WELCOME. Welcome to this public exhibition about the future of the Aylesham Shopping Centre.

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Jemimah Edwards
5 years ago
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1 WELCOME Welcome to this public exhibition about the future of the Aylesham Shopping Centre. This exhibition has been organised by Tiger Developments Ltd and members of the project team are available today to answer your questions. The purpose of this public exhibition is to: Explain why we believe the Aylesham Shopping Centre needs to be redeveloped. Summarise what local people told us during our earlier public consultation. Show you our first initial designs for the ground level at the Aylesham Centre. Get your feedback on our initial proposals so that we can take this into account as we develop more detailed plans. A comments card is available today for you to complete. All of the content in this exhibition is also available on our website where we also have an online comments form that you can complete. There will be further consultation events later this year and we expect to submit a planning application in Spring 2018.

THE CENTRE TODAY The bus stands and stops next to Morrisons.

The main entrance on Rye Lane. The entrance to Morrisons car park on Hanover Park.

The collection of historic and more modern buildings along Peckham High Street, with the clock tower on

Then Now The Aylesham Shopping Centre was opened in 1984 and replaced the Jones & Higgins Department

The Jones & Higgins store was demolished to make way for the Aylesham Centre and now only the original

The current shopping centre has historically been a location for larger high street retailers,

Morrisons is the main retail tenant at the centre and although there have been cosmetic changes over time,

2 THE CENTRE TODAY The bus stands and stops next to Morrisons. The Jones & Higgins department store on the corner of Rye Lane and Peckham High Street. The main entrance on Rye Lane. The entrance to Morrisons car park on Hanover Park. View looking down Rye Lane. The collection of historic and more modern buildings along Peckham High Street, with the clock tower on the far right. The Aylesham Centre viewed from Rye Lane. Then Now The Aylesham Shopping Centre was opened in 1984 and replaced the Jones & Higgins Department Store, which has had a presence on Rye Lane since The Jones & Higgins store was demolished to make way for the Aylesham Centre and now only the original Clock Tower remains. The current shopping centre has historically been a location for larger high street retailers, complementing the rich mix of independent retailers in the surrounding area. Morrisons is the main retail tenant at the centre and although there have been cosmetic changes over time, the shopping centre is now over 30 years old and is facing increasing competition from competing retail centres in South London that are seeing major investment. If Peckham is to maintain its position as an important shopping destination then it needs to offer more to shoppers and wider communities. This can only be achieved through redevelopment but it is important that we hear from you on what you would like to see within the new centre, which is what we are exploring as part of this public consultation.

CONSULTATION TO DATE The Peckham Citizens Assembly in March.

In November 2016 we started public consultation on the future of the Aylesham Centre with two community workshops.

What do you love about Peckham? The history and cultural heritage. The people, social mix and diversity.

Shopping It is important that Morrisons stays. Peckham needs new shops and a greater variety.

There are already enough fast food outlets, coffee shops, payday loan shops, nail bars, butchers, estate agents and pound shops

3 CONSULTATION TO DATE The Peckham Citizens Assembly in March. Tiger Developments Ltd speaking at the Peckham Citizens Assembly in March. Comments from the November community workshops. In November 2016 we started public consultation on the future of the Aylesham Centre with two community workshops. These helped to influence our initial designs for the site and we have summarised the feedback we received below. What do you love about Peckham? The history and cultural heritage. The people, social mix and diversity. It is a distinctive place. It is a vibrant area from early morning until late and there is a lot going on. Shopping It is important that Morrisons stays. Peckham needs new shops and a greater variety. Peckham needs more restaurants, cafes and bars. There are already enough fast food outlets, coffee shops, payday loan shops, nail bars, butchers, estate agents and pound shops in Peckham. It is important to find the right balance between independent, local retailers and larger stores. Business space There needs to be more affordable space for artists. There should be new business space in the town centre for digital businesses. It would be good to see new co working space. There should be work opportunities for local people. If businesses leave Peckham, they won t come back.

CONSULTATION TO DATE Comments from the November workshops. A collage created by pupils from Oliver Goldsmith Primary School on what the Aylesham Centre could look like in future.

Community facilities and open space There should be space on the site for artistic creativity as this is what makes Peckham special.

Homes There is a need for a mix of homes including affordable homes for young people, council homes, family homes, flats to rent and homes for young professionals and key workers.

4 CONSULTATION TO DATE Comments from the November workshops. A collage created by pupils from Oliver Goldsmith Primary School on what the Aylesham Centre could look like in future. A cartoon drawn by the illustrator at the November community workshops. Community facilities and open space There should be space on the site for artistic creativity as this is what makes Peckham special. There should be a physical area for people to hire that will appeal to all ages. There is a need for more youth facilities. The site should include open, green space. Homes There is a need for a mix of homes including affordable homes for young people, council homes, family homes, flats to rent and homes for young professionals and key workers. There is a need for hundreds of new homes in Peckham. There was a mix of views around the appropriate height of new buildings on the site, including the potential for a 20-storey building. Transport and routes New car parking should be underground. The existing car park is busy and is popular as it is free to park. A lot of people choose to walk, cycle or take a bus to get to the town centre. Rye Lane should be pedestrianised so that there is traffic free shopping. There should be fewer cars on the roads and more bikes and walking. You can use the comments form available here today to let us know whether you agree or disagree with this feedback.

5 KEY CONSIDERATIONS Redeveloping the Aylesham Centre so that it offers more for local people will not be a straightforward or easy task. There are many different considerations that we must take into account as part of the design process. 1. Southwark Council s planning policies The Council suggests that this highly accessible location provide new shops and homes. The policy also allows for a tall building. 2. The need to keep Morrisons trading Local people told us they want to see the Morrisons stay and so do we, therefore we will keep the current store trading while a new store is built. Public consultation It s important that this redevelopment benefits local people, but we will need to balance different (and sometimes competing) priorities. 3. Peckham s heritage The former Jones & Higgins Clock Tower is an important local landmark. Much of the area around the shopping centre is within protected conservation areas Bus stands and services around the site There are important bus facilities on the site owned by Transport for London next to the centre. While these are well used, the bus stands are not well connected to the rest of the town centre. 5. Local high streets On one side of the centre is Rye Lane and on the other is Peckham High Street. The redevelopment must also support these two high streets allowing servicing and deliveries to continue. 6. Car parking There is a large amount of car parking for Morrisons shoppers at present, which is currently used by many other visitors to the town centre. We need to provide new parking for the Morrisons, but this needs to be underground so that we can open up the site for other uses.

A BETTER MORRISONS Morrisons is a popular retailer in the centre of Peckham and many people

We have been in senior level discussions with Morrisons to provide a new modern store at the

It is important that Morrisons continues trading throughout the redevelopment, which means that

There will be temporary car parking while the new store is built.

6 A BETTER MORRISONS Morrisons is a popular retailer in the centre of Peckham and many people have told us that it is important that it stays. We have been in senior level discussions with Morrisons to provide a new modern store at the heart of the new development. It is important that Morrisons continues trading throughout the redevelopment, which means that the new store will need to be built on the car park. There will be temporary car parking while the new store is built. Parking will then be provided below ground. The content for the new store has not been agreed yet, but it could be similar to other new Morrisons stores that have been built around London. Some images of these new stores are set out here. Photos of what the new Morrisons could look like.

CELEBRATING PECKHAM The Aylesham Centre is a major part of Peckham, so its redevelopment offers an opportunity to provide a lot more than is currently on the site.

7 CELEBRATING PECKHAM The Aylesham Centre is a major part of Peckham, so its redevelopment offers an opportunity to provide a lot more than is currently on the site. New shops Our earlier consultation found that people want to see a greater variety of shops, including larger stores that are not in Peckham already, to complement the existing independent traders. In response we have designed spaces that would be suitable for larger high street stores, as well as smaller shops. New business space There is already a lot of space around Peckham for small start up businesses and with Peckham Levels arriving soon, there are affordable options for artists and artisans. New space is needed to keep local businesses and jobs in Peckham. We are therefore proposing to create a variety of spaces to not only support the expansion of existing businesses, but also attract new businesses to the area. New community facilities We have received lots of different suggestions for what could be included for the community within the new development; this could include a multi-use space for different groups and activities. Alternatively, we could put funding aside for other community facilities around Peckham. We would like to explore this further as part of this consultation. 3 Hanover Park Rye Lane Peckham High Street 2 Our emerging proposals Ground level New shops 2. Open spaces 3. Morrisons 4. New business space 5. Community facilities New homes There is a real need for new homes in Peckham. People told us that it was important that a significant percentage of new homes be affordable to local people. We are proposing to build affordable homes on this site and there is more information about this later in the exhibition. The new homes would be built above the shops and other activities at ground level New open spaces As part of the earlier consultation people told us that it was important for pedestrians to be prioritised and that normal streets were better than a covered shopping centre. Our initial designs create a variety of different streets and open spaces that can be used for different purposes. Pedestrians will have priority, creating a quieter area away from the busy traffic on surrounding streets. New jobs This redevelopment offers a big opportunity to create hundreds of new jobs for local people. There will be jobs during the construction process as well as long-term positions (with different levels of seniority) associated with the new shops, business space and other activities here.

A PEDESTRIAN FRIENDLY AREA An important point we heard was

town centre, where you can shop and relax away from the busy

Hanover Park B Peckham High Street A Rye Lane This display

new Morrisons store, which could feature green spaces and

B We could create a central tree lined route from Hanover

8 A PEDESTRIAN FRIENDLY AREA An important point we heard was that the site should be a pedestrian friendly part of the town centre, where you can shop and relax away from the busy surrounding high streets. Hanover Park B Peckham High Street A Rye Lane This display sets out some of our initial ideas for what the site could look like in future. A We could create a new route from Rye Lane leading to the new Morrisons store, which could feature green spaces and seating in a more relaxed shopping environment. B We could create a central tree lined route from Hanover Park to the bus stands off Peckham High Street. This could feature cafes, bars, restaurants and high street retailers. The new Morrisons store would also be on this route.

A PEDESTRIAN FRIENDLY AREA Some initial ideas

C The shops along Rye Lane and Peckham High

and deliveries (outside of regular working

9 A PEDESTRIAN FRIENDLY AREA Some initial ideas for how the site could look in future. C The shops along Rye Lane and Peckham High Street will need to have access for servicing and deliveries (outside of regular working hours), but these areas would still have pedestrian priority. We could make the most of these wider spaces for markets or other activities. D We could use the space behind the shops on Rye Lane and Peckham High Street to create interesting spaces featuring public art, event space and smaller shops and cafes. Let us know what you think about our initial ideas for these different spaces and how they could be used. Hanover Park Peckham High Street C D Rye Lane

HOMES There is a significant need to build new homes in Peckham and London.

We are therefore intending to build new homes that will include a mix of affordable homes.

Planning for new Community Land Trust homes.

10 HOMES There is a significant need to build new homes in Peckham and London. One of the most important points we heard during the earlier consultation was about the importance of building homes that local people can afford. We are therefore intending to build new homes that will include a mix of affordable homes. The current Southwark Council policy is for 35% of all new homes to be affordable, which includes a number of homes for social rent (also known as Council homes). Planning for new Community Land Trust homes. We were asked during the earlier public consultation if we could build a new type of housing, called Community Land Trust homes, that are permanently affordable for local people. These homes would be built and sold to people with a connection to Peckham. The price of these homes will be linked to local incomes and we are exploring building these here. Residents that buy these homes will need to sell them to the next household when they move out at a price according to local earnings at that time. This means that the home is sold on at a similarly affordable level each time. The new homes at the Aylesham Centre would feature residents communal garden space above the shops and other activities at ground level. The new homes could be arranged around courtyards.

11 HAVE YOUR SAY Thank you for coming to this consultation event today. SPRING 2018 Planning application submitted EARLY 2019 If successful, construction starts 2023 Construction complete ESTIMATED PROJECT TIMELINE We want to know what you think about what you have seen here today, so that we can take this into account as we develop our designs for the Aylesham Centre site. We will consult further on our designs later this year and it is our ambition to submit a planning application to Southwark Council in Spring Please let us know what you think by filling out a comments card and leaving it with us. Alternatively you can: us at info@ayleshamcentrepeckham.co.uk Visit our website and fill in our online comments form. Leave us a voic message, which we will respond to, on If this is successful we could start building in early 2019 and it could be complete by 2023.

Peckham Peckham Area Vision Map

Peckham Peckham Area Vision Map Area Vision Map PNAAP13 PNAAP8 Sumner Road Surrey Canal Walk Bird in Bush Park Key: NSP Site Allocations PNAAP Allocations Greenspace Low Line Cycle Network Primary Shopping Areas Square Surrey Canal Walk