PEABODY. Borough Triangle. Welcome to our public exhibition on behalf of Peabody setting out their proposals to redevelop the Borough Triangle.

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Tamsyn Bishop
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1 PEABODY Contemporary Peabody Precedents - 1, 2- Milkwood Road, C.F. Møller Architects; 3- St John s Hill, HawkinsBrown; 4, 5- More West, Haworth Tompkins. Welcome to our public exhibition on behalf of Peabody setting out their proposals to redevelop the. Peabody are one of the oldest and largest housing associations in London. The Peabody Group owns and manages more than 55,000 homes across London and the South East, housing over 111,000 residents. We want to help people make the most of their lives by providing good-quality affordable homes, work with communities and promote wellbeing. Blackfriars Estate, Southwark Elmwood Court, Wandsworth St John s Hill, Wandsworth Historic Peabody Precedents - 1- Clapham / St John s Hill Estate; 2- Clerkenwell Estate; 3- Blackfriars Estate; 4- Abbey Orchard Street Estate; 5- Cumberland Market Estate; - Shadwell House

THE TEAM Birds Eye View of Site View of Junction of

Partners approach to architecture is based on a

within a traditional urban framework of street

Passing fashions are rejected in the search for a

and aims to deliver exceptional buildings that are

One The Elephant, Southwark One The Elephant,

experienced planning consultancies in the UK.

environmental and retail specialists in our network

Savills have considerable experience on advising on

and in particular in the London Borough of

Arup are providing transport and highways advice

engineers, consultants and technical specialists,

complex challenges turning exciting ideas into

architects, environmental planners, urban

2 THE TEAM Birds Eye View of Site View of Junction of Newington Causeway and Borough Road Squire and Partners approach to architecture is based on a commitment to contemporary design and detailing within a traditional urban framework of street patterns, scale and proportions. Passing fashions are rejected in the search for a timeless quality that sits well amongst London s architectural heritage. The practice understands the value of good design, and aims to deliver exceptional buildings that are both functional and a delight to live in. One The Elephant, Southwark One The Elephant, Southwark Savills plc are providing planning advice to the team. Savills contains one of the largest and most experienced planning consultancies in the UK. With over 240 leading planners, urban designers, environmental and retail specialists in our network of offices throughout UK. Savills have considerable experience on advising on complex and challenging schemes in urban locations and in particular in the London Borough of Southwark. Arup are providing transport and highways advice to the team. Arup is an independent firm of designers, planners, engineers, consultants and technical specialists, working across every aspect of today s built environment. Together we help our clients solve their most complex challenges turning exciting ideas into tangible reality as we strive to find a better way and shape a better world. One Tower Bridge, Southwark One Tower Bridge, Southwark Tate Modern, London LUC is a multi-disciplinary practice and employs landscape architects, environmental planners, urban designers, landscape managers, ecologists and digital designers. Our design approach is based on a thorough understanding of each site, its context, constraints and opportunities. LUC seek to work with these ingredients to produce rich, thoughtful and locally distinctive responses. We strive for solutions that are not only creative and sustainable, but innovative, practical and affordable. Silchester (More West), Kensington Underwood Road, Whitechapel Surrounding Inspiration

3 PEABODY FEATURES BRICKWORK Peabody Examples - Elegant, Robust Brick Buildings ENTRANCES Peabody Examples - Entrances and Thresholds COURTYARDS Peabody Examples - Courtyard and Place Surrounding Context

4 EXISTING SITE Mercato Metropolitano - Smaller Entrance Yard Inside Mercato Metropolitano Mercato Metropolitano - Large Yard View of Railway Arches from Mercato Metropolitano 4 5 DUKE OF YORK HANNOVER HOUSE 2 BOROUGH ROAD PUB BOROUGH ROAD BOROUGH HIGH ST CAFE TOPS PIZZA 1 2 LONDON SCHOOL OF MUSICAL THEATRE FORMER BAPTIST CHAPEL OLD LETTS DIARIES CAR & VAN HIRE MERCATO METROPOLITANO SOUTHWARK BRIDGE ST MINISTRY OF SOUND NIGHTCLUB VACANT NEWINGTON CAUSEWAY INSTITUTE OF OPTOMETRY AVONMOUTH ST 3 INNER LONDON SESSIONS COURT Existing Site Plan and Listed Buildings - 1:500 Valentine Place Liberty of the Mint Borough High Street Kings Bench 1-83 Borough Road 3 - Inner London Sessions Court Borough Road Site St George s Circus Trinity Church Square 2-82 Borough Road 4-47 Borough Road - 2 Borough Road On Site Retained Buildings Listed Buildings (All Grade II) Conservation Areas View North on Borough High Street View South from Borough High Street View East along Borough Road View North along Newington Causeway

PROJECT HISTORY Newington Causeway Panoramic View +3.35 +3.275 +3.230 +3.210 +3.275 +3.325 +3.370 +3.455 +3.45 +3.500 +3.40 +3.370 +3.370 +3.570 +3.05 +3.55 +3.730 1 +3.525 +3.70 15 +3.570 +3.570 +3.340 +3.

950 14 1 A 14 G2 B 5 15 13 11 15 1 C 10 7 Stephen Marshall Architects 2014 Scheme 0 10m 15m 1. MOS ENTRANCE/EXIT G1 2. MOS ENTRANCE COURTYARD/QUEUING AREA 15 3.

ROOM FOR COMMUNAL USE 8 8. WASTE PRESENTATION ROOM 5PXFSIFJHIUT BOE TUPSFZT 9. BAPTIST CHURCH 10. RAMP TO BASEMENT CAR PARK 1 0UIFSCVJMEJOHIFJHIUT TUPSFZT 11. NEW SPACE FOR INSTITUTE OF OPTOMETRY F.

GATES TO SECURE COURTYARD AT NIGHT MINISTRY MINISTRY OF SOUND OF SOUND CLUB CLUB 1.

AFFORDABLE RENT AFFORDABLE RENT Stephen Marshall Architects LLP INTERMEDIATE INTERMEDIATE North Building, Gainsborough Studios 1 Poole Street, London N1 5EB T :020 7033 3130 F: 020 7739 007 BOROUGH

2014 1:500@A3, 1:250@A1 - Site Plan - 1:500 Historic Maps Plan of London from the United Kingdom Newspaper, 1832 Historic Route - Amelia Row, 1822 OS Surrey, 1880 Planning Policy Position Figure 38:

5 PROJECT HISTORY Newington Causeway Panoramic View MoS Substation 5 MoS Substation A 14 G2 B C 10 7 Stephen Marshall Architects 2014 Scheme 0 10m 15m 1. MOS ENTRANCE/EXIT G1 2. MOS ENTRANCE COURTYARD/QUEUING AREA MOS CLUB STAIRS/LIFT TO BELOW GROUND CLUB D Summary of the Stephen Marshall Architects 2014 Scheme: 4. MOS OFFICE ENTRANCE 5 5. COMMERCIAL USE. RESIDENTAL ENTRANCES SFTJEFOUJBMBQBSUNFOUT 7. ROOM FOR COMMUNAL USE 8 8. WASTE PRESENTATION ROOM 5PXFSIFJHIUT BOE TUPSFZT 9. BAPTIST CHURCH 10. RAMP TO BASEMENT CAR PARK 1 0UIFSCVJMEJOHIFJHIUT TUPSFZT 11. NEW SPACE FOR INSTITUTE OF OPTOMETRY F.JOJTUSZPG4PVOESFMPDBUFEPOUP#PSPVHI3PBE -POEPO4DIPPMPG.VTJDBM5IFBUSFCVJMEJOHEFNPMJTIFE PEABODY HQ BUILDING 13. LANDSCAPED COURTYARD GARDEN 14. MOS CLUB ESCAPE STAIRS CONCEALED UNDER LANDSCAPE 15. GATES TO SECURE COURTYARD AT NIGHT MINISTRY MINISTRY OF SOUND OF SOUND CLUB CLUB 1. NEW STREET ALONGSIDE RAILWAY WITH SERVICE BAYS MINISTRY MINISTRY OF SOUND OF SOUND GROUP OFFICES GROUP OFFICES /FX1FBCPEZ)2QSPWJEFE N EMPLOYMENT EMPLOYMENT SITE GROUND FLOOR 5 PRIVATE PRIVATE AFFORDABLE RENT AFFORDABLE RENT Stephen Marshall Architects LLP INTERMEDIATE INTERMEDIATE North Building, Gainsborough Studios 1 Poole Street, London N1 5EB T : F: BOROUGH TRIANGLE SM Title: Date: Scale: Revision: P Site floor plans :500@A3, 1:250@A1 - Site Plan - 1:500 Historic Maps Plan of London from the United Kingdom Newspaper, 1832 Historic Route - Amelia Row, 1822 OS Surrey, 1880 Planning Policy Position Figure 38: The Enterprise Quarter character area Site vision diagram The site is located within the Elephant and Castle Opportunity SPD (2012). Elephant and Castle Supplementary Planning Document (SPD) and Opportunity Area Planning Framework (OAPF) The site was identified for mixed use development and having potential for tall buildings. The site is allocated within the New Southwark Plan 1SPQPTFE 4VCNJTTJPO7FSTJPO XIJDI TUBUFT UIBU redevelopment of the site should: 1SPWJEFOFXPQFOTQBDFPGBUMFBTU PGUIF site area; 4VQQPSUUIF-PX-JOFXBMLJOHSPVUFBEKBDFOUUP the railway viaduct; 1SPWJEFBDUJWFGSPOUBHFTXJUIUPXODFOUSFVTFT (A1, A2, A3, A4, B1, D1, D2) at ground floor on Newington Causeway. 1SPWJEFOFXIPNFT $ 1SPWJEFOFXFNQMPZNFOUGMPPSTQBDF # March 2012 NEW SOUTHWARK PLAN PROPOSED SUBMISSION VERSION November Site boundary Opportunity for active frontages Conservation Area Improved connectivity for pedestrians and cyclists Grade I Listed Building Grade II Listed Building Grade II* Listed Building Registered Parks Diagram extracted from the New Southwark Plan (p221) Crown copyright and database rights 2012 Ordnance Survey (0) Diagram extracted from the Elephant & Castle SPD (p120) 20m

MASTERPLAN DEVELOPMENT 1 - Constraints - Feasibility of Retaining

Arches (Low Line) Scheme Objectives BOROUGH ROAD 83 Borough Road 82

employment opportunities Residents Private Courtyard Garden Arch Plaza

Arch Plaza Entrances New Scheme Improvements An increase in affordable

of the Baptist Chapel and the London School of Musical Theatre

units Residents access to Private Courtyard Garden Site Plan - 1:500

6 MASTERPLAN DEVELOPMENT 1 - Constraints - Feasibility of Retaining Existing Buildings 2 - Site Permeability & Routes 3 - Public Space / Arches (Low Line) Scheme Objectives BOROUGH ROAD 83 Borough Road 82 Borough Road Proposed Scheme Amelia Row Pocket Park The Low Line employment opportunities Residents Private Courtyard Garden Arch Plaza NEWINGTON CAUSEWAY AVONMOUTH ST Legend: Sketch View of the Low Line and Arch Plaza Entrances New Scheme Improvements An increase in affordable homes Vehicular route Planned improvements to pedestrian route Retention of the Baptist Chapel and the London School of Musical Theatre Pedestrian routes Improved layout which offers new retail and commercial units Residents access to Private Courtyard Garden Site Plan - 1:500 Masterplan Grid Development 4 - Constraints - Noise from MoS and Railway 5 - Daylight Diagram - Site Layout

7 LANDSCAPING Threshold Space Amelia Row Pocket Park The Low Line Arch Residents Private Courtyard Garden Plaza Threshold Space The Low Line Amelia Row / Pocket Park BOROUGH ROAD 83 Borough Road 82 Borough Road Amelia Row Pocket Park The Low Line Roof Garden Inspiration Residents Private Courtyard Garden Arch Plaza NEWINGTON CAUSEWAY AVONMOUTH ST Sketch View of the Residents Private Courtyard Garden Proposed Landscape Plan - 1:500 Sunken Garden Courtyard - 1:150 Play Space - 1:150 Residents Private Courtyard Garden Arch Plaza

DESIGN Facade Inspiration Being a Considerate Neighbour Minimising disruption during construction: We will be taking all

We will ensure the development abides by Southwark Council s technical guidance for demolition and construction whereby all

We will ensure that: 8am pm during week days and between 8am 1pm on Saturdays.

We will also be preparing a Construction Environmental Management Plan (CEMP) and Construction Logistics Plan (CLP), which

These documents will be submitted to Southwark Council as part of the planning application and will need to be fully

Scale - NTS Improving servicing and parking arrangements during operation: All servicing will take part from the new low

A new managed drop off point in front of the arch plaza as well as a holding bay to the north will be allowed for on a

There will be some residents car parking as well as space for bike storage in the basement in accordance with London Plan

We hope that you will be able to leave your final comments with us on a feedback form.

8 DESIGN Facade Inspiration Being a Considerate Neighbour Minimising disruption during construction: We will be taking all necessary steps to carefully plan and manage construction works to minimise the impact on local residents and businesses. We will ensure the development abides by Southwark Council s technical guidance for demolition and construction whereby all contractors will commit to giving the utmost consideration to their impact on neighbours and the public. We will ensure that: 8am pm during week days and between 8am 1pm on Saturdays. Construction works will not be permitted on Sundays or bank holidays. network and avoid residential areas wherever possible. We will also be preparing a Construction Environmental Management Plan (CEMP) and Construction Logistics Plan (CLP), which proposes the logistics of construction, safety and the prevention of nuisance, in accordance with TfL s latest guidance. These documents will be submitted to Southwark Council as part of the planning application and will need to be fully approved prior to the commencement of the works. Scale - NTS Improving servicing and parking arrangements during operation: All servicing will take part from the new low line along the railway arches which will be the only area accessible to vehicles. A new managed drop off point in front of the arch plaza as well as a holding bay to the north will be allowed for on a newly created shared surface that will prioritise pedestrians. There will be some residents car parking as well as space for bike storage in the basement in accordance with London Plan Standards, accessed via a ramp from the southern end of the low line. THANK YOU VERY MUCH FOR ATTENDING THIS EXHIBITION. We hope that you will be able to leave your final comments with us on a feedback form. We will consider every comment made before finalising the planning application and will return for further public consultation in a few months time. If you like would like further information on Peabody s plans please contact Richard Murrell at: borough.triangle@peabody.org.uk Sketch Perspective from Borough High Street 2014 September 2014 May / /02/18 April 2018 Summer 2018 Autumn 2018 Spring / Summer /2023 Timeline Site SMA Scheme SMA Scheme Submitted For Planning SMA Scheme Withdrawn Current scheme Public Consultation Future Public Consultation Submit planning application Anticipated planning consent Start on Site Completion

Elephant and Castle. Elephant and Castle Area Vision Map. Elephant and Castle. 216 New Southwark Plan Proposed Submission Version NSP42 NSP49 NSP44

Elephant and Castle. Elephant and Castle Area Vision Map. Elephant and Castle. 216 New Southwark Plan Proposed Submission Version NSP42 NSP49 NSP44 Area Vision Map Lamberth North Station Waterloo Road Southwark Station NSP49 NSP43 Blackfriars Rd St George s Road Borough Road NSP48 Great Suffolk Street NSP42 NSP44 NSP45 Borough Station Newington Gardens