Old Kent Road and beyond

Old Kent Road Area audit CASS CITIES 2015-16

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Contents

City NOT suburb 6 Who we are 8 Why we asked? 10 2014 GLA survey 12 History and context 14 The economic mix 18 Location, location, location 26 An industrial strength economy 30 What is made here? 36 People at work 40 Independent business 44 A city needs mixed typologies 48 Civic life 52 Planned deconstruction 56 Acknowledgements 60 Bibliography 61 A catalogue of businesses 62 345 AINTRODUCTION CITY NEEDS MIXED TYPOLOGIES 6

City NOT suburb

The Old Kent Road is simply a fascinating place. An warehouses. Today the Old Kent Road houses a diverse ancient artery to the south east of central London, which array of economic activity, most of which is not always is the fragment of a connection between the heart of visible at first glance. Beyond the main road lies an the city to the counties of Kent and beyond. economic powerhouse. So shouldn’t this grow as well?

Built up over centuries from complex layers of urbanity, City making is not simple, there is no one size fits a melting pot of ingredients which make up a living, all approach. Like people, places are individuals and breathing and working piece of city. But how much cities thrive on just that, they are made up of millions longer will the Old Kent Road have the lowest value on of activities, jobs and lives. The Old Kent Road is an the Monopoly board? example of this, what we like to call ‘super-mix’ and we believe there is room for even more mix. The Area In 2014 the London Borough of Southwark and the Action Plan should promote this approach and spark Greater London Authority announced plans to transform experiment and debate in city making, testing methods the Old Kent Road and began work on an Area Action and means of urban enrichment. Plan, which is due for completion in late 2016. Currently undergoing consultation, we believe the Area Action We believe the Old Kent Road can move up the Monopoly Plan has a unique opportunity to enrich and enliven board, but in more ways than one. House building is a this charming place. Yet concerns continue to grow that profitable business but so too are all the activities and the Old Kent Road as we know it may soon be lost for businesses that continue to flourish in the area today. good, swallowed up to become little more than a super This book offers an insight into this precious piece of scaled housing estate. London, its economic workings and its value to the continued and sustainable growth of our city. Housing is important and ever more necessary as London continues to grow, but we also need the other ingredients of a city, from the high street to the industrial park, the small family run shop to the factories and 347 AINTRODUCTION CITY NEEDS MIXED TYPOLOGIES 8

Who we are

We are eleven architecture students from the Sir John within the London Boroughs of Southwark and Cass Faculty of Art, Architecture and Design. We make Lewisham, in an attempt to research and catalogue up the Cass Cities unit under the direction of urban the existing environment with two distinct objectives. practitioners Mark Brearley, Jane Clossick and Colin Firstly, we wish to enthuse and encourage people to O’Sullivan. take an active role in their community, helping them understand what they already have and how they can We study cities in their varying forms, examining make it better. Secondly, we wish to propose, interject their complexities and idiosyncrasies to understand and play with this piece of city. Examining how our what makes a city work. Our ethos is to promote and beliefs for a super mixed environment can be realised encourage design led place-making as a shared and amidst the already rich and diverse. ongoing project, in which we can all participate.

This year we have completed an audit of the economic life of the Old Kent Road and the surrounding areas

G R E A T E R L O N D O N 349 AINTRODUCTION CITY NEEDS MIXED TYPOLOGIES 10

Why we asked?

Locked between central London and the outer suburbs, what exactly is the Old Kent Road and how can it be defined?

To find this out we’ve been out and about, spending three months rigorously recording the economic life and activities of this place through the collation of both qualitative and quantitative research. We’ve asked the businesses of the Old Kent Road and the surrounding areas to share with us their thoughts and experiences. Through questionnaires, interviews, photographs and sketches we’ve recorded what exactly this piece of city contributes to London.

We’ve collated our findings in this book, in an attempt to achieve what contemporary planning and policy makers are failing to do…. Looking at the bigger economic picture to create a non-residential life map, which can be used to assess the true value of the existing condition.

Our findings will also be used to create spatial responses, strategies and propositions with the hope of securing a healthy and well balanced economy for the Old Kent Road before suburban London grows ever bigger.

5 3411 AINTRODUCTION CITY NEEDS MIXED TYPOLOGIES 12

2014 GLA survey

Following the announcement of the Old Kent Road Area fringes of Camberwell and Peckham to the vibrant Action Plan, the Greater London Authority and the London centre of Deptford, heading north through the many Borough of Southwark commissioned an audit along concealed industrial estates along the former Grand the length of the Old Kent Road in 2014. Documenting Surrey Canal and under the hundreds of railway arches the business activities, jobs and employers to whom that link the south east to the centre. the road and its proximity to central London is vital, this was formulated into the ‘Old Kent Road Employment We believe the boundaries of the Old Kent Road to be Study’. blurred, each community, district, industrial estate and high street is dependent on one another to survive. This was the first time an audit of this type was ever So we’ve stretched and strengthened our audit to commissioned by a local authority in an attempt to understand this, with the hope that far reaching truly comprehend the strength of the existing urban effects of any fracture in the Old Kent Road’s vibrant fabric, with the intent of informing future combined economy through misguided development can be seen, development of both houisng and business in the new understood and prevented. Area Action Plan. Crossing borough boundaries, the audit signalled a positive shift in approach towards planning and acknowledgment of industrial working spaces in inner city environments.

Sadly, this audit has yet to be published as part of the area wide community consultation and is not informing the master planning of the wider Old Kent Road. As a result, still very few people know the true economic value of their shop, factory, warehouse or garage.

So we have adopted the data of this survey and built upon it. Extending the catchment of the audit area to encompass the surrounding hinterlands, from the 3413 AINTRODUCTION CITY NEEDS MIXED TYPOLOGIES 14

History and Context 1 3415

Knocked ‘em in the Old Kent Road

Last week down our alley came a toff Nice old geezer with a nasty cough Sees my missus, takes his topper off In a very gentlemanly way

“Wot cher!” all the neighbours cried “Who yer gonna meet, Bill Have yer bought the street, Bill”? 1890 Laugh! I thought I should’ve died AND CONTEXT A CITYHISTORY NEEDS MIXED TYPOLOGIES Knocked ‘em in the Old Kent Road

Ev’ry evenin’ at the stroke of five Me and the missus takes a little drive You’d say, “Wonderful they’re still alive” If you saw that little donkey go

When we starts the blessed donkey stops He won’t move, so out I quickly lops Pals start whackin’ him, when down he drops Someone says he wasn’t made to go

“Wot cher!” all the neighbors cried 1930 “Who yer gonna meet, Bill Have yer bought the street, Bill”? Laugh! I thought I should’ve died Knocked ‘em in the Old Kent Road

Knocked ‘em in the Old Kent Road (wot’ cher !) - 1891 From the movie “The Little Princess” (1939) (Albert Chevalier / Charles Ingle)

1990

The Old Kent Road has a history. It was part of an ancient trackway route The present day map shows some of the historic buildings along the road providing a key transport link to connect London to Dover. It acquired the which are still there today and play an important part in the shaping of the name in the 19th century and before this was known as Kent Road. At this road’s identity. These should be taken into account when considering the time the area was primarily rural and lined with coaching inns. The industrial many possible futures for the area. character began to develop in 1811 with the opening of the Surrey Canal. The Old Kent Road is an historically significant part of London, boasting one By 1845, when the Bricklayers Arms station was opened, the road began to of the largest populations in London in the mid 19th Century. Whilst providing develop pockets of industry, commerce and housing. The maps above show numerous homes, the area also maintained strong industrial and commercial some of the major changes in the area over time: the construction of railways, sectors. History has shown that the Old Kent Road can accommodate a rich the opening of the gas works and the construction of Burgess Park, but also mix of sectors, and it is this that has given it its rich and diverse history. shows what has remained. 16

burgess industrial estate burgess industrial estate industrial area since commercial area since industrial area since 1930 1840 1830

fire station thomas a’becket wessex house 641 old kent road livesey museum gas works 1868 1911 1990 1890 1833 17 HISTORY AND CONTEXT 18

2The economic mix 19

10,25% Industry

26,03% Services

15,45% MIX THE ECONOMIC Civic Life

14,90% Vacant/unknown 33,37% Commerce

The economic life of such a broad area of London is difficult to come to terms picture of schools, galleries, churches, libraries, surgeries, charities, and more. with. Even a casual walk near the Old Kent Road reveals a fascinating array Commerce represents everything from cafes to food wholesalers, every small of businesses. Retail high streets, industrial parks, offices and schools all shop or huge box store, and all that we expect a high street to offer. The scramble for space in this vibrant area of South London. Over the course of innocuous word industry covers recycling centres and bakeries, and a dizzying the survey, this casual observation holds up under the weight of evidence. wealth of manufacturing, construction, and printing businesses. The catch-all So varied are the business types that any attempt to understand them term services could represent anything from a solicitor to a bus depot, and requires filing them into fairly broad categories. Though commercial space many things in between. In all, they paint a picture of an active, thriving, and sits atop, civic, industrial, and service spaces all maintain large shares of the mixed urban area, dense with a bewildering variety of economic life. This is local economy. The sheer variety, however, becomes apparent as each of an enviable mix of businesses, and they invariably support and supply one these are broken down into its constituent elements. Civic life paints a broad another, the local area, and the broader London economy. 20 Services Commerce

19,09% 8,39% Logistics & Other transportation Wholesale 50,46% 44,83% Retail Other Services

16,98% Vehicle repair 34,05% Restaurants & Cafés

19,09% Professional 7,10% Services Food Wholesale

Civic Life Industry 17,66% 13,46% Other 22,98% Metal Manufacture Manufacture Arts, Culture & 29,32% Leisure Educational Service

13,07% 19,61% Utilities Construction

26,54% Faith 21,16% 17,66% Printing & Public Service 18,44% Publishing Food Manufacture

Food Manufacture Utilities Professional Serv. Construction Retail Public Services 48 units 34 units 126 units 51 units 427 units 83 units Metal Manufacture Printing & Publishing Other Services Food Wholesale Restaurants Arts & Leisure 35 units 46 units 296 units 60 units 288 units 90 units Other Manufacture Logistics & Storage Vehicle Repair Other Wholesale Educational Serv. Faith 46 units 126 units 112 units 71 units 115 units 104 units 21

33 7783 Jobs in the commerce sector THE ECONOMIC MIX THE ECONOMIC

5546 Jobs in the industrial sector

13627 Jobs in the civic life sector

9050 Jobs in the services sector

= 50 people 22 276 football pitches of economy sector sector sector in the 56 football pitches sector in the 53 football pitches in the 70 football pitches in the 95 football pitches services civic life industrial commerce

46 786 sqm Vehicle Repair 63 122sqm Other Services 31 027 sqm Professional Serv. 207 783 sqm Logistics &Storage 34 383 sqm Printing &Publishing 139 581 sqm Utilities 24 350 sqm Other Manufacture 25 037 sqm Metal Manufacture 13 298 sqm Food Manufacture 70 914 sqm Faith 79 275 sqm &Leisure Arts 66 385 sqm Public Services 262 260 sqm Educational Serv. 38 126 sqm Restaurants 147 856 sqm Retail 62 554sqm Other Wholesale 20 438 sqm Food Wholesale 40 127 sqm Construction = 5000sqm 23 THE ECONOMIC MIX 24

metal manufacture food manufacture other manufacture printing and publishing utilities vehicle sale and repair construction wholesale food wholesale other transport and storage education service public service professional service other services retail restaurants and café arts, culture and leisure faith

Spatial representation helps to fully describe the mix of businesses in the area of the Cass Cities and GLA audit. 18 different sectors have been identified, and mapped against building footprints in the area. As a true testament to the urban nature of the area, a hectic mix of colours scatter across the map, occasionally forming recognizable patterns around established high streets. Perhaps only by walking through these spaces can the true nature of the mix of businesses be appreciated. Industrial parks, in particular, seem to be a breeding ground for variety. These spaces, which are cost effective and convenient, pack into the hinterland of the Old Kent Road’s retail corridor and represent a thriving portion of the local economy. 25 THE ECONOMIC MIX 26

Location, location, 3location 27 LOCATION, LOCATION, LOCATION 28

When it comes to property everyone knows location is of businesses say their everything. The Old Kent Road is one the last remaining sites current location suits their within close proximity to Central London that has retained a rich business needs and do layer of integrated industrial and commercial uses alongside 86 % not intend to move. housing. The road acts a vital artery of mixed uses, supporting the wider city by allowing easy access to key locations across the capital by road and public transport. Our audit findings concluded that 26% of businesses chose their location on the Old Kent Road primarily due to its connectivity to the wider city.

BCM scaffolding, based in Burgess Park Industrial Estate is, of businesses said for example, the only Scaffold Company who can reach the City of London by road in less than 15 minutes. The Old Kent proximity to central Road gives numerous small and medium scale businesses a London was their primary strong competitive advantage over a business operating from 26 % consideration when an industrial estate in the suburbs. choosing location. However, rising rents and an emphasis on development forces some businesses to reconsider their convenient location. When asked about their plans for the future, 14% of businesses admitted that the Old Kent Road was no longer suitable as more space was required in order for the business to grow. This reinforces the argument that an enriched mix of working spaces is required alongside the planned densification of housing. of employees on the Old Kent Road live in the same “A growing London population is likely in itself to support an expanding economy, with growing demand for leisure and 55 % borough as the business. personal services, health and education”. – The London Plan, March 2015, Pg 29. London is thriving in the global economic markets, but London’s local economy is also prospering. Businesses across the capital form a wider community of local commerce and many businesses are interdependent on each other; a small, seemingly insignificant food wholesaler on the Old Kent Road may supply countless restaurants and shops throughout the capital.

of employees on the Old Despite growth in global trading resources such as the Internet, Kent Road live in the its clear that a closely connected neighborhood of high streets, Greater London Area retail parks and industrial lands are ever more significant. Our 43 % audit has shed light on the rich variety of businesses co-existing and burgeoning in just one fragment of our city. 3429 LOCATION, LOCATION, LOCATION LOCATION, LOCATION, 30

An industrial 4strength economy 31

“use of land for manufacturing AN INDUSTRIAL STRENGTH ECONOMY STRENGTH AN INDUSTRIAL and large scale warehousing and logistics is declining.” -New Southwark Plan

London Borough of Southwark (2015) New Southwark Plan: Preferred Option. page 55. Retrieved from: http://www.southwark.gov.uk/info/856/ planning_policy/3315/the_new_southwark_plan

No it isn’t.

There is a long standing myth within the narrative of development in the late age. Manufacturing, warehousing, and logistics businesses should be allowed 20th and 21st century. This myth states that industrial space in inner cities is to grow along with the expansion of local housing supply, lest they be forced derelict and unused, and that it may be converted to new uses. While this may out of Southwark and their employment opportunities lost. have been true of the past, it has long since ceased to reflect the economy in London.1 The Old Kent Road is one of the last remaining industrial sites near the middle of London2, and the Industrial Sector is thriving. Low vacancy rates Notes: 1 Edwards, M. ‘King’s Cross: A Renaissance for Whom?’ in Punter, J. (2010). Urban design and the British show the space is in high demand, while the businesses in the manufacturing, urban renaissance. London: Routledge. warehousing, and logistics sectors are expanding. These businesses repre- 2 Mayor of London (2015) The London Plan. Retrieved from: https://www.london.gov.uk/what-we-do/plan- sent a vital portion of the local economy, and their loss could do serious dam- ning/london-plan/current-london-plan 32 Why these typologies needed?

16% Retail Space currently Vacant

10% Commercial Space currently Vacant

6% Industrial Space currently Vacant

Purpose-Built Industrial Space has of demand may be fueled by a lack change to the area, it is important to better vacancy rates than commercial of expansion. While housing capacity protect the existing space, and allow for or retail space near the Old Kent Road. is increasing in the area, industrial expansion of this important sector of the With less than half the vacancy rate capacity is decreasing. The vacancy local economy, or risk losing it to outer of Retail space, and almost half the rates, however, demonstrate that boroughs and turning Southwark and vacancy rate of commercial space, this decrease is not eating into spare Lewisham into suburbanized dormitory industrial space appears to be in higher industrial capacity, it is removing active communities. demand than any sector in the area employment space. With the housing other than education. The high level demand likely to bring significant 33

BUSINESS NUMBERS EMPLOYMENT SECTOR SHARE GROWTH AN INDUSTRIAL STRENGTH ECONOMY STRENGTH AN INDUSTRIAL

255 manufacturing and 5,687 people work in the 10% of businesses 43% of manufacturing warehousing businesses exist in the manufacturing, warehousing and surveyed were in the manufacturing, and warehousing businesses Old Kent Road area, covering logistics sectors. warehousing and logistics sectors. reported need for more space 270,470 m2 These businesses cover within the next year of land. This represents a large 18% of employment space and only 1% reported needing sector of the local economy. in the survey, and are responsible less. for

16% of people working in 54% of manufacturing the region surveyed. and warehousing businesses reported need for more employees within the next year

and only 1% reported needing fewer. 34 But it’s moving...

14% of responding manufacturing and warehousing businesses reported plans to move within the next year.

And Southwark will miss it...

Southwark collects the 8th most business re- ceipts among London Boroughs...

the 10th most by population...

and the 9th most by area...

fueled by the mix of employment and residential land.

The Old Kent Road represents a vital part of the economy of both Southwark and London. Though Southwark Council hopes to revisit the area’s designation as Strategic Industrial Land, it would be in the borough’s interest to protect the existing, growing sector of manufacturing, logistics, and warehousing in conjunc- tion with the expanding housing capacity that population growth is bringing to London.

Business Rate Statistics from: Department for Communities and Local Government (2015) National Non-Domestic Rates Return 2015-2016 Retrieved from: https://www.gov. uk/government/collections/national-non-domestic-rates-collected-by-coun- cils 3435 AN INDUSTRIAL STRENGTH ECONOMY STRENGTH AN INDUSTRIAL 36

What is made here? 5 37 WHAT IS MADE HERE? WHAT

The products manufactured on the Old Kent Road make a significant contribution to London’s economy. CASS Cities has been speaking directly to the people making these goods and learning about their practice. 38

Made on the Old Kent Road

The misconception that London has a failing manufcturing industry is dispelled when truly understading the quantity and value of produce made in the vicinity of the Old Kent Road. Taking a look behind the seemingly closed doors of its industrial buildings reveals a plethora of important stories and histories to the area’s manufacturing heritage.

Highly skilled trades working in these locations to produce a multitude of goods have, in many cases, been working in this area for a sustainaed period of time, devloping these skills and areas of expertise, often specific to their location.

The produce made on the Old Kent Road is not limited to a few particular manufacturing types, but a diverse range of products ranging in scale, material and cost. The mix of product types capable of being produced here is in part due to the choice of spaces available for these actions to take place.

This mixture of building typologies, whether it be warehouses, factories, railway arches, yards or sheds, offers the different conditions required of the many processes taking place on the Old Kent Road.

These products are often utilised by other businesses in the locality, whether it be exporters using local packaging suppliers, or cafes sellng localling produced foods. These connections have been long established and are an important part of the area’s economic life. As well as serving businesses locally, much of the produce is transported around the UK and globally.

The proximity to Central London is important for the production of these products. If moved further out, the decreased accessibility into London would dimish the effectiveness of these manufaturing industries and hamper the economic success of the area. An example of this is the many stage-set and prop production factories which serve London’s West-End theatres. The fast turn around times on products demanded by these industries can be achieved thanks to the short delivery times into Central London. 3439 WHAT IS MADE HERE? WHAT 40

People at work

6 41 36,008 estimated number of jobs in the Cass Cities audit area around the Old Kent Road PEOPLE AT WORK AT PEOPLE

= 50 people

The Cass Cities audit has uncovered that the Old Kent Road and its surrounding These statistics illustrate that this area’s economic life is strong and thriving, area provides London with over 36,000 jobs. and not struggling and declining, as it might first appear.

This staggering number is to the same number of jobs provided in the centre This is not nothing. of Cardiff and even more than in central Glasgow. This unsung thriving economic life of the Old Kent Road and its surrounding Made up of over 13,500 jobs in public services and nearly 9,500 in industry, area is a vital part of London’s economic metabolism and is essential to the this impressive workforce is equivalent to that working at Google. area’s economic wellbeing. 42

13, 563 = 100 jobs estimated number of jobs in public services in the Cass Cities audit area (education, art, 36, 008 leisure, sport, faith and other public services estimated number of jobs in the Cass Cities audit area around the Old Kent Road

36, 639 the number of jobs in central Cardiff 9, 429 estimated number of jobs in industrial sectors (manufacture, utilities, construction, logistics and printing) in the Cass Cities audit area

32, 182 the number of jobs in central Glasgow

5, 961 estimated number of jobs in commerce (retail, wholesale) in the Cass Cities audit area 34, 344 the number of people employed by Google

Source: Office for National Statistics 16 Dec 2015 LI02 local indicators for parliamentary constituencies Google Inc. Announces Second Quarter 2012 Results June 30 2012, headcount excluding Motorola branch of Google 3443

The Old Kent Road itself provides London with over 3000 jobs PEOPLE AT WORK AT PEOPLE

Around 2053 jobs can be found in the railway arches, from Bermondsey down to Deptford

1594 jobs are estimated in the manufacturing industry alone 44

A city needs mixed 7 typologies 45 Industrial/warehouse typologies accommodate: 18,836 JOBS A CITY NEEDS MIXED TYPOLOGIES = 71% Retail Park = 2%

Industrial

= 4% = 23%

Offices High Street

The diagram above indicates the percentage of jobs accommmodated in Due to the flexibility of the space on offer, coupled with relatively low rents, the mix economic typologies, 71% of which are in industrial/warehouse typologies. provides an ideal breeding ground for SME & SMBs. A prime example of this is the These typologies accommodate for a wide range of business and industry. The Biscuit Factory, a converted factory providing space for SMEs, within the film and mix includes: arts sector.

• Food Production A number of civic uses also inhabit these spaces, including community centres and • Catering faith groups. • Trade • Construction • Manufacture • Printing • Art/Culture/Music • Logistics/Storage • Transport Services • Mechanics • Services 46 Why are these typologies so desirable for businesses and industry?

1. Variety of scales 2. Internal flexibility 3. Room to move

The building typologies range in scale from small Several of the typologies have an internal structure Many of the businesses and industries require space sheds, to railway arches, to historic factories, to that can be relatively easily re-configured, often due to accommodate medium to large vehicles, such as enormous depots. This variety can accommodate a to the large open volumes providing space to erect vans and HGVs, providing them sufficient room to diverse range of uses and enables its users to adapt new internal layouts. For example, many railway manoeuvre, load and deposit goods and materials. their business processes. Furthermore, it offers arches have been adapted by adding internal walls This area meets these requirements, providing yards opportunity for growth, as users can easily find larger and even additional floors. The same can be said and loading bays for a range of economic activities, units in often close proximity to their original location. for large sheds and factories, which can be easily many of which supply London. For example food subdivided to provide space for numerous activities. production and logistical services are in high demand. This flexibility and adaptability in floor plan is very attractive for businesses looking for new premises and is hard to find so close to the city. 3447 A CITY NEEDS MIXED TYPOLOGIES

4. Space for parking 5. Potential for expansion 6. Hybrid typologies

Parking can be a real luxury in London, especially Throughout the area many users have been able Units which provide a combination of typologies can when so close to the city centre as the Old Kent Road. to expand their business physically over time. be hard to find in London and are therefore a valuable Many businesses require both small and large-scale This can take many forms, from adding another asset to the area. Specifically, the combination of parking for not only their employees but also potential storey, extending to the side or even purchasing a a large warehouse or depot combined with office customers. This has a positive knock on effect, attracting neighbouring building and merging the two. Often space is valuable. Many logistical operations require new people to the area who otherwise would not visit. the flexibility of the structure such as sheds and such space, combing administrative work with Space is also required for parking for delivery vehicles warehouses makes this a relatively straightforward storage and distribution. Again, the location is very and service vehicles, such as busses for the London process (combined with more relaxed planning laws important. Prime examples of such units as the Bus Company. around industrial estates). Current and potential new Bricklayers Arms can be found along Mandela Way. businesses see this as a very attractive attribute, allowing them to plan for future growth. 48

Independent 8business 49

10% of independent businesses share accomodation on the Old Kent Road. INDEPENDENT BUSINESS Of businesses that share premises 35% are independent.

From the one thousand and fifty businesses that gave information during the using their facilities, allowing the day to pass with your neighbour is something audit [performed] on the Old Kent Road, seven hundred and eighty-eight of that we cannot disregarded. The relationship built up over the years on this these were independent business men and women making their living on street is not coincidental. It is tenderly formed through generations of workers this stretch of road. It is apparent when visiting the Old Kent Road that this trying to form a client base, a home, a life and this only remains because of the percentage is correct, it is almost clear without auditing the adjacent street businesses and the people. elevations to the road. Three quarters, seventy-seven percent - independent, this is NOT a small The array of barbers, hairdressers, restaurants, take-away joints, bakeries, percentage. estate agents and mini-markets brings together the basic fabric of this road. They stitch it together, creating a community on such a linear piece of transport infrastructure. Walking next door, borrowing something, grabbing your lunch, 50

18,92% Branch

2,55% Headquartes 0,49% NPO/Other 0,78% Franchise

77,25% Independent

The Old Kent Road is at its most colourful, effervescent and lively when the voids, business partners. While they can make money leasing parts of their property home to big box shopping stores, collapse and the street façade is realigned they also bring a wider range of clients due to the various products sold or to the road and the ‘high street’ starts again. At street level the humdrum of traded. working starts again; the noise of cooking, hairdressers nattering away with a However, whilst it is good for some business trading, there is a bigger problem potent smell of hair dye, barbers concentrating, workman drilling and grocery which often passes business owners by. When it comes to the housing crisis, stores arguing with their white van men outside their shops. these businesses on the Old Kent Road may imminently face demolition to The possibility of a shared city, one that is used by both economic life and make space for shiny new apartment blocks. When one block is torn down residential development is explored in snippets along the Old Kent Road, slight there often isn’t just one business per space, as we have begun to realise, there glances towards the formal arrangement of a high street. London’s high streets could me mutiple. are slowly being enveloped by a great force and burning desire to fill spaces; In past years the Old Kent Road rental price was low, enabling start up above, besides and underneath with shiny new residential blocks. businesses to thrive here, either independently or as a group of traders. Now, London is fast growing and as aforementioned has a ferocious appetite for the cost of land and space has increased so much that these businesses are housing, taking away areas that are most interesting and vibrant. This in turn rapidly being driven out. is creating a knock on effect to the value of land and open market, forming yet another obstacle for the growth and continuation of independent businesses on the Old Kent Road. Independent businesses have been found to share their accommodation, this is where there is more than one business trading under one roof. Owners of one shop have begun to lease out or give sections of their shops over to friends of 3451 INDEPENDENT BUSINESS 52

Civic life

9 healthcare, education, emergencyservices, faithproviders, andsport and employment withinthe audit area. Some13,500 peopleare employedin collection we estimate that civic institutions are responsible for athird of Not onlyare theyimportantforallinhabitantsofan area, through oursurvey gathering allowustoreaffirm ourconnectiontooneanother. who differ by class, ethnicity, religion or sexual preference. Places that facilitate It isthesecommonplacesthattranscendstatus andbringtogetherpeople points. and experience.Theseplacessustainourneighbourhoods andprovide focal healthcare, buildingsofsanctuaryandsupport,placessimulativeculture and workers alike. We require schools for our children and young people, residents benefit that services and institutions civic are – housing and activity The mixinacityisessential,andwhatmakesup thismix–aswelleconomy to ahousingdevelopment. these placesare generalisedandhomogenisedwhentheycomeasabolt-on assumed toberequired isthat forasuccessful pieceofcityandtheconcern granted. Thedangeristhatnewdevelopmentsapply alimitedlistofwhatis as requirements builtintoaproject designbefore planning permissioncanbe from others.Civictypesofusesare oftenbuiltintoSection106agreements It is these uses that help define the character of an area, making it discernible leisure facilitiesin392institutionsacross thispartoftheboroughs. is inthe A third around theOld Kent Road civic sector of employment 53 CIVIC LIFE 54

Case studies

PECKHAM PLATFORM Aims to create meaningful and accessible social arts practice for its local residents. The gallery’s exhibitions have involved artistic collaborations with local community groups and in particular, young people.

PASSMORE EDWARDS BUILDING Originally intended as a library, baths and washhouse, the building is now making plans for its future. It is proposed that the building works hard to support a multitude of activities and groups.

ILDERTON FOUNDATION - MOTOR PROJECT A motor school which supports young adults through teaching and training in an apprenticeship style scheme. As well as being encouraged through Maths and English, the students are taught car and bike mechanics.

THE ALBANY The Albany was first established in 1894 as The Deptford Fund by a group of philanthropically minded people with an aim to improve the life of those suffering poverty. Today it is an arts venue, housing resident companies and hosting events. 3455 CIVIC LIFE A CITY NEEDS MIXED TYPOLOGIES

The above map shows all civic institutions and open space recorded. Protecting civic uses - Old Kent Road’s green space - Measuring civic worth is problematic. It is difficult to determine a value system The audited area is currently overperforming in terms of its green space that can be applied to civic services in order to compare them to the value of requirements when compared to a London norm. Parks, areas for children businesses or residential property. This can bring underappreciated institutions and teenagers, gardens, natural and semi natural urban greenspaces make up under threat. One clear example are faith groups who have moved into vacant 11.38% of Greater London’s total area.1 The area illustrated above has a green industrial units to benefit from the scale of space and affordable rents. They coverage of 12.49%, all from within Zone 2. have established communities and therefore will find it difficult to relocate if their property is demolished.

Greenspace Information for Greater London CIC, http://www.gigl.org.uk/our-data-holdings/ (accessed 21st January 2016) 56

Planned 1 deconstruction 0 3457

2 1 3 PLANNED DECONSTRUCTION

4

5 6 7 8 7

Southwark and Lewisham boundary Proposed and approved development

Conservative politics has heavily influenced architecture over the last 5 years ‘have real power and a bigger say over their area’ (4) doesn’t stand up against and their loosening of planning constraints to quicken the provision of 200,000 its quest for rapid housing. affordable homes by 2020 has seen a radical change in London’s landscape (1). The UK’s financial economy is steadily improving due to the construction It’s within this context that exciting and mixed cities face the threat of industry boom (2) but the increase of residential development is providing an suburbanisation. Whilst the need for affordable housing isn’t denied, its arrival unbalanced transformation of London’s towns and communities. Changes to must be supported with sufficient services, work, entertainment, health and the Budget (2014) have been key in undermining the powers of local planning educational facilities. A sample look at Southwark and Lewisham’s proposed authorities for the sake of unlocking green spaces, high streets and industrial and approved planning applications illustrates that this crucial mix is currently sites for redevelopment. The Budget’s review of the General Permitted not being accommodated for. Development Order and its redefinition of use classes enables existing retail (A1 and sui generis) and industrial spaces (B2 and possibly B1a and B8) to be unlocked as key areas for residential(C3) or retail development (A1, A2, A3). Whilst local authorities can remove PDRs, Government can reverse them (3). Consequently Government’s ‘empowerment’ of local people and authorities to 58

49 - 53 2 - 6 177 - 184 272 Tower Bridge Road Rothsay Street Grange Road St James Road

1 2 3 4

EXISTING EXISTING EXISTING EXISTING

Type/Class use: Retail/A1 Type/Class use: Office/B1 Type/Class use: Office/B1, B2 Type/Class use: Services/Sue Generis

Two retail units Office/workshop space Office/workshop space Petrol station

Job count (estimated): 4-8 ppl. Job count (estimated): 1-4 ppl. Job count (estimated): 20+ ppl. Job count (estimated): 4+ ppl.

Storey height: 1 Storey height: 2 Storey height: 1 Storey height: 1

PROPOSED PROPOSED PROPOSED PROPOSED

Development: 2015 Development: 2014 Development: 2015 Development: 2015

Type/Class use: Residential/C4 Type/Class use: Residential/C4 Type/Class use: Residential/C4 Type/Class use: Mixed-use residential

1 retail unit, 5 residential units 9 residential units 39 residential units 35 residential units

Storey height: 4 Storey height: 3-4 Storey height: 2-5 Storey height: 6-8 59

399 90 Rotherhithe New Road Varcoe Road Stockholm Road Orion Business Centre

5 6 7 8 PLANNED DECONSTRUCTION

EXISTING EXISTING EXISTING EXISTING

Type/Class use: Industrial, office/B1, Type/Class use: Residential/C4 Type/Class use: Industrial, office/ Type/Class use: Industrial, office/ B2, B8 B1, B2, B8 B1, B2, B8 Multi-occupied house Industrial unit with yard and office Industrial units with yard and office Industrial units with yard and office space space space

Job count (estimated): Job count (estimated): 40 Job count (estimated): 50 Storey height: 2 Storey height: 2 Storey height: 2 Storey height: 1

PROPOSED PROPOSED PROPOSED MASTERPLAN PROPOSED MASTERPLAN

Development: 2016 Development: 2016 Development: Pending Development: Pending

Type/Class Use: Mixed-use residential Type/Class Use: Residential/C4 Type/Class Use: Residential, health Type/Class Use: Residential, health centre, hotel, multi-faith centre, centre, hotel, multi-faith centre, 158 residential units, primary school, 6 residential units sports facilities, retail and offices sports facilities, retail and offices sixth form and community centre Storey height: 3 Storey height: 4-18 Storey height: 4-18 Storey height: 19 60

Acknowledgments

Greater London Authority (GLA)

Southwark Council

What If Projects Ltd.

Suzi Hall and Julia King (LSE)

Myfanwy Taylor

Team London Bridge

Neal’s Yard

OKR People 61

Bibliography

Section 6:

Business Rate Statistics from: Department for Communities and Local Government (2015) National Non-Domestic Rates Return 2015-2016 Retrieved from: https://www.gov.uk/government/collections/national-non-domestic-rates-collected-by-coun- cils BIBLIOGRAPHY

Section 7.

Google Inc. Announces Second Quarter 2012 Results June 30 2012, headcount excluding Motorola branch of Google

Section 9:

Greenspace Information for Greater London CIC, http://www.gigl.org.uk/our-data-holdings/ (accessed 21st January 2016)

Section 10

1. Moore, R. (2015), The city that ate itself, The Observer [Online]. 28th June. [Accessed 7th December 2015]. Available from: http://www.theguardian.com/uk-news/2015/jun/28/london-the-city-that-ate-itself-rowan- moore

2. Spence, P. (2015), Construction grows strongly as election fears fade, The Telegraph [Online]. 2nd July. [Accessed 7th December 2015]. Available from: http://www.telegraph.co.uk/finance/economics/11712592/Construction-grows-strongly-as- election-fears-fade.html

3. HM Treasury (2015) Town and Country Planning (Development Management Procedure) Order 2015. United Kingdom: The Stationery Office Limited (No. 595). Available at: http://www.legislation.gov.uk/ uksi/2015/595/article/15/made (Accessed 4th December 2015)

4. Department for Communities and Local Government and Lewis. B. (2015), Thousands more homes to be developed in planning shake up [Online]. 13th October. [Accessed 5th January 2016]. Available from: https:// www.gov.uk/government/news/thousands-more-homes-to-be-developed-in-planning-shake-up 62

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Deptford Dental Practice Easy Let Housing Falcon Travel Gallop Deptford Fire station Easy Spaying LTD Family Fish Bar Gareth Morgans Photography Deptford Green School Eat It Up Family Halal Butchers and Grocers Garrett Whitelock Deptford Grill House Ebis Collection Family Life Christian Centre Gaumont House Surgery Deptford Methodist Chuch EBR Attridge Solicitors Fardeen Fabric Gay Star News Deptford MOT and Service Centre Economic Skips LTD FareShare GB Ice cream parlour Deptford Reach Edmundson Electrical Faris Extra Gem Deptford Sea Food Centre Edward Place Motors Fathers Barber General Autos Deptford Surgery Edwardes Favourite Estates Agents Ltd Gents Hairdressing Salon Destiny Day Nursery El Cheap ‘Ou Fayre Do’s George’s Beauty Salon Destiny nails El Khadijat International FedEx World Service Centre Georges. Barbers Devine Flavour Food Store El Rinconcito Feet International Georgia Bosson DfS El Turkistan FHH Accountants Gerriets Diamond Nails Electric Substation Figaro Imports GFS Smith Diespeker & Co Element UK Fine Interior Spaying LTD Giftwine Digipix Elevator Building Services Finesse Dry Cleaners Gisella Digital Copy Elibariki Day Nursery Fire 1666 Glen’s Car Wash Dignity Funerals Ltd Ella’s hair and beauty Fire Station Global Business Dinnel LTD Embassy Cafe Firetechnics Global Destiny Concern Dinner time Emico First Barber Global Food and Wine Direct Porfolio Shop Emotions Nail and Beauty Fish and chips and kebab Globalcrest services ltd Dirty Harry’s Waste Management Employment 1st Fish Bar Globe Academy Primary and Lower School Discount Bicycles employment academy Fish Republic Glouster Grove Estate TMO Diva Mi Fashion and Accessories Enat Guada Fisher Amateur Boxing Club Glow Diver City Scuba England Preserves Fiveways Express Glow Tanning Divine Enterprise Rent-a-Car FJJ UniqueLadies Hair Saloon Go Ahead London Divine Peace Beauty/Hair & Nails Salon EPS Car Parts Flakebake Goddis Lodge Divus London Equity Lay Solicitors Flash Hair and Beauty God’s Church of Peace DJW Coachworks Eritean Orthodox Christian St. Michael’s Flawless Dry Cleaners Gods Grace Day Care DMC Healthcare Community Church UK Flint Hire and Supply God’s Own Solutions Dominican Barbershop Esq. Grill Floor Factory Golden Delight Domino’s Esty Perfect Beauty World Flour Power City Bakery Golden Grill Dominos Pizza ETAG Fixings Flowers By Tanya Golden Palace Dorin Folak Eternal Life Ministries Floyds Good Fortune Double Dee Autos Etnika Flux Metal Good Luck Mini Market Douglas Hairdressing Eucalyptus Clothing LTD FM Conway Good Man Chinese restaurant DP The Drinks People Euro Traveller Hotel FM Mangal Gooding Aluminium LTD DPD European Taste Shop Restaurant Footprint Scenery Gordonson Fire Protection Drawing Room Event Concept Fosse Meadow GOSEC Ministries International Dry cleaners Event Projection Foundry (UK) Ltd Gotell Communiations Dry Cleaning by Eko Everlasting Arms Ministry Four Two Graphics GovRisk Du Lich Anh Em Everlyn Community Centre Fourfold GP Autos Ductclean (UK) Ltd EW Marshall Ltd Fourpure Brewing Co. Grace Outreach - It’s A New Day! Duke of Sussex Excalibur Coaches Foursquare Church Gracias Dun Cow Surgery Excel Barbers Francis Chappel and Sons Graham Playford Repairs Duncan Lewis & Co Solicitors Excell Photos & Onward Classics Beauty Freeflyvr Graham Steel Dunton Grill & Spice Salon Frenchies Grange Road Dental Surgery Durga Convienence Store Excellence. Barbers & hairdressers Fresh Fruit and Veg Greenfinger Hydroponics Duspy Beauty Exclusive cuts Fresh Fruit and Vegetables Greenginer Ltd. DX Exodus 1 Limited Friendly Service Centre Greengrocers Dyball Newsagents Exotic Unisex Salon Fruitful Office Greenhouse Betchwin Dynamic Bars Express Dry Cleaners FS Laundrette Greetings Dynamic Vines Express Tailor Fung Sing Greggs Dynamite Ventures Eyre and Elliston Electrical Distributors G & S Maintaince Greggs Bakery E IRAQ Transport F. E. Burman G&F Supermarket Grinling Gibbons Primary School E W Marshall Ltd F.E.E.T International G&O Phonetesters and Communications Grosvenor Contracts E.K Motor Bodies F.Q Contractors Ltd. Gabbys Guardian East Street Business Centre Fab Hair and Beauty Salon Gabby’s Unisex Hair Salon Guidetti Food & Wine East Street Doctor’s Surgery Faith Ministries Gadmon Industries Gujarati Rasoi Ltd East Street Library Faith studios Galaxy -Thienha Travel Gurays the crusty loaf Eastern European Foodstore Falafel and Shawarma Galleywall Road Tenants Hall H & F Polishers 65

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