Southwark Street
25-33 15
Landmark Court
Maids t t Redcross Way one Bui ee lding Me tr ws
LUL Crossbones Garden Graveyard & Union S Substation tr ough High S eet Bor
INTRODUCTION
U+I, in partnership with Transport for London (TfL), are pleased to host this first exhibition Blackfriars to understand the Waterloo London Bridge local community’s views for the proposed redevelopment of Landmark Court.
We want to hear your views. Let us know what you think by filling in a form, or emailing [email protected] with your comments.
HELP SHAPE LANDMARK COURT RICH IN HISTORY
Mint Street, Looking towards Borough High Street, 1853 5TH – 15TH CENTURY | MEDIEVAL PERIOD The site was divided by different properties. A part of it belonged to the Bishop of Winchester’s estate with the eastern section belonging to the King’s Manor, this land served as the yards of the properties facing Borough High Street.
John Stow, Historian and Antiquary 1598 | THE SINGLE WOMEN’S BURIAL GROUND The earliest known reference to the graveyard was by John Stow in his Survey of London in 1598, referencing the site as the ‘single women’s’ graveyard. During the late Medieval period the graveyard was associated with prostitutes, known as ‘Winchester Geese’.
The Great Plague, 1665 17TH CENTURY | THE OFFICIAL OPENING OF THE GRAVEYARD According to history the Crossbones Burial ground is speculated to have been opened as a graveyard during the Great Plague in 1665.
St. Saviour’s School 1791 – 1828 | ST SAVIOUR’S CHARITY SCHOOL Within the southern part of the burial ground two schools were built; the Boy’s Charity School in 1791 and the National Free School for Girls in 1828.
Crossbones Cemetery, Wall of Rememberance 1853 | THE CLOSING OF CROSSBONES The burial ground was bursting with a considerable amount of dead bodies and was abandoned due to concerns about public health and safety.
Lord Brabazon of Tara leaving Church House after the Comet inquiry, London, 1954 1883 – 1884 | THE DISUSED GRAVEYARD ACT In 1883, it was sold as a building site, prompting Lord Brabazon to campaign ‘to save this ground from such desecration, and to retain it as an open space for the use and enjoyment of the people’. The sale of the site was declared null and void due to the Disused Burial Grounds Act, and it is subsequently used as a timber yard and fairground.
This is still the Crossbones Cemetery, Poster protest against development on site 1992 – 1993 | THE EXTENSION OF THE JUBILEE LINE With TfL’s extension of the Jubilee Line, the works led to the discovery of the burial ground. In 1992, the Museum of London Archaeologists conducted a partial excavation which revealed a number of bodies. It is estimated that the burial ground contained about 15,000 deceased, many of whom were found to be young children.
The plaque outside the graveyard honouring the outcast dead 2015 | A GARDEN FOR THE PEOPLE Friends of Crossbones collaborate with the Bankside Open Spaces Trust to maintain a community garden on site. The space is run by the community and volunteers.
Source: Southwark: Deeper Understanding by Leonard Reilly HELP SHAPE LANDMARK COURT THE HOP EXCHANGE
THE LOW LINE
SOUTHWARK STREET BOROUGH HIGH STREET CONSERVATION AREA
CALVERT’S BUILDINGS THRALE STREET CONSERVATION AREA
THE LOW LINE
MAIDSTONE BUILDINGS
REDCROSS WAY BOROUGH HIGH STREET
CHURCH OF THE MOST PLANNING CONTEXT PRECIOUS BLOOD CROSSBONES Borough High Street Conservation THE LOW LINE GRAVEYARD Area & GARDENS Thrale Street Conservation Area
UNION STREET Union Street Conservation Area CONSERVATION AREA Crossbones Graveyard & Gardens UNION STREET ‘Other Open Space’
The Low Line Nearby Listed Buildings PLANNING CONTEXT
The site is subject to a number of planning policy requirements which need to be considered as the design is developed: l The site is included in the emerging New Southwark Plan. It is designated as a ‘Site Allocation NSP06’, identified as a strategic site suitable for employment floorspace, retail floor space and residential development. l The site is within The Bankside, Borough and London Bridge Opportunity Area. l The site partly lies within the Borough High Street Conservation Area and there are a number of listed buildings within close proximity. l Given the history of the site there are archaeological considerations running for centuries leading up to the present date. l The Crossbones Graveyard is designated as ‘Other Open Space’ [OS219] within the Emerging New Southwark Plan on which development is not normally permitted.
HELP SHAPE LANDMARK COURT CROSSBONES GRAVEYARD AND GARDENS
We will preserve the Crossbones Graveyard and Gardens to ensure it: l Continues to have its own identity. l Continues to be accessible to the local community. l Respects and retains its historical, cultural and spiritual significance.
We want to play a part in supporting it for the future and we would like to work with the local community to do so. Bankside Open Spaces Trust (BOST) and Friends of Crossbones have prepared a vision for the gardens in order to enhance and celebrate the history of the graveyard. We would welcome ideas on how to best protect the future of Crossbones and enable accessibility for all.
HELP SHAPE LANDMARK COURT EARLY THOUGHTS
Our ideas for Landmark Court are at the earliest stages and we want to share some initial thoughts as to how we can best bring this scheme forward. Our aspirations for the site include: l Continuing the sense of place by reflecting the surrounding area, while regenerating the site to create new public spaces and routes that connect the site back into the surrounding area. l Protection and enhancement of Crossbones Graveyard and Gardens. l New flexible employment space of around 20,000sqm. This will create around 1,200 jobs. l Up to 100 new homes. This will include a minimum of 35% affordable homes split between 70% social homes and 30% shared ownership. l Enhancing the existing retail offer that is on Union Street and in the local area by providing a mix of retail and creative spaces along Southwark Street and within the development itself.
HELP SHAPE LANDMARK COURT SOUTHWARK STREET
2
4 3 1
REDCROSS WAY BOROUGH HIGH STREET
5
Adjacent pedestrian routes New pedestrian routes through UNION STREET Potential future pedestrian routes
OPENING UP THE SITE
This site has been vacant and in disrepair for many decades. We believe there is an opportunity for the area, including Crossbones Graveyard, to be opened up to the surrounding streets and the local community. We have proposed four new access routes across the site which will be open to the public. This development will be car free except for disabled parking.
1 Create a new lane through the centre of the site connecting Southwark Street through to Crossbones and Union Street. 2 Reinstate a route under the existing 15 Southwark Street building through to Calverts Yard and Borough High Street.
3 Extend the existing St Margaret’s Court route from Borough High Street through to Redcross Way.
4 Open up a diagonal route along the railway between Redcross Way and Southwark Street as part of ‘The Low Line’.
5 Propose a managed pedestrian connection through Crossbones Graveyard and Gardens.
HELP SHAPE LANDMARK COURT SOUTHWARK STREET EXISTING STREET APPROX +04.45 AOD
MAX HEIGHT APPROX +52.10 AOD
REDCROSS WAY BOROUGH HIGH STREET
MAX HEIGHT APPROX +53.60 AOD LONDON VIEW MANAGEMENT FRAMEWORK Area of Site Affected by London SOUTHWARK STREET EXISTING STREET UNION STREET View Management Framework EXISTING STREET APPROX 1.A.2 (Background) APPROX +04.00 AOD +04.45 AOD Source: The London View Management Framework MAX HEIGHT APPROX +53.55 AOD
REDCROSS WAY BOROUGH HIGH STREET
BOROUGH VIEW 2 - NUNHEAD CEMETERY SOUTHWARK STREET Area of Site Affected by Wider EXISTING STREET EXISTING STREET UNION STREET Setting Consultation Area (WSCA) APPROX APPROX Area of Site Affected by Wider +04.45 AOD +04.00 AOD Landmark Viewing Corridor (LVC) Source: New Southwark Plan - Annex 4. Borough Views
MAX HEIGHT APPROX +57.85 AOD
MAX HEIGHT APPROX +57.80 AOD
REDCROSS WAY BOROUGH HIGH STREET
BOROUGH VIEW 1 - ONE TREE HILL Area of Site Affected by Wider EXISTING STREET UNION STREET Setting Consultation Area (WSCA) APPROX Area of Site Affected by Wider +04.00 AOD Landmark Viewing Corridor (LVC) Source: New Southwark Plan - Annex 4. Borough Views
MASSING AND TOWNSCAPE
The overall massing of the buildings on the site will be guided by London View Management constraints which, along with local planning policy, limit the height of buildings. Local townscape, views in the immediate and wider area, as well as daylight and sunlight impacts on communal areas are also considerations. l The above constraints mean the maximum height is ground plus ten storeys, which is possible only in the north-west corner by the railway. l The site will blend into the streetscape of existing neighbouring buildings, which means 3-5 storeys at the eastern end on Southwark Street, rising to ground plus ten storeys as described above.
HELP SHAPE LANDMARK COURT NEXT STEPS
Please fill out one of the questionnaires to tell us how you think we can best make this development work within the community.
Stay up to date with our evolving plans at www.landmarkcourtsouthwark.co.uk Alternatively if you would like to get in touch:
020 3633 5902 Following this local exhibition and further discussions with other stakeholders we aim to consult on a more detailed plan in the autumn.
HELP SHAPE LANDMARK COURT