Elephant & Castle

URBAN AGE LONDON CONFERENCE NOVEMBER 2005

Fred Manson Former Planning Director London Borough of Southwark

Elephant & Castle: a regeneration story

All rights are reserved by the presenter. www.urban-age.net start Politics, buildings and places southwark Elephant & Castle july 1998 “ The future of London’s economy rests with the global economy The future of Southwark's economy rest with the economy of London

London & Southwark

Southwark City of London Westminster take advantage of Southwark’s Location

London & Southwark

Southwark City of London Westminster expand central London

London & Southwark

Southwark City of London Westminster Frank Field ‘Paid Work is the surest escape route from poverty.

It gives people more than just money. it boosts self-esteem for the individual, provides a role model for the family, and gives communities a weapon against social exclusion.’ poverty is the link between •poor educational achievement •poor health •Social exclusion •Social care •Community Safety NOT tied to any single type of tenancy but... After unemployment, the strongest correlation is between educational achievement and Tenure Correlation Between % of Pupils in “Social Housing and GCSE Performance % Achieving 5 G CSE G rades A to C 60

55

50

45

40

35

30

25

20 10 20 30 40 50 60 70 % in L A /H A H o u s in g

Southwark O ther Boroughs W ith Social Housing in Excess of 40% 60% social housing Key impact on other policies

6000 new tenancies each year Social Housing in Inner London -1991

80 70 60 50 40 30 20 10 0

Inner London Average - 43% ‘There are too many people, those currently living in Newham and those attracted from other London boroughs, who survive on low incomes or who present themselves as homeless.

Whilst we will support and carry out our legislative duties, our aim will be to increase Newham’s property values and raise the income profile of all our residents.’ Robin Wales , Leader of Newham Sept.. 97 area based pick areas where opportinities and needs exist Regeneration Stategy July 1998

• Council meets immediate needs • but reacting is not enough • also take a longer term view • aim for sustainable regeneration End”

How long Comparisions

• White city- 15 years • Paddington Basin- 20 years • Bluewater- 13 years • Ludgate Place- 9 years • Canary Wharf- ? White City

• Feb 89- apply for Planning Permission • April 90- Planning Granted for 1.3M sq. ft. • Dec 93- new consortium-to begin end 94 • Sept 95- New partner-to begin Jan 96 • Feb 98- Exit of partner- to begin Dec 98 • June 00-soaring costs does it stack up? • Nov 05- construction underway Pause..