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RECLAIMINGREGENERATION
REPORT AND DESIGN RESPONSE I ELEPHANT AND CASTLE
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Elephant and Castle I Report2
Elephant and Castle / Group 1 / Stage 2
Hanna Hilbrant, Chris Montgomery, Laura Pinzon, Ariel Shepherd, Anna Subirats
Lisa Hanking,
March 2012
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Acknowledgements
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Elephant and Castle I Report4
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Executive summary -
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Findings
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Principles and Aims
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Design Responses
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Elephant and Castle I Report6
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Table of contents
2. Context
3. Analysis
5. Vision and Principles I 37
6. Design response
7. Conclusion I 67
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Elephant and Castle I Report8
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1. Introduction
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Elephant and Castle I Report10
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2. Context
Elephant and Castle Opportunity Area
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Mapping the process
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Being In limbo -
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Elephant and Castle I Report12
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Mapping the actors
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GLOBAL
LOCAL
PUBLICPRIVATE
Local communitySouthwark
Council
Lend Lease
London Residents
Amenity
networkHeygate
residents
Local
buisnesses
Chains
Universities
Artists/Workshops
Soundings
Practice
of dissent
Church
Mayor of
London
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Elephant and Castle I Report14
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3. Analysis
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Economy
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Elephant and Castle I Report16
Housing
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Elephant and Castle I Report18
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Public space/Voids
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Elephant and Castle I Report20
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Elephant and Castle I Report22
Community culture
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Elephant and Castle I Report24
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Southwark Council
Local Community
London Residents
WEAKNESS
OPPORTUNITIES
THREATS
STRENGTH
provisionsstructure usescharacter character provisions
LOCAL ECONOMY
economiceconomic
Private Developers
void spaces used for
experimentation
Under performing as a mall:
bad planning
Space of identity, solidarity
and encounter for
minorities and low income
groups.
large investment from
developers, tari to
public infrastructure
under representation
of comparison goodsaesthetics and quality
of building grim
Largest Latin-American economic hub,
specialist commodities
no night time activities
increase diversity of products
possibly displace ethnic retail
VACANCY
high number of
independent stores
plans for redevelopment unknown,
shop owners have insecure future
splits transport
infrastructure
no night time activity;
preception of insecurity at night
high representation
of convenience good
REDEVELOPMENT
disuse
WALWORTH ROADSHOPPING MALL
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Conict
Conict
5. E&C AS AN AMBIGUOUSLY PERCEIVED SPACE
4. E&C AS A VALUABLE GREEN SPACE
3. E&C WIDELY CONNECTED BUT LOCALLY FRAGMENTED SPACE
2. E&C AS AN ACTIVE BUT FRAGILE COMMUNITY
1. E&C AS AN INCLUSIVE SPACE
HEYGATE
structurecharacter
split levels, buildings turned inwards:
children safe to appropriate
infamous, historical identity
progressive for the time,
unique, historical
structural integrity(?)
of building, allows for re-appropriation
MONOLITHIC ISOLATION
HOUSING
character marketprovisions
high percentage of
comparatively
aordable housing
private investment brings
in money for public
redevelopment
higher income
renters and buyers students
54% of housing socially rented,
little tax money to work with
high percentage ofstudent accomodation
likely to be a very fast
increase in land market
transient residents
threatens cohesive community
Only 12% ownership, rise in property values
will mean even Aordable housing is below
most local peoples means and result in
expulsion from the area
25% aordable housing@ 80% 400,000 = 360,000Can anyone eligible for housing subsidies can aord 360,000?
Any preference for people from the area?
LOW INCOME GROUPS OA REDEVELOPMENTSTUDENTS
building turned inwards,
act(s) to ghettoizearea (still) heavily stigmatized
by degeneration and crime of the past
character provisions
aytime streetlife liveliness
large variety of fresh produce
homogeneity of goods
EAST STREET
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Conict
Conict
Conict
5. E&C AS AN AMBIGUOUSLY PERCEIVED SPACE
4. E&C AS VALUABLE GREEN SPACE
3. E&C WIDELY CONNECTED BUT LOCALLY FRAGMENTED SPACE
2. E&C AS AN ACTIVE BUT FRAGILE COMMUNITY
1. E&C AS AN INCLUSIVE SPACE
INFRASTRUCTURE
/MOVEMENT
privatization,
monopoly of infrastructure by car
Major roads oer easy access by car
safety issue for
pedestrians and cycli
fragmentation of space due to massive Modernist
mono-functional transport infrastructure
character
MAJOR ROADS ROUNDABOUT
OPEN SPACES
provisions usescharacter
appropriation, insurgent activities,
practices of dissent
Unused fenced o corridoors
are transient spaces produce insecurity
large amount of unlandscaped open spaces
low quality and articulation
(lack of maintenance, cleanliness)
open spaces to be privately controlled
lack of permeability between
private and public,
monofunctional use of open
spaces inaccessibility/fragmentation
PUBLIC SPACES VOID SPACES
provisions uses scale and devlopment
fear of eviction/expulsionsplits retail pockets
(Mall from Walworth road)
Urban forest of old/unique trees
delayed redevelopment has
allowed for multiple uses,
practices of dissent and
socio-cultural experimentation:
Large land area, with high value presents
a large economic opportunity
URBAN FOREST DEMOLITION
Trees restrict future development massing
EXPANSIVE
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24hour bus service, train and tube
congestion and crowding, with
increased population
ovisions uses
MAJOR TRANSPORT HUB
not easy to use, fragmented, hidden
COMMUNITY AND CULTURE
CROSSWAY CHURCH & THE CENTRE IN RODNEY PLACE THE CONSULTATION HUB OA REDEVELOPMENT
Centre oer space of well being, meeting
place of Elephant & Ammenity Network
not clear where new community
centers will be after demolition
hosts the formal participatory process carry out by the developers,
manifests public-private sector partnerships and the
increasing political necessity of demonstrating consensus
community initiatives) reveal a local
dissensus surrounding the regeneration
structure usescharacter
High unemployment
Insurgent cultural uses
Lack of public space cultural investment
Inclusive space for
minorities and low
income groups
Active community
High transient population
Displacement/broken community
Obsolecence of community spaces
High crime rates
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Elephant and Castle I Report26
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Analytic Dimensions
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4. Redevelopement
through Lend Lease -
Threat to E&C
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Embodied Energy
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Elephant and Castle I Report32
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Proposed Masterplan
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Amount of affordable and social housing.. .. .. .b
Range of house types ....................................b
Adequate community / Activity space ... ... ... ..b
Lack of 'place' & cohesion of language .. ... ...b
Phasing ................................ ................... .....b
Parking ............. .................... ................... ....b
Courtyard accessibility ................................b
Density .......................... .................... ..........b
Building heights ..........................................b
Access and connectivity ....... ..... .... ..... ..... ...b
Amount of 'open' / 'public' space ..................b
Retention of existing trees .............................
Piecemeal
Measures Taken
Fully
Addressed
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Elephant and Castle I Report34
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5. Vision and Principles
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Inclusiveness
Elephant and Castle I Report36
Sustainability
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Sustainability
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Way of Life and Identity
Elephant and Castle I Report38
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The Council`s Themes vs. Design Interventions -
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6. Design Response
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Elephant and Castle I Report42
Table of contents
1. Opportunity Area
Shopping Centre
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1.2. Connecting andRemoving Barriers
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X$
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Elephant and Castle I Report46
1.2 Alternative proposals for
OA Development sites
Studio Elephant (arts space)/ Cool
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CRISP (Community Recycling in South
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Elephant and Castle I Report48
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Urban Gardening Club building
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Strategic housing
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X$
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Elephant and Castle I Report50
2.1 Comparison of housing
estate redevelopments
Housing Cooperatives
Area based initiatives
HOUSING
STATE IN NORWAY
Positives
characteristics
Preservation & Maintenance
- A mixed housing stock
- High ownership rate (low
proportion of public housing)
- Low unemployment rate.
- Council tenants become owners
who share responsibilities
- The initiatives are non profit
making and are solely focused on
the wellbeing of the local residents.
- High commitment of central
governmen , strong community
organization and long life
expectancy.
-Fairly satisfactory conditions,
physical and social.
RedevelopmentApproach/
MainActors
Negatives
characteristics
- Large housing states are generally
stigmatized.
- A highly successful welfare system.
AMENITY
NETWORK
Led by the
community
-Signs of gentrification, well
educated couples arriving to the
area.
Other
characteristics
- Critical engagement, and active
participation.
- Interim activities, providing a
new temporal realm of theplace.
- Incapable of changing wider
structures of power.
- Able to participate, but unable to
transform the bases of the
redevelopment plan.
Part demolished/
refurbished
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REDEVELOPMENT
PLAN
Lend Lease
PARK HILLS &
BRUNWISK CENTRE
REDEVELOPMENT
Private Developers
Renovation and ConversionDemolish and start again
- Keeps record of the Citys history,
looking for solutions within the
existing urban fabric.
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Able to provide affordable housingsolutions.
- Creates housing solutions for fist-
time buyers.
Pedestrian centre development.
It is the economic catalyst for the
egeneration of the whole area,
providing the resources to improvenfrastructure.
tart from scratch to erase the
emory of the city.
Misconception of the term
ustainability
revious tenants evicted.
Gentrification. The focus on foreign
vestment doesnt ease
e local housing shortage.
he regeneration is solely based on
ofit
conic buildings desirable by
reign capital.
ollows London Global City vision.
- Previous tenants evicted.
- It is difficult to foresee If the outcome
would be negative or positive.
- Regeneration is based on profit
- Incorporate the aesthetics
demanded by a specific market.
-Follows the trend of reusing structures
and marketing a new lifestyle.
COIN STREET
COMMUNITY
BUILDERS
- Provision of low income housing
solutions by way of a co-operative
arrangement, in which a group manages
the affairs of their respective housing
estates.
-The framework does not facilitate
individual ownership, however there is a
democratic process whereby residents
have a say in all the decision making.
-This promotes a shared interest in the up-
keep of the property.
- All revenue and surplus generated for the
various commercial ventures ar e
reinvested in the programme.
- Units can not be sold privately, ensures amaximum rent.
- 50% of the co-operatives properties
allocated by the local council.
Social enterprise
Not applicable
-Non profit organisation which
undertakes mix use ( residential and
light commercial) development in
London
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GLOBAL
LOCAL
PUBLICPRIVATE
Local community
Amenitynetwork
Heygate
residents
Local businesses
Lend LeaseChains
Universities
Artists/WorkshopsPractice
of dissent
Church
1. HOUSING
ASSOCIATIONS
2. HOUSING
COOPERATIVES
London Residents
3. SOCIAL ENTERPRISE
DEVELOPMENT
TRUST
New Residents4. PRIVATE
DEVELOPERS
FINANCIAL
INSTITUTIONS
Mayor of
London
Southwark
Council
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Heygate
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Alternative Regeneration
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2.2 Alternative Actor Map-
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Other Housing Projects
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Green Spaces
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7. Conclusion-
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2. Context
3. Analysis
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5. Visions
6. Design Areas
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7. Conclusion
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9. References
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TRANSFORMERS OF LOCAL AREASAtiyeh Ardakanian, Philip Comerford, Hayley Gewer, Lina Gonzalez, Zhuo
Gong, Lisa Hanking, Hanna Hilbrant, Chris Montgomery, Laura Pinzon,
Ariel Shepherd, Anna Subirats