Planning Issues

As previously discussed in the Design Thesis chapter, Draper Estate sits within an area subject to a regeneration scheme. Elephant and Castle Regeneration Scheme is a £3bn programme promising to create a new and exciting destination for London within the coming 15 years.

As per the Supplementary Planning Document, the scheme drafts out the future of the area in terms of its built environment as well as the cultural and leisure aspects it has been considered crucial in defining the main postulates of the design thesis. The project is thus proposed to be considered as part of the original regeneration scheme by meeting the following criteria:

- provision of council homes [as part of a direct delivery initiative 11 000 new council housing units are to be provided across Southwark Borough3]

- extension of the pedestrianised retail and leisure area from the old shopping centre towards Draper Estate

- provision of new job opportunities for local businesses that would be accommodated on the ground levels of the proposed design

- inclusion of ‘nature’ by providing a food growing farm as well as an orchard park nestled between the buildings.

It is speculated that by meeting the above-mentioned points the proposal has the potential to become a part of a wider regeneration scheme, staying true to its core postulate of returning the value to modernist council estates and exploring new ways of regeneration, or rather retrofit, without displacement.

The Regeneration Scheme currently proposed by the Southwark Council [left] vs the scheme integrating the thesis proposal [right]

I would propose that the Application for Planning Approval would have to be submitted in conjunction with the overall regeneration scheme serving as its extension. I believe that by addressing the key postulates of the E&C Regeneration Scheme, the thesis proposal itself becomes a valid solution to providing new homes and creating improved public areas.

Complimentary to the Planning Application another document allowing for adapting individual flat sizes is necessary. I propose the extension works to be allowed under a Permitted Development agreement following a previously specified and approved by the Council set of rules particular to the project. All construction works would be subject to Building Control approval. Establishing an internal agreement between the estate and the council would facilitate the extension processes and decrease the complexity of filing individual applications by the residents.

I do acknowledge that due to the character of the design [a raised concrete frame housing scheme attached to an existing residential structure and involving demolition of some of the existing semi-detached houses] the scheme would pose a number of concerns at the planning stage. I would thus encourage pre-planning consultations to be organised on site to address the most pressing issues and ensure that sufficient solution is proposed at the design stage of the project.

I have identified a number of issues that might evoke particular concern such as overshadowing of the existing environment, undermining the existing foundations, the need for a carefully planned phasing schedule to minimise disturbance on site and a temporary rehousing schedule for some of the existing residents until the phased construction works come to a completion.

I realise that the scheme of such nature poses a significant number of risks as well as disruption levels particularly during the construction stage. This together with substantial costs of designing and erecting a concrete frame raised above existing housing estate is predicted to raise many eyebrows among the Planing Department of the Southwark Council. Thus I would propose Section 106 Agreements to be drafted to provide planning obligations aiming at balancing the pressures created by the proposed development by offering substantial improvements to the surrounding areas and contributing positively to the existing communities.

The scheme consists of council housing units intertwined with amenity spaces for play, growing and relaxing. At the ground level a new farming park is proposed to provide a green public space available to both the residents of the estate as well as users of the Elephant and Castle area. The new scheme is proposed to be integrated with the currently underway regeneration scheme extending the town centre outside of the roundabout area. The above mentioned strategies/design components satisfy the obligations such as public open spaces, affordable housing and town centre improvements.