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Lambeth Council and Transport for London Will Assess How Developments Can Take Account of and Address Transport Requirements

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Chapter 7: Site Specific Guidance Site Specific Guidance There are many sites in Waterloo where Lambeth would welcome redevelopment, but this section sets out guidance for particular sites where clarification of the development issues is required. Likely site specific s.106 obligations are highlighted, but developments will need to comply with Lambeth’s SPD on s.106 Planning Obligations. This section covers the following sites: MDO 93 Shell Centre - Hungerford Car Park MDO 94 South Bank Centre MDO 91 Waterloo Station MDO 92 Elizabeth House MDO 107 Union Jack Club - Lower Marsh - IMAX & ‘City Square’ MDO 108 Cornwall Road bus garage 7.1 Shell Centre (MDO 93) Site History 7.1.1 Shell International put forward a plan to redevelop the Shell Centre on York Road in 2001. The plan would create a new 10-storey building on the upstream podium with office, retail and leisure uses and development within the courtyard of the Shell Centre. The ground floor spaces of the existing shell centre tower would be converted to retail uses and be open to the public. The public realm across the Shell Centre would be greatly improved. Current status 7.1.2 Planning permission and conservation area consent was granted on appeal in 2004 for a scheme including part demolition and the erection of a mixed use building of 69,000sqm on the podium site (01/02543/FUL). Development Principles 7.1.3 The UDP states that “the Council will promote the contribution this site can make to permeability and pedestrian linkages as well as to open space provision either in its own right or to generating improvements to open space within the wider area”. The utilisation of basement car parking/servicing is also encouraged in any development. 7.1.4 The Shell Centre benefits from easy access from the station. Development here should be of contextual height to complete the shoulder of the Shell Centre and reinforce the base of the cluster of tall buildings around Waterloo station and the City Square. The podium site, adjacent to Chichley Street, is an opportunity to provide more open space for the area - redevelopment of the north wing to a taller height may be acceptable if it enabled the creation of a new green open space at Chichley Street. 7.15 The pedestrian route through the site should be at street level and form the primary pedestrian connection between Waterloo Station and Jubilee Gardens/London 2 Eye. As such it should be an attractive route able to accommodate large volumes of pedestrian traffic. Urban Layout • Retention of Shell Centre tower and adjacent courtyard development • Potential additional floors to be added to northern block • Potential to replace lower level building adjacent • Development around Jubilee Gardens should frame and enhance its setting and relate to it in terms of access, frontages and public realm design Grain and • Perimeter block to south rising in height from Jubilee Gardens to the York Height Road edge of the site • Additional storeys on northern block Land Use • Ground floor retail/cultural • Sports/leisure for public use • Office (B1)/residential upper floors • Utilisation of the basement parking and servicing area to house operational parking for the South Bank Centre being displaced from the Hungerford car park site and some parking for tourist coaches • Primary active frontage onto York Road and Belvedere Road • Replace high level east-west pedestrian link to Waterloo Station with link at Transport grade to Hungerford Bridge • Retain and enhance existing east- west pedestrian link to south of site Public Realm • Enhance square within courtyard complex to include comprehensive redesign • Retain a wider view of the London Eye from York Road • New street level pedestrian route across the site to replace the upper level walkway and connect Hungerford Bridge with the station. The relevant landowners (SBC/BFI, Shell, P&O and Network Rail/BRBR) to continue to coordinate improvements to achieve this new route and to produce a whole route masterplan. Proposals for any section of the route must demonstrate that they contribute to achieving a coherent design for the whole bridge to station route. S.106 • Provision of cultural facilities - and contribution to public transport • Given the lack of leisure facilities in Waterloo, the Council will seek greater public access to the on-site sports facilities. 3 © Crown copyright LB Lambeth 100019338 2004 4 7.2 Jubilee Gardens and Hungerford Car Park Site History 7.2.1 The Hungerford Car Park sits between Hungerford Bridge and Jubilee Gardens. The site was first identified for open space by London County Council in 1934 and became part of a larger planned park in 1943. In 1951 the site housed the Dome of Discovery as part of the Festival of Britain. Jubilee Gardens was first opened in 1977 and was intended to eventually fill the entire area between County Hall and the railway viaduct. 7.2.2 Jubilee Gardens was designated as Metropolitan Open Land (MOL) in 1990. Planning permission was granted in the same year for new gardens that stretched across Hungerford Car Park but were never completed. Instead, the gardens and the car park were used in the 1990s as a construction site during works to the Bakerloo Line and Jubilee Line and construction of the London Eye. Current status 7.2.3 The condition of Jubilee Gardens has deteriorated while the number of visits to the area has increased significantly with the arrival of the London Eye. In 2002 the Jubilee Gardens Steering Group was formed to create a new vision for a world- class park which serves the needs of all users - residents, local employees and visitors to the South Bank. 7.2.4 In 2005, following public consultation, West 8 landscape architects won a design competition for redevelopment of Jubilee Gardens and planning permission was granted in April 2006. Lambeth will work with its partners to bring forward the scheme, in particular addressing ownership and convenant issues and pooling s106 contributions. 7.2.5 As outlined within Policy 84 of the Lambeth UDP Jubilee Gardens and the Hungerford Car Park site are designated as Metropolitan Open Land and any development of the site would therefore be a departure from the adopted development plan. However, the UDP Inquiry Inspector did recognise that the site could be suitable for a cultural facility of national importance that allowed for a park extension (UDP para 7.17.3). The land will therefore be protected as MOL until such plans materialise. 7.2.6 MDO 94 of the UDP states that the redevelopment of the South Bank Arts Complex as Britain’s premier arts and cultural centre is supported. This is subject to developments affecting the complex being compatible with the Council’s policies and proposals for extending Jubilee Gardens onto the Hungerford Car Park site. Development Principles 7.2.7 Any new development at the Hungerford Car Park, an area of MOL, could only be considered acceptable if it enabled the extension of Jubilee Gardens and contributes to the Southbank Centre’s world class arts and cultural status. It should maintain the campus style building pattern on the South Bank and should define the edge to the Riverside Walk promenade and provide an extension to the 5 Jubilee Gardens. Lambeth will only support such a proposal as a means to achieving the extension of Jubilee Gardens, and at least two thirds of the car park site would be required to be used as open space. 7.2.8 A direct pedestrian route from the Hungerford Bridge to the station via the Shell Centre at ground level should also be provided. The protected view to St.Paul’s Cathedral from Westminster Pier must be maintained. Urban Layout • Minimise the footprint of the building above ground by locating, where feasible and economic, as much of the proposals underground as possible. • Building up to existing railway viaduct whilst providing sufficient servicing. • Development around Jubilee Gardens should frame and enhance its setting and relate to it in terms of accesses, frontages and public realm design. Grain and Height • Height restricted in central part of site by the need to retain linear view of St. Paul’s Cathedral from Westminster Pier • There is potential to rise to the height of the Royal Festival Hall to the west of the view corridor facing onto Riverside Walk but views from the Festival Hall to the London Eye and Houses of Parliament should be retained • A single building of limited footprint to reinforce ‘campus style’ development of the Riverside Character Area • New building should not adversely affect the character and setting of adjacent Listed Buidlings. Land Use • Uses contributing to the South Bank’s world class arts and cultural status. • Extension of open space to create an enlarged, coherent public open space. • Active frontages on three sides (east, west and south) with facilities ancillary to the primary arts and cultural use • New pedestrian environment in areas to east and west of site • Existing servicing to be retained and any new servicing to be provided along Transport the viaduct. • Provision of emergency access. Public Realm • Upgrading and re-landscaping Jubilee Gardens with exemplary landscape design proposals to provide a world class park and public realm • Extending Jubilee Gardens onto Hungerford Car Park. • Upgrading of Riverside Walk • New street level pedestrian route across the site to replace the upper level walkway and connect Hungerford Bridge with the station. The relevant landowners (SBC/BFI, Shell, P&O and Network Rail/BRBR) to continue to coordinate improvements to achieve this new route and to produce a whole route masterplan. Proposals for any section of the route must demonstrate that they contribute to achieving a coherent design for the whole bridge to station route.
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