Community, Leisure and Cultural Uses (Use Classes D1 and D2)

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8.16 The area will comprise a continuous retail frontage along Walworth Road (with residential access to the upper floors) with a mix of smaller retail and commercial units on the Central Shopping Street. The setting of the new Walworth Square and the Central Shopping Street will also provide the opportunity for community uses along them. Taller buildings are proposed on Plots H1, H2, H3, H6 and H7. The taller buildings within the character area are grouped along Walworth Road and the secondary retail street. They generally rise in height towards the transport interchange of the primary approach and the secondary street and are anchored by the Market Square and Walworth Square. The tall building locations are at nodal intersections of street corners and act as landmark position in relation to land use at ground floor. New Kent Road 8.17 The character area includes the frontage of the plots onto the other key strategic route to the perimeter of the Site, the side elevations of these plots and the connections through to the Park. The character of this area is most clearly defined by the existing busy route and the relationship with connections north-south through to the Park and gateway spaces. 8.18 The principal objectives for the New Kent Road character area are to: Respond to the busy and strategic context of the existing street whilst transforming the relationship with the buildings, reconnecting with the wider area and linking through to the new Park; Create an inviting gateway and a series of routes through to the Park that form the new approach from the north into the Development; Provide a larger format retail offer and an active street environment; Maximise the opportunities of views across London with tall and mid-rise buildings creating a rhythm and punctuation of the street; Attract people from the north with focal buildings and destination public open space; Retain the existing trees on the New Kent Road frontage; Provide a concluding focus to New Kent Road and a relationship to the tall building context of the transport interchange with height rising towards the western end of the Site. 8.19 The New Kent Road character area will deliver a sequence of taller structures above larger-format commercial units and relate to adjacent gateway spaces and route connections whilst also reinforcing the primary approach towards the Elephant and Castle Shopping Centre and Oakmayne Plaza on the key strategic route. 8.20 The area will comprise large double-height retail frontage with larger format stores to attract brand retail. Uppers floors will be residential with leisure and commercial uses at ground floor. Taller buildings are proposed on Plots H4, H5, and H11a. The strategy for the taller buildings is to use them as terminating points of New Kent Road punctuated by northsouth connections through to the park. The buildings rise in height towards transport interchanges and Oakmayne Plaza and are located the intersections of new routes to aid legibility of the Site. Walworth Local 8.21 The character area encompasses the buildings that make the transition from the retail and Park frontages of the Heygate Masterplan and introduce a variety of more local residential connections and buildings that come down to ground level. 8.22 The principal objectives for the Walworth Local character area are to: Deliver a local and calm residential quarter with clear street definition and a contextual relation to the neighbouring existing buildings; Respect the scale and context of the historic fabric of Walworth to the south and the proposed Conservation Area of Larcom Street; Provide a pocket park and local residential amenity with play space, family housing and ground level courtyards; Provide community facilities and a quieter district feel; Link through to wider borough connections leading to Burgess Park in the south and Victory Community Park to the east; Deliver a transformed Heygate Street environment with calmed traffic and a relaxed residential atmosphere with pedestrian activity; Reinforce a key west to east link within the wider context and facilitating local north to south crossing routes; Maintain a tree-lined and green character of all Routes and retain the best existing mature trees whilst integrating with a wider landscape strategy and green infrastructure Routes. 32 The Heygate Masterplan Elephant and Castle Outline Planning Application March 2012
8.23 Walworth Local is a residential quarter with frontages and ground level courtyards, town-housing and residential front doors. Heygate Street will comprise of mid-rise blocks that reduce in scale towards the east with consistent language of articulation to reinforce the relationship with the existing street edge and boulevard. Low-rise town-housing will be provided on the southern edge facing Wansey Street which is of a scale that relates to the existing residential buildings. Rodney Neighbourhood 8.24 The character area includes neighbouring plots to the Walworth Local character area that have a direct relationship to the Rodney Road and the proposed development at Phase 1 of the Heygate Regeneration on the other side of the street (which will be subject of a separate detailed planning application). 8.25 The principal objectives of the character area are to: Deliver a high quality residential neighbourhood that complements the existing character of the area and reinforces the leafy character with tree-lined streets; Integrate with the existing community; Complement existing local businesses and enhance the context; Provide a pocket park and local facilities that introduce the Development from the east; Preserve and enhance the existing environment (trees, listed buildings, built form character). 8.26 The character area comprises a residential quarter and frontages with town-housing, residential front doors and the Energy Centre, with its visitor centre and café uses. Buildings will be mid-rise reflecting the existing context of and scale of the Peabody buildings on Rodney Road. Lower-rise blocks will front the more sensitive edges of the Development. In addition, gateway buildings are proposed in relation to public spaces and arrival points from the south. Summary 8.27 The design of the Development is well considered and relates well to the Site’s existing context and the overarching ambitions for the character area and wider opportunity area. It is considered to accord with planning policy for the following reasons: It has been designed to an appropriate scale and density for its location. It creates strong, legible and logical connections through the Site and to the wider area. It accommodates a range of uses in an appropriate form which contribute to a successful and vibrant place. It provides a clear hierarchy of high quality open spaces and pedestrian and cycle routes. It provides active ground floor uses and private residential entrances where appropriate. It creates strong entrances to the Site and new vistas and views. 8.28 Accordingly, it is considered that the Development accords with English Heritage guidance, London Plan Policies 3.5, 3.6, 3.7, 7.2, 7.4 to 7.8 and 7.12, Core Strategy Strategic Policies 11 and 12, the Southwark Plan and draft SPD / OAPF Policies 15, 16, 17, 25, 27 and 28. Townscape and Heritage 8.29 A full assessment of the impact of the Development on the surrounding townscape character and views forms Volume II of the Environmental Statement. In addition, a separate Tall Buildings Strategy forms Part 5 of the Design Strategy Document. This has been included in response to discussions with the Council, the quantity of tall buildings that the Parameter Plans permit within the Development and the importance of both strategic and local views within the Site. The strategy ensures that the appropriate design quality and public realm contribution is embedded in the design principles to support the inclusion of these elements within the Development. 8.30 The Townscape, Visual and Built Heritage Assessment (“the Assessment”) has been prepared by the Professor Robert Tavenor Consultancy and assesses the Parameter Plans, Design Strategy Document and verified images against planning policy. 8.31 The assessment concludes that the Development has been designed to respond positively in scale and mass to the existing townscape, including the Westminster World Heritage Site, local conservation areas, registered landscapes, listed buildings and undesignated heritage assets close to the Site. Potential adverse impacts have been considered throughout the design process. The Heygate Masterplan Elephant and Castle Outline Planning Application March 2012 33
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Community, Leisure and Cultural Uses (Use Classes D1 and D2)

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