Web Document Design and access statement - Southwark Council ...

2 Context
2.1 Physical Context
2.1.1 Location
The Site lies on the western edge of what until recently used to be the
southern roundabout on Elephant and Castle (now referred to as the
Southern Junction) and is currently occupied by the redundant swimming
pool of the existing Elephant and Castle leisure centre. It covers an area
of approx. 0.56 hectares bordering the St Mary’s Churchyard park to the
south, Elephant and Castle to the east, the Metropolitan Tabernacle to
the north and the remaining leisure centre site to the west which will be
redeveloped in parallel by Southwark Council (but is subject to a separate
planning application).
Fig. 2: A-Z map
Fig 3: Aerial View
2.1.2 Site History
The Doomsday survey refers to settlement in the area as early as 1086.
From the 12th until the mid 19th century records show that the park
adjacent to the Site was occupied by a succession of churches until the
demolition and relocation of St Mary’s Church in 1876 to Kennington Park
Road. The park, originally a graveyard, still carries the name St Mary’s
Churchyard.
In the last century the Site has been occupied by a number of buildings
from residential terraces to a school and lastly the swimming pool section
of the leisure centre which ceased occupation approx. 14 years ago.
2.1.3 Built environment
Fig 4: Map 1850
Fig 5: Photo of Newington Butts 1870
Fig 6: St Mary’s of Newington
Leisure Centre Redevelopment
The St Mary’s Residential site covers approximately half of the footprint
of the existing leisure centre which will be redeveloped in parallel on the
remaining part of the site by Southwark Council and 4 Futures (who have
appointed S+P Architects and John McAslan + Partners as Architects).
In acknowledgement of the close ties between the two developments
an Illustrative Masterplan covering the entire current leisure centre site
was developed at the beginning of the planning process and the design
development of both schemes has been closely linked throughout the
further design process. Please refer to the Masterplan section for further
details.
leisure
centre
swimming
pool
Fig 7: Existing leisure centre
Fig 8: Disused pool
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Existing buildings on site
The redundant swimming pool (which has been closed due to structural
problems for many years) and current leisure centre are both very
introverted buildings with few windows to provide any street animation
or natural surveillance. The external elevations are extremely uniform and
blank and rely solely on signage to advertise the internal building use and
entrance position (which is hard to locate).
Fig. 9: Strata Tower by BFLS
Fig. 10: Elephant and Castle shopping centre - Existing
Fig. 11: St Modwen Shopping centre redevelopment - concept image
Immediate Surroundings
The immediate surroundings of the Site are extremely diverse and mixed.
The former churchyard to the south (now a park) is the only visible public
green space and a well used community meeting point with playgrounds
for different ages, outdoor seating and a small skate boarder community.
The green space stands in stark contrast to the adjacent busy Southern
Junction. The Metropolitan Tabernacle to the north of the Site is the
only pre-war development along Elephant and Castle. Together with the
adjacent London College of Communication it creates a clear boundary
between the commercial character of Elephant and Castle and the
residential areas to the west known as Elliots Row. Opposite the site the
Elephant and Castle shopping centre, which was the first covered shopping
mall in Europe, awaits redevelopment.
Fig. 12: 360 London
by Rogers Stirk Harbour & Partners
Adjoining tall buildings
The existing buildings along Elephant and Castle are generally higher than
those on the surrounding side streets though most fall within the mid
rise bracket. However recent developments show a shift towards greater
height.
The recently completed Strata tower on Walworth Road to the south of the
site designed by BFLS (formerly Hamiltons) houses 408 apartments in 43
storeys (147.9m above AOD).
It is flanked by the 25 storey Draper House, a brutalist towerblock from
1965 which was at the time of its completion the highest residential
building in London.
To the south west of the site, planning consent has been obtained for the
‘360’ (also known as the former London Park Hotel) development designed
by Rogers Stirk Harbour and Partners, which is to house 470 apartments in
a tower rising to 44 storeys (146.6m above AOD) and some associated mid
rise buildings.
In addition Oakmayne Plaza designed by Tate Hindle to the north east of
the site (which is currently under construction) will consist of three blocks
up to 26 storeys high (87.5m above AOD).
A further planning application for a tall building nearby (Eileen House
designed by Allies and Morrison, a 44 storey high tower (134m above AOD)
to the North of the tube station) is currently awaiting determination by the
Mayor of London.
An outline planning application for the Heygate Masterplan designed by
Make also identifies a number of locations for future high rise buildings.
Fig 13: Oakmayne Plaza by Tate Hindle
Fig 14: Existing and proposed high rise buildings around the site
Background paper: Urban design Revision 1, March 2012
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2.1.4 Elephant and Castle Regeneration
The Elephant and Castle Opportunity Area has been identified in the
Southwark Plan as an area with potential for substantial change to
transform the wider area. Key components of the Opportunity Area include
the redevelopment of the following areas:
nn
The existing leisure centre site
nn
The housing estates on Phase 1 of the Heygate Regeneration and the
Heygate Masterplan
nn
The Elephant and Castle shopping centre
The Site lies within the central area of the Elephant and Castle Opportunity
Area in a zone that has been identified in the background paper on
urban design for the Elephant and Castle Opportunity Area, the Draft
Supplementary Planning Document (SPD) and Opportunity Area Planning
Framework (OAPF), to support intense development (subject to compliance
with Southwark’s Plan Policy 3.20 which sets out criteria regarding the
specific location of tall buildings, including that tall buildings should be
located at a point of landmark significance and contribute positively to
the skyline as a whole while consolidating in clusters within a skyline, or
providing key focus within views).
In fact one of the options of the OAPF for tall buildings in the opportunity
area tested in the background paper (option 3) indicates a tall building on
the site (see Figure 18).
Fig. 15: The E&C Opportunity Area
Fig. 16: Character areas in the E&C Opportunity Area
KEY:
Lend Lease:
1 Heygate (outline)
2. Phase One (Rodney Road)
Fig. 17: Planned developments in Elephant and Castle
The main items listed for consideration in the character assessment of the
central area in the OAPF are
nn
Impact on the local context (such as adjacent conservation areas and
heritage assets in the local and wider area);
nn
Impact on the strategic view from Serpentine Bridge towards Palace
of Westminster World Heritage Site, especially for any tall buildings
proposals;
3.St Mary’s Residential
Southwark Council:
4. Leisure Centre
5. E&C Opportunity Area SPD
St Modwen
6. Shopping Centre
Both of these items have been considered from the early stages of the
design as outlined in the following chapters.
Fig. 18: Testing Option 3 - Urban Design Background Paper
Fig. 19: Planning application programmes
Fig. 20: Model - Heygate Masterplan designed by Make
Fig. 21: Heygate Masterplan by Make - March 2012
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