OVAL AND KENNINGTON DEVELOPMENT AREA MASTERPLAN DOCUMENT MAY 2016 INTRODUCTION 2 CONTENTS 01 INTRODUCTION AND VISION 02 CONTEXT AND ANALYSIS INTRODUCTION CONTEXT 1.1 Introduction 2.1 OAKDA’s Wider Context 1.2 Vision 2.2 OAKDA’s Local Context MASTERPLAN 1.3 The Opportunity 2.3 Site Overview 2.4 Planning Context HERITAGE 2.5 Public Consultation COMMERCIAL 2.6 Opportunities and Constraints RESIDENTIAL MOVEMENT 03 MASTERPLAN RESPONSE PUBLIC REALM 3.1 Illustrative Masterplan 3.2 Mixed Use Regeneration BUILT FORM 3.3 Sustainable Regeneration CONCLUSION 3.4 Successful Regeneration 04 HERITAGE 05 COMMERCIAL USE 06 RESIDENTIAL USE 07 MOVEMENT 08 PUBLIC REALM 09 BUILT FORM 4.1 History of the Area 5.1 Introduction to Commercial 6.1 Residential Context 7.1 Strategic Transportation 8.1 Open and Play Space 9.1 Strategic Heights 4.2 Heritage Assets 5.2 Employment 6.2 Housing Layout 7.2 Existing Access for Pedestrians 8.2 Local Landscape Character 9.2 Building Heights and Townscape 4.3 Gas Holders 5.3 Retail 6.3 Housing Assessment 7.3 Existing Access for Vehicles 8.3 Public Space Strategy 9.3 Potential Impact on Neighbours 4.4 Conservation Areas 5.4 Tourism and Culture 7.4 Pedestrian and Cycle Priority 8.4 Landscape Masterplan 9.4 Urban Grain and Frontages 4.5 Proposals for Heritage Assets 5.5 “Voho” 7.5 Car Access and Parking 8.5 Quantum of Open Space 9.5 Frontages and Building Plots 4.6 Heritage Themes 5.6 “Voho” Cultural Mapping 7.6 Servicing and Access Routes 8.6 Character of Public Spaces 9.6 Massing Principles 4.7 Case Studies 5.7 Social Infrastructure 7.7 Successful Shared Spaces 8.7 Landscape 9.7 Streetscape 4.8 Journey Through the Site 5.8 Waste 7.8 Movement Assessment 8.8 Public Realm Assessment 9.8 Proposed Heights 4.9 Heritage Assessment 5.9 Employment Proposals 9.9 Key Local Views 5.10 The Commercial Offer 9.10 Character 5.11 The “Generator” 9.11 Built Form Assessment 5.12 Generator Case Studies 5.13 Retail, Tourism and Cultural 5.14 Social Infrastructure 5.15 Waste 5.16 Commercial Assessment 10 CONCLUSION 10.1 Key Benefits 10.2 The Case for De-Designation 10.3 Phasing 10.4 Implementation 10.5 Next Steps OAKDA MASTERPLAN DOCUMENT // MAY 2016 01 INTRODUCTION OAKDA MASTERPLAN DOCUMENT // MAY 2016 INTRODUCTION 4 1.1 INTRODUCTION INTRODUCTION WHAT IS THIS MASTERPLAN FOR? DOCUMENT WAYFINDING Indicates subheading of chapter: Page Title Page Number Background / Response / Assessment The OAKDA Masterplan seeks to reclaim a large This Masterplan document is arranged in nine CONTEXT brownfield site and integrate it back into Kennington sections. CONTEXT & ANALYSIS 8 MASTERPLAN and Oval neighbourhoods. 2.1 OAKDA’S WIDER CONTEXT 01 INTRODUCTION KENNINGTON AND OVAL CENTRAL LOCATION INTRODUCTION HERITAGE The OAKDA is located in Kennington and Oval in It is now recognised as an integral part of central CONTEXT The Oval and Kennington Development Area Lambeth, south east of the River Thames and to the London with a vibrant cultural offer, where Lambeth MASTERPLAN The purpose of the Masterplan and the vision for this north of the Oval Cricket Ground. Council is determined to encourage a growth in cultural and commercial activity, as well as the South Bank Tate Modern HERITAGE The area is in a central part of London. The Central provision of new high quality homes. Delivery of the Cultural Buildings COMMERCIAL (OAKDA) draft Masterplan has been prepared to Activities Zone (CAZ), defined in the London Plan Lambeth Opportunity Areas’ potential will create COMMERCIAL part of Kennington and Oval. as the area covering London’s geographic, economic two poles of greatly boosted economic growth, new Wayfinding London Eye and administrative core, lies immediately to the west. homes and environmental change. Kennington and RESIDENTIAL Waterloo The CAZ brings together the largest concentration Oval lies between them and will also benefit from Station MOVEMENT inform a change to Lambeth’s Local Plan, the policy of London’s financial, business, government, their redevelopment. Guide to administrative, retail and cultural services and PUBLIC REALM facilities. Section RESIDENTIAL Houses of BUILT FORM document which informs the borough’s planning Parliament Imperial The area is very well served by public transport. Its 02 CONTEXT War Museum CONCLUSION Public Transport Accessibility Level (PTAL) is rated Victoria 6a (Excellent) due to the proximity to various transport Station decisions. The draft masterplan proposals have been nodes. There are three London Underground stations (Kennington, Oval and Vauxhall) and the Vauxhall MOVEMENT Tate Britian Elephant & Castle National Rail station and numerous bus services in Tube Station This section examines the OAKDA’s place in the wider close proximity subject to a 6 week community consultation and a Kennington Cross The OAKDA is situated between two large Lambeth Local Centre Vauxhall Pleasure Opportunity Areas; The Vauxhall Nine Elms Gardens series of consultation events prior to the development London context, examines the OAKDA site itself and Battersea Opportunity Area (VNEB) is to the west, PUBLIC REALM and Waterloo to the north. The Elephant and Castle Vauxhall Site Opportunity Area is also located a short distance to Station the north-east in the London Borough of Southwark. reviews its planning context. It sets out what we have The Oval of draft masterplan. The consultation process has Kennington Park The VNEB area will deliver around 16,000 new homes and 20,000 - 25,0000 jobs, an extension Vauxhall Park Oval to the London Underground Northern Line, as well as Tube Station BUILT FORM learnt from the local community. Battersea allowed the views of the community to be fed into the the redevelopment of the internationally recognised Power Station Grade II* Battersea Power Station. The Waterloo Opportunity Area was designated to realise the potential of the area in contributing to the London draft masterplan. This was an essential componant economy. London Central CONCLUSION Activity Zone Places of Key for Maps and of the draft Masterplan process and has allowed the Brixton Town Interest Centre 03 MASTERPLAN N Parks Plans Local & Town proposals to be finalised within this document. Centres This section presents the draft Masterplan. Kennington and Oval Location The Local Plan currently designates a part of OAKDA as a Key Industrial and Business Area (KIBA). Under 04 HERITAGE OAKDA MASTERPLAN DOCUMENT // SEPTEMBER 2015 this designation, only industrial and business uses are allowed. The land could have a much more sustainable 05 COMMERCIAL future if it was developed for a mix of uses. This would 06 RESIDENTIAL include additional employment, housing and public Section Number spaces, which would help unlock this contaminated 07 MOVEMENT site and integrate it into Kennington and Oval 08 PUBLIC REALM neighbourhoods. The Masterplan demonstrates how this could happen, and why de-designation of the 09 BUILT FORM KIBA should be stongly considered. There will be a Sections 4-9 explore the Masterplan in detail, each review of the Local Plan in early 2016 at which time section focusing on a key theme. Each section will the de-designation of the KIBA will be considered. follow a structured approach by setting out the context and responding to the Masterplan design by Planning applications to develop individual sites investigating: within the Masterplan area can be made once the land is de-designated and individual land owners • Background bring forward land for development. It is important to • Response ensure such applications are co-ordinated. • Assessment (including key Benefits) The Masterplan has been in development for over a 10 CONCLUSION year. It has been led by Berkeley in co-operation with AUTHORS Lambeth Council and wider stakeholders. The conclusion provides a summary of the analysis to present the overall case for why the KIBA should be This document has been prepared by Berkeley, Boyer The Masterplan has been informed by technical de-designated to enable the Masterplan delivery. and GRID Architects, with input from technical studies that have examined the local and broader area, consultants and in cooperation with the London with the community and other local stakeholders. A Borough of Lambeth. schudule of changes to the masterplan following the consultation has been prepared and can be located at www.oakda.com OAKDA MASTERPLAN DOCUMENT // MAY 2016 INTRODUCTION 1.2 VISION OVAL AND KENNINGTON DEVELOPMENT AREA VISION The OAKDA Masterplan seeks to reclaim a large brownfield site and integrate it back into Kennington and Oval neighbourhoods. The Masterplan aspires to enhance and respect the distinctive character of the local area and to create a sustainable mixed use development that will provide jobs and homes in well-designed buildings, set in high quality public space. OAKDA MASTERPLAN DOCUMENT // MAY 2016 INTRODUCTION 6 1.3 THE OPPORTUNITY THE MASTERPLAN AREA THE GAS WORKS INTRODUCTION The OAKDA Masterplan Area is a five hectare, Inner city gas works sites are also now seen as CONTEXT predominantly industrial area of land, located in the incompatible with residential areas. Gas holders are MASTERPLAN northern part of the London Borough of Lambeth. It identified as a hazardous installation by the Health comprises a number of sites in different ownerships, and Safety Executive (HSE) who designate a blast HERITAGE some of which are occupied and in use and others zone around them. The blast zone restricts new which are suitable for re-development. development in the surrounding area. The Victorian COMMERCIAL industrial site also has a very poor relationship with The site is centrally located with excellent connections many of its neighbouring properties. It is a large RESIDENTIAL to central London and within easy reach of the impermeable plot of land that presents a barrier to MOVEMENT commercial heart of the City as well as the amenities movement.