www.southwark.gov.uk Welcome to public consultation for the redevelopment of the existing leisure centre site. The design strategies and drawings presented here show how the projects are developing. Design development has been informed by the feedback from previous consultation events. There is still much work to be done and we will continue to keep everyone informed of progress over the coming months. We look forward to hearing your thoughts and ideas on the emerging proposals. Photographs and video may be taken at this event. Please speak to a member of staff if you do not wish your image to be used.
Rodney Road Leisure centre redevelopment Introduction St George s Road Core Area Northern roundabout New Kent Road Leisure centre redevelopment Shopping centre Oakmayne 360 Newington Butts Heygate Estate Heygate Street Phase One View of the existing poor frontage of the Leisure Centre to Elephant & Castle Walworth Road N Plan showing regeneration projects in the Elephant & Castle core area highlighting the leisure centre redevelopment The redevelopment of the site of the existing leisure centre is an important part of Southwark Council s ongoing commitment to regenerate the Elephant and Castle. The key objective for this project is to provide a state of the art leisure centre that the whole local community can use and be proud of. This new facility will dramatically improve the accessibility of health and sports facilities within Elephant and Castle and deliver one of the council s key regeneration objectives. The decision by the council s cabinet to dispose of half of the site to help fund the delivery of the new leisure centre was made following public consultation in autumn 2010. In June 2011, Southwark Council agreed terms with Lend Lease for a residential led mixed-use development called St Mary s Residential. In January 2012, initial proposals for the leisure centre and St Mary s residential were exhibited for public consultation. In order to generate sufficient funds for the new leisure centre it was necessary to secure the highest possible land value. This was done by selling the eastern portion of the site for a mixed use development. This part of the site offers greater opportunity to maximise development and reduce the impact on existing homes agreeing the principle that the development would include no affordable housing, subject to a viability test. The council remains committed to ensuring that affordable homes for rent are provided as part of the regeneration of Elephant and Castle. The decision not to include homes for rent in this scheme is an exception to normal policy. The Council is still confident that it will meet its target of 35% affordable housing across the whole opportunity area View of the existing Leisure Centre with St Mary s Churchyard open space in the foreground View down Brook Drive with the blank box of the leisure centre and Strata in the distance Southwark Council s aspiration is to build and open the new leisure centre as soon as possible with the completion date targeted for mid - 2014.
The team The development team comprises a number of organisations who are working closely together to ensure a fully co-ordinated design of both the buildings and public realm. Leisure centre team Southwark Council have successfully delivered fantastic redeveloped leisure facilities in Dulwich, Surrey Docks and Camberwell through their 12.3m Investing in Leisure programme. The new leisure centre for Elephant and Castle will benefit from this experience and will be developed by 4 Futures. 4 Futures is a partnership between Southwark Council and Balfour Beatty and was formed to support the delivery of the Council s revitalisation vision. Building strong communities that promote connected, healthy and active lives is a fundamental part of this. 4 Futures are currently delivering the 200m Southwark Schools for the Future programme and the revitalistion of Burgess Park. The 4 Futures leisure centre team draws on Balfour Beatty s experience of delivering the Aquatics Centre on the Olympic Park and comprises the specialist sports architecture expertise of S&P and the urban design expertise of John McAslan and Partners. St Mary s residential team The team for St Mary s Residential comprises developer Lend Lease (also responsible for the regeneration of the Heygate Estate), architects Squire & Partners and various specialist consultants. Founded in Australia in the 1950s and listed on the Australian Stock Exchange, Lend Lease is a leading real estate specialist creating, enhancing and managing real estate assets around the world. In the UK its business is focused primarily on the delivery of large scale mixed-use schemes aimed at the regeneration of town centres and major urban sites. S&P are a London based international architectural practice with over 30 years experience in the design and delivery of successful Sport and Leisure projects. Their project experience ranges from small scale community sports clubs to major international venues including developing standard building solutions and technical guidelines for sport s national governing bodies and Sport England. John McAslan and Partners are a leading architectural design practice with a broad portfolio of exemplar civic buildings in London and further afield. They are experienced in delivering high quality award-winning buildings and public spaces and have a strong specialism in urban design. Their ethos is that architecture should be an intelligent and functional response tailored to the particular conditions of the local context. They strive to create exciting new buildings and places that have the needs of the local community at their heart. Lend Lease is recognised as a world leader in creating sustainable communities and for having the ability to deliver a wide array of development projects. 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. Examples of projects by John McAslan and Partners (top) and S&P architects (bottom) Examples of projects by Squire and Partners
Consultation Over 300 people attended the consultation event in January 2012, completing 100 feedback forms. The event exhibited the initial design approaches for the leisure centre and St Mary s Residential site. The consultation findings relevant to each project are presented throughout this exhibition. The following are answers to some of the commonly asked questions during the January exhibition. Interim sports facilities Southwark Council s Leisure team is working with Fusion and other local institutions to provide a clear list of alternative facilities that can be used during the interim period, the results of which will be clearly communicated ahead of the closure of the existing leisure centre. In addition, the council s leisure team will work in partnership with Fusion and local clubs that currently use the sports hall to help match available leisure spaces with their requirements. Improving the proposed sports facilities In terms of usable floor area, the new leisure centre is twice the size of the existing centre. We have listened to your requests for a new swimming pool and teaching pool. We are also providing two studios and a dedicated spin room. We have designed a gym that is spacious and features modern equipment. The new centre also has a sports hall designed to offer modern levels of lighting, heating and ventilation. Unfortunately due to budget constraints and the size of site available, we are unable to provide squash courts within the new facility. Southwark council is exploring other opportunities for publicly accessible squash courts within the Elephant and Castle Opportunity Area and also within its future Investing in Leisure programme. A further announcement about this is expected in the next few months. Location of the tall building The decision to locate a new leisure centre on the western half of the site and a residential-led mixed use development on the eastern half was taken by Southwark Council s Cabinet in July 2010 (see the timeline below). Project timeline This decision was informed by a feasibility study that concluded that the smaller eastern site offers a greater opportunity to maximise development, and therefore the funding contribution towards the leisure centre. Locating the leisure centre to the west a much lower building will have less impact on existing residential homes along Brook Drive. Car parking The new leisure centre will be located within a 200m walking distance from cycle hire stands, a busy bus interchange, London Underground and rail stations. Southwark Council s aspiration is that visitors to the new leisure centre will use more sustainable means of transport other than private vehicles. Disabled car parking spaces and an allocated pick up and drop off space for mini-buses will be incorporated into the design. For St Mary s Residential there is a policy requirement to provide a minimum of 10% wheelchair car parking for the residential units. Lend Lease are exploring providing additional parking to support the larger family homes within the scheme. All resident parking will be located in an underground car park. Proposals are subject to final decision by the councils Planning Committee. Cabinet Meeting approving the sale of the site and project brief including the change in sports facilities Proposed submission of planning application for the leisure centre and St Mary s Residential Closure and commencement of demolition of the existing leisure centre 2011 2012 2013 2014 2015 2016 Public consultation on the type of sports facilities provided by the leisure centre Construction of the new leisure centre begins. Completion and opening of the new Elephant and Castle leisure centre Completion of St Mary s Residential Public consultation events Demolition Construction of leisure centre Construction of St Mary s Residential
Site context Planning policy: Elephant and Castle SPG (2004) stated that a new leisure centre should be provided as part of the regeneration of the core regeneration area of the Elephant and Castle Southwark Plan (2007) identifies new leisure facilities and a healthy living centre as a priority for the Elephant and Castle Opportunity Area. It also recognises the area as being appropriate for tall buildings Existing Elephant and Castle shopping centre Artists impression of the consented 360 development Southwark Council Corporate Plan (2009 2011) aims to promote healthy and independent living throughout Southwark. The plan identifies regeneration projects as a way to build strong communities that promote connected, healthy and active lives. The plan also states that at the Elephant and Castle there will be refurbished or new leisure facilities. Homes in the proposed conservation area Strata and Draper House The Tabernacle and London College of Communications London Plan (2011) identifies Elephant and Castle as an area of 88 hectares with an indicative employment capacity of 5,000 and a minimum number of 4,000 new homes to 2031. Core Strategy (2011) states that new leisure floorspace and 4,000 new homes will be provided within the Elephant and Castle Opportunity Area. St Mary s Churchyard playground St Mary s Churchyard open space Emerging Elephant and Castle SPG Identifies the need for a new leisure centre Supports residential uses Recognises St Mary s Churchyard as a high quality open space Recognises the potential of the site for tall buildings Requires development of the site to improve the public realm and provide active uses at street level Homes in the proposed conservation area The Tabernacle listed building
Site analysis London South Bank University St George s Road Gaywood Street Princess Street Cycle Super Highway 7 Routes 1, 63, 68, 100, 171, 176 & 468 Perronet House Backerloo line underground station Routes 100, 196, 343, 360, P5 & C10 Metro Central Heights Routes 53, 148, 196 & C10 Northern roundabout West Square Routes 1, 53 & 63 Austral Street Orient Street Hayes Street Elliott s Row Oswin Street Limit of London Viewing Management Framework Lamlash Street London College of Communications Pastor Street The Tabernacle 3.5% (103 pedestrians / weekday) 52% (1495 pedestrians / weekday) Elephant and Castle Northern line underground station Shopping centre Elephant and Castle train station Brook Drive London Cycle Network route 182 Brook Drive Existing leisure centre Redevelopment boundary Bus route Longville Road 2.5% (70 pedestrians / weekday) Renfrew Road Cycle super highway London cycle network Pedestrian flow Pedestrian crossing Pedestrian & cycle crossing Underground station Train station Dungard Way Bus stop Cycle hire station Listed building Conservation area (West Square) Dungard Way Proposed conservation area Open space Playground Dante Road 360 development site Holyoak Road Churchyard Row Cycle Super Highway 7 Routes 171 & 360 12% (353 pedestrians / weekday) Howell Walk Draper House London Cycle Network route 182 30% (852 pedestrians / weekday) Strata Routes 68, 148, 176, 343, 468, & P5 Steedman Street Walworth Road N Trees: There are 17 existing trees within the redevelopment area. 6 of the total number of trees are mature specimens. A tree survey has rated 1 mature tree as Category C (trees of low quality and amenity), and the remaining 5 as Category B (trees of moderate quality). The remaining 11 trees have been planted more recently.
Site masterplan Hayes Street Elliott s Row Oswin Street Limit of London Viewing Management Framework Lamlash Street London College of Communications Pastor Street The Tabernacle Elephant & Castle Shopping centre Brook Drive Longville Road Dante Road 360 development site Churchyard Row Strata Draper House Walworth Ro Howell Walk Dungard Way Holyoak Road N The masterplan for the redevelopment of the leisure centre site aims to create a new focal point for the community. This will include: 1. 2. 3. 4. 5. A new state of the art leisure centre A welcoming public space Improved access and community safety throughout the site Enhanced activity in buildings facing Elephant and Castle, the playground and the green open space A landmark residential led mixed-use development incorporating approximately 280 new homes and several new shops / restaurant. Key: Redevelopment area Leisure centre Residential tall building Mixed-use development Existing playground St Mary s Churchyard Public gateway Activity and overlooking Main entrance point Pedestrian and cycle crossing Pedestrian crossing Potential cycle link London Cycle Network Cycle Superhighway Vehicular drop off Bus stop Tube station Barclay Cycle Hire station Train station 6. New trees and planting