2 Elim Estate Consultation Boards - Leathermarket CBS€¦ · 2 Elim Estate 2.2 Consultation Boards 10 LCBS Estate Improvement Plan January 2018. F - New JMB Head Office Move the

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A - Parking

Scattered and disorganised parking. Cars parked under trees become covered in leaves and bird droppings.

B - Green Spaces

The existing green spaces are unattractive, poorly designed and suffer from dog fouling. It could be helpful to combine and increase the size of the green spaces.

C - Bins

Key communal spaces are interrupted by bin stores.

D - Playspace

The existing playspace is poorly designed and surrounded by car parking.

E - Garages

Garages are under-used and create blind spots which encourage ASB.

EXISTING CONDITIONS

- Lack of lifts make upper floors difficult to access for young families and older residents.

- Very poor sound insulation means flats can be noisy.

- Poor ventilation can cause condensation issues in flats.

- Small and cramped flats fall below today’s space standards.

-Too few windows.

- Views in only one direction.

- Lack of private outdoor space/ balconies.

A AC E

Mould due to damp/condensation issues in existing flats

Existing flats are too small for modern needs

Mould due to damp/condensation issues in existing flats

YOU SAID...

2 Elim Estate 2.2 Consultation Boards

LCBS Estate Improvement Plan January 201810

F - New JMB Head Office

Move the JMB office to Long Lane, potentially combining with a sports facility at ground floor. This would free up area for new homes and would locate the JMB services more centrally.

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A - Parking

Re-organise the car parking to one location to the north of the estate. This allows the areas which were parking to be landscaped and greened.

B - Green Spaces

Create landscaping which ties the estate together.

C - Bins

Move bin stores to the edge of the estate so they do not interrupt the green spaces. They could then be accessed easily from surrounding roads, rather than bringing the refuse trucks through the estate.

D - Playspace

Re-provide the playspace, surrounded by a communal garden rather than car parking.

E - Garages / New Homes

A new building on the site of the existing garages could provide new homes and could start the process of a phased redevelopment of the estate. The site at the corner of Long Lane and Weston Street also has potential for new homes.

Landscaping and New HomesFeilden Clegg Bradley

New HomesBell Phillips Architects

New Homes and LandscapingBell Phillips Architects

Sports Hall / Offices AboveIdom

Landscaping

B BF

E E

WE SUGGEST...

11

20 YEAR VISION

1 - Phase One

A new building replacing the garages on Weston Street provides new homes to move the residents from block A into. This allows block A to be redeveloped into new homes.

2 - Phase Two

Move residents from block B to the new homes built along Weston Street and above the ball court to release block B for redevelopment in phase 3.

3 - Phase Three

Move residents from block C into new homes along Wild’s Rents.

4 - Phase 4

Final development of four finger blocks that work efficiently with the site and provide a well-defined communal landscape.

These diagrams illustrate just one possible way the redevelopment of the estate could be phased.

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Future Vision

A phased programme of building could create 300 new homes. Linear blocks would improve the layout of the estate offering well defined shared gardens and south facing terraces. Flats would have views in two directions, private terraces/balconies and lifts which would greatly benefit older residents and young families.

FUTURE CONDITIONS

- New homes with lifts.

- High quality sound proofing within new flats.

- New flats would be well ventilated.

- Larger flat sizes meeting today’s space standards.

- Energy bills would be lower.

- Better daylighting.

- Views in multiple directions.

2 Elim Estate 2.2 Consultation Boards


13

FLATSTOTAL

Unit Mix Non‐WC WC Non‐WC WC Non‐WC WC Non‐WC WC Non‐WC WC Non‐WC WC Non‐WC WCGround 1 0 2 0 1 0 0 0 1 0 0 0 0 0 51st Floor 3 0 3 0 2 0 0 0 2 0 0 0 0 0 102nd Floor 3 0 3 0 2 0 0 0 2 0 0 0 0 0 103rd Floor 3 0 3 0 2 0 0 0 2 0 0 0 0 0 10

4th Floor 3 0 3 0 2 0 0 0 2 0 0 0 0 0 10

5th Floor 3 0 3 0 2 0 0 0 2 0 0 0 0 0 106th Floor 3 0 3 0 2 0 0 0 2 0 0 0 0 0 107th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 08th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 09th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 010th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0TOTAL 19 0 20 0 13 0 0 0 13 0 0 0 0 0 65

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P 4B/5P

Ground Floor First - Sixth Floor

Second-Fourth Floor

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2 Elim Estate

2.3 Potential new homes phase 1

Accomodation Schedule Phase 1


FLATSTOTAL


4th Floor 3 0 9 0 17 0 0 0 7 0 0 0 0 0 36

5th Floor 3 0 9 0 17 0 0 0 7 0 0 0 0 0 366th Floor 3 0 9 0 17 0 0 0 7 0 0 0 0 0 367th Floor 3 0 3 0 6 0 0 0 0 0 0 0 0 0 128th Floor 3 0 3 0 6 0 0 0 0 0 0 0 0 0 129th Floor 3 0 3 0 6 0 0 0 0 0 0 0 0 0 1210th Floor 3 0 3 0 6 0 0 0 0 0 0 0 0 0 12

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0TOTAL 37 7 66 14 126 7 0 0 42 0 0 0 0 0 299

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P 4B/5P

Ground Floor First - Sixth Floor

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2.4 Potential new homes phase 2

Accomodation Schedule Phase 2

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2 Site Photographs (Numbers on key plan indicate view point)

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KEYPLAN


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YOU SAID...

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A - Parking

The parking layout is inefficient and causes problems in certain areas.

B - Green Spaces

The layout of the green spaces and paved surfaces could be improved.

C - Garages

There is a lack of overlooking of the garages. The relationship of the garages to the surrounding estate creates areas which can feel unsafe.

D - Blind Spots

There are a number of dark alleyways which have suffered from illegal dumping and can feel unsafe.

E - Bins

Lack of bin enclosures means bins are left all over the estate.

C

A B D

D

Blind alleyway near garagesAlleyway between Long Lane and

Decima Street

GaragesDecima Street

Car parkingAdjacent to Long Lane Park

Existing LandscapingCluny Place

3 Meakin & Cluny Estates 3.2 Consultation Boards


WE SUGGEST...


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A - Parking/Child Friendly Zone

Re-organise the existing parking and introduce landscaped streets, to soften the effect of paved surfaces for parking.

B - Green Spaces

Re-design the communal green spaces, creating a safer and more pleasant environment between buildings.

E - Bins

New buildings for bins, bikes and garden stores. This would clear the bins from the street and help enclose the communal area giving it a more secure, homely feel.

D - Blind Spots

The new homes could provide additional overlooking to minimise blind spots. The removal of the wall in the alleyway that connects Long Lane to Decima Street would open it up to the new landscaped space.

C - Garages/New Homes

There is potential to build new homes. This work could help re-organise the estate. New apartments could overlook existing dark alleyways and make them feel safer. New buildings could also accommodate communal facilities (bin/cycle stores) for the estate which are currently lacking or inadequately designed/located. This could free up areas for green amenity and play space.





C C

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FLATSTOTAL


4th Floor 3 0 1 0 2 0 0 0 1 0 0 0 0 0 7

5th Floor 3 0 1 0 2 0 0 0 1 0 0 0 0 0 76th Floor 3 0 1 0 2 0 0 0 1 0 0 0 0 0 7TOTAL 19 0 7 0 14 0 0 1 6 0 0 0 1 0 48

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P 4B/5P

Ground Floor

Second Floor

3 Meakin & Cluny Estates

3.3 New Homes Potential

Accomodation Schedule


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3.1 Site Photographs (Numbers on key plan indicate view point)

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YOU SAID...

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A - Parking

A re-organisation of the estate wide parking strategy is needed.

B - Landscape

Uniform character would improve the estate. Railings, bollards and posts need to be painted the same colour. Pavements need to be replaced.

Green areas and pavements along Burbage Close are damaged by vans and cars.

C - Lighting

There is not enough lighting on buildings and street lighting needs to be updated and improved.

D - Bike Stores

Residents feel there is not enough bike storage.

E - Bins

Lack of bin enclosures mean bins are left all over the estate, often right beside entrances.

F - Playspace

The ball court would benefit from new basketball hoops and new markings such as cricket stumps painted on walls to offer other sports for the children.

External Lighting

Kempe House

Row of shops

Bartholomew Street

Underused area- view towards Cardinal Bourne Street.

Bins

Beeston House

Garages

Alderney Mews

G - Underused Areas

There is the potential to improve the row of shops along Bartholomew Street and the underused area between Bartholomew Street and Cardinal Bourne Street.

G

4 Lawson Estate


WE SUGGEST...

A - Parking

Re-organise Burbage Close parking and landscape and make it more efficient.

B - Landscape

Low level planting or bollards next to Burbage Close to stop cars and vans driving over the pavements and green areas.

Estate wide improvement of pavements to level them out and create a more uniform estate image.

C - Lighting

Both internal and external lighting could be updated to LED lights to improve lighting levels.

D - Bike Stores

New bike stores could be provided under Symington House where there is unused space.

E - Bins

A new refuse store could be provided.

F - Playspace

Improve the ball court by providing a greater variety of sporting opportunities within the court for the children of the estate.

LandscapingSt. Andrew’s - Bromely by Bow

Landscapingze05 Zelterstrasse, Berlin

LandscapingNeo Bankside - RSHP

LandscapingRed Cross Gardens, Southwark, London

Accordia - Housing and LandscapeFeilden Clegg Bradley

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4.2 Consultation Boards

25

20 YEAR VISION

THE FUTURE

In 20 years your community will have grown and developed. We want to consider now how the estate might improve for the residents over this period.

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CA - Bartholomew Street

There is potential for the shops along Bartholomew street to be re- built with housing above, offering improved shop fronts and more new homes.

C - Alderney Mews

There is also an under-utilised area in front of Symington House. There is potential to improve the landscaping here whilst providing more new homes.

B - Falmouth Road

The homes along Falmouth Road could be built over with two storeys added above to provide additional new homes.

Apartments above shopsEmrys Architects




4 Lawson Estate


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First - Third Floor

Ground Floor

B a r t h o l o m e w S t r e e t


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4.3 New Homes Potential- Bartholomew Street


Fourth - Sixth Floor



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FLATS

TOTAL

Unit Mix Non-WC WC Non-WC WC Non-WC WC Non-WC WC Non-WC WC Non-WC WC

Ground Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

1st Floor 2 0 0 0 0 2 0 0 0 0 1 0 5

2nd Floor 2 0 0 0 0 0 0 0 2 0 1 0 5

3rd Floor 2 0 0 0 0 0 0 0 2 0 1 0 5

4th Floor 1 0 0 0 0 0 0 0 2 0 0 0 3

5th Floor 1 0 0 0 0 0 0 0 2 0 0 0 3

6th Floor 1 0 0 0 0 0 0 0 2 0 0 0 3

7th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

8th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

9th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

10th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0 0 0 0 0 0 0 0 0 0 0 0

TOTAL 9 0 0 0 0 2 0 0 10 0 3 0 24

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 4B/6P,8P

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Fifth Floor

2 Lawson Estate

4.4 New Homes Potential- Falmouth Road


HOUSES- Alderney Mews

TOTAL


GF House 0 0 0 0 0 0 0 1 0 6 0 0

1F House

0 0 0 0 0 0 0 1 0 6 0 0 7

DUPLEX FLATS- Falmouth Road

TOTAL


Ground Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

1st Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

2nd Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

3rd Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

4th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0

5th Floor 0 0 0 0 1 0 0 0 13 0 0 0 14

TOTAL 0 0 0 0 1 0 0 0 13 0 0 0 14

7

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P


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A - Parking

The estate’s organisation of parking is inefficient, you mentioned Tyers Estate in particular; vans can drive through the estate which is dangerous and a nuisance. Motorcycle parking could be improved to be more secure.

B - Green Spaces

The estates could benefit from more green space.

C - Playspace

The play areas are very important to the estate.

D - New Homes Potential

The area behind the shops on Snowsfields, currently a service yard, could be built on.

E - Bins

The bins are poorly organised. If bin stores were better designed people would be less likely to leave bin bags outside doors overnight.

F - ASB

There is a problem with non-residents congregating in stairwells and along communal balconies.

G - Overall Maintenance

Stairwells need painting and the lighting in communal areas and externally could be improved.

A

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C

D

Parking

Whites Grounds

New homes potential

Whites Grounds

Bins

Tyers Gate

Existing Landscaping

Tyers Gate

Playspace

Whites Grounds

5 Tyers, Whites Grounds & Snowsfields Estates


WE SUGGEST...

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A - Parking/Child Friendly Zone

Re-organise the parking to be more efficient. Allocate one specific service/delivery space to prevent vans driving through the estate. Preserve existing trees and green areas while adding new areas of planting and trees.

C - Playspace

Playspace should be maintained and improved.

D - New Homes and Facilities

There are two potential sites for development to improve the estate and increase the number of homes.

The first is behind the shops on Snowsfields and the second could be between two blocks on the Whites Grounds Estate. This could be a new community building incorporating bins and bikes with some new homes above.

B - Green Spaces

New landscaping to organise the estate and provide separation from the parking and roads. New landscape on Tyers Estate to stop the flow of vehicles through the estate.

E - Bins

Move refuse stores to the edges of the estates so they do not interrupt the green spaces, allowing them to be accessed from the surrounding roads, rather than bringing the refuse trucks through the estate. A new bin store could be provided within the new community building proposed on the Whites Grounds Estate.

F - ASB

Reconsider security doors with access panels for the estate buildings.

G - Overall Maintenance

Re-paint stairwells and communal areas to improve the image of the buildings. Also update the internal and external lighting to LED lights.

Child friendly and car freeFielden Clegg Bradley

Green spaces between homesBell Phillips Architects

Entrance, Bins, BikesDuggan Morris Architects

Bin StoreHaworth Tomkins Architects

New Homes Bell Phillips Architects


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Ground Floor

HOUSES

TOTAL

Unit Mix Non-WC WC Non-WC WC Non-WC WC Non-WC WC Non-WC WC Non-WC WC Non-WC WC

GF House 0 0 5 0 0 0 0 0 0 0 0 0 0 0

1F House

0 0 5 0 0 0 0 0 0 0 0 0 0 0 5

4B/6P

5

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P


5 Tyers, Whites Grounds & Snowsfields Estates

5.3 New Homes Potential- Melior Place


W h i t e s G r o u n d s

W h i t e s G r o u n d s

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First - Third Floor

Ground Floor

FLATS

TOTAL


Ground Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

1st Floor 0 0 0 0 1 0 0 0 0 0 0 0 1 0 2

2nd Floor 0 0 0 0 1 0 0 0 0 0 0 0 1 0 2

3rd Floor 0 0 0 0 1 0 0 0 0 0 0 0 1 0 2

4th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

5th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

6th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

7th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

8th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

9th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

10th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

TOTAL 0 0 0 0 3 0 0 0 0 0 0 0 3 0 6

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P 4B/5P

FLATS

TOTAL


Ground Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

1st Floor 0 0 0 0 1 0 0 0 0 0 0 0 1 0 2

2nd Floor 0 0 0 0 1 0 0 0 0 0 0 0 1 0 2

3rd Floor 0 0 0 0 1 0 0 0 0 0 0 0 1 0 2

4th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

5th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

6th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

7th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

8th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

9th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

10th Floor 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

TOTAL 0 0 0 0 3 0 0 0 0 0 0 0 3 0 6

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P 4B/5P


5.4 New Homes Potential- Whites Grounds

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L o n g L a n e

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F

F

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D

B

C

A - Parking

Inefficient parking layouts which could be re-organised to improve the external spaces within the estate.

B - Hamilton Square

There is poor natural light to the Hamilton Square homes. There is a problem with rough sleeping on the ramps. The narrow routes through Hamilton Square create blind spots and therefore potentially unsafe areas.

C - Bike Storage

Additional bike storage for Burwash and Simla House is needed.

D - ASB

ASB from outsiders on the estate who enter via “The Mile”. Hamilton Square could be improved by introducing gates and a key fob entry system.

E - Bins

Bins not used correctly. The Lockyer bin area would benefit from a roof. Storage and collection could be improved.

F - Development Opportunities

The space in front of Burwash House is inefficiently used. In the longer term (10-20 years) there is he possibility of redevloping the existing car park to provide new landscaping or homes.The frontages of the car park on Mulvaney Way and Dunsterville Way are blank.

E

A B F

F B

Parking

Kipling Street

Dark entrances

Hamilton Square

Blank frontage

Dunsterville Way

Narrow access routes

Hamilton Square

Potential site for new homes

JMB Offices

Bins

Located off Kipling Street

EXISTING CONDITIONS

- Not all buildings have lifts.

- Some flats are not adequately sound-proofed.

- Some flats are not adequately ventilated.

- Some homes do not comply with modern space standards.

- Some flats have low levels of natural light.

- Not all flats have private outdoor space.

6 Kipling, Lockyer, Crosby Row & Hamilton Square Estates


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ee

t


P o r l o c k S t

Mu

lv

an

ey

W

ay

Ki

pp

li

ng

S

tr

ee

t

Cr

os

by

R

ow


L o c k y e r S t

L o n g L a n e

A

A

A

F

F

F F

E

E

E

E

E

B

B

C

A - Parking / Green Spaces

Re-organise the parking to make it more efficient and to provide more green spaces within the estate, especially for Lockyer and Crosby Row Estates.

C - Bike Storage

Utilise the space outside Burwash House to provide bike storage along with a new refuse store, freeing up areas for landscaping.

E - Bins

Re-organise the refuse strategy by building new refuse stores that contain the bins in locations that are efficient for refuse collection.

F - New Homes

New townhouses could be built onto and above the existing car park creating an active frontage to Mulvaney Way and Dunsterville Way. The JMB head office could be moved to a new building within the Elim Estate which is a more central location for all estates. This would provide an opportunity for new homes.

B - Hamilton Square

Improve natural light to the existing Hamilton Square buildings by introducing new, lighter materials which would help reflect light into the darker areas. Gates and a key fob entry system could be introduced to control access to the alleyway.


Housing and LandscapeFeilden Clegg Bradley

Light materialsLong Walk - Southwark



41

20 YEAR VISION

We

st

on

S

tr

ee

t


P o r l o c k S t

Mu

lv

an

ey

W

ay

Ki

pp

li

ng

S

tr

ee

t

Cr

os

by

R

ow


L o c k y e r S t

L o n g L a n e

A

A

A

A

A

A

A

B

B

B - Hamilton Square

Move Hamilton residents into new homes that could be built where the JMB head office is at the moment. This allows for the redevelopment of new and more homes for the estate in replacement of Hamilton Square.

A - Potential New Homes

Areas of the Estates that have the potential to provide more new homes.



LandscapeAccordia - Housing and Landscape

New HomesHaworth Tompkins



FUTURE CONDITIONS

- New buildings with lifts.

- High quality sound proofing within new flats.

- New flats would be well ventilated.

- Larger flat sizes meeting today’s space standards.

- Energy bills would be lower.

- Better daylighting.

- Views in multiple directions.

- Improved private outdoor space.

A

A A A

A B

Future Vision

A long term development plan for the estates could create 200+ new homes.

6 Kipling, Lockyer, Crosby Row & Hamilton Square Estates


43

6.1 Site Photographs - Leathermarket JMB (Numbers on key plan indicate view point)

1.

12

3

4

5

6

7

9

1.

13

2

4

KEYPLAN


2. 3.

4.

3.

45

6.2 Site Photographs - Car Park / Mulvaney Way (Numbers on key plan indicate view point)

1. 2.

4.3.

1

2 43

KEYPLAN


6.3 Site Photographs - Hamilton Square (Numbers on key plan indicate view point)

3. 4.

2.1.

1

3 2 4

47


BB

C

C

C

AA

YOU SAID... WE SUGGEST...

A - Parking / Landscaping

Poorly planned parking. Landscaping could be improved to help define the entrance to the flats.

B - Bins

Lack of bin enclosures means bins are left on the street.

A - Parking / Landscaping

Re-organise the parking to be more efficient and to provide more green and soft landscaped spaces within the estate, shielding the estate from the busy road.

B - Bins

Re-organise the refuse strategy by building new refuse stores, keeping the bins in one location for efficient refuse collection.

C - Landscaping

New landscaping could help shelter the estate from the busy Bricklayers’ Arms roundabout.

G r e a t D o v e r S t r e e t


B r i c k l a y e r s ’ A r m sB r i c k l a y e r s ’ A r m s

Ta

ba

rd

St

re

et

Ta

ba

rd

St

re

etH

un

te

rs

C

lo

se

Hu

nt

er

s

Cl

os

e

P r i o r e s s S t r e e t


Existing LandscapeView from within the estate

Existing Landscape and BuildingPrioress Street

Existing GaragesPrioress Street

Landscaping New entrance AHMM

Existing EstateRephidim Street

Housing and LandscapeFeilden Clegg Bradley

7 Peverill House


20 YEAR VISION

A - Bricklayers Arms Station

Potential location for the new tube station for the extension of the Bakerloo Line.

B - Potential for height

A prominent corner that could be an oppurtunity to build high providing many new affordable

C - Active Frontage

Re developing the estate to provide a street frontage to Prioress Street and to Great

D - Landscaping

New communal gardens and roof terraces for the residents.


B r i c k l a y e r s A r m s

Ta

ba

rd

St

re

et

Hu

nt

er

s

Cl

os

eP r i o r e s s S t r e e t






Landscaping and New HomesFeilden Clegg Bradley


A - Bricklayers’ Arms Station

Potential location for the new tube station for the extension of the Bakerloo Line.

B - Potential for Height

A prominent corner that could be an opportunity to build high, providing many new affordable homes.

C - Busy Street Frontage

Re-developing the estate to provide a street frontage, perhaps with shops/community uses, along Prioress Street and Great Dover Street.

D - Landscaping

New communal gardens and roof terraces for the residents.

A

C

C

DD

B

49

FLATS

TOTAL


Ground Floor 2 0 0 0 0 0 0 0 8 3 0 0 0 0 13

1st Floor 2 0 0 0 4 0 0 0 5 0 0 0 0 0 11

2nd Floor 2 0 0 0 4 0 0 0 14 0 0 0 0 0 20

3rd Floor 2 0 0 0 4 0 0 0 5 0 0 0 0 0 11

4th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

5th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

6th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

7th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

8th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

9th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

10th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

11th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

12th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

13th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

14th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

15th Floor 1 0 1 0 2 0 0 0 0 0 0 0 0 0 4

TOTAL 20 0 12 0 36 0 0 0 32 3 0 0 0 0 103

1B/2P 2B/3P 2B/4P 3B/4P 3B/5P 3B/6P 4B/6P,8P

First-Fourth Floor

Fifth-Fifteenth Floor

Gr e

at D

ov

er S

t r ee

t

Gr e

at D

ov

er S

t r ee

t



7.3 New Homes Potential


1. 2.

4.3.

1

2

4

3

7.1 Site Photographs - Peverill Estate (Numbers on key plan indicate view point)

KEYPLAN

51

YOU SAID... THE JMB’S MAJOR WORKS PROGRAMME INCLUDES...

Security is important. 50% of survey respondents listed “improving security” as a priority across all estates. Nearly a third of respondents thought that safety and security issues should be among the JMB’s top three Major Works priorities.

2016-2017

2017-2018

2018-2019

2019-2020

2020-2021

2021-2022

2022-2023

2023-2024

New high security doors

across the JMB estates.

Symington House security

upgrades.

You’re concerned about fire safety. At least 7% of survey respondents thought that fire safety should be a key Major Works priority.

Fire safety doors across the JMB

estates.

Integrated electrical fire

alarms.

Sprinklers in high-rises & mechanical ventillation

works, if needed.

Bathrooms need upgrading. Bathroom renewal was the most common answer when survey respondents were asked about what they think the JMB’s Major Works priorities should be.

Simla & Burwash

bathrooms & water mains.

Bathroom renewals


Thank you to all residents who have completed our Estate Improvement Plan survey. Your key feedback is highlighted below, alongside the actions that the JMB is taking to address these issues.

MAJOR WORKS PROGRAMME

Space is an issue on some estates. In particular, residents raised concerns about the small size and lack of storage space in older blocks.

Conversion of two Elim flats into one, and 5

Kipling into a 4-bed flat.

Appendix_A Major Works Leaflet


YOU SAID... THE JMB’S MAJOR WORKS PROGRAMME INCLUDES...

Security is important. 50% of survey respondents listed “improving security” as a priority across all estates. Nearly a third of respondents thought that safety and security issues should be among the JMB’s top three Major Works priorities.

2016-2017

2017-2018

2018-2019

2019-2020

2020-2021

2021-2022

2022-2023

2023-2024

New high security doors


Symington House security

upgrades.

You’re concerned about fire safety. At least 7% of survey respondents thought that fire safety should be a key Major Works priority.

Fire safety doors across the JMB

estates.

Integrated electrical fire

alarms.

Sprinklers in high-rises & mechanical ventillation

works, if needed.

Bathrooms need upgrading. Bathroom renewal was the most common answer when survey respondents were asked about what they think the JMB’s Major Works priorities should be.

Simla & Burwash

bathrooms & water mains.

Bathroom renewals


Thank you to all residents who have completed our Estate Improvement Plan survey. Your key feedback is highlighted below, alongside the actions that the JMB is taking to address these issues.

MAJOR WORKS PROGRAMME

Space is an issue on some estates. In particular, residents raised concerns about the small size and lack of storage space in older blocks.

Conversion of two Elim flats into one, and 5

Kipling into a 4-bed flat.

53

John Rocque’s map 1746

OS 25inch 1890s-1920s

Appendix_B Bermondsey Historical Context

. APPENDICES


Around 1392, butchers were designated a place in Southwark to dump their refuse, and this lead to tanning businesses being set up in the area. The availability of water from the Neckinger stream and oak bark from the south London woods was crucial to allow this business to develop.

In the late 18th century Bermondsey was a popular destination for people from the City of London and many social events and entertainments took place. New houses were built, including Bermondsey Square, of which only a 19th century fragment survives. Houses from the 17th century still remain in Grange Walk.

Industrial activity continued to grow in Bermondsey because of the proximity of available resources, and the demand for goods by the City of London across the river. Brewing, of beer and of vinegar, became important to the local economy. Sarsons the vinegar manufacturer and Courage being notable companies engaged in these businesses.

The leather industry was still to the forefront, and its legacy can still be identified in the local street names, such as Morocco Street Tanner Street and Leathermarket Street. The industry became so prominent that the construction of a Leather Exchange was begun in 1874 and the building was formally opened in August 1879. This still stands today on Leathermarket Street, although its use has changed with conversion to smaller business units.

Bermondsey was listed in the Domesday Book (1086), deriving its name from Ey,Beormund’s Ey, or ‘Beormund’s Ey, island’. The name described the original settlement, which was on high land in the south of the Conservation Area amid marshes and streams that almost surrounded it. West of the area, Borough and the London Bridge area were the sites of settlements in Roman times.

In 1086 Bermondsey was part of a royal manor belonging to King Williammade up of a settlement and farmland. A new church, St Saviours, was built around this time and the Bermondsey Priory set up around it in 1082.

The Priory became a destination for pilgrims, who reached it via London Bridge and along Bermondsey Street from the north, or via Long Lane from the west. Bermondsey became one of the most important religious sites in the country and was given the status of Abbey in 1399. It owned most of the land around it until it was dissolved in 1538 by Henry VIII.

The Bermondsey Street Conservation Area includes the area that grew up around Bermondsey Abbey – the square itself is on the site of the inner courtyard. Housing grew up around the Abbey for ordinary people who worked there. From its origins as a pilgrims’ trail, Bermondsey Street became the high street of the village and the Church of St Mary Magdalene (now the oldest building in Bermondsey) was built for the people who lived and worked on the land.

London/TQ 1947-1964

55

1.

Estate Boundary

Location Key Plan

C.1 Site Boundary

Borough

London Bridge

Elephant & Castle

Appendix_C Elim Estate Site Analysis


Core strategy:

The Southwark core strategy shows the site bordering the Bermondsey Street conservation area and areas of open space. The site is on the edge of the Bankside, Bermondsey and London Bridge opportunity area

Copyright TfL 20171 / 2

Map key - PTAL

0 (W ors t) 1a 1b 2 3 4 5 6a 6b (Bes t)

Map layers

PTAL (cel l s ize: 100m)

208 Long Ln, London SE1 4QB, UK

Easting: 533042, Northing: 179480

Grid Cell: 75436

Report generated: 03/05/2017

Calculation Parameters

Day of Week M-F

Time Period AM Peak

Walk Speed 4.8 kph

Bus Node Max. Walk Access Time (mins) 8

Bus Reliability Factor 2.0

LU Station Max. Walk Access Time (mins) 12

LU Reliability Factor 0.75

National Rail Station Max. Walk Access Time (mins) 12

National Rail Reliability Factor 0.75

TRANSPORT

FOR LONDON

PTAL output for Base Year

3

C.2 Site Information

Flood risk:

The site is located in flood zone 3. Land and property in this flood zone would have a high probability of flooding without the local flood defences. These protect the area against a river flood with a 1% chance of happening each year, or a flood from the sea with a 0.5% chance of happening each year.

PTAL:

The site has a PTAL rating of 3. This rating informs proposed densities on the site in accordance with the London Plan and also affects the provision of parking spaces etc.

SITE

SITE

SITE

Opportunity Area

Classified A -Road

District Centre

Open Space

Conservation Area

57

Core strategy (continued):

The Bankside, Borough and London Bridge Opportunity Area map shows a possible green link between open spaces to the east and north.

Archaeological priority zone:

The entire estate is within an archaeological priority zone.

Listed buildings:

There are no listed buildings in the immediate vicinity of the site. The nearest listing being the Simon the Tanner public house to the east on Long Lane.

Excerpt from Historic England listing map

SITE

SITE


Weston Street, Long Lane, Elim Street and Wild’s Rents are all clearly established. Elim and Weston Street are lined with terraced housing. A tannery occupies the southern corner of the site.

Long Lane and Wild’s Rents are already established and the beginning of Weston Street can be . To the north, on the other side of Long Lane, the areas behind the buildings lining the street are given over to tanners’ yards.

An area of “tenter ground” lies to the west which may be evidence of another manufacturing industry prevalant at the time. A tenters ground is an area covered in timber frames (tenters) used to stretch and dry newly manufactured cloth. The southern end of the site appears to be given over to agricultural use.

The residential terraces previously lining Weston Street and Elim Street have been cleared and the five blocks of the estate have been built. The arrangement of the blocks pay little heed to historic street patterns or context, indeed Elim Street and Wilderness Street have been completely erased to make way for the new estate (except for the very beginning and end of Elim Street). The new blocks form an awkward relationship with the commercial and residential buildings along Long Lane to the north, which now include a laundry building and a medical school on the corner of Long Lane and Wild’s Rents. The public house (Gilly’s, formerly The Ancient Briton) on the corner of Elim Street and Wild’s Rents remains at this point but was later converted to residential use.


OS 25inch 1890s-1920s

London/TQ 1947-1964

C.3 Historical Maps

59

Appendix_D Meakin & Cluny Estates Site Analysis

1.

Estate Boundary

D.1 Site Boundary

Location Key Plan

Borough

London Bridge

Elephant & Castle


D.2 Site Information

Core strategy:

The Southwark core strategy shows the site bordering the Bermondsey Street conservation area and areas of open space. The site is also shown as being within The Bankside, Bermondsey and London Bridge opportunity area


Map key - PTAL

0 (W ors t) 1a 1b 2 3 4 5 6a 6b (Bes t)

Map layers


Meakin Estate, Rothsay St, London SE1 4QP, UK


Grid Cell: 74953



Day of Week M-F

Time Period AM Peak

Walk Speed 4.8 kph







TRANSPORT

FOR LONDON


5

PTAL:

The entire site has a PTAL rating of 5. This rating informs proposed densities on the site in accordance with the London Plan and also affects the provision of parking spaces etc.

SITE

Flood risk:


Opportunity Area

Classified A -Road

District Centre

Open Space

Conservation Area

61



SITE



Listed buildings:

The site borders the Grade II listed Leathermarket to the east (shown in green) and the Grade II* listed 142 Long Lane to the south (shown in red).

SITE


The site appears to be in agricultural use. to the west is a Quakers burial ground. The complex of buildings around the Abbey to the east has been established as has Long Lane.

The site has been developed for what looks to be possibly a combination of uses. Several narrow streets residential terraces have been established to the south. The area described as a Quakers burial ground on Roque’s map is now unmarked.

The site has been redeveloped with what look to be industrial/commercial buildings. The area previously described on Roque’s map as a Quaker burial ground is now described as a recreation ground. The Elim estate has been built to the west and the Meakin Estate to the south. The industrial character of the area is still evident. A shirt factory, a fur factory, a sheet metal works and an iron foundry can be identified near the site.


OS 25inch 1890s-1920s

London/TQ 1947-1964

D.3 Historical Maps

63

Appendix_E Lawson Estate Site Analysis

1.

Estate Boundary

E.1 Site Boundary

Location Key Plan

Borough

London Bridge

Elephant & Castle


Core strategy:


E.2 Site Information

PTAL:

The entire site has a PTAL rating of 6a which is the second highest rating available. This rating informs proposed densities on the site in accordance with the London Plan and also affects the provision of parking spaces etc.

SITE

Flood risk:


Opportunity Area

Classified A -Road

District Centre

Open Space

Conservation Area

65





Listed buildings:

The site icludes the Grade II listed terraced houses 1-19 to the south (shown in green) and the Grade II* listed 142 Long Lane to the south (shown in red).

SITE

SITE


The site appears to be in agricultural use. The precursor of Great Dover Street- Kent Street is evident. A number of inns can be identified lining this highway out of London.

The site has been developed with residential terraces. There is a saw mill to the west of the site.

The Paragon- a high specification development of 15 villa-like homes by architect Michael Searles has been built on the other side of the New Kent Road.

Much of the terraced housing lining Burge Street and Lawson Street has been destroyed. There is evidence that a high explosive bomb fell close to where these two streets crossed. An engineering works lies to the north of the present-day estate and another at the easternmost corner.


OS 25inch 1890s-1920s

London/TQ 1947-1964

E.3 Historical Maps

67

Appendix_F Whites Grounds, Tyers, Snowsfields Estates Site Analysis

Estate Boundary

E.1 Site Boundary

Location Key Plan

Borough

London Bridge

Elephant & Castle


Core strategy:


F.2 Site constraints

PTAL:

The site has a PTAL rating of 6b which is the highest rating available. This rating informs proposed densities on the site in accordance with the London Plan and also affects the provision of parking spaces etc.

SITE

Flood risk:


Opportunity Area

Classified A -Road

District Centre

Open Space

Conservation Area

69





Listed buildings:

There are no listed buildings in the immediate vicinity of the site. The nearest listing being terraced houses on Bermondsey street and Railway viaduct arches near London Bridge station.

SITE

SITE


The site has been developed. It is not clear from the map what the use of the buidlings is. Whites ground, Bermondsey Street and Crucifix Lane have all been established. Five Foot Lane has been established along the present-day line of Tanner Street.

The site appears as a yard between what are probably commercial/light industrial buildings. The railway viaduct to the north has been built.

The site appears largely as it does today. The are is in general much less densely developed. Ruins are evident in a number of locations. The industrial character of the area is still apparent. A vinegar brewery, tanneries and a baby carriage facotry can all be identified.


OS 25inch 1890s-1920s

London/TQ 1947-1964

F.3 Historical Maps

71

Appendix_G Crosby Row Kipling & Lockyer Site Analysis

Estate Boundary

G.1 Estate Boundary

Location Key Plan

Borough

London Bridge

Elephant & Castle


Core strategy:


G.2 Site Information

Flood risk:


PTAL:

The site has a PTAL rating of 6b which is the highest rating available. This rating informs proposed densities on the site in accordance with the London Plan and also affects the provision of parking spaces etc.

SITE

Opportunity Area

Classified A -Road

District Centre

Open Space

Conservation Area

73





Listed buildings:

The London leather, hide and wool exchange, The Jugglers Arms Public House (Grade II listed), and the Leathermarket and associated warehouse buildings lie to the south of the site.

SITE

SITE


The site appears to lie on a complex of buildings, an unidentified structure is located on the south western corner of the site. Immediately to the west of the site is an expanse of what appears to be farm land. Numerous tanner’s yards are located further to the south west.

The site has been densely developed with a complex of buildings.

Both Weston Street and Manning Street, leading to Market Street (now Leathermarket Street) have been established.

The Bermondsey Leather Market has been built and is located opposite the site on Manning Street.

The site, along with much of the surrounding area, has been cleared of buildings. A number of the plots are identified as ruins. The complex of buildings to the north of the site has been consolidated into one large tannery building. Part of the Leathermarket building has been destroyed including most of the collonaded oval. The industrial nature of the area is still apparent. Tanneries, fur dressing and dying works, and lift works can be identified.


OS 25inch 1890s-1920s

London/TQ 1947-1964

G.3 Historical Maps

75

Appendix_H Peverill House Site Analysis

Estate Boundary

H.1 Site Boundary

Location Key Plan

Borough

London Bridge

Elephant & Castle


Core strategy:

The Bermondsey Street conservation area lies to the east of the site. The A2, a classified A road is to the south of the site.


Map key - PTAL

0 (W ors t) 1a 1b 2 3 4 5 6a 6b (Bes t)

Map layers


1 Prioress St, London SE1 4TE, UK


Grid Cell: 73983



Day of Week M-F

Time Period AM Peak

Walk Speed 4.8 kph







TRANSPORT

FOR LONDON


5

H.2 Site Information

PTAL:

The site has a PTAL rating of 5 on its western side and 4 on its eastern side. This rating informs proposed densities on the site in accordance with the London Plan and also affects the provision of parking spaces etc.

Flood risk:


Opportunity Area

Classified A -Road

District Centre

Open Space

Conservation Area

77





Listed buildings:

There are no listed buildings in the immediate vicinity of the site. The nearest listing being Tabard street centre (Former Tabard street school).

SITE

SITE


The site is undeveloped farm land. There are two inns nearby: the Harp Inn and the Bull Inn. There have been inns situated at this site for more than six hundred years, and excavations during the rebuilding of the inn in the 1890s came across several previous foundations and a hidden hoard of ancient coins. It was the point at which coaches travelling along the Old Kent Road to or from the City of London set down or picked up passengers travelling to or from the West End. The inn was situated on land owned by the City of London Corporation, and its sign was the coat of arms of the Worshipful Company of Tylers and Bricklayers.

The site has been developed, Potier Street and Regent Street(now Prioress Street) have been established. The school building opposite the site has been built. This extant today although it has been recently converted to apartments.

Much of the surrounding context has been cleared of development. The area was heavily bombed between October 1940 and June 1941. Several locations on the map are marked as ruins. Housing has in some cases been replaced with industrial buildings; for example the engineeering works and printing works on Cardinal Bourne Street. The site itself appears to be more or less unchanged, the buildings along Prioress Street may have been joined together to make larger properties or the street may have been redeveloped completely with larger properties.


OS 25inch 1890s-1920s

London/TQ 1947-1964

H.3 Historical Maps

79

Appendix_I Resident’s Charter

JMB/CBS Residents’ Charter

Who are the CBS?

Leathermarket Community Benefits Society (CBS) is a democratic, community-led organisation, set up in response to residents’ concerns about the lack of affordable housing available in the local area. The CBS aims to meet residents’ housing needs by working for and with the community to build much-needed, high-quality and genuinely affordable homes that the community can be proud of.

How is the CBS working with local residents?

Residents are at the heart of the process of developing new homes and public spaces, ensuring plans reflect the needs and aspirations of the community and encouraging residents to actively participate in transforming their neighbourhoods.

Residents’ involvement starts from the very beginning of the development process to enable the community’s interests to genuinely guide the development.

Residents’ consultations take place at every stage of the process. Ideas and feedback from each consultation are used to influence and shape the design of the development - from the type of provision and height to floorplans and materials.

We began the development of our first new homes, on Kipling and Lawson Estates, with a com-pletely blank sheet of paper, asking the community to shape the parameters and priorities for the new homes and public spaces on their estates. Residents’ feedback shaped the designs at every stage, resulting in a final design that met community needs and interests.

LCBS Estate Improvement Plan - 20 year vision

The Estate Improvement Plan identifies ideas and opportunities for integrating estate improve-ments and the provision of truly affordable new homes across the JMB estates - over the next 20 years.

The Plan was produced following consultation with JMB residents at five workshops and from 500 completed residents’ surveys. Residents identified existing needs on their estates, as well as future opportunities for developing new homes.

Residents’ involvement is key and the first step to taking forward any of the ideas and opportuni-ties set out in this plan, ensuring that the community’s needs and interests will continue to gen-uinely guide development. Consultation will start with a blank sheet to obtain the community’s ideas for any of the development opportunities identified in the Plan, and to consider whether the opportunities should be delivered now (1-2 years), soon (2-5 years), or later (10-20 years).

CBSLeathermarket


81

Appendix_J Location Plan


11

4

7

8

9 10

12

1

3

5 6

2

Key:

1. Elim Estate

2. Meakin Estate

3. Cluny Estate

4. Lawson Estate

5. Tyers Estate

6. Whites Grounds Estate

7. Snowsfields Estate

8. Kipling Estate

9. Lockyer Estate

10. Crosby Row

11. Hamilton Square

12. Peverill House

Appendix_K Leathermarket Community Benefits Society Estates

83

Unit 305 Metropolitain Wharf

70 Wapping Wall, London

E1W 3SS

t: +44 (0)20 7234 9330w: www.bellphillips.com

Documents

2 Elim Estate Consultation Boards - Leathermarket CBS€¦ · 2 Elim Estate 2.2 Consultation Boards 10 LCBS Estate Improvement Plan January 2018. F - New JMB Head Office Move the