together, using architecture to fit the context as it exists and anticipate housing associations and architects will be that isn’t repetitive. We produce domestic what the new context will be [once the selected to bid for the first 1,000 homes. A The 16 architectural architecture that responds to the landscape nearby Heygate Estate is demolished]. staggered programme of housebuilding and practices bidding for Elephant around it and is contemporary, reflecting the We are creating a strong building that estate demolition will then continue until and Castle are: way people live today.’ will complement, but not be subservient 2009. Horn says he has learned a number of to, the town hall.’ He highlights the mass, things from the Wansey Street experience: — Panter Hudspith Architects — Glenn Howells Architects The Elephant and Castle team has already colour and texture of the design as defining that the architectural profession can rise to — Proctor and Matthews tested the new procurement process features. ‘Wansey Street has to act as a challenges; that it doesn’t matter if architects — Cartwright Pickard Architects with great success at its 31-unit Wansey litmus test for the regeneration and we are haven’t worked in the housing association — Glas Architects Street scheme, designed by architect de confident of its success.’ sector before; that design and quality can be — Featherstone Associates — Haworth Tompkins Rijke Marsh Morgan (dRMM) and managed improved without affecting cost; and that — Loates-Taylor Shannon Limited by Southern Housing Group. Work is ‘Wansey Street had to set standards and it ‘enthusiasm is infectious’. — de Rijke Marsh Morgan progressing onsite, with the first residents is our intention to build upon them,’ says — Niall McLaughlin Architects arriving early next year. Horn says the Horn. ‘We took the approach that it was not So is social housing really about to begin a — Riches Hawley Mikhail Architects — The AOC Elephant and Castle selection team – and a ‘housing association development’, but a journey towards image rehabilitation? Horn — Kmk Architects Ltd especially the area’s residents – admired first class housing development that happens certainly believes that Elephant and Castle — Metaphorm Ltd dRMM’s approach to the complex site. It to include a mix of tenures. We needed to will set a precedent for the design of large — s333 was important, he says, to choose a team produce something that exceeds anything scale social housing: ‘In urban areas you can’t — Sarah Wigglesworth Architects that would deliver to Heygate residents that has gone before in terms of design replicate the built form across a large area; the promise of ‘fantastic design’. dRMM’s and floorspace. And I believe we have. Why it has to change across blocks to allow for vision is impressive, defying what is a should social housing look any different from evolution. This is the approach we are taking: technically difficult site. As Michael Spooner, private housing? Why should your home creating excellent individual sites but with an project architect at dRMM, explains: ‘Unlike radiate your perceived social status?’ eye on the wider context.’ Regeneration timeline

For the past two years Southwark June 2003 May 2005 2010 Council has been perfecting its A draft Development Framework is Second-stage housing partner Demolition of the Elephant and plans for the regeneration of published for public consultation. shortlist. Castle shopping centre. Elephant and Castle. This ambitious and far-reaching programme February 2004 2006 2010–2014 should be completed by 2014. The Development Framework Selection of a commercial Construction of the Civic Square Work powering ahead at is adopted as supplementary development partner expected. and start of development on the South Central March 2002 planning guidance by Southwark Heygate footprint. Previous regeneration plans collapse Council’s executive committee Mid-late 2006 The first major private housing Phase two, designed by Space after Southwark Council and its after winning the support of 80% Start construction of early housing 2014 development of the Elephant and Craft, is due for completion by preferred development partner, of the local community. sites. Regeneration of Elephant and Castle regeneration is scheduled to autumn 2006. It will contain 180 Southwark Land Regeneration, fail Castle complete. complete its first phase later this new homes (44 of them affordable to reach an agreement. June 2004 2005–2010 year. Oakmayne Properties’ 280-unit and likely to be allocated to Heygate MAKE Architects are appointed to Development of the southern South Central development will Estate tenants) and 1,300 square May 2002 perfect the framework, ready for most part of the regeneration area contain a range of accommodation metres of small business space. Southwark Council’s executive release to the commercial sector. including the Walworth Road types and tenures. The first phase Elephant and Castle development committee renews its commitment extension, the Heygate Boulevard of the £75 million project has director Chris Horn says the council to the regeneration of Elephant October 2004 and St Mary’s Churchyard. been designed by Piers Gough of hoped ‘but couldn’t be certain’ and Castle. The procurement process to find CZWG Architects. The 10-storey that the market would respond to housing partners begins. Shortlist 2006–2011 building has a tiered elevation and its high aspirations for the area. January 2003 of six developers now selected. Phased demolition of the Heygate a glass and aqua façade, while each ‘Oakmayne’s scheme is positive Southwark Council publishes the Estate and relocation of tenants to property has outside space. Or, as proof that the council’s confidence Emerging Framework Principles February 2005 new social housing in and around Above: The Heygate Estate Gough puts it: ‘It’s a very strong in the area is well placed.’ for the future regeneration of Start of official European Elephant and Castle. will be demolished to building. Like a concertina with Elephant and Castle. procurement process for the main provide new and improved continuous ribbons of balcony like commercial development partner. housing for residents knicker elastic.’ After the 1997 general election, in 1997. However, a focus on the lack Tony Blair chose the Aylesbury Estate of cosmetic transformation (schemes Eight in Southwark to make the first major for which have been attempted) belies speech of his premiership. Launching significant social achievements recently his commitment to tackle social made in the area – but more of those later. years exclusion, the prime minister told residents that he wanted to create ‘a Six years ago, the Aylesbury was will to win’ among the most deprived designated a New Deals for Communities members of society and promised (NDC) area and received £56 million to of ‘there will be no forgotten people tackle deprivation through the fostering in the Britain I want to build.’ The of inclusive local partnerships. The Aylesbury was suffering from the types Walworth estate’s most immediate progress of social problems that can be found chance for radical transformation came on large housing estates around the in 2001 with a proposal to demolish and country: fear of crime, low educational rebuild its 2,700 homes, through stock attainment, high unemployment, transfer to a registered social landlord, rundown accommodation and poor and the construction of additional private health. As a result of the Blair visit, it homes. In a high profile ballot, residents has spent much of the last eight years voted against the scheme – opting to under the media spotlight, often remain as council tenants – leaving used as a symbol and a barometer the NDC and Southwark Council to of New Labour’s progress in addressing rethink their plans. inner city issues. ‘After lots of consultation we opted Critics say little has changed on the instead for an alternative aimed at Aylesbury and outwardly, at least, the improving community safety,’ says estate still looks pretty much as it did acting director of Aylesbury NDC,

Southwark Issue Two 46 47 Steve Pearce. The result was a sword. ‘We are often to referred to as refurbishment programme which the largest estate in Europe [it has 7,500 ‘The most recent included concierge entrances for blocks residents] which isn’t true,’ he points MORI poll [which and the demolition of walkways, out. ‘The profile of the Aylesbury has perceived as a breeding ground for crime increased and this can have positive surveys 500 Aylesbury and anti-social behaviour. Work was due effects. However, negative press often households every two to begin last autumn when engineers doesn’t take account of the success that acting for architect Levitt Bernstein residents have achieved.’ The estate years] found that fear discovered structural problems. Other found itself caught in political crossfire of crime has halved.’ maintenance issues came to light around again during the run up to the recent the same time, some related to the election. Following a campaign visit, government’s Decent Homes initiative, Conservative leader Michael Howard and work has now been halted pending was quoted saying: ‘Eight years on, a review by the council executive. people told me nothing has changed. The promises were all talk.’ Given these considerations, the executive is putting together a programme for the The Aylesbury NDC team would future of the Aylesbury Estate and is disagree. As Pearce points out, in expected to report back in September. 1999 only 13 per cent of children on the estate gained five GCSEs in grades Meanwhile, work at the NDC continues A-C. By 2004, that figure had risen on six key themes: education, health, to 40 per cent – close to the national physical environment, economic average. ‘Educational attainment at activity, community empowerment and primary school level has always been community safety. Pearce observes good among children on the Aylesbury,’ that the media attention the Aylesbury comments Pearce. ‘We have established attracts is something of a double-edged a transition scheme to help pupils

progress to secondary school and funded hard to secure a dedicated police team. 7,500 people who live there. What can be ‘We have established learning support teachers. We have a Six officers are now assigned to the said is that with the proposed Peckham to a transition scheme ‘gifted and talented’ programme, and Aylesbury full-time while the NDC is Camden tram due to be in service by 2011, breakfast clubs to ensure kids have a part-funding a further 12 community and the transformation of neighbouring to help pupils good meal to start the day, as well as support wardens providing more Elephant and Castle likely to be complete, progress to after-school activities, homework and comprehensive provision than in many the Aylesbury will be at the heart of a revision clubs, and Saturday schools.’ similar areas. ‘The most recent MORI poll more vibrant Southwark. secondary school But the children on the Aylesbury attend [which surveys 500 Aylesbury households and funded learning many different secondary schools, so every two years] found that fear of crime can the NDC take credit for the GCSE has halved,’ says Pearce. support teachers.’ pass rise? ‘What we can say, is that this dramatic improvement in exam results Some problems are tougher to crack: hasn’t happened in other places that unemployment and economic inactivity aren’t running programmes like ours,’ are longstanding challenges. Yet, through replies Pearce. back to work and training programmes, progress has been made. Unemployment Crime and community safety is another has fallen from 16 per cent to below 12 per area in which significant headway has cent, although this is still four times above been made. Fear of crime ran at around the national average. 60 per cent when the NDC team began its work. It started a series of initiatives Much work has still to be done on the to engage young people from increasing Aylesbury, but the progress of recent after school provision on the estate to years deserves to be noted. Perhaps the supporting youth inclusion projects crucial question is: how will the estate for young people ‘at risk’. Lighting look a decade from now? That very much improvements have also been made depends on the outcome of the council around the estate, while the NDC lobbied executive’s review and the wishes of the

Southwark Issue Two 48 49 Sitting between More London’s imposing Following a competitive process, The Gross Max team did, however, explore ‘Potter’s Fields park has the potential to If the final planning issues on Potters 280,000 square metre office development Edinburgh based landscape architect the site’s association with ceramics. ‘We raise significant amounts of money for Fields park are resolved as expected, work Potters and Tower Bridge, the area that today Gross Max was appointed to design the went to archives, talked to archaeologists itself,’ says Huggett. ‘On the current site, should begin onsite within the next six encompasses Potters Fields park has new park. ‘We have consulted extensively and looked at fragments. In fact, we the ice cream van alone generates £25,000 months. Planting seasons permitting, a rich and varied history. From the with local residents in preparing our discovered that potteries here made a year in fees. The new park will have SE1’s newest green space should open its Fields park 17th century, when it was occupied by plans,’ says director Eelco Hooftman. imitation Delft, which is very funny to kiosks and be available for filming and gates by the end of 2006. numerous potteries, up until 2004 when ‘The park will be used by lots of people, me as I am Dutch,’ he says. This heritage events.’ Jay Yeats, head of parks and sport it gripped the world’s attention as the from those who work in the area to is likely to be represented on the gates of for Southwark, believes Potters Fields park venue for David Blaine’s plastic box visiting tourists, and of course residents, the park, the creation of a ceramic bench could become economically self-sufficient. gets ready Not to be confused with Potters Fields starvation stunt, the 16,000 square metre so it has to cater to many different needs.’ and in its lighting. Projected figures put running costs in the site has enjoyed many incarnations. region of £100,000 per year. Potters Fields park sits beside the Gross Max has responded to this Hooftman has assembled an impressive 15,200 square metre Potters Fields to bloom site, which is currently the subject And now it’s poised for another with work multifunctionality by creating ‘a transition team including world famous Despite its potential to become yet of a planning inquiry. Southwark on the new-look £2.6 million Potters Fields in atmosphere’ as visitors move through horticulturalist Piet Oudolf, the dpa another significant attraction for the Council were minded to refuse park set to begin later this year. Funding the park. The Tooley Street end will have lighting design company, Anthony Hunt borough, Potters Fields park is a relatively planning permission for a scheme has been secured through section 106 a ‘neighbourhood feel’ featuring intensive Engineers and DLE Quantity Surveyors compact space. ‘Sixteen thousand square by developer Berkeley Homes agreements with More London (which is planting and intimate spaces, while the and Project Management. metres is actually quite small, more like to construct eight cylindrical developing the adjacent seven-building, park will ‘open up’ towards the River public gardens; the average park is around residential towers between 12 and 19 storeys high, stipulating instead Foster-designed, office-led scheme) and Thames. A series of periscopes at different ‘Potters Fields park’s location alone 40,000 square metres,’ says Hooftman. that it be used for an educational Single Regeneration Budget funding from heights will allow visitors to enjoy means that its design has to be extra Rocketing land values and limited space or cultural facility. ‘The new park the Pool of London partnership. Both incredible views across to the City, and special,’ says Southwark Council’s have seen the emergence of a new trend respects the boundaries of the organisations are managing the project spaces dotted around the park will host framework and implementation manager in park design. ‘Most parks in the UK Potters Fields site,’ explains Alistair Huggett, the council’s framework alongside Southwark Council. a calendar of events. ‘At the start of the Alistair Huggett. He reveals that the park were designed in the Victorian era and and implementation manager. ‘It ‘We are creating a new destination at design process, we were accused – quite is earmarked for trust status, thereby are large and expensive to maintain. will be able to cope with whatever More London and we want to see the park rightly – of being too complicated,’ says controlling much of its own budget and The move across the continent now is happens there.’ A decision had not become a similar world class standard,’ says Hooftman, who unsuccessfully proposed destiny. This would allow, for example, towards smaller, more intense and well been reached on the fate of Potters Fields as Southwark magazine went More London project manager Jim Watret. Europe’s longest picnic bench for the park. the appointment of a head gardener. maintained parks.’ to press.

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When Southwark Council embarked on a £12 million housing renewal project in the Bellenden area of Peckham eight years ago, it probably didn’t think that Vogue and Country Life magazines would come to call. But such has been the excitement generated by the ‘place making’ scheme, which has seen 1,200 homes upgraded and new shopping and restaurant hubs filled with eye-catching street furniture by celebrity artists, Using grants, the council began a that this pocket of SE15 is enjoying programme of radical improvements unprecedented success and attention. ranging from replacing windows and The council now hopes to replicate heating systems to cleaning and restoring these achievements with an ambitious stonework, pathways and gardens. 12,000-property scheme aimed at Abandoned properties were also brought tackling high levels of rundown private back into use. In total, 1,200 of the 3,000 accommodation and improving the lives’ homes in the renewal area have been of residents in neighbouring Nunhead upgraded with two years of the current and east Peckham. Early preparatory scheme remaining. The result is the work on the new renewal area is due to renovation, not just of individual homes begin this summer with the example but of entire streets. In addition, shopping set by Bellenden firmly in mind. areas and public spaces have been rejuvenated, with the assistance of some Although Bellenden has enjoyed critical rather famous friends, completing the acclaim, as Southwark Council’s housing neighbourhood makeover. director Keith Broxup points out, the impetus for the scheme originates from As area renewal manager Roger Young an altogether grittier story. ‘When the explains: ‘We consulted extensively, project began, our house condition speaking to residents about their survey highlighted that almost a third aspirations and found that local people Learning of privately owned homes in the area really wanted perceptions of the area were either unfit for human habitation to change. They also wanted to see or in substantial disrepair,’ he says. environmental sustainability and the from ‘The ability of owners to carry out encouragement of local businesses and improvements was limited due to the talent.’ Based on these findings, the team fact that 37 per cent of households were began to form plans, beyond housing Bellenden on means-tested benefits.’ repair, to transform Bellenden into a more vibrant destination. Young admits that the abundance of indigenous talent was certainly an asset. ‘We were having a public meeting with the market traders and businesses discussing public art and new street furniture,’ he recalls. ‘Someone asked why it had to be an either/or decision – why could street furniture not be art? We said ‘Fine, any ideas on design.’ Everyone turned to look at Antony and that was that.’ The Antony he is referring to is local resident Antony Gormley of Angel of the North and Turner Prize winning fame. Following that public meeting, Gormley went on to design the street bollards in the renewal area, which have become something of a tourist attraction.

Southwark Issue Two 52 53 And Gormley wasn’t the only local artist to get involved. Fashion designer, Fashion and Textile Museum founder and Bermondsey resident Zandra Rhodes renovated the shopping area on East Dulwich Road by redesigning the pavement, canopies, lighting and tree guards using her signature colour, pink; there is even a pink bus shelter. Internationally renowned artist Tom Phillips (who designed the queen’s jubilee coin) created mosaics, while John Latham (pictured right) produced an ‘exploding Tell everyone. book’ sculpture. ‘I was happy to be involved,’ says Rhodes. ‘Since opening my own museum I am doubly aware of the importance of having nice pavements and the like.’

Keegans, RICS Regeneration Consultant of the Year for London and the South East, has been involved since the outset. ‘We are still working in Bellenden with plans for the renovation of Choumert Market,’ says director Peter Keegan. ‘The transformation of the area has been fantastic.’ Local feedback has also been overwhelmingly positive following Bellenden’s transformation. External recognition has come too with the area attracting substantial positive press coverage and also receiving a London Tourism Award two years ago. Now the council hopes to repeat this success Nunhead and east Peckham have been ‘We consulted in Nunhead and east Peckham. ‘The selected as Southwark Council’s next proposed renewal should tackle a number housing renewal area partly because extensively, speaking of issues high on residents’ wish lists, of the high levels of private housing in to residents about including reducing crime and anti-social poor condition and also because of the behaviour, making the areas cleaner relatively large number of pensioner their aspirations and greener and heating properties households and those living with long- and found that local more efficiently at a lower cost,’ says term illness. However, the renewal Broxup. ‘Again it is felt that a relatively will benefit the entire community. people really wanted small investment will lead to impressive As Richard Porter, executive member for perceptions of the changes that can make a real difference regeneration at Southwark Council, and to people’s lives.’ Peckham resident, points out: ‘The work area to change.’ in Bellenden was a great success and residents have told us they are thrilled with the results which have brought about a massive improvement. And it’s not just the homes themselves which have been given a facelift. If you take a walk through Tell us too. Please visit the website http://www.southwarkmagazine.com/ the area now you’ll see that there is a café feedback.Html and complete the questionnaire. It will take less than 30 culture developing there which has given seconds and it could win you a case of champagne in our prize draw. the place some real character. We hope work in Nunhead and east Peckham will Promote your company and its work in Southwark magazine. Reach 36,000 have equally dramatic results.’ regeneration professionals twice each year. Contact George Haynes, head of sales, 020 7978 6840, [email protected] Derwent Valley are proud to be involved in the regeneration of Southwark and are keen to acquire further refurbishment/ redevelopment opportunities.

Derwent Valley Holdings Plc 25 Savile Row London W1S 2ER Tel: 020 7659 3000 Fax: 020 7659 3100 www.derwentvalley.co.uk