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THE OLD KENT ROAD PLACE-MAKING STUDY Final report Allies and Morrison May 2016 2 CONTENTS 0 ROLE OF STUDY 5 1 CONTEXT FOR CHANGE 6 1.1 introduction 9 1.2 strategic context 11 1.3 local context 12 1.4 past and present 17 1.5 local views 24 1.6 economic context 28 2 VISION AND FRAMEWORK 34 2.1 vision 37 2.2 headline principles 40 2.3 public realm network 47 2.4 routes and connections 49 2.5 development and land use 51 3 PLACE-MAKING GUIDANCE 54 3.1 the Old Kent Road 57 3.2 green infrastructure network 64 3.3 a revitalised high street 70 3.4 new typologies and neighbourhoods 76 3.5 density 84 4 OPTIONS AND CAPACITY 86 4.1 evolution of options 88 íOBMPQUJPOT 92 4.3 delivery strategy 104 APPENDIX consultation report Old Kent Road, 1905 (Source: Historic England) THE OLD KENT ROAD place-making report May 2016 3 © Google aerial image 4 0 ROLE OF STUDY Brief Scope The Old Kent Road area is evolving and significant The Opportunity Area stretches from Elephant Park on change is expected over the next 15 years. Key drivers New Kent Road all the way down the Old Kent Road to for growth include the potential for the Bakerloo the edge of the borough of Southwark around Ilderton line extension (BLE) and two new tube stations, Road and Millwall Football Club. The study boundary which would support very high levels of housing and takes in extensive areas either side of the Old Kent business growth. The area around the Old Kent Road Road up to Southwark Park Road and down to Bird in has been designated an Opportunity Area in the the Bush Park. London Plan and it is expected to deliver significant numbers of homes and jobs. The study draws together an understanding of the issues and opportunities across this area. The study The amount of business and industrial use presents puts these in the "new light" afforded by the area's significant opportunities in the context of the "Opportunity Area" status and the aspiration to deliver changing nature of business space, including growth a step change in public transport accessibility through of demand for flexible and hybrid business space and an extension to the Bakerloo line. The task has been declining demand for warehousing and industrial to gauge the extent and nature of the transformation. space, changing shopping patterns and potential for growth of new residential neighbourhoods with much Through the study we have sought to answer a range improved accessibility. of questions and explore a number of future scenarios for the Old Kent Road area. The focus of the work has In August 2015, Allies and Morrison Urban been on establishing the place-making principles and Practitioners was commissioned by Southwark Council fundamentals that should underpin change in the to prepare a Place-making Study for the Opportunity area. Area. This study will inform the emerging Area Action Plan for the area, and help the authorities to Many of the questions posed through the study understand the capacity for development. have been answered and different options explored. Some questions remain unanswered, and these will The purpose of the study is to explore the potential need to be subject to further debate as the Area to revitalise the Old Kent Road and surrounding Action Plan / Opportunity Area Planning Framework neighbourhoods, to define their character and to process progresses. There are a number of challenges communicate a vision which shapes them. Ultimately, including balancing open space provision with new the Area Action Plan will not comprise a prescriptive development and competing needs for residential and Masterplan, but rather a flexible development employment space. framework which provides strong design direction. THE OLD KENT ROAD place-making report May 2016 5 CONTEXT FOR CHANGE 1 central activity zone opportunity areas tall building cluster preferred industrial location industrial business park Strategic context of the Old Kent Road Opportunity Area study area boundary 8 1 CONTEXT FOR CHANGE 1.1 INTRODUCTION The Old Kent Road forms part of a key route into The Old Kent Road area has been designated as an London from Kent. This section of the route is located Opportunity Area and has the potential to support on the edge of central London. As the crow flies it is significant housing and business growth. This could only 1,000 metres from London Bridge - less than the lead to major change in the area, redefining the Old distance from Angel to King's Cross. Kent Road as part of central London. This change should result in improvements to the quality of the The northern part of the area around Bricklayers environment along the road and a change in the Arms is within the Central Activities Zone, making distribution of land uses in the area, unlocking central it comparable to areas such as Pimlico, Vauxhall and London sites for potential housing growth. Plans to Finsbury. The eastern part of the area around Ilderton extend the Bakerloo Line along the Old Kent Road will Road is less than 4km from London Bridge - equivalent be a key factor in driving these changes. to the position of Hackney Central to Liverpool Street station. The Old Kent Road area has a remarkable past: Roman Watling Street, the medieval Pilgrim route to Canterbury, industrialisation, commerce and housing growth, through to 20th century wartime bombardment and reconstruction and the nurturing of new communities. The Old Kent Road is an historic London high street recognisable across the world due to its place as a low value asset on the Monopoly board. Parts of the road continue to have a high street character, along other stretches there are larger retail premises as well as housing estates, green spaces and civic and educational uses. The hinterland on either side of the road is a mix of industrial and community uses and housing. THE OLD KENT ROAD place-making report May 2016 9 CONTEXT "Over the years to 2036 – and beyond, London should excel among global cities – expanding opportunities for all its people and enterprises, achieving the highest environmental standards and quality of life and leading the world in its approach to tackling the urban challenges of the 21st century, particularly that of climate change. ...Achieving this vision will mean making sure London makes the most Comparing proximity to central London QHVJGDGPG¾VUQHVJGGPGTI[F[PCOKUOCPFFKXGTUKV[VJCVEJCTCEVGTKUG the city and its people; embraces change while promoting its heritage, neighbourhoods and identity; and values responsibility, compassion and citizenship.” London Plan 10 1 CONTEXT 1.2 STRATEGIC CONTEXT A growing London Revitalised neighbourhoods London needs to grow to maintain its position as a The New Southwark Plan outlines a strategy to leading global city. This growth involves building revitalise neighbourhoods and deliver more homes many more homes and creating many additional and jobs throughout the borough. The Plan includes jobs, expanding the Central Activities Zone, as well an ambition to build 11,000 Council homes, and to as improving and extending the transport network, see major improvements in access to public transport delivering new schools, universities and health centres in those parts of the borough which have historically and supporting innovative responses to address lacked connections. climate change. As one of the Borough's Opportunity Areas, the Old The scale of the growth and investment required will Kent Road is a key piece in this strategy. It has more mean radical change in some areas. potentially available brownfield sites than any other area on the fringe of the Central Activities Zone. The A series of Opportunity Areas have been identified Council strongly supports the proposed options for an as the focus for the most significant change. These extension of the Bakerloo line through the borough. A areas are defined as "brownfield land with significant new line and stations along the Old Kent Road would capacity to accommodate new housing, commercial be a 'game changer' for the area, and would make the and other development linked to existing or potential potential sites in this location a major opportunity for improvements to public transport accessibility". delivering housing and jobs. View looking south west across London Bridge and the Old Kent Road area from the City THE OLD KENT ROAD place-making report May 2016 11 CONTEXT 1.3 LOCAL CONTEXT 123A ROAD AN IN-BETWEEN BIG PIECES The Old Kent Road is one of the oldest routes The Old Kent Road exists as a road but has As a major artery, the road has attracted large into London. It is a major artery and forms one little identity as a place. The neighbourhoods users to the area. Big box retail outlets and of a number of linear routes running in and of Walworth, Bermondsey, Peckham and large supermarkets have developed along the out of London. New Cross are much stronger as places. In route over the last decades. In addition, the many ways, the existing communities along nature of industry in the area has changed Traditionally these routes have operated as a the route look out to these places for their and is now dominated by large format series of linear high streets, serving the towns identity and association. The area looks north warehouses and industrial facilities. and communities along them. Indeed the to the communities of Bermondsey, west to rest of what was the historic route of Watling Walworth and south to Peckham. Together these uses have dramatically Street does just that - such as Kilburn and reduced the permeability of the area, cutting Cricklewood on the Edgware Road section of off residential neighbourhoods from the Old this historic route.
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