WELCOME

KFC site, 671-679 Old Kent Road

Welcome to our public consultation about the redevelopment of the KFC site at 671-679 Old Kent Road.

Student housing led proposal

Tribe Student Housing Ltd are proposing a student housing led scheme following discussions with University of London to cater for students studying in .

The site offers a unique opportunity to continue the regeneration of this part of the Old Kent Road and add to the proposed mix of uses.

Our plans will create a slender 10-12 storey building that respects the emerging streetscape along the Old Kent Road and adds to the public realm improvements proposed in the area. The current KFC is a ‘Drive-Thru’ and development of the site will remove the current levels of traffic and litter significantly improving the quality of Ruby Street and neighbouring roads.

The following boards set out the context of the site and the evolving proposed designs.

This consultation is part of a wider engagement with local stakeholders and the council.

We invite you to review the proposals and give us feedback through the website or by joining one of the online webinars.

View of proposed student housing scheme in the future planning context along Old Kent Road

KFC SITE 671-679 OLD KENT ROAD, SOUTHWARK CONTEXT

The Old Kent Road Opportunity Area T S C R The KFC site lies in the Old Kent Road Opportunity Area, N Verney Road S an area proposing significant regeneration, poised to deliver 20,000 new homes and 10,000 new jobs over the next 10-20 years. OKR 11 Rotherhithe Road The Opportunity Area also proposes an extension of the that will provide two new underground stations along Old Kent Road by 2030. The closest will be a three-minute walk from the site and will provide direct OKR 13 services to Oxford Circus in 14 minutes. St James’s Road

In addition to the proposed (BLE), funding has been secured for capacity enhancements Ruby Street to the Overground East London Line, which will result in a new station at Surrey Canal Road (known as Sandgate Street “New ”) just across the Borough boundary in OKR 10 LB Lewisham, within walking distance of the site. Old Kent Road New Bermondsey Station is expected to open in 2023, much earlier than the BLE, which will significantly improve the accessibility of this part of the Old Kent Road in the CITY OF Hyndman Street OKR 14 LIVESEY PARK LONDONshort term.

TOWER Waterloo HAMLETS

Lambeth North Park Road

Elephant & Castle OKR 15

GREENWICH New Cross Gate OKR 18

SOUTHWARK Lewisham

LEWISHAM Site location within the OKR13 area of the Draft AAP Masterplan OKR 17

Map from 2019 TFL consultation on the BLE with indicative Commercial Road Site locations of new stations Site

KFC SITE 671-679 OLD KENT ROAD, SOUTHWARK EMERGING PLANNING CONTEXT

Close to the KFC site there have been a number of significant applications for development that have planning approval:

Ruby Triangle

RUBY Avanton obtained resolution to grant planning approval for the Ruby Triangle site in October 2018 for a mixed- STREET use scheme of five buildings containing 1,152 homes with maximum heights of 17, 40 and 48 storeys together with a new community sports hall and fitness centre, new connections and open space including a public park, flexible commercial space including incubator workspaceNEIGHBOURING CONTEXT and studios for local entrepreneurs. Ruby Triangle [consented] Carpetright site 18/AP/0897

KFC 671-679 OLD KENT Avanton & Urban & Provincial obtained resolution to grant ROAD planning approval in June 2020 at the Carpetright site Carpetright site ETHNARD (651-657 Old Kent Road) for two buildings of 10 and 19 [consented] OLD storeys containing 262 homes and 20,000 sqft of office 19/AP/1710 KENT ROAD 685-695 OKR space. ROAD [consented] 18/AP/0196

CHRIST 685-695 Old Kent Road CHURCH NEIGHBOURINGPECKHAM CONTEXT Acorn Commercial obtained resolution to grant planning approval in November 2019 for a mixed use scheme of up

Ilustrative View - no. 28 (Old Kent Road/opp. Murdock St) Black outlines - Major Projects within the vicinity of site, refer to TVIA report for details. to 22 storeys on the land between Ruby Street, Murdock Red outlines - Sketch massing/building outlines of OKR AAP aspirations based on impression of building heights and locations adjacent to proposed development. 100 Street and the Old Kent Road to create 111 new homes, Emerging planning context around the site Street Views

2,000 sqm of workspace, retail and café uses and the View from pocket park towards green heart and block C2 3.0 Summary Above: Perspective View from Old Kent Road re-provision of the existingThis document has set out the design changeschurch to the and community facility. March 2018 planning submission for Ruby Triangle as a result of the requirement to locate additional commercial area within the proposal.

Changes are locaslised within Block B, with updates to the massing being minimal. On the Sandgate Street facade the commercial language has been extended up to second floor level and the courtyard side massing has been rationalised in line with the proposed commercial use. 02

In terms of the residential provision, this has been reduced from 1,165 units to 1,152 units in order to provide commercial units at second floor level within Block B. However, the residential mix remains largely the same with the scheme retaining 35% ofKEY affordable PLAN units. DRAWING NOTES ISSUE REASON FOR ISSUE DATE PROJECT KFC, 671-679 Old Kent Road

PROJECT CODE CLIENT 0 20 60 100 M 20211 Old Kent Road (671-679) LLP

DRAWING TITLE STATUS Existing Site Pre-application Suite 6, Fusion House, 28 Rochester Place, London, NW1 9DF www.stitch-studio.co.uk, +44 (0)20 3617 8725

SCALE SHEET DATE OF FIRST ISSUE 1:XXX @ AX A3 DD/MM/YY Do not scale from this drawing. This drawing is based on dimensional survey information provided by others. The architect DRAWING NUMBER REVISION cannot accept resposibility for the accuracy of this survey information. All dimensions are shown in metric. This drawing remains the copyright of Stitch Studio Ltd. SK-010 -

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Ilustrative View - no. 28 (Old Kent Road/opp. Murdock St) Black outlines - Major Projects within the vicinity of site, refer to TVIA report for details. Ruby Triangle Carpetright site Red outlines - Sketch massing/building outlines of OKR AAP aspirations based on impression of building heights and locations685-695 adjacent to proposed development. Old Kent Road

100 Ilustrative View - no. 27 (Old Kent Road/opp. St James’s Road) Black outlines - Major Projects within the vicinity of site, refer to TVIA report for details. Red outlines - Sketch massing/building outlines of OKR AAP aspirations based on impression of building heights and locations adjacent to proposed development. Above: Perspective View from Old Kent Road Street Views 651-657 OLD KENT ROAD - CARPETRIGHT SITE | DESIGN AND ACCESS STATEMENT | JUNE 2019 | | | 99 The lower part of the proposed west elevation is aligned with the adjacent existing buildings in order to create a coherent streetscape on Ruby Street which will help addressing the proposed KFC SITE 671-679 OLD KENT ROAD, SOUTHWARK Ruby street Pocket park in the future. In addition, Above: Perspective View from Old Kent Road the Draft OKRAAP envisages the closing off of Ruby Street to vehicular traffic in the future , the likely low traffic movements on Ruby Street means there is little justification for widening the pavement on 02 Ruby Street.

11

Ilustrative View - no. 27 (Old Kent Road/opp. St James’s Road) Black outlines - Major Projects within the vicinity of site, refer to TVIA report for details. Red outlines - Sketch massing/building outlines of OKR AAP aspirations based on impression of building heights and locations adjacent to proposed development. Above: Perspective View from Old Kent Road 651-657 OLD KENT ROAD - CARPETRIGHT SITE | DESIGN AND ACCESS STATEMENT | JUNE 2019 | | | 99 The lower part of the proposed west elevation is aligned with the adjacent existing buildings in order to create a coherent streetscape on Ruby Street which will help addressing the proposed Ruby street Pocket park in the future. In addition, the Draft OKRAAP envisages the closing off of Ruby Street to vehicular traffic in the future , the likely low traffic movements on Ruby Street means there is little justification for widening the pavement on Ruby Street.

11 THE SITE

671-679 Old Kent Road is a 0.35-acre plot South Bermondsey railway station is a short walk occupied by a single storey KFC restaurant from the site and provides 4-6 minute journeys to with a drive through function and 15 parking and from London Bridge. There are also numerous spaces. KFC no longer wish to operate a drive- bus stops nearby situated along Old Kent Road through restaurant here, creating the opportunity and Peckham Park Road, providing regular services to redevelop the site for a more sustainable to central London. development. The site is bounded by roads on all sides; it is Located within the London Borough of Southwark therefore a relatively constrained “island site”. and TfL Zone 2, the site is approximately 1.6 miles To the rear of the site are three mature trees, all south-east of London Bridge. of which are proposed to be retained in the new development. Site frontage along Old Kent Road at the junction with Hyndman Street; existing trees to be retained

RUBY STREET

CARPETRIGHT

OLD KENT ROAD

HYNDMAN STREET Site facing Old Kent Road viewed from the east Junction of Ruby Street and Hyndman Street

CHRIST CHURCH PECKHAM

KWIKFIT

Mature trees at the north around the existing car park to be retained

KFC SITE 671-679 OLD KENT ROAD, SOUTHWARK