Development framework2004

Client:

Elephant & Castle Development Team London Borough of Southwark

Consultant Team:

Tibbalds Planning & Urban Design Space Syntax JMP Consultants GVA Grimley Roger Tym & Partners Steer Davis Gleave Inventa Partners

Foster and Partners Gehl Architects Battle McCarthy Ernst & Young ARUP Rail Estate Ltd Brian Dunlop Consulting Engineers

ForewordThe history of Southwark is the history of London. Chaucers pilgrims began their journey from the Tabard Inn just off Borough High Street. Shakespeare acted here and Dickens wrote about Southwarks churches and gaols. At various times Southwarks industry has brought wealth and prosperity to its citizens while its theatres and inns have given pleasure to its many visitors. And today its entirely fitting that great institutions like the Globe & the Tate should make their home in our Borough. Elephant & Castle- the name alone gives rise to tall tales & speculation has produced its share of scientists (Faraday) & writers (Browning) and stars of the screen. The great Charlie Chaplin himself was born minutes away from the "Piccadilly of the South", as the Elephant was once known.

Councillor Catherine Bowman Executive Member for Regeneration & Economic Development Southwark Council

And now the rest of London is finally catching on to what all of us who live here have always known; Elephant and Castle is a stones throw from the centre of the capital. We are ten minutes walk from the Thames and with two tube lines, an overground train station, hundreds of buses, and the promise from the Mayor of a new tram line linking Kings Cross and Peckham, the Elephant could hardly be better connected. People have talked for years about doing something with Elephant and Castle. Plans have come and gone and the residents have grown rightly sceptical about anything ever changing. This time its different. This time Southwark Council is getting it right. Weve done the legwork; weve worked with the leaders in urban master planning and design. Most importantly, weve talked extensively to the people who live and work in the area and we are confident that we can deliver a scheme that puts them right at the heart of the redevelopment. So what are we offering? We plan to create a proper town centre with fabulous buildings, civic spaces, new green spaces, schools and leisure facilities. We will manage the construction of 5, 200 new homes for residents of the Heygate estate, who are being offered a new Housing Association home in Elephant and Castle or a council flat in Southwark, and for new people who want to come and live in the area. We want to turn the Walworth Road back into the High Street it once was thereby massively increasing the amount and choice of retail opportunities. This will also bring 5,200 new jobs to Elephant and Castle and will help local people get jobs. We are going to create a market space that will provide a focal point for shoppers between Borough and East St markets and were working with local businesses to make sure that the diversity of goods and services they currently provide wont be lost to the area. All these are reasons why 80% of local residents who responded to our survey like the plans and why the scheme has the support of both local and regional government. Thats why we can say with certainty that the project will start to roll out within the year. Were ambitious but our ambition is grounded in pragmatism. Deliverability is the key and we are confident that these plans will turn Elephant & Castle into the kind of place people want to be and want to visit.

Councillor Catherine Bowman

elephant & castle

Contents

introduction one two

Role and purpose The illustrative masterplan

the development framework Landuse three four Movement & access five Public realm six Built form seven Energy, waste & water implementation & delivery eight Implementation& delivery

appendices one Public consultation two Options & scenarios three Retail impact assessment four Public realm strategy five Environmental analysis six Resource flow assessment seven Movement & access strategy eight Public transport interchange nine Triangle Site: Site specific brief

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Role and purpose

elephant & castle

Role and purpose

1.1 Introduction & backgroundThe long term and sustainable regeneration of the Elephant & Castle is a crucial component of the London Borough of Southwarks regeneration strategy as set out in the emerging Southwark Plan. In addition the area forms part of a wider crossBorough strategy to develop London South Central as an area that will continue to take on more and more of the functions of central London and be a focus for future investment and jobs. At present the area occupies a powerful but under-exploited position within central London. It benefits from a number of distinct advantages including a supportive national, London and local planning policy context, a central location, excellent transport accessibility and extensive public land ownership. These factors together create a unique and positive combination of circumstances within which to promote change and create the conditions necessary to stimulate investment, economic development and regeneration. In view of this situation Southwark Council has decided to prepare Supplementary Planning Guidance (SPG) for the Elephant & Castle. The SPG, which comprises primarily of an area specific Development Framework, is designed to guide and inform comprehensive change and regeneration. In the absence of such a Framework development would happen in a piecemeal way and the opportunities to realise the economic, environmental, social and urban design benefits which comprehensive regeneration could create could be lost.

longer-term needs for extra office space and is suitable for tall buildings. Large scale, car based retail development should not be encouraged. The Framework should seek significant new houses and integrate these with a more efficient transport interchange. Environmental and traffic management improvements are crucial to the successful re-development of the southern gateway to Central London (the draft London Plan, 2B.24). The Plan sets minimum targets for homes and jobs to be achieved up to 2016. For the Elephant & Castle, within an identified area of 23 hectares the specific targets include the provision of 4,200 jobs and 4,200 new homes. The Southwark Plan The Southwark Plan sets down how the Council intends to use its planning powers over the next 10 years in order to influence development. It consists of three separate sections, known as Part 1, Part 2 and Supplementary Planning Guidance (SPG). Part 1 describes the Councils strategic vision, expressed in terms of twelve key objectives for development. It also identifies the major strategic sites, which are included on a Key Diagram. The twelve key objectives contained within Part one of the Plan are: To remove the barriers to employment and improve access to jobs and training opportunities. To create the conditions for wealth creation to succeed and increase the number and range of employment opportunities available to the Borough. To improve the range and quality of services available in the Borough and ensure that they are easily accessible. To reduce poverty, alleviate concentrations of deprivation and increase opportunities. To allocate land for education, community and welfare services. To ensure that developments improve local areas and address Londons needs through planning agreements. To improve amenity and environmental quality. To protect and enhance open spaces and areas of historic importance. To promote the efficient use of land, high quality developments and mixed uses. To provide more high quality housing of all kinds, particularly affordable housing. To increase ease of movement by alternative modes of transport to the private car and to reduce congestion in and around Southwark by promoting the development of infrastructure for an efficient public transport, cycling and walking system. To reduce congestion and pollution within Southwark by minimising the need to travel through increased densities at transport nodes and by high quality public transport accessibility. Part 2 expresses these twelve objectives in more detail and in so doing defines the policies that the Council proposes to pursue. A Proposals Map identifies sites that will be safeguarded for specific activities and the areas, which will be supported by special area policies. The strategic policies of Part 2 are grouped under five thematic headings: Tackling poverty and encouraging wealth creation: strengthening enterprise and creating prosperity. Life chances: Preserving and creating community assets. Clean and green: Protecting and improving environmental quality. Housing: Creating choice and quality housing Transport: Improving access and convenience. The third part of the Plan comprises of Supplementary Planning Guidance (SPG) which provide detailed information to support the policies listed in Part 2 of the Plan and the objectives listed in part 1. There are two types of SPG: Area SPG for particular key locations and issue based SPG. As far as the Elephant & Castle is concerned Part 1 of the Plan identifies it as an Opportunity Area. It is one of two areas identified as requiring special policies in the form of the Part 3 area specific SPGs. In addition the Plan states that in the context of the new planning regime, as proposed by draft Planning Policy Statement 12

1.2 Planning Policy ContextThis Development Framework has been prepared in a national, regional and subregional planning context that is rapidly changing. The current development plan for the area is The London Borough of Southwark Unitary Development Plan (adopted 1995). In the period since the adoption of this Plan the Mayor has produced his Spatial Development Strategy (SDS), known as the London Plan. It is intended that this document, when adopted will provide the strategic planning context for London and hence the context within which all Unitary Development Plans should be prepared and adopted. In view of the above the adopted Development Plan is considered to be somewhat out of step with the current emerging London planning policy context. In view of this situation Southwark Council has embarked upon the production of a new Development Plan: The Southwark Plan. It is intended that this new Plan will eventually replace the 1995 Development Plan as the Unitary Development Plan for Southwark. The replacement Plan has already been the subject of extensive public consultation and it is the Councils intention to place the Plan on second deposit in March 2004. In view of the above situation the Development Framework, which forms the content of the SPG, acknowledges the continuing role of the adopted UDP, but has been designed to achieve the joint vision for the Elephant & Castle as contained in the draft London Plan and the emerging Southwark Plan. The London Plan The Plan introduces a set of planning policies designed to support the growth of the London economy, strengthen the Citys transport systems and deliver its sustainability agenda. The Plan identifies two Special Policy Areas (SPAs): London South Central, an area covering parts of the three boroughs of Southwark, Lambeth and Wandsworth. The Thames SPA. Four Opportunity Areas are designated within the London South Central SPA. Two of these areas are in Southwark; London Bridge and the Elephant & Castle. Both areas are identified as being zones where major change is considered possible and desirable to help meet Londons strategic objectives. In designating the Elephant & Castle opportunity area the Plan states that: The planning framework for the area around the Elephant & Castle should draw on its good public transport accessibility, closeness to the CAZ and relatively affordable land. This could be a suitable location to meet some of Central Londons

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Central London Regeneration corridors Opportunity areas Metropolitan centres Areas for regeneration Green belt Airports Main ports Key connections beyond London Channel Tunnel rail link Crossrail 1 Crossrail 2

Figure 1.1: Extract from draft London Plan identifying Elephant & Castle as one of six opportunity areas in the Central Area

LegendTLRN Road A Road B Road East ondon Line Thames Link 2000 Central Activity Zone/London South Central Urban Density Zone Suburban Density Zone Proposals Site Preferred Improved Housing Areas Cross River Transit Proposed Route Cross River Transit Consultation Zone Metropolitan Open Land Borough Open Land Other Open Space Sites of Importance for Nature Conservation Conservation Area Archaelogical Zone Thames Special Policy Area Air Quality Management Area Waste Management Site Strategic Views - Protected Viewing Corridor Strategic Views - Wider Consultation Zone Opportunity Areas Action Area Local Area Preferred Office Location Preferred Industrial Location - Strategic Preferred Industrial Location - Local Shopping Frontages Structural Cultural Area

Figure 1.2 : Extract from the Southwark Plan Proposal Map

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Role and purpose

(PPS12), area specific SPG will serve as action plans for local areas of change. The Plan anticipates that the Elephant & Castle will undergo major redevelopment in the coming years to take advantage of its important position as a transport interchange on the southern boundary of Central London. It is also identified as one of the main areas for population growth and services to the population, especially higher education. The vision for the Elephant and Castle as set out in Part one of the Southwark Plan is of: A vibrant, thriving and successful new mixed use town centre, accessible from a highly integrated public transport system establishing a place where people will want to live, to work and to visit for shopping and leisure To achieve this vision, Part One of the Plan requires that proposed development at the Elephant and Castle should: 1. Establish and maintain a high quality, vibrant, safe and integrated mix of homes, shops, commerce, leisure, cultural and other public facilities, uses and activities. 2. Provide a significant increase in the number and diversity of new job opportunities, and encourage the development of an enterprise culture and inward investment. 3. Provide for the economic, education, social and cultural needs of a diverse mix of residents; including extended life long learning opportunities. 4. Provide a range of high quality recreation, entertainment, and leisure facilities. 5. Provide a balance and integrated mix of residential accommodation across the full range of private, social, key worker and other affordable housing, with a target ratio within the affordable element of new schemes of 50:50 for social rented and intermediate housing. 6. Give priority to pedestrians, cyclists, and public transport users rather than the private car. 7. Create an improved and highly efficient public transport interchange. 8. Limit and mitigate the effects of traffic, reduce pollution, and provide a minimum level of car parking, consistent with a high density, public transport rich location. 9. Contribute directly to the creation of a lively, safe and attractive public realm comprising streets and spaces with active frontages, high quality landscaping and priority for use by pedestrians, cyclists and public transport users. 10. Enable the Elephant to have its own clear and positive identity which builds on the strengths of the area and reflects its function as a major new destination in London South Central. 11. Support an integrated network of high quality, safe urban spaces and public routes into the surrounding districts that will draw people into and through the area, encourage activity, and improve its appearance. 12. Maximise and extend ecological diversity in existing and new spaces. 13. Create buildings which are sustainable, well designed and flexible. 14. Indicate the most appropriate locations for tall buildings. 15. Create buildings which deal efficiently and appropriately with waste, water and energy use. Within the Framework Area the following will be permitted: A range of social, educational, health and leisure facilities to serve the existing and new population, comprising a new secondary school, a healthy living centre, leisure centre, new improved health facilities, a library and life long learning centre and new nursery provision. Up to 1,100 new homes to replace existing Council housing lost as a result of the redevelopment proposals. Not fewer than 4,200 mixed tenure additional new homes. Up to 75,000sqm of new retail and leisure uses together with complementary town centre uses to include cultural/entertainment, hotels and public facilities arranged around a new high street extension of the Walworth Road. A highly efficient public transport hub at the heart of the area to serve the needs of the existing and new development, comprising an improved new northern line station, improved conditions for buses, the accommodation of the tram, a refurbished train station and an improved interchange between the various modes. The Cross River Transit Program (The London Tram) within a safeguarded route. Intensification on key sites around the transport nodes that provide exemplary design and transport improvements.

A network of new and improved open spaces and public places, including a new civic space, town park, market square, and the enhancement of St. Marys churchyard. It is within the context of this strategic vision and the objectives and the policies of Part 1 and Part 2 of the Plan that this Development Framework has been prepared. Sustainability Sustainable development aims to create solutions that meet environmental, social and economic objectives in a balanced and holistic way. The principles of sustainable development runs throughout planning policy at the national, regional and local level. The Southwark Plan and the various associated strategy documents set out to make it quite clear what is meant by sustainable development and how it proposes to achieve it in the context of the following key objectives: To achieve sustainable development that balances the needs of the environment, economy and society. To enable people to have meaningful opportunities to participate in important decisions that affect their quality of life, their ability to participate in wealth creation and the quality of their environment. To improve peoples life chances by achieving the highest quality developments possible with all of the infrastructure required to meet peoples needs within Southwark. The Development Framework has taken a holistic and integrated approach to the issue of sustainability in order to establish a strategy which will allow for the many diverse needs and issues affecting the area to be balanced and the most sustainable form of development that is possible to be achieved. It is envisaged that, in the context of the above and where relevant, further Supplementary Planning Guidance will be prepared for the area which will incorporate policy and advice as follows: A movement strategy designed to give priority to public transport, pedestrians, cyclists and to minimise the impact of cars on the environment. A built form strategy designed to deliver a more, rationale, cohesive and complementary pattern of built development combining mixed use building blocks arranged around a network of high quality new streets and spaces. A public realm brief containing specific guidance on the design, layout and future maintenance of the streets and spaces. An Urban Design Strategy aimed at securing architecture of the highest quality. An Environmental strategy containing positive measures to mitigate the impact of the development in terms of pollution, resource consumption and CO2 emissions and to encourage designs that maximises the benefits in terms of amenity, greening, microclimate, biodiversity and ecology. A strategy for delivery over the next 10-15 year period.

1.3 ConsultationAs part of the process of preparing this Development Framework the Council published in June 2003 a consultation document. The document defined the areas/ sites to be addressed by the Development Framework: These comprise: A core area of opportunity. An area of some 25 hectares situated at the heart of the Elephant & Castle where it is envisaged that comprehensive change and redevelopment will take place. Early housing sites. Sites identified as having the potential to accommodate new housing as part of the relocation of the existing residents from the Heygate Estate in the core area of opportunity. Four regeneration clusters . Focuses for future environmental, streetscape and greenspace improvement works. The consultation document also introduced a series of strategic principles and guidelines designed to firstly unlock the potential of the area and then guide and inform its future redevelopment and regeneration. Figure 1.3 illustrates a number of the key themes/ principles advanced within the consultation document. The document was subject to a three-month consultation exercise that comprised extensive media coverage, exhibitions, newsletters, briefings and focus group discussions. The process sought to engage with as many people as possible and involved existing residents, businesses, landowners, developers, statutory and non statutory consultees

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Harper Road: Regeneration Cluster South Bank University campus

London College of Printing New town centre uses (i.e specialist retail, cultural, restaurants, galleries) located within and around the new ,market square New mixed residential development focused around an upgraded St. Marys Churchyard

New prime town centre uses focused on the extension of Walworth Road and public transport interchange New mixed use residential hub to the east of town centre focused around the New Town park Rodney Road Regeneration Cluster Walworth Road and new high street extension

St. Marys regeneration Cluster

New cultural/leisure focus on Walworth Road incorporating and reusing the Walworth Town Hall New mixed use employment/residential spine along the railway line Existing employment uses located along the railway line to the rear of Walworth Road existing retail East Street Market

Protection and enhancement of Walworth Road/ East Street Market Wider Regeneration Area Core Area of Opportunity Mixed use town centre focus for area Shopping Frontages New mixed use residential New mixed use employment New Faraday Museum New cultural/leisure focus Active mixed use retail frontages Other active frontages South Newington Regeneration Cluster Market square, focus for specialist retail activity Housing sites - proposed Housing sites - requiring further investigation

Figure 1.3 : Key Principles/themes introduced by the Part 1 : Framework for Development : principles & interim planning guidance (Draft for Consultation June 2003)

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Role and purpose

such as the Mayor, Transport for London (Tfl) and The London Development Agency. The main purpose of the consultation was to obtain feedback in relation to the key themes and principles and as a result to start the process of building a consensus as to needs and priorities and the way forward for the regeneration of the Elephant & Castle. The Council was extremely encouraged by the levels of response and the fact that some 80% of people expressed their support for the strategy advanced by the consultation document. A full report on this consultation process is contained in Appendix 1. This consultation exercise together with more detailed technical work undertaken by the Elephant & Castle project team has helped inform the preparation of this detailed Development Framework.

Implementation & delivery. A set of principles that introduce the proposed strategy in relation to securing the implementation of the project in terms of: Consultation & involvement. Securing a development partner. Use of compulsory powers. Planning submission requirements. Development related requirements. Securing the requirements. Programme & phasing. It is envisaged that this part of the Framework will be evolved and developed over time, in consultation with key stakeholders, partners in the project and as more detailed work is undertaken as part of the planning process. Appendices. The background support documentation that has helped inform the preparation of the Development Framework. Appendix 1: Public consultation on the part one framework.

1.4 The role of the Elephant & Castle SPGThe role of the Development Framework is to expand, explain and clarify the strategy and policies of the draft London Plan and the adopted and emerging Southwark Plan. It provides the content for area specific SPG for the Elephant & Castle and in so doing establishes the preferred structure, form and setting out of development in terms of: Land use quantum, distribution and mix. Movement and circulation (all modes). Public realm: open spaces and places. Siting, bulk and massing of the built form. It also provides guidance in relation to: Design quality and character of the built form. The character and approach to the treatment of the public realm. Energy conservation, resource consumption and waste reduction. Planning obligations. The process of implementation & delivery. This SPG, together with the Southwark Plan (Parts 1 and 2 and the subject specific SPG) will provide the basis upon which developers will be expected to prepare and submit proposals for the redevelopment of the area and hence they will act as the key reference documents for the preparation of future planning applications.

Appendix 2: Development Framework options and scenarios. Appendix 3: Retail impact assessment. Appendix 4: A public realm strategy. Appendix 5: Environmental analysis. Appendix 6: Resource flow assessment Appendix 7: Movement & access strategy. Appendix 8: Public transport interchange. Appendix 9: Triangle Site: Site specific brief. In addition it is envisaged that further guidance will be produced in due course. This will comprise: Area Specific Design Guidance. Area Based Improvement Strategies for each of the three regeneration clusters situated beyond the Core area of opportunity: - Harper Road

1.5 Components of the Elephant & Castle SPGThe Development Framework comprises the following sections: Introduction & background. An illustrative masterplan. which establishes the vision, quality and character of development anticipated for the Elephant & Castle. Development Framework. A set of fourteen plans and supporting statements that explain the various principles in relation to the overall structure, form, setting out, content and operation of the Development Framework: DF Plan 1a: Land use mix and distribution (Ground floor). DF Plan 1b: Land use mix and distribution (Upper floors). DF Plan 1c: Location of Early Housing sites. DF Plan 2a: Movement & circulation (Vehicular). DF Plan 2b: Movement & circulation (Pedestrian). DF Plan 2c: Movement & circulation (Cycle). DF Plan 2d: Movement & circulation (Public transport). DF Plan 3a: Servicing & access (at grade). DF Plan 3b: Car park & servicing (below grade). DF Plan 4: Public realm: New and upgraded open spaces and places. DF Plan 5a: Built form: Spatial requirements. DF Plan 5b: Built form: General building heights. DF Plan 5c: Tall buildings strategy. DF Plan 5d: Built form: Development edges.

- Rodney Road - South Newington Each strategy will set out the Councils proposals in relation to the accommodation of new housing development, associated with the rehousing of residents from the Heygate Estate, and the enhancement of the public realm. In addition to these area based strategies it is envisaged that it may be necessary to produce site specific briefs in relation to certain key sites as they are brought forward for development. within the Framework area (Core and wider regeneration area). Indeed one such brief has already been prepared in response to the submission of a planning application on a site within the wider Regeneration Area, referred to as the Triangle site. For information purposes this brief is included in Appendix 9. Sustainability indicators and targets. It is envisaged that as more detailed work is undertaken in relation to the component parts of the Framework that more site specific sustainability indicators/ targets will be developed in relation to social, economic and environmental issues. These will be incorporated into the document in due course and developers bringing forward applications within the Framework will be expected, through the production of Sustainability Impact Assessments (as required by the Southwark Plan), to ensure that the most sustainable form of development is secured for a particular site.

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The Development Framework

The Illustrative MasterplanFunction: A set of plans, illustrations, images and descriptive text to explain the Councils vision for the future regeneration of the Elephant and Castle Status: Illustrative Illustrative Masterplan Illustrative sketches & images

Development Framework Plans (DF Plans)Function: A set of fourteen plans that establish the overall structure, form and setting out of the core development area Status: Supplementary Planning Guidance

Development Framework Plans DF Plan 1a: Land use mix and distribution (Ground floor) DF Plan 1b: Land use mix and distribution (Upper floors) DF Plan 1c: Location of early housing sites DF Plan 2a: Movement & circulation (Vehicular) DF Plan 2b: Movement & circulation (Pedestrian) DF Plan 2c: Movement & circulation (Cycle) DF Plan 2d: Movement & circulation (Public transport) DF Plan 3a: Servicing & access (at grade) DF Plan 3b: Car park & servicing (below grade) DF Plan 4: Public realm: New and upgraded open spaces and place DF Plan 5a: Built form: Spatial requirements DF Plan 5b: Built form: General building heights DF Plan 5c: Built form: Tall buildings strategy DF Plan 5d: Built form: Development edges

Development Framework Principles/Guidelines (DFP)Function: A set of principles, guidelines & diagrams that expand and explain the context and workings of the Development Framework Plans Status: Supplementary Planning Guidance

Technical AppendicesFunction: Guidelines that support the main Development Framework Document Status: Supplementary Planning Guidance

Technical Appendices Appendix 1: Public consultation on the part one framework. Appendix 2: Development Framework options and scenarios. Appendix 3: Retail impact assessment Appendix 4: A public realm strategy Appendix 5: Environmental analysis

Appendix 6: Resource flow assessment Appendix 7: Movement & access strategy Appendix 8: Public transport interchange Appendix 9: Triangle Site: Site specific brief.

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The Illustrative Masterplan

elephant & castle

The Illustrative Masterplan2.1 The developmentThe consultation exercise and the detailed assessment work undertaken by the Council have together been used to generate an illustrative masterplan for the Framework area (Figure 2.1). The plan establishes a structure for the development in terms of the built form and the arrangement of streets, spaces and places. It also shows how the proposals will relate to and integrate with the existing area. The Framework provides for approximately 650,000sqm of mixed-use development, arranged around an integrated network of pedestrian orientated streets and spaces, served by a high quality new public transport hub. More specifically it provides for: NEW BUILDINGS/ FACILITIES A minimum of 4,200 mixed tenure new homes to be provided in the core area of opportunity and the wider regeneration area. Up to 1,100 new homes to replace the existing Heygate Estate (in the wider regeneration area). New shops, restaurants, cafes, leisure, hotel and cultural uses focused around a new and extended Walworth High Street, a Market Square and a Town Park. New commercial employment floorspace (office, workshops, live work). A comprehensive range of social, education, health and leisure facilities to serve the needs of the existing and new populations, including: - A new secondary school (City Academy). - A healthy living and leisure centre. - A new library/ life long learning centre. An Energy Centre to provide energy services. An energy advice centre to act as a focal point for the distribution of energy advice to local residents and businesses and to serve as an exemplar for the commercial application of new and emerging renewable energy technologies. NEW/ IMPROVED PUBLIC SPACES A new Civic Square at the heart of the development. A new High Street extension to Walworth Road. A new Market Square. A new Town Park. A new Square on the Walworth Road - Faraday Square. Upgrading of St. Mary Churchyard. Upgrading of existing spaces and provision of new play facilities within the defined regeneration clusters in the wider regeneration area. New signage, street furniture, lighting and public art. IMPROVEMENTS TO TRANSPORT A new Northern Line Station. Improved access to the Bakerloo Line Station and improved concourse facilities. An improved rail station and better pedestrian access. Accommodation of the Cross river transit & City Trams. New buses and improved bus waiting facilities. Improved interchange between public transport modes. A realigned road network designed to give priority to pedestrians, public transport and cyclists.Ken nin gto nP ark Ro adLane ton ning Ken

St. Geo rge s Ro ad

Taxi waiting facilities. Below ground servicing for new buildings. A minimal amount of off street car parking to serve the operational needs of the development. On street and off street cycle parking. A Mobility Centre. In addition to the above developers will provide affordable housing in line with the requirements of the Framework and training and skills initiatives for local people to access the new jobs that will be created.

figure 2.1 : the illustrative masterplan of the proposed Elephant & Castle.

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Masterplan to be updated

Elephant and Castle

New ingto n Ca usew ay

Ne wi ng to n

Bu tts

on nd Lo ad Ro

New Kent Road

Rodney Place

et Stre ate g Hey

Ro dn ey Ro ad

d Roa rth lwo Wa

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figure 2.2 : illustrative aerial view of the proposed Elephant & Castle Town Centre

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The Illustrative Masterplan2.2 Character areasThe proposals for the core area of opportunity may be divided into a series of character areas, each of which will possess its own particular function, ambience and scale: Character area 1: Walworth High Street extension (north & south) Character area 2: The Civic Square Character area 3: The railway arches & Market Square Character area 4: The Town Park Character area 5: Heygate Boulevard Character area 6: St Marys Churchyard

The anticipated qualities of each of these character areas are set out below.

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2

2

1

3 4

6 5 1 5

1. Walworth High Street extension (north & south) 2. The Civic Square 3. The railway arches & Market Square 4. The Town Park 5. Heygate Boulevard 6. St Marys Churchyard figure 2.3 : the character areas

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The Illustrative MasterplanWalworth road High Street Extension. The Walworth Road together with the community it serves is today severed from the heart of the Elephant and Castle. From Heygate Street northwards inactive and missing frontages put a stop to pedestrian movement. This together with the barriers formed by the railway viaduct and the Elephant and Castle shopping centre fail to draw people northwards. The proposed linear extension of the Walworth Road forming a continuous High Street through to what is today the northern roundabout will provide a focus for new town centre activity. It is intended that this street will become the focus for the area providing a direct connection between the existing Walworth Road and the historic heart of the Elephant and Castle. Walworth High Street (Middle). Moving south through the open railway viaduct the vehicle free pedestrian space ends and the High Street widens to accommodate the new trams and the various bus routes that run through the area. The car is still not welcome at this point being diverted off the Walworth Road at Heygate Street. This part of the High Street will act as an area of transition mediating between the large scale town centre development to the north of the railway viaduct and the smaller scale Walworth Road buildings currently to the south of Heygate Street. The scale and density of the building plots will reduce as one moves south. A continuous and active street frontage will draw people through and fill what is currently a gap along the street edge. The new buildings will at ground and first floor house new shops, cafes, restaurants and leisure facilities with residential and commercial use above. It is envisaged that the buildings will also provide the opportunity to accommodate existing businesses that will need to be relocated as a result of the removal of the existing Elephant and Castle shopping centre.

Walworth High Street (North). This will become the heart of the new Elephant and Castle Town centre. A high rise, high-density development focused on the Walworth High Street. Located to the north of the railway viaduct the High Street in this area will be pedestrianised forming a unique and safe people focused environment. The high street will be similar in scale to that of Regents Street and will be animated by shops and leisure facilities. The traffic free environment will encourage the functions at the edges to spill out increasing the volume and diversity of street usage. This street will accommodate retail pavilions, cafes, seating areas and temporary markets together with areas for exhibiting art and space dedicated for street entertainers. This together with the introduction of trees and subtle landscaping will help bridge the gap between the two edges. New modern and innovative buildings will form edges to the high street. These buildings will have a high degree of transparency at ground floor level reducing the barriers between internal and external space. Above distinctive, contrasting and architecturally rich facades will enliven the street scene and give a strong sense of place. Two landmark tall buildings will form the beginnings of what is to be the focus of a cluster of high rise development. The two buildings will straddle the High Street reinforcing the importance of the Walworth Road as well as signalling the Elephant and Castle on the London skyline. They will be the tallest buildings in the area and will accommodate new housing that will enjoy some of the most dramatic views of London. The two landmark and streamlined buildings push through a lightweight glazed roof structure, which covers and connects the two sides of the High Street. The roof will provide protection from any adverse wind effects and will also create a dramatic cover to the street space.

Walworth High Street (South). From Heygate Street southwards the Walworth Road remains a fully accessible vehicular street. The Town Hall to the east will be converted to a new museum referred to as "The Discovery Centre" which will focus on science and education. To the north of the new museum a new space to be known as "Faraday Square" will provide an area for public gathering. Around the square there will be a new Healthy Living Centre, new shops, cafes and the Faraday Museum, all of which will open onto and animate the space. The Faraday Memorial which currently occupies a part of the northern roundabout may be moved into "Faraday Square" making a direct connection with the new "Faraday Museum". The "Faraday Square" will mark the transition between the existing Walworth Road and the High Street extension to the north and therefore will act as an important gateway into the new development area. The railway viaduct forms the western boundary to the new and existing High Street. It is envisaged that the existing railway arches and the buildings facing the railway will become a focus for new commercial activity comprising offices, workshops and live work accommodation. New and improved east / west pedestrian priority links will provide access from the existing residential areas situated either side of the Walworth Road.

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figure 2.4 : illustrative sketch of Walworth High Street

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The Illustrative MasterplanThe Civic Square. This new civic space will be located at the historic heart of the Elephant and Castle at the point currently occupied by the heavily trafficked northern roundabout. All major radial routes passing into and through the area will converge on this space. It will also be the focus for the public transport system where bus, train and underground systems meet. It will be the most prominent point of arrival and departure where visitors will be given their first and last impression of the area. The Framework will allow for the reorganisation and reorientation of the existing road network which in turn will allow for the creation of a significant new space at the termination of the new and extended Walworth Road. Due to its scale and location the new Civic Square will not only be a new square for the Elephant and Castle but also a new square for London. The buildings surrounding the square will form a space similar in size to that of Trafalgar Square and therefore in scale with grand world city space. Its treatment will reflect its status and role as a major new public transport hub. It will be an open space with a strong circular geometry defined by trees, which will help to reinforce the square as a point of convergence and strengthen its identity. Structures will be limited within the square itself with an emphasis on openness, transparency and connection. The Civic Square will act as a collector for tall buildings. It is around this space that future tall structure will be encouraged. The two tall residential towers to the south of the Civic Square will help to reinforce its significance and add to the primacy of the place. The existing pedestrian underpasses will be removed and replaced with a series of new surface crossing points that will allow pedestrians to pass from the surrounding areas into the new space at grade, thus increasing the accessibility to and integration of the space into the surrounding areas. The existing tube stations will be upgraded and modified allowing passengers to access both the Northern and Bakerloo Lines from the Civic Square. In addition a new tram stop will be provided on the western side of the new space.

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figure 2.5 : illustrative sketch of the Civic Square

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The Illustrative MasterplanThe Railway Viaduct and the Market Square.

The Railway Viaduct. The railway viaduct is the most significant barrier running through the middle of the core area of opportunity. It runs north / south separating the east side from the west with ten metre high brick wall. Access to the elevated station platforms and the quality of the station environment is very poor and needs to be completely redesigned. Like the Elephant and Castle Road and shopping centre to the west the railway viaduct needs to be breached for the regeneration of the area to succeed. The demolition of the existing station building and brick infill walls to the viaduct arches will dramatically improve the station environment and establish strong east / west permeability. Some of the arches may be used for commercial opportunities such as shops or cafes. Platform access via lifts and escalators will bring passengers directly from ground floor level up into a new glazed station concourse, which will have dramatic views north to St. Pauls Cathedral. The new roof will link into the roof over the Walworth High Street to the east and will connect with the new Market Square to the west.

figure 2.6 : illustrative sketch of the railway station concourse

The Market Square. Having opened the arches to the railway viaduct and removed them as a barrier the new Market Square will act as a destination to the east drawing people through into a new and unique space. The railway provides animation to one edge of the square both at high level with a steady flow of trains and at low level with people moving through the arches between the Walworth High Street and the new square. The Market Square will have two character areas. The central part of the square will provide space to accommodate an open market during the day and can be used for public gatherings to view cinema and theatre in the evening. The edges will accommodate restaurants, cafes and speciality shops and will have a high degree of transparency and permeability. The edges will become blurred with internal uses being allowed to spill out into the square adding to the level of animation. The character of the area will possess qualities similar to that of Covent Garden and Borough Market and will provide a contrast to that of the main High Street shopping area. The Market Square will act as the meeting place for all within the Town Centre. Above the restaurants and shops to three sides of the Market Square there will be residential space. The new homes will help animate the square with balconies and courtyard spaces. The blocks will be of a height sufficient to provide enclosure to the square whilst still allowing the sun to penetrate the space. The scale will be smaller and more intimate than that of the more grand city scale development comprising the northern end of the Walworth High Street. Streets and lanes will feed into the square encouraging movement and integration of the square into the surrounding areas. The Market Square therefore does not only become a destination but also a place on a route to somewhere else. This will increase the variety, diversity and richness of the area.

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figure 2.7 : illustrative sketch of the market square

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The Illustrative MasterplanThe Town Park. Moving further east beyond the Market Square the environment will become quieter and less public. On the site of the current Heygate Estate a new Town Park will become the focus to a new residential quarter. A publicly accessible contemporary green space contrasts with the harder character of the Market Square and Walworth High Street. This contrast adds to the diversity of urban spaces created within the development area. The space is formed in the long established London tradition of green spaces surrounded by housing. The relationship between the park and the buildings that surround it is perhaps a little different though. Rather than a hard straight edge distinguishing clearly the boundary between park and structure, the edges have been blurred reflecting the philosophy set out for the High Street and Market Square. Fingers of green space form private landscaped courtyards between "U" shaped building blocks bringing the park right into the development plots. By the same token pavilions have broken away from the building plots and have been set into the parkland in order to reinforce the notion of blurred and more organic edges. They provide retail and caf opportunities and access to potential uses including car parking, leisure/ sports facilities located below the park. A one way road for the exclusive use of residents helps to further animate the Town Park. The road will provide access to basement car parking areas and will provide street side parking for disabled, car club users, loading and motorcycles.. Vehicular traffic has the advantage of adding a further layer of movement to a space, which might otherwise become inactive during certain times of the day. This will also give added benefits for security. The buildings surrounding the park are stepped in an east / west direction from a high point adjacent to the Market Square down to a low point at Rodney Road. In addition the buildings rise in a north / south direction from a low point next to the park up to a high point along the New Kent Road and Heygate Street edges. Terraces are produced with landscaped gardens, which are accessed from the individual homes. The stepping delivers environmental benefit including a greater level of sunlight penetration into the park and surrounding buildings.

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figure 2.8 : illustrative sketch of the Town Park

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The Illustrative MasterplanHeygate Boulevard. Heygate Street will be remodelled to provide a dramatic tree lined street, which will incorporate cars, buses, cycle tracks, generous pavements and space for the new CRT tram. Cars will be managed so that they do not dominate the streetscape. This will help empower public transport modes to serve the community better. Pedestrians and cycle users will also be given priority in order that they can be encouraged. The 40-metre wide boulevard will allow for the buses and trams to run within their own public transport only zone located in the centre of the street. Along key desire lines new, wide and direct pedestrian crossings will allow safe and convenient movement across the street. The pavement zone will accommodate a segregated cycle track. The pavement to the north will be wider than the one to the south reflecting its south facing aspect. This will also allow space for cafes and shops to pour out into the street, adding to the animation and activity of the street scene. As Heygate Street will become a wider and more generous street it will demand strong edges characterised by strong urban architecture. Building heights between 6 and 8 storeys will provide an appropriate scale against the width of the boulevard. Active frontages at ground floor will house shops, cafes, offices, service businesses such as estate agents, public amenities such as a library as well as dentists and doctors surgery. These will be located along the northern edge of Heygate Street. The southern edge will also have mixed uses but will additionally incorporate housing at ground floor. Upper levels to both sides of Heygate Street are to be for residential use with roof gardens behind in sloping terraces.

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figure 2.9 : illustrative sketch of Heygate Street

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The Illustrative MasterplanSt. Marys Churchyard. A historically significant space, which as its name suggests was once the burial ground for St. Marys Church. The church has gone but the graves still exist within a mounded and grass covered space dominated by mature and semi mature trees. The churchyard is one of two green spaces within the Development Framework area-the Town Park to the east being the other. It is different in character to the Town Park being more informal and less structured. The space is enclosed to the south by The London Park Hotel and to the north by the council owned leisure centre. Both buildings have seen better days and will be earmarked for demolition within the Development Framework. The third edge is open against Newington Butts giving the space great transparency from the road. The site of the London Park Hotel has a challenging context. Its relationship to the churchyard will encourage the development of a significance building, which would act as a backdrop to the space. To the south the site must deal with small-scale housing and respect the context of low-rise living. Balancing the two sides will determine the scale of the new development. An active ground floor with shops and cafes will give animation to the south side of the churchyard. Above this there will be residential use. The site will mark the transition between the existing development and the new development within the core. To the north the leisure centre site is earmarked for a new City Academy school. It will serve the existing and new population of the Elephant and Castle and illustrates the Councils commitment to improving the standards of education for children within the Development Framework area. The current leisure facility will move to a site adjacent to the new Faraday Square on the Walworth Road. In parallel with redevelopment of these two sites the potential exists to significantly improve the quality of the park and its animation through the introduction of new uses and activities. In addition the potential exists to create a strong east/ west green link between St. Marys churchyard and the proposed Town Park.

The above descriptions and supporting illustrations present the overall vision that is anticipated for the various parts of the Elephant & Castles regeneration. It is anticipated that development of this scale and complexity will be delivered by a number of different developers and their architects over a period of some 10-15 years. For these reasons the Council considers that it is essential that there is an overall strategy to guide future development towards an overall coherent structure and to manage environmental quality over time. The next sections provide this guidance. Sections 3 to 7 comprise the Development Framework for the core area of opportunity, as identified within the London Plan and the Southwark Plan. As already stated it comprises a set of Development Framework Plans (DFPs), supported by written guidelines, which together establish the strategic requirements for the overall development concept/ vision. These plans and associated guidelines are based on the principles established by the Southwark Plan, as noted in section one above. They set the basic structure for the area, whilst at the same time encouraging and allowing for individual design expression.

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figure 2.10 : illustrative sketch of St. Marys Churchyard overlooked by the new school building

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three

Landuse

elephant & castle

Landuse3.1 land use mixThe key relevant land use principles, supported by the Southwark Plans policies, are: 1. Establish and maintain a high quality, vibrant, safe and integrated mix of homes, shops, commerce, leisure, cultural and other public facilities, uses and activities. 2. Provide a significant increase in the number and diversity of new job opportunities, and encourage the development of an enterprise culture and inward investment. 3. Provide for the economic, education, social and cultural needs of a diverse mix of residents; including extended life long learning opportunities. 4. Provide a range of high quality recreation, entertainment, and leisure facilities. 5. Provide a balance and integrated mix of residential accommodation across the full range of private, social, key worker and other affordable housing, with a target ratio within the affordable element of new schemes of 50:50 for social rented and intermediate housing.

Development Framework Plan (DFP) 1a and 1b: A vibrant and integrated mix of new uses and activities. The Council requires that the core area of opportunity is developed to create a new mixed-use town centre to provide for the needs for everyday and higher-order services for the residents of the Elephant & Castle and for the wider catchment of Southwark. The immediate priority is to rectify existing deficiencies in provision. These new facilities should be easily accessible on foot and by cycle for those in the Elephant & Castle area and by public transport for those in other parts of London. In addition the Council wishes to capitalise on the new town centres excellent public transport accessibility, its proximity to key attractions in Central London generally and the south bank of the Thames in particular. These provide for the opportunity to create a new Central London destination for visitors from further afield and abroad to venues & facilities for cultural, retail, educational, leisure and entertainment activities. As well as providing for a dual-purpose town centre serving both local and Borough-wide needs, and acting as a new cultural, educational, leisure focus within Central London, the core area of opportunity must also provide for the quantitative & qualitative leaps needed to meet the essential housing, employment, training, recreational and social infrastructure needs of existing and future residents & businesses. These need to be accommodated both within the new town centre and the areas around it (the core and wider regeneration area). The Council requires that the mix of uses to be developed and sustained in the Framework area shall be at its most intense and varied in the new town-centre core. This will be focussed upon and relate to the proposed "high-street" of Walworth Road and its northward extension to the new Civic Square. Along and adjacent to the "high-street" a mix of all the following town centre uses will be encouraged: Retail (Use Class A1) Financial and professional services (Use Class A2) Restaurants, cafes and bars (Use Class A3) Other commercial leisure uses Cultural and entertainment uses Education and training uses Community and civic uses Other employment generating uses including offices and light industry (Use Class B1(a) (b) & (c)) Hotels (Use Class C1) Residential (Use Class C3)

The scale of deficiency of A1, A2 and A3 uses within Southwark requires a very substantial provision of these uses across ground and first floor levels in the new town centre. However it is not intended that these should be over-dominant and exclude other town centre uses which provide different services, facilities and attractions and which contribute to variety and vitality. Provision should also specifically be made to accommodate uses and activities that contribute

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Mixed uses within the railway arches

1. Healthy Living Centre 2. Library 3. Energy Centre 4. City AcademyHigh Street retail/mixed use (ground and first floors) Active ground floor uses will be encouraged Mixed commercial/employment Residential Cultural

New entrance to the northern line station

4St. Marys Churchyard

2 3 1

High Street retail located along Walworth Road Mixed uses within the railway arches Mixed employment uses located along railway to the south

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Faraday Memorial potential to relocate to the new Faraday Square Existing Town Hall building converted to Faraday Science Museum

Local facilities Public Transport Off street car parking/access Semi Private Courtyards

figure 3.1 : Development Framework Plan 1a - Ground floor land uses

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3. Energy Centre 4. City AcademyPredominantly residential/ livework. Cultural Uses

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Local facilities Semi Private/Private Courtyards

figure 3.2 : Development Framework Plan 1b - Upper floor land uses

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Landuseto establishing Elephant & Castle as a new cultural/education/ entertainment/creative business focus in London. It is also vitally important that the town centre core contains a substantial amount of residential accommodation, as well as employment uses, above retail, leisure and other high-street uses. Away from the high-street town centre spine the balance of uses is expected to change to reflect the predominantly residential character of existing and new regeneration clusters, and the specific constraints and opportunities that can support other non-residential uses. The proposed broad disposition of land-uses is indicated on DF PLans 1a and 1b. For each specific land use the following principles shall apply:

DFP 1a & 1b: Retail/ Leisure Work undertaken by Roger Tym & Partners (RTP) as part of a Borough-wide retail capacity study has demonstrated that there is considerable leakage of comparison expenditure from the local catchment area to the West End and other nearby centres. If allowed to continue it is considered that this outflow of expenditure will erode the vitality and viability of the Boroughs existing centres, continuing a downward spiral of decline. In order to redress this problem and create a more sustainable pattern of shopping RTP have concluded that some 96,000sq meters gross of comparison goods retail will be required in the Borough, as a whole over the plan period of the Southwark Plan. They have also indicated that such retail will need to be of a type and quality that will boost the overall attractiveness of the Borough as a retail destination. The Elephant & Castle, as a result of its central location, accessibility by public transport and proximity to a large residential population is considered to be well placed to take advantage of this untapped Borough wide potential. In view of this situation the Council has decided to promote a strategy for the accommodation of new retail/ leisure activity which is based on a traditional High Street model. In developing its ideas the Council has been mindful of a number of factors, including: The GLAs hierarchy of retail centres and Elephant and Castles designated Metropolitan Centre status. GLA/TfLs objection to the location of large scale, car based retail at the Elephant and Castle. The Councils own objectives in relation to the retention and reinforcement of the Walworth Road as the focus for the area. The Framework objective to introduce new development that successfully integrates with and relates to the existing structure, character and grain of the area.

In the light of the above the Council proposes a linear High Street to provide the new town centre focus for the area. In pursuit of this High Street model it is proposed that the existing Walworth Road will be extended through the arches of the railway viaduct into a new Civic Square, focussed on the existing northern roundabout. A group of mixed-use urban blocks will be introduced along the length of this new High Street extension. These buildings will provide the focus for new high quality town centre uses. Activity and interest will be generated through the horizontal/ vertical subdivision of individual building plots. The ground and first floor of each building shall, as a minimum, be reserved for active town centre uses and functions such as retail/leisure/cultural uses, that will contribute to the vitality of the street scene. To the east of the railway viaduct a new Market Square is proposed. It is envisaged that this space, together with the railway arches themselves, will become the focus for more local and specialist retail activity, cafes, restaurants and an open/ semi enclosed permanent market. This area should become a destination in its own right, a meeting place at the heart of the town centre. It is also considered that the introduction of new commercial leisure uses such as a cinema/theatre/music venue/performance space would be appropriate in the vicinity of the new Market Square. The square is also intended to be a suitable venue for outdoor and evening events. Further east it is envisaged that the development will become more residential in character. However, new retail/ leisure/restaurant/cultural uses will be encouraged within the lower floors of buildings fronting onto the public realm of streets & spaces. Such uses should be allowed to spill out into the surrounding public realm in order to help animate and activate the streets and spaces that comprise this part of the development.

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In terms of the quantum of new retail/ leisure activity the Council considers, based on the Borough wide retail capacity and subsequent impact assessments undertaken by RTP (Appendix 3) and a detailed assessment of the physical capacity of the core area, that the potential exists to accommodate around 75,000 sqm gross of mixed town centre uses within the core area, 63,500sqm gross of which will be new and 11,500sqm of which will replace existing retail as a result of the removal of the existing shopping centre. In addition to this retail floorspace the town centre will also accommodate a range of non-residential floorspace. Such uses will include a new secondary school, a library, a leisure/healthy living centre, commercial (offices, live-work, workshops), theatres, cinemas, and other cultural uses. In order to determine the final quantum/mix of the town centre uses the Council will expect the developer/developers of the retail element of the core area to undertake and submit a retail impact assessment as part of any planning application process.

employment is retained within the Framework area. Thus as part of any future proposal to redevelop the shopping centre the Council will expect prospective developers to include a strategy to deal with the retention of these existing businesses and jobs. The sorts of measures that should be explored by such a strategy should include: The active transfer of existing jobs into new businesses created as part of the new town centre. The provision of information support and tailored training to allow existing businesses and employees to take advantage of new business activity. The transfer of viable businesses into new accommodation as part of the new extended Walworth Road and/ or the transfer of existing businesses into vacant accommodation within the Walworth Road. The provision of subsidised/rent free accommodation to enable new/ small businesses to establish themselves within the new town centre.

DFP 1a & 1b: The horizontal and vertical subdivision of uses within individual buildings and plots. Within individual buildings and plots the vertical and horizontal subdivision of uses will be encouraged with uses at ground floor providing activity and animation visible from the street. All new buildings should contribute to the interest and vitality of the street. At ground and first floors building frontages facing onto the public street should be rich in detail and stimulating to walk by during the day and night. Entrances to upper floor uses should be accessed directly from the street.

Retail/ leisure: Existing Walworth Road/ East Street Market. These areas will have a key role to play in the future of the Elephant & Castle. The area specific SPG for Walworth Road sets out the Councils commitment to ensuring that the existing roles and functions of these areas are reinforced and enhanced. Specific proposals for include: The retention of existing retail, except where the loss would be in favour of an appropriate leisure use. The introduction of measures to improve access to the centre through the provision of improved public transport, cycling and walking opportunities. The diversification of the range of uses and services i.e. the introduction of new housing, student housing, employment related uses.

DFP 1a & 1b: Employment The creation of new jobs for local people will form a key part of the redevelopment strategy. The London Plan makes provision for a minimum of 4,200 new jobs. In pursuit of this minimum target and the local objective of ensuring the fullest possible participation by and benefit for local residents the Council will seek to build on the areas existing strengths, in terms of: Education: The area supports a cluster of education establishments, including the London Institute and London South Bank University. In addition Camberwell College of Art is situated just south of the Framework area. Each of these establishments undertakes a range of activities/ courses, some of which have a national and even international reputation i.e. fashion, art/ design, media, green building technology. As part of the regeneration proposals considerable scope exists to forge new and improve existing links between these education establishments and the business sector and as a result promote the creation of new specialist business activity. Such links might include training, product innovation and development, research, joint marketing and joint working. As far as education is concerned increased specialisation is on the immediate horizon for local secondary schools. The impending programme of investment in secondary education will seek to encourage existing schools to develop specialisms. Such developments will offer valuable pathways into local specialist sectors and contribute to the development of a highly skilled and motivated local workforce. This will be sit within a context of increased collaboration between schools and Higher and Further Education institutions. In view of the above the Council sees the education sector as key partners and stakeholders in the redevelopment process. Retail/ leisure: Existing shopping centre. The new development will accommodate a significant amount of new retail/ leisure/ cultural activity which will create a large and varied number of new jobs. The proposals will, however result in the loss of the existing enclosed shopping centre located to the east of Elephant Road. The centre supports a number of existing businesses and hence local employment. As part of the redevelopment proposals the Council will want to ensure that, where appropriate this existing

The promotion of residential uses above shops. The reuse of vacant premises and conversion to leisure, commercial and employment uses. The introduction of measures to enhance the operation of East Street Market. The encouragement of an evening and/ or late night economy. The promotion of the area around the Old Town Hall as an area suitable for the location of new leisure/ cultural uses such as The Southwark Discovery Centre, a new leisure centre, a new library and a Healthy Living centre. The introduction of measures to improve the quality and safety of the pedestrian environment. The introduction of measures to reduce the impact of vehicles on the Walworth Road.

Further detailed guidance for the above is set out in the Walworth Road/ East Street Market SPG. Cultural: Southwark has already witnessed the regeneration impact that major new cultural activity can have on a particular area. Tate Modern in its first year of operation attracted over 5 million visitors to North Southwark and as a result has stimulated a range of new business activity and uses. The Council considers that a key part of establishing a new image and identity for the Framework area will involve the attraction of new cultural activity that builds upon and compliments the already well established portfolio of City wide attractions in Southwark (the Tate, Southwark Cathedral, the Imperial War Museum, Borough Market, the Ministry of Sound). In view of this emphasis the Council proposes as part of the redevelopment process to explore the potential for new uses that will include: A new arts/cultural facility of national significance. A new performance space. A theatre. Southwark Discovery Centre within the existing Town Hall on Walworth Road.

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LanduseIt is anticipated that the funding and delivery of these facilities will be derived from Section 106 contributions, attached to any planning permissions granted within the Framework area and through contributions from sources including SRB, LDA, land sales and lottery funding (see section 8). In addition it will be necessary to manage the process of change and transformation. The area will experience significant reconstruction works and large areas will be demolished and may remain vacant for temporary periods. In view of this situation and as part of the process of generating a new image and identity for the Elephant & Castle, the Council will actively seek to manage the transition through the introduction of temporary uses and the staging of events, including: The use of public art and temporary exhibitions/ installations. The use of temporary lighting/ video/ advertising. The introduction of advance landscape planting/ greening of the area. Temporary/ short term use of buildings and land i.e. for artists, exhibitions, events, markets, concerts. The provision of new short term managed workspace for new starts and small businesses. A concentration of new and well-designed small business activity in the Walworth Road area. The development of a combined teaching and small business workshop facility. The provision of improved school facilities. The provision of tailored training and information to support existing and new businesses. The provision of affordable childcare, nursery provision and after school clubs. Local construction agreements. Links to and increased funding of existing programmes and initiatives aimed at preparing local people for employment and lifelong learning opportunities. Planning agreements to target training and employment opportunities created by new development for local people.

Creative industries. The London Plan identifies the creative industries sector as one of the fastest growing sectors of the London economy, and notes that Southwark is home to an emerging cluster of this dynamic business sector. The GLA report Creativity Londons Core Business, identifies Southwark as the Borough with the 5th highest number of creative industry employees. This sector is particularly well represented in the area immediately to the north of the core area of opportunity. The Council considers that the potential exists to expand this sector and as part of this process to promote stronger links with the education sector in terms of fashion, arts and design, and will actively sponsor proposals to encourage investment from these sectors. Railway arches. The railway viaduct runs north/south through the centre of the regeneration area. The arches associated with this viaduct provide an excellent opportunity to accommodate a rich and diverse mix of smaller/ start up business activity. For this reason a mixed use employment zone or spine is identified for the area associated with the railway viaduct. Within this zone, which includes parts of the town centre buildings fronting Walworth Road, the Council will encourage new business activity providing new flexible, low cost commercial office, live-work and workshop space suitable for small start-up business activity. Many of the existing buildings included within the mixed use employment zone or spine are already in employment use. As a result, the Council will seek to protect the employment potential of these sites and hence proposals advanced within this zone and other similar sites adjacent to the railway viaduct will be expected to: Demonstrate no net loss of Class B employment floorspace. An exception to this may be justified where it can be demonstrated that substantial employment can be provided by a use class other than Class B. i.e. retail, hotels, leisure, cultural etc. Protect the railway arches and their ability to accommodate existing and new low cost employment generating activity. In addition developers of these sites will be expected to work with the Council in securing the relocation of key existing businesses, if necessary, and to contribute to training initiatives identified as part of this Framework (section 8).

In consultation with bodies including the LDA, the London Skills Commission and the Social Exclusion Unit, the Council proposes to evolve a series of development related employment/ training/ enterprise initiatives that will form part of the eventual implementation and delivery framework for the area (see section 8). It is envisaged that private sector match funding/participation in the delivery of appropriate employment/ training initiatives will be obtained via Section 106 agreements attached to any planning permissions granted within the regeneration area (core area of opportunity and wider regeneration area). The benefits sought will be assessed at the appropriate time in relation to the development proposals put forward (see section 8).

DFP 1a & 1b: Social infrastructure. The new development will introduce significant numbers of new people into the area. This increase in population will generate increased demand for new and improved social, community and leisure facilities and services. As part of the redevelopment process the Council will seek to secure social and community benefits that will include: The construction of a new replacement leisure centre (including swimming pool). The construction of a new healthy living centre. The delivery of health provision such as dentists, health visitors, district nurses, practice nurses, opticians, pharmacists and community mental health services to cater for the needs of existing and new populations. The construction of a new library Support for additional school places and new education facilities, including the construction of a new urban secondary school (City Academy) and early years facilities. The promotion of links between secondary schools and the Further/ Higher Education sectors in order to increase participation of local residents in FE and HE training places. Funding for community safety initiatives/ projects as a result of the new development.

DFP 1a & 1b: Improving the skills base and job readiness of the local population. Improving the skills base of the local population, new job creation and removing the barriers to employment forms a key part of the regeneration strategy for the Framework area. The developers of sites within the core area of opportunity and the wider regeneration area will be expected to deliver, contribute towards and participate in initiatives aimed at improving the local education and employment potential of the area. Such initiatives will be defined and prioritised as part of any future Planning Application/ Environmental Impact process. Work undertaken to date suggests the following measures:

The precise level/ type of benefits that will be sought from developers will be related to the needs and demands generated by any redevelopment scheme and, as required by Circular 1/97, the viability of providing them. The benefits sought will be assessed at the appropriate time in relation to the development proposals put forward (see section 8).

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LanduseDFP 1c: Housing Relocation of Heygate residents. The Heygate Estate occupies a key area within the core area of opportunity. It is proposed that as part of the redevelopment process that the buildings will be demolished and the existing housing will be re-provided on key sites around the Elephant & Castle. As part of the Framework process a number of alternative sites have been considered. This information was presented to the Executive on 11 February 2003. As a result a list of key sites and locations have been confirmed as having the potential to deliver new housing development to accommodate the residents transferred from the Heygate Estate (DF plan 1c: Location of early housing sites). The majority of these sites are included within the three new regeneration areas or clusters beyond the core area of opportunity that have been identified as part of the Framework process, namely: Harper Road. Rodney Road. South Newington. It is envisaged that the new housing proposed within each of these areas or clusters will be brought forward in the context of area based improvement strategies. It is anticipated that each strategy will comprise a series of environmental projects and initiatives that will be designed to tackle issues including: Safety and security. Lighting. Quality of the public/ private realm. Traffic management and car parking. Quality of existing open space. The provision of new and the upgrading of existing facilities to meet the needs of existing and new residents. These area based improvement strategies will be developed in consultation with residents during the course of 2004. The various projects and initiatives identified will then be costed and prioritised. Implementation will take place as and when funds become available as part of the implementation programme associated with the decant of residents from the Heygate Estate. Affordable Housing In accordance with the London Plan, Policy 4.4 of the Southwark Plan states that the Council will endeavour to secure 50% of all new dwellings as affordable housing. It is however accepted that there is currently considerable imbalance in favour of social housing at the Elephant and Castle and hence it may be appropriate to reduce the London Plan target of 50% affordable housing in preference to the provision of more intermediate housing than might otherwise be considered appropriate in other locations in London. It is also acknowledged that the large infrastructure investment required at the Elephant and Castle may necessitate the redirection of S.106 contributions away from housing and into transport and other public realm works. In view of this situation the precise levels of affordable housing to be provided as part of any redevelopment proposal will thus be subject to negotiation on a site by site basis.

Refurbishment of existing Council stock. The Council considers that it is essential that the regeneration process is as comprehensive as possible. As part of the process it is therefore considered important that the existing Council stock should also benefit from future investment & improvement. As a first step in the process the Council proposes to undertake a stock condition survey & option appraisal in order to identify the investment requirements of each Estate within the wider regeneration area. Based on the findings of these surveys the Council will then carry out consultation with tenants and leaseholders with a view to agreeing investment priorities over the next 10-15 year period.

Relevant policies of the Southwark Plan apply as follows (see UDP Part 2): Retail/ Leisure Policy 1.8 Policy 1.9 Policy 1.10 Policy 1.11 Policy 1.12 Policy 1.13 Policy 1.14 Employment Policy 1.1 Policy 1.5 Policy 1.6 Policy 1.7 Access to employment opportunities. Mixed use developments on employment sites. Small business units. Live-Work units. Location of retail provision. Change of use and new development within town centres. Change of use within protected shopping frontages. Protecting the range of services available. Superstores and major retail development. Arts, culture & tourism uses. Hotels and visitor accommodation.

New housing within the core. The Framework has the potential to deliver up to 4,200 new housing units in the period to 2018 (core area of opportunity and wider regeneration area). It is anticipated that the majority of these units will be accommodated within new high quality, mixed use apartment blocks of varied size and tenure and will cater for a range of potential housing requirements. In delivering this housing emphasis will be given to the creation of truly sustainable mixed used neighbourhoods of the highest quality. In this regard the new housing will be expected to: Embrace, as appropriate the concept of Lifetime Homes, which can adapt to changing personal needs and circumstances. Deliver a broad range and mix of housing types, size and tenure, including an element of affordable housing. Demonstrate exemplar standards in terms of energy efficient building design Take on board the Councils ambitions in terms of waste minimisation and water conservation. Use sustainable and durable construction materials. Promote travel by modes other than the car. Deliver the highest quality of both architectural and urban design. Deliver a safe, high quality and diverse public realm. Ensure high standard of residential amenity in terms of sunlight/ daylight penetration, provision of outdoor amenity space, appropriate mitigation against adverse environmental/ pollution effects. Contribute towards the delivery of the social and community infrastructure required to support the new and existing population. On appropriate sites allow for mixed use development

Improving the skills base and job readiness Policy 1.1 Policy 1.6 Access to employment opportunities. Small business units.

Social infrastructure Policy 2.1 Policy 2.2 Policy 2.3 Policy 2.4 Housing Policy 4.1 Policy 4.2 Policy 4.3 Policy 4.4 Policy 4.5 Policy 4.6 Policy 4.7 Location and density of residential development. Quality of residential accommodation. Mix of dwellings. Affordable housing. Wheelchair affordable housing. Loss of residential accommodation. Non self-contained housing for identified user groups. Enhancement of community facilities. Provision of community facilities. Enhancement of educational establishments. Provision of new educational establishments.

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Early housing sites1 4 6 9 11a 11b 13a 13c 13d 15 16 17 19a 23 24 25 26 27 Prospect House Wansey Street* New Kent Road Brandon Street Rodney Road Dickens Square Harper Road (LBS offices) Harper Road Wadding Street/Stead Street

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16

Ne wi ng ton Ca us ew ay

24 13c Harper Road: Regeneration Cluster 13a

D

on nd Lo

Pocock Street/Surrey Row Library Street Leroy Street Newington South (front of Hanworth House) Townsend Street Manciple Street Chatham Street Welsford Street Royal RoadSt. Geo rge s

ad RoRoa d 1

13d

6New Kent Road

17

25

Private Sites(sites providing 30% affordable) A B C D E Braganza Street London Park Hotel Castle House Steadman StreetKe nn ing ton Pa rk Ro ad

B

C

Rodney Road Regeneration Cluster 9 11a&b

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4 E

Newington Causeway

* planning application already submitted

AKe nn ing ton Pa rk Ro ad

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CDF boundary Core area of opportunity Early Housing sites Other private sites Rodney Road Regeneration Cluster

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South Newington Regeneration Cluster 19aOld Ken tR oa d

Harper Road Regeneration Cluster South Newington Regeneration Cluster

Figure 3.3 : Development Framework Plan 1c: Location of early housing sites

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four

Movement & circulation

elephant & castle

Movement & circulation4.1 Movement & circulationRegeneration proposals offer a unique opportunity to illustrate how good urban design and excellent transport infrastructure can work together to achieve the benefits of sustainable development. Detailed transport proposals have been developed for the area and are described in Appendices seven and eight. They are underpinned by the following key principles: 6. To give priority to pedestrians, cyclists, and public transport users rather than the private car. 7. To create an improved and highly efficient public transport interchange. 8. To limit and mitigate the effects of traffic, reduce pollution, and provide a minimum level of car parking, consistent with a high density, public transport rich location.

DF Plans 2a, 2b and 2c identify the Councils strategic proposals in relation to circulation and movement within the Framework Area (core area of opportunity and wider regeneration area) in terms of: The reorganisation of the strategic highway network. Route hierarchy. Junctions that will require improvement. Location of surface pedestrian crossing points. Pedestrian/ cycle priority routes and zones. Cycle routes.

The key elements of the sustainable transport strategy for the area may be summarised as follows:

DFP 2a, 2b & 2c: Measures and initiatives to limit negative traffic impacts. Elephant & Castle serves as a major focus for inter Borough traffic movements. The strategic roads that pass into and through the area carry large volumes of traffic. The impact on the environment is significant in terms of creating problems of noise, air pollution, severance, safety and visual impact. The redevelopment proposals provide the opportunity to reorganise the road system, reprioritise movement and introduce measures to ensure the efficient management of the high volumes of traffic. Based on a rigorous assessment of pedestrian movement patterns within the area and an assessment of the volumes of traffic using the system the Council proposes: To close Walworth Road between Heygate Street and the Southern roundabout to general car traffic. To remove the southern roundabout. To close of part of the northern roundabout connecting New Kent Road and the Elephant & Castle Road. To close London Road to general traffic and the establishment of a public transport corridor, useable by cyclists. To introduce measures to increase pedestrian/ cycle priority and comfort on Heygate Street, Elephant & Castle Road, New Kent Road and the northern roundabout. To remove all pedestrian underpasses and provide high quality at grade crossings. To upgrade key junctions and introduce new high quality straight pedestrian crossing facilities. To introduce additional crossings to reflect key pedestrian desire lines.

Developers will be expected to work with the Council and Tfl to secure the phased delivery of this preferred highway strategy.

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Inner Ring Road (and CCZ boundary) Congestion Charge Zone Walworth Road - High Street Heygate Street - Boulevard Other key approaches Public transport only Residential access road & cycle street Underground service/car park access (ramp) Key junction improvements

figure 4.1 : Development Framework Plan 2a - Movement and Cir