Build Up London Bridge Project

1

URBAN TRACK

URBAN TRACK

The ArCollaborative

WITH THE KIND SUPPORTPREPARED BY: CLIENT:

Copyright © 2010

URBAN TRACK

2

CONTENTS

1. SCOPE 1.1 Project background 1.2 Summary of brief

2. CONTEXT 2.1 Townscape 2.2 Planning Policy

3. CONSULTATION 3.1 Vision 3.2 Detailed responses

4. URBAN STRATIGIES Overview 4.1 Overview of proposed strategies 4.2 Links using Retail Strategy 4.3 Links using Public Realm 4.4 Links by Circulation routes 4.5 Leisure Events - Anchors & Canvases 4.6 Lungs 4.7 Lights 5. PRIORITY INTERVENTIONS 5.1 Overview of Interventions 5.2 Tooley Street 5.3 Bermondsey Street 5.4 Bermondsey Street Tunnel 5.5 Holyrood Street 5.6CrucifixLane 5.7 Linking St John’s Street with Druid Street 5.8LinkingStThomasStreetandCrucifixLane 5.9SnowfieldsRoad 5.10 Leisure Event Strategy

6. METHODOLOGY 6.1 Summary & Moving Forward 6.2 Time scale

7. Acknowledgements

The ArCollaborative

3

URBAN TRACK 1. SCOPE

EVENTS

LINKS LIGHTS

LUNGS LEISURE EVENTS

URBAN TRACK

4

1.1 Project BackgroundUNIVERSITY OF WESTMINSTER

The University of Westminster’s Build Up project is a programme aimed at London’s built environment and related professionals who are unemployed or are significantly underemployed in their chosen field.

ARCOLLABORATIVE

This project has been developed by a number of professionals who have come together from a diverse cultural and profession-al experience background.

This breadth and depth of experience within the group has resulted in a creative, vibrant project that encompasses the group’s professional acumen, knowledge and experience working within the built up environment and regeneration issues.

TEAM LONDON BRIDGE

In November 2005, rate-paying organisations based in the Lon-don Bridge – Tower Bridge area voted to create a Business Im-provement District and pay annual contributions towards a fund used for services, projects and events that benefit businesses and employees located in the London Bridge area.

Business-led & fully independent, Team London Bridge has been set up to manage the area and look after this fund.

1. SCOPE

5

URBAN TRACK 1.1 Summary of Brief

A Tale of two cities

The Victorian viaduct forms an insurmountable barrier right in the heart of the London Bridge area. It divides the area in two, like a medieval wall separating the wealth of the city from those from the historic and bohemian Bermondsey Street area. Leg-ibility is poor, which may explain why the viaduct is as much a physical barrier as it is a physiological one. While Southwark Council has completed some excellent work on cleaning and lighting the tunnels under London Bridge this is just a start. Feedback from local workers, residents and especially visitors is that people do not venture south through the tunnels due a continued poor and intimidating environment, a fear of crime, poor signage and a lack of people and businesses. This hinders the knitting together of the world class river front with the his-toric and bohemian Bermondsey Street neighbourhood.

The project has focused on design proposals to improve the areas in and around the system of arches that run from Tower Bridge Road through to St. Thomas Street.

Project aims:• Business & stakeholder consultation.• Identifying public realm improvements.• Improve north-south pedestrian links.• Identify areas which had potential for possible future Team London Bridge capital projects.

1. SCOPE

A tale of two cities

The ArCollaborative

The ArCollaborative The ArCollaborative The ArCollaborative The ArCollaborative

Tooley Street Shand Street St.Thomas StreetTooley Street

URBAN TRACK

6

2. CONTEXT

LINKS LIGHTS


7

URBAN TRACK

Crucifix Lane

2.1 Townscape

Tooley Street – St. Johns Church Yard

The church yard offers a place for quiet contemplation and relaxation and direct route from Tooley Street and St. Thomas Street through to Tower Bridge Road. Hidden from view, with very poor entrances the park appears uncared for and unwel-coming and as a consequence is little used. A great shame in an area lacking in green space.

Druid Street

The railway arches and the viaduct act as a physical and physiological barrier. The one way system encourages traffic to speed through the area which contributes to a threatening pedestrian environment. The physical appearance of the area is deprived, poorly lit in places and with business usages that contribute to dead frontages.

DruidStreetontoCrucifixLaneTunnel

Crucifix Lane underpass is relatively short and therefore clear lines of vision can be obtained. Yet it still has a threatening atmosphere due to its physical condition and poor lighting. The lack of footfall, blackened brickwork, railings and poorly positioned bin stores contribute to a sense of foreboding.

2. 2. CONTEXT

View of Tower Bridge Road from Pottersfield Park

The ArCollaborative

The ArCollaborative

Druid Street

The ArCollaborative

URBAN TRACK

8

Bermondsey Street, St. Thomas Street junction

The promise of historic Bermondsey Street is hindered by the menacing appearance of St. Thomas Street and Cruci-fix Lane. Bermondsey Street tunnel remains under lit during the day. This is a key decision point in terms of pedestrian movement, yet fast moving and heavy traffic makes this an uninviting area – a place to move through and not to linger.

2.1 Townscape 2. CONTEXT

St. John’s Park

The ArCollaborative

The ArCollaborative

CrucifixLane

The streetscape is generally cluttered. Traffic is proceeding at intervals at high speed

St. John’s Park

The churchyard offers a place for quiet contemplation and relaxation, yet it is under used because it appears uncared for and therefore unwelcoming. Pedestrian desire lines show a direct, diagonal route through the Park; one gets the sense that few people stop.

St.Thomas Str - Shand Tunnel

Crucifix Lane - Bermondsey Street

The ArCollaborative

The ArCollaborative

9

URBAN TRACK 2.2 Planning policy2. CONTEXT

The project realises the potential of the regeneration under the area’s LDF & Core Strategy. Through the Shard & the Gem and other high-rise developments, a new and floating population will come to the area. The project facilitates the increased footfall and delivers on, the needs of London Bridge, in particularly as identified, through:

• Facilitating, directing, and encouraging movement flow north-south to break the current perceived barrier created by the railway and its viaducts.• Enhancing and promoting the character of the area and its important sites.• Improving the walking/cycling experience in the area with connections, linkages, and enhancements that draw and lead people along the way, in a thoughtful and strategic manner, through existing open/green spaces and retail/entertainment opportunity areas.• Promoting an attractive, convenient, lively and friendly environment for the people living and working in the area, enabling Southwark and London to grow and prosper.

This proposal facilitates the movement of pedestrians (visitors, workers, and community) throughout the area in a strategic manner that encourages the spread of businesses and can have a positive impact on areas adjacent to it. This is particularly applicable to the London Bridge area where such pedestrian movement proposals can increase footfall bringing the commerce for small businesses (cafes, restaurants, pubs, etc.) along the streets/spaces directly south of the railway arches.

Signage is also an important way finding tool and should not be confused with adding additional street clutter. This strategy recommends the implementation of the Legible London (LL) pedestrian sign system to meet sign requirements. It has been developed by Transport for London (TFL) and has been intro-duced in other parts of the Capital.

Improvement of pedestrian paths in the London Bridge area, through proposals can enhance the public realm and rational-ises movement organically through it; promoting the place’s dis-tinct character.

Walking /Cycling Improvements

Character Areas

Open Spaces

Important Sites

Encourages Movement Flow

Possible green links between Open Spaces

Opportunity Areas

URBAN TRACK

10

3. CONSULTATION

LINKS LIGHTS


11

URBAN TRACK 3.1 Vision3. CONSULTATION

n

new bicycle path ?

the

fenc

e w

all i

s an

obs

olet

e re

mna

nt o

f a lo

ng a

go

chur

chya

rd s

patia

l artic

ulat

ion

the new building has negotiated its placeyet it is up to park side to negotiate relation with the corner building unnecessary park wall that protects

nothing at all, hard edge separatingthe street pavement and the lawn

Fai

r Stree

t , v

ery

low

veh

icul

ar tr

afic

rat

e an

d no

t muc

h of

nec

esity

can

it be

com

e pe

dest

riani

zed

and

turn

ed to

a h

andf

ul ti

me

a ye

ar

fair

site

?

the surgery’s exclusivesiting is got to be exploitedin narrating this corner of the park

c o r r e

s p

o n

d e

n c

e

c o r r e s p o n d e n c e

acquiring the territory before the wall

and assigning it to Poterfields park

demolition of the wall

pedestrian crossing ?

at the moment it may look like that the triangular place around the figure is remoted to the St John’s and Potersfield park assemblybut the soon the corner is developed there will be need to integrate Tower Bridge pedestrian routes with the inner Tooley St when it will be required to look into the triangle.

nearly 50M long plain brick wall without any openings right along the line of correspondence of the two parks. This wall is a potential feature in this placein a way that could be used as a side by guiding device between the two parks. How?

pave

ment on b

oth

sid

es

of th

e T

oole

y S

treet to

be g

iven

som

e o

f both

park

s

site for new children playground?

hard

bou

ndar

y to

the

stre

et

with

a s

pace

of n

o m

eani

ng a

t all

rem

ovin

g, o

peni

ng u

p th

e pa

rk?

acci

dent

ally

it c

reat

es s

hifts

of v

isio

ns in

fiel

ds

movi

ng the entr

ance

to the p

ark

few

mete

rs d

ow

n the r

oad

Consultees

Southwark councillors

Southwark council Parks

Fair housing services tenant management organisation

London businesses ,Residents and TRAs

Potters Field park management trust

More London(residents)

Managers

London borough of Southwark

Clients

Southwark council Parks

Southwark diocese

Complement the provision of amenity and facilities

Enhance visual and recreational appeal of St john’s

permeability and ecological issues within Park

Hydrology Report

Soil Analysis

Site Preparation

Plant selection and installation

Signage selection and installation

Play equipment selection and installation

After care and maintenance solution

New site plan(providing for greater play area

Lightning Systems selection and solutions

Provision for a floating park

Recreation

Rest and Relaxation

Pedestrian Route

Children's play

Existing Facilities

Shrubs and herbaceous planting

Seating

Play Equipment

Paths Surfaces

Entrance facilities

Art works

St. John’s Park links

SECTION 106

SPD

LOCAL POLICIES

TOOLEY STREET

URBAN FOREST

SHAREHOLDERS

SHAREHOLDERS

The ArCollaborative

Our aim is to create a more attractive route to the roads running South of Tooley Street for non motor vehicles by improving the public realm promoting key anchor and canvass points to create a sense of place that leads people through the viaducts to the bespoke retail offer, cafe culture and other attractions be-yond them using interventions that sensitively enhance and pro-mote the current landscape for which we have used the term ‘Urban Track’.

The ‘Urban Track’ proposes to tie this area together, acting as host to the interventions discussed in this report. The following principles have guided the development of this strategy:

• Space utilization must be integrated into the development of pedestrian led solutions;• Key to success is the designing of public realm;• Information must be seamless as part of the space syntax – delivered consistently across the whole journey.

This report also provides guidance for integrating projects that can be developed in partnership with Team London Bridge or delivered solely by others.

PARKS

LINKS

URBAN TRACK

12

3.2 Overview

Stakeholder Overview

3. CONSULTATION

The consultation with local stakeholders within the study area in-cluded meeting resident groups, land lords, people working within the Creative Industry, developers both large & small, architects, Southwark Council, different scales of businesses, the full list is detailed above. The meetings were undertaken throughout the de-sign process and helped steer and scope the final design interven-tions proposed in order to accommodate local responses to the issues caused by the viaducts.

Despite the numerous consultations that have been undertaken within this area by others, there was no evidence of consultation fatigue; those we met had opinions they wanted to share on what they believed could be done to help alleviate the blocks caused by the viaducts. The responses have been grouped together accord-ing to the relevant streets.

”Cycle routes important”

”improve access for bikes on private landlords land”

”market in Bermondsey Tunnel”

Consultees

Arch 897 (Holyrood St)Architecture Foundation (Tooley St)Bermondsey Street Towers (Bermondsey St)Cracknell Landscape Architects (Holyrood St)David Rosenberg from Velrose (Tooley Street)Fashion & Textile Museum (Bermondsey St)Glass Blowing & Art Gallery (Bermondsey St)Greenwood Theatre (Weston Street)Igloo Developers (Bermondsey St)James Dinwiddie (Snowsfields)Mark Bacon (Crucifix Lane)Michael Davis (Melior Place)Pierre Garroudi Gallery (Crucifix Lane)Red Bull (Tooley Street)Renzo Piano Workshop (architects of the Shard) Shiva Ltd (Bermondsey St/ Crucifix Lane)Shunt (Bermondsey St)Team London Bridge staff (area side)Tim Morgan (Crucifix Lane)

”Better lighting in tunnels”

”Please slow the traffic”

”events and festivals”

Stakeholder presentation

Presentations and / or walk-about were also conducted with the following stake-holders:

Bermondsey Street Area PartnershipNetwork Rail / SpaciaRailway Heritage Trust Southwark Council officers Southwark Living StreetsTeam London Bridge Board of DirectorsTransport for London

An open evening and exhibition was held at the Bridge Lounge on the evening of Wednesday 10 March. This was widely publicised to the local business community and was attended by over 50 business people.

”link Pottersfield Park and St John’s Church yard”

”restore arches”

13

URBAN TRACK 4. URBAN STRATEGIES

LINKS LIGHTS


URBAN TRACK

14

4.1 Urban Strategies OverviewThe Urban Track proposal is in two parts: Urban Strategies: These are general approaches to linking the area together that could be applied in an endless variety of crea-tive interventions. We have suggested that there are four inter-linked strategies that can be used to intertwine the Urban Track:

These being:improving LINKS between neighbourhoods; using for example Circulation and Retail strategiesusing LIGHTS to enhance spaces at night; growing green LUNGS; & generating LEISURE EVENTS to enliven the area.

Interventions: These are specific proposals that apply the urban strategies to specific locations with the area.

The Urban Track itself posits to pathways in the area where both the Strategies and the Interventions can be applied. The inner track runs from Tooley Street to Bermondsey Street, Crucifix Lane, St John’s Street and shows the links between the green spaces. the outer Path Running from Borough Street, down Tow-er Bridge Road showing the link between the north and south pedestrian and cycle ways.

4. URBAN STRATEGIES

3 - Links by Circulation2 - Links1 - Lungs

4 - Lights 5 - Leisure Events - Anchor & Canvas 6 - Links by Retail

15

URBAN TRACK

RETAIL

4.2 Links using Retail StrategyThere is a vibrant retail scene along Tooley Street focussed on public attractions of National and International significance such as London Dungeons, London Experience, HMS Belfast, Borough Market and a plethora of cafes, restaurants and public houses. These are all within a 15 minute walk of London Bridge Station. By examining the current retail offer in this area and through our consultations we believe there is scope for further major national retail chains to make routes here including a mini supermarket to take advantage of the growing number of office and residen-tial properties that are being developed and gaps in the current market place. The retail offer to the South of the area along Ber-mondsey Street, Crucifix Lane etc is quite different with a bohe-mian feel; there are a wealth of Independent, highly stylised retail, art and craft shops with the current anchors being the Fashion & Textile Museum and The Design Museum and more recently Bermondsey Square.

The area is home to some very fashionable nightclubs which pro-vide a vibrant night scene with clubs such as ‘Jacks’ and ‘Cable’ being extremely popular for young trendy night clubbers. There is scope for the development of a live music and comedy venue to complement the current entertainment offer which also includes a thriving experimental artistic scene, fringe theatres, more main stream theatre and children’s theatre and community cinema.

BESPOKE

HIGH-STREET

4. URBAN STRATEGIES

Bermondsey Street Tunnel

The ArCollaborative

URBAN TRACK

16

LINKS THROUGH PUBLIC REALM

4.3 Links using Public RealmThe research has highlighted a series of existing public spaces that have the potential of being linked together to create the pro-posed ‘Urban Track’. The visual links would be achieved using canvases such as art features to lead people naturally along the path, and by creating gateways to draw people‘s attention to the paths access points.

The existing physical connections would be improved by shifting the parks entrances, opening up gateways, eliminating fences, and working on the pavement; its texture, style, and direction. The idea would be to make the flow from one park to another very obvious avoiding the need for a map. The map illustrated shows the parks and open spaces in green and the links in red. This idea is developed further on the next page.

4. URBAN STRATEGIES

The ArCollaborative

17

URBAN TRACK

The example illustrated here in red to show clarity, highlights that by using the same style and opening as that used on Pot-tersfied Park entrance to St John’s Park, the two areas can be linked visually.

Suggested priority projects:

Linking Potters Field Park across Tooley Street to St. John’s Church Yard.

Linking Crucifix Lane & St. Thomas Street by bridging the junc-tion at Bermondsey Street.

Linking St. John’s Church Yard to Crucifix Lane.

Tooley Street

4.3 Links using Public Realm4. URBAN STRATEGIES

The ArCollaborative

The ArCollaborative The ArCollaborative The ArCollaborative

The ArCollaborative

1

2

3 4

3

2

1

4

URBAN TRACK

18

4.4 Links through Circulation

CIRCULATION AND TRANSPORT STRATEGY

London Bridge is a major transport artery for all modes of trans-port including road, rail, cycle and river route ways. There are major developments to the transport system already planned which will be critical to the growth of the area and also have a positive impact on its economic viability with major building de-velopments such as The Shard already underway. Through our consultations what has been apparent is the need to integrate the transport system more effectively in order to make the area more dynamic and vibrant. The viaducts have already caused the area to be divided by creating major barriers to north south movement.

Main causes for concern are the speeds at which traffic moves around London Bridge, the one way system creates sporadic but fast moving flows of traffic which exacerbates movement as pedestrians feel unsafe. Returning to a two flow of traffic should help alleviate this situation; good examples where this has al-ready happened to good effect can be seen around Piccadilly and Pall Mall.

The transport strategy should include a system that: • Actively encourages pedestrians and cycling in the area • Has a carefully managed efficient public transport system • Supports road closures linked to an events strategy that encourages economic growth and north south pedestrian movement• Proactively encourages and delivers wider pavements• Improve lighting in and around viaducts to increase safety and reduce perception of crime

There is a major push towards sustainable transport that will gain momentum in the future and further help and support trans-port systems that are more pedestrian and cycle friendly; as an area facing major change it is right that London Bridge should take the lead and be at the forefront of such a change, This is supported by the current SPD out for public consultation.

PUBLIC TRANSPORT

LOCAL TRANSPORT

CYCLE ROUTES

4. URBAN STRATEGIES


The ArCollaborative

The ArCollaborative

19

URBAN TRACK 4.5 Leisure Events - Anchors & Canvases

The consultation flagged up the desire for events promoting the diverse and bohemian nature of the retail outlets on Bermondsey Street and suggested a ‘what’s on’ guide linking the north and south to promote further footfall movement across the area.

Artistic, physical and visual interventions on buildings and in the public realm could act as ‘anchors’ and ‘canvases’ to help draw people through the area and reinforce its character as a creative neighbourhood of gal-leries and artists.


The Bermondsey Street Partnership would like more events and have suggested hosting:

• a four day Christmas Fayre located under Bermondsey Tunnel to take advantage of the protection it affords from the elements;

• a monthly weekend fair that celebrates the design and fashion in the area linking with the events organised in and around Bermondsey Square.

ANCHORS & CANVASES

ANCHOR and LEGIBLE LONDON

CANVAS

-Canvases (short term/ long term) us-ing art, imaginative lighting and verti-cal gardens, on blank flank walls could create a sense of place that would lead people through the paths.

-Anchors (short term) places that can draw attention, attract people and work as markers to the urban track

4. URBAN STRATEGIES

Tooley Street / Weston Tunnel

Weston Street

Weston Street / Snowfields

The ArCollaborative

The ArCollaborative

The ArCollaborative

The ArCollaborative

Tooley StreetThe ArCollaborative

Crucifix Lane

The ArCollaborative

Crucifix Lane

The ArCollaborative

URBAN TRACK

20

Green Spaces - LUNGS

4.6 Lungs

The research has highlighted there are two distinct areas for circu-lar movement that could be more clearly defined through both bold and also sensitive smaller scale interventions:

Inner Circle: (marked in blue) running from Tooley Street to Bermondsey Street, Crucifix Lane, St John’s Street and shows the links between the green spaces

Outer circle: (marked in red) running from Borough Street, down Tower Bridge Road shows the link between the north and south pedestrian and cycle ways.

The results of this part of the research were so significant in our view in terms of linking up this area in a way that was different to the retail offer, but would complement it, through users discover-ing the area through different medium adding value and depth. We have focussed on how these connections can be further en-hanced to the benefit of current and potential users through both soft and hard interventions. The hard interventions focus on addi-tionality and are bolder in their design, changing gateways so that there are clear links between areas; compared to the soft inter-ventions which focus on developing an events strategy that would lead people into using this area, including the use of temporary art features.

4. URBAN STRATEGIES

The ArCollaborative

21

URBAN TRACK

Public spaces constitute a vital part of public life and are often referred to as the lungs of an area. Attractive, safe and acces-sible parks and green spaces deliver social, economic and en-vironmental benefits in addition to improving public health and wellbeing. At the same time parks provide many specific facili-ties for particular groups – sports players, children and carers, event organisers, nature conversationalists and many others.

The focus of this project has been to look at the current connec-tions between open spaces/meeting points and green areas.


• Installing a living green wall on the viaduct on Holyrood Street and potentially through into and onto the Ber mondsey Street Tunnel.

• Revealing the Snowfields Primary School garden space through the installation of artistically designed fencing that would be a feature in itself, revealing the garden beyond while respecting the privacy of our youngest citizens.

Proposed materials, vertical gardens and integrated public street furniture

4.6 Lungs4. URBAN STRATEGIES

The ArCollaborative The ArCollaborative

1

2

1 2 3

3

URBAN TRACK

22

BLUE PATH OF LIGHTS

4.7 Lights


4. URBAN STRATEGIES

The research highlighted an interesting inner path that could lead people through the arches and enhance north-south connections underneath the railway viaduct. Lighting is the key here. Although Southwark Council has com-pleted some excellent lighting projects as result of the Light at the End of the Tunnel report almost all those consulted noted that the tunnels (including Bermondsey Street) needed not just improved lighting but a wonderful mix of artistic lighting to show off the amazing architecture of the tunnels and viaducts. Many people commented on the funky lighting projects that are now a fabulous feature of the Bankside area.


• Lighting Shand and Barnham Street tunnels.

• Installing additional artistic lighting in and around the Bermondsey Street tunnel to build on the initial work re cently completed by Southwark Council.

To be considered as part of the wider events and cultural strategy for the area.

The ArCollaborative

The ArCollaborative

23

URBAN TRACK

DESIGN PATHThe research highlighted an interesting inner path (illustrated in blue) that could lead people through the arches and enhance north-south connections underneath the railways. It provides a pleasant journey towards interesting places such as those situ-ated on Bermondsey St, Bermondsey Sq, and the parks in this area all of which reside south of the archways.

Because the railway arches have such a significant presence, the suggested Blue Path of Light would be further enhanced by using Canvases along it to lead the flow of movement through them in an unobtrusive manner. Further intervention would be required to improve the general look and feel of this path by im-proving the surfaces of the brickwork through cleaning, adding general lighting, the application of art, and the use of vertical gardens to create a more attractive environment.

The legibility of the path could be further enhanced by: • Widening the pavements • Slowing traffic flow By making the inner blue path more pedestrian and cycle friend-ly and a nicer and more interesting environment in the area immediately next to as well as inside the arches, there would be a greater flow of pedestrian movement.

Skate park on Druid StreetBermondsey Street TunnelBermondsey Street

Inspirational images

Hanging structure with effect lighting Suffolk Street

2

London Bridge Railway Arches Project

The ArCollaborative Kathy Basheva Sofia Bouceddour Luis Caicedo Pier-Luigi Cavedine Julie Greer Matteo Mazzola Sam McCaffrey Adeola Oni Zoran Radivojevic Andrew Siddall

URBAN TRACK The Archways

Indicative map of the area

CONCEPT

PROPOSED ARTWORK & LIGHTING ON TUNNELSEXISTING

‘DESIGN PATH’ MAP

Hanging patterns and posters in the the tunnelsLondon Bridge Railway Arches Project




CONCEPT



4.7 Lights 4. URBAN STRATEGIES

London Bridge Railway Arches Project




CONCEPT



The ArCollaborative The ArCollaborative The ArCollaborative

21 3

1

URBAN TRACK

24

5. PRIORITY INTERVENTIONS

LINKS LIGHTS


25

URBAN TRACK

Legend

Raised shared surface

Border of intervention

Built area

Bespoke retail

Green public area

Pavement

Area under consultation

Opportunities for links in the archways

5.1 Overview of Interventions

Overview

This study has proposed an ‘Urban Track’ to tie this area to-gether by acting as a host to the priority interventions. The projects outlined can be delivered by a variety of stakeholders. Team London Bridge are advised to carry forward discussions with:

Southwark Council in relation to their proposals for St. John’s Church Yard;More London re designs for Tooley Street;TFL in relation to traffic calming measures; Network Rail re the railway arches; The Bermondsey Street Area Partnership as to the running of a themed street market; the business and resident community as to their support for the urban strategy and individual proposed interventions:

Priority interventions (in order of importance)LINKS Linking Crucifix Lane & St. Thomas Street Linking Potters Field Park to St. John’s Linking St. John’s to Crucifix LaneLIGHTS Shand & Barnham Street tunnels LUNGS Holyrood Street green wall SnowsfieldsLEISURE EVENTS Bermondsey St tunnel market & lighting

Scale 1:5000To Bermondsey Square

More London

N


URBAN TRACK

26

Tooley Street

Options for integrated fence and planters

Recommendations:• Careful management of pavement by London Dungeons to allow and encourage access to rest of Tooley Street and be-yond• Adoption of Legible London signage• Investment in viaduct entrance visible from Tooley Street us-ing lighting/greening/public art• Make connection of Pottersfield Park with St John’s Park us-ing Links strategy

Wider pavements

Legible London

Tooley Street

Tooley Street / Bermondsey Street

Consulted: large scale commercial company, pub landlord, large scale commercial developers, an architectsmall scale business

CONSULTEE RESPONSES

”Management of pavements bottle neck London Dungeons””London Bridge Experience driving out other uses, Intervention at Gateway to area e.g. Bermondsey Tunnel””Signage above tunnel - denoting which tunnel it is””Feature on far side of Bermondsey tunnel liked idea of vertical garden””Improve lighting during the day to lead people through the tunnel””Maintain independent shops and High Street Retail””More functional art”


27

URBAN TRACK

Bermondsey Street

Options for integrated Canvases and lights and use of the tunnel

Recommendations: • Lighting – Improve lighting during day so that it matches evening lighting – using Blue Path of Light Strategy. • Enhance appearance viaduct using either greening using vertical gardens/ 3D Art inspired by history of area/link with 2012 Olympics • Adopt Legible London signage • Opportunity to develop a Comedy /Music Club as this is lack-ing in area


View on Bermondsey Street towards the tunnel

Consulted: Commercial LetCultural Attraction Bermondsey Street Partnership

CONSULTEE RESPONSES

”wider pavements””slow down traffic””improved signage to area””Would like to see more intervention including greater lighting leading people through tunnel””active arches”Would support low cost intervention entrance to Bermondsey Street Tunnel

URBAN TRACK

28

Bermondsey Street TunnelRecommendations:• Strategies to slow down traffic• Adopt strategy to encourage active arches strategy• Widen pavements• Two way traffic• Improve signage to area• Adopt new Events strategy - monthly/quarterly market where part of street closed off for half a day• Lighting intervention - Inside tunnel lighting in centre – complement with a ’dado link’ along tunnel wave with Community Art set on plaques involve local schools e.g. Tower Bridge School & Snowfields School• Clean up entrance Bermondsey Tunnel

Bermondsey Street Tunnel before

Bermondsey Street Tunnel after

Lighting proposal

This is a key gateway to the area south of Tooley Street and as the longest viaduct in London is a real physical barrier in terms of movement. Bermondsey Street Tunnel has already seen a significant amount of work undertaken in order to reduce the perception of crime and safety issues


CONSULTEE RESPONSES

“Wider pavements, slow down traffic, Improved signage to area.”

“Events strategy to include monthly/quarterly market where part of street closed off for part of day”

“Concern over more rent rises if area developed further.”

29

URBAN TRACK Holyrood Road

Location of new bespoke retail in the archways

Surface clean-up

Recommendations:• Rejuvenate archesusing either colour scheme or replace current frontages with glass• Adopt active arches strategy• Reapir and widen pavements using cobble stones to add texture to area• Link lighting scheme to match that adopted at Bermondsey Tunnel• Adopt Legible London signage to area• Greening of area by adding vertical gardens inbetween arches• New parking regime will puch car litter to far end of Street• Remove blue gate reduce perception of crime• Clean up entrance to Bermondsey Tunnel

New bespoke retail

Plan of Holyrood Rd / Bermondsey TunnelConsulted: Commercial Let Social EnterpriseArchitect


CONSULTEE RESPONSES

“Widen and repair pavement, using cobbles” “Remove cars from street” “Better sign posting of building uses”

“Raised table junction Crucifix Lane/St John’s Street and Snowfields”

1

2 3

1

3

2

URBAN TRACK

30

Crucifix Lane

Options for integrated Canvases, lights and use of the tunnel

Recommendations:• Raised table at junction Bermondsey Tunnel/Snowfields/ St Thomas Street & Crucifix Lane• Create a piece of bespoke art for the signal box make it a feature or the area, sensitively done• Clean, repair and renovate bricks above arches and stone work to create historic significant area • Remove bin store on housing estate next to Shiva holdings replace with public realm - need to consult with residents: Function piece of art Sculpture inspired by history area/2012 Olympics Lighting scheme in line with Blue Path of Light Strategy

Before After

‘Canvas’


2

2

1

1

Crucifix Lane has a wealth of historic features along it that could act as an anchor for visitors. Home to the bottling & tanneries of old there is still evidence of its past

1

CONSULTEE RESPONSES

”Slow down traffic””renovate brick work around arches””would support improved lighting and 3D Art as an anchor for area” ”Thames River inspired mural””Install a lighting scheme”

Consulted: Artistes Land lords

31

URBAN TRACK Linking St.Johns Park through Druid Street

Integrating shared surface for pedestrians and vehicles

Recommendations:• Cleaning viaduct entrances • Repair and renovate bricks above arches and stone work to create historic significant area • Adopt traffic calming measures• Widen pavement• Create a two way traffic system


1

1Consulted: ArtistesLand lords

CONSULTEE RESPONSES

”Slow down traffic””renovate brick work around arches””would support improved lighting””3D Art as an anchor for area” ”change one way traffic system to two way”

URBAN TRACK

32

Linking St. Thomas Street and Crucifix Lane

Recommendations:• Adopt traffic calming measures• Widen pavement• Creat a two way traffic system• Adopt Active frontages strategy• Create a raised table at junction • Repair and renovate bricks above arches and stone work to create historic significant area


Shared surfaces in all indicated locations

1

1

22

Repair brick work to arches

Situated to the right, far side of Bermondsey Tunnel as you approach St Thomas Street from Tooley Street at the junction of Bermondsey Tunnel entrance, Bermondsey Street, Crucifix Lane

33

URBAN TRACK Snowfields Road

Options for integrated fence and planters

Recommendations:• Adopt traffic calming measures• Widen pavement• Create a two way traffic system• Create a raised table for whole area • Replace school fence with a more functional and bespoke piece of art to change atmosphere area


Consulted: Architect Resident Bermondsey Street Partnership

CONSULTEE RESPONSES

”Raised table junction Crucifix Lane/St John’s Street and Snowfields, extend to encompass whole area””Sense of belonging important plus the interaction between large and small organisation””invest in greater public amenities e.g. larger library, swimming pool improve school fencing using S106 contributions“ “Creative intervention input to include community and school children””Traffic calming measures””Replace school fence with a more functional and bespoke piece of art”

URBAN TRACK

34

Leisure Event Strategy5. PRIORITY INTERVENTIONS

PUBLIC REALM

The research highlighted the depth and diversity of the cul-tural offer within the study area from international attractions such as London Dungeons, HMS Belfast to National attrac-tions such as Borough Market, The Scoop, and Bermondsey’s Antique Market; to theatres and a plethora of cafes and bars, as well as a lively night club scene.

The current cultural offer whilst extremely diverse isn’t joined up and there are opportunities for cross marketing. The con-sultation flagged up the desire within the area to have a joined up approach to events and seek opportunities for more events in order to promote the diverse and bohemian style nature of the retail outlets and encourage greater footfall. The Bermond-sey Street Partnership, a very proactive community group, currently organises the Bermondsey Street Festival each September, they would like further opportunities to host more events such as a four day Christmas Fayre; ideally located under Bermondsey Tunnel to take advantage of the protection it affords from the elements; a monthly weekend fair that cel-ebrates the design and fashion in the area linking in with the events organised in and around Bermondsey Square. There are also regular events in Bermondsey Square such as the Fri-day antiques market and the new farmers market. There is po-tential to have a joint ‘what’s on’ guide linking events the north with the south to promote further footfall movement across the area. This would be considered as an alternative wayfinding system to any structural intervention.

In addition to providing a good quality network of public spaces and links between them, the proposed urban paths also pro-mote culture, visitor experience, leisure, and improve the look, feel, and safety of the area. The enhanced links and movement paths for pedestrians and cyclists in the London Bridge area would have the effect of providing a better knit for the commu-nity of the two areas north and south of the viaduct by improv-ing access. The Urban Track proposal provides an effective strategy in which this may be achieved. The paths from the Urban Track are designed to reinforce ‘Bermondsey Village’, drawing and leading people through it and to it effectively.

In summary the improvement of pedestrian paths in the Lon-don Bridge area, through the design proposals of Urban Track, can enhance the public realm and rationalise movement or-ganically through it; promoting the place’s distinct character Blue Path and existing natural realm Green Path, benefiting all.

35

URBAN TRACK

ARCollaborative strongly believe in order to achieve the aspirations of the local business community; its residents, in-cluding those that work and live within the area a master plan is required so that as monies become available different schemes within it can be implemented.

The original brief highlighted the desire to have costings for 5 small scale projects of about £5,000 each and a larger more ambitious project at about £500,000. These detailed costings have fallen outside the scope of this project as it is the feeling of Arcollaborative that they should form part of the next stage of the design process and that this first stage has focussed on consultation and design options.

The Arcollaborative is well placed to be part of this second phase and would welcome the opportunity to cost one or more of the design proposals. In line with other regeneration projects any scheme must serve to regenerate the area in order to provide economic uplift.

This would be in keeping with our ambitions in any intervention we recommend seeking to encourage greater levels of pedes-trian movement north and south of the viaducts. The general recommendations such as cleaning the viaducts, improving general lighting, de-cluttering, repairing and widening pavements, signage can in our opinion be funded as distinct packages.

Lastly because the designs within the scheme would be devel-oped in such a way that they build on existing features within the area it is not essential or necessary to implement the entire scheme at the same time but in stages as and when monies become available.

6. METHODOLOGY 6.1 Summary and moving forward

URBAN TRACK

36

6. METHODOLOGY

The public realm covers the streets and public spaces that make up an area. Often it is what people remember most about an area and has a very important role to play in mak-ing places distinct and successful. A good public realm will help attract business to an area, help buffer activity from quiet places and improve amenity in residential neighbourhoods.

Bankside, Borough and London Bridge play an important role in enabling Southwark and London to grow and prosper. There are already a number of public realm projects underway in the area such as: Bankside Urban Forest Borough and Bankside Streetscape Improvement ProgrammeBermondsey Streetscape Improvement Programme London Bridge BID Street Enhancement planLight at the end of the tunnel

The project we are recommending should complement the works already taking place within this area. Some of the other major developments scheduled to take place within this area are illustrated here.

This proposal has evolved from, and delivers on, the needs of London Bridge, in particularly as identified under the area’s Local Development Framework and Core Strategy, through:

• Facilitating, directing, and encouraging movement flow north-south to break the current perceived barrier created by the railway and its viaducts. • Enhancing and promoting the character of the area and its important sites. • Improving the walking/cycling experience in the area with connections, linkages, and enhancements that draw and lead people along the way, in a thoughtful and strategic man-ner, through existing open/green spaces and retail/entertain-ment opportunity areas. • Promoting an attractive, convenient, lively and friend-ly environment for the people living and working in the area, enabling Southwark and London to grow and prosper.

6.2 Time Scale

37

URBAN TRACK

This project has been developed by a number of professionals who have come together from a diverse cultural and profes-sional experience background through Westminster Univer-sity’s Build Up Programme. This breadth and depth of ex-perience within the group has resulted in a creative, vibrant project that encompasses the group’s professional acumen, knowledge and experience working within the built up environ-ment and regeneration issues.

Thanks toTeam London BridgeRailway Heritage Trust Construction Support Group Red Bull,More LondonSpacia/Network RailArchitecture FoundationIgloo DevelopersCracknell Landscape ArchitectsSouthwark Council Officers including Heads of Public Realm and PlanningThe ShardGreenwood TheatreArch 897James DinwiddieMark BaconPierre Garroudi GalleryShiva LtdSouthwark Living StreetsTim MorganShuntBermondsey Street Area PartnershipMichael DavisDavid RosenbergGlass Blowing & Art GalleryFashion & Textile MuseumBermondsey Street Towers

7. ACKNOWLEDGEMENTS

LUIS M.CAICEDO SARDI – Researcher – Develop-ment Policy & Strategy Role: With Julie Greer, Luis developed the team’s response to the current planning policies for London Bridge, advising on the area’s Local Development Framework (LDF), Core Strategy, and Supplemen-tary Planning Document (SPDs). Experience and Qualifications: ICIOB, LEED AP, MSc Bldg Constr, BDes in Arch, Mnr BA. Luis brings eight years work experience in project management roles with reputable firms in the UK and abroad, in-cluding Bovis Lend Lease and Canary Wharf Group, exercising due diligence and delivering on projects from design to turnover. Luis is also project develop-er for the Eco-Health Pavilions proposal in London.

KATHY BASHEVA - Project Co-ordinator and archi-tectural consultant and designer – Design BriefRole: Kathy has led on the creative designs for the project, co-ordinating and developing the final project and supporting the consultation process.Experience and Qualifications: Masters Degree in Sustainable Architecture, B.Arch. from Tel-Aviv uni-versity.Kathy brings 15 years of international experience in architecture,a third of which has been in the field of green construction in UK. Kathy has led a multi-mil-lion pound private residential development and took part of the refurbishment of the East London Line. Kathy has experience in variety of projects, among others including a public buildings, master plans and urban regeneration proposals, residnetial and com-mercial schemese in Israel, China, Germany and the US.

ANDREW SIDDALL - Part II Architectural AssistantRole: Andrew contributed to the Movement & Circu-lation analysis; coordinated and produced the site analysis document and early presentation graphics; and was involved in the design process and the crea-tion of orthographic and rendered graphics. Experience and Qualifications: Master of Architec-ture (M. Arch) from the University of Calgary. An-drew’s UK work experience includes projects of varying scales from large-scale mixed use schemes to small interior projects, all located within greater London. In Canada, he worked on several propos-als for University and Government institutions and was involved though all of the stages of the building process for an office building.

SAM MCCAFFREY – Project Coordinator – Busi-ness ConsultationsRole: Sam has led the business consultations, scop-ing and delivering the report and been the main con-tact for businesses and Team London Bridge. Experience and Qualifications: MBA, MA Leisure & Tourism, BSc HONs Geography. Sam has a wealth of knowledge in respect of the Creative Industries having worked within Entertainment, Event and Theatre Management for over eighteen years in lo-cal authority, not for profit, student union and com-mercial settings. Sam also has experience of writing tenders, project instigation and management, along with fundraising experience. Sam brings compe-tence in ‘Place Making’ acquired through the HCA which supports regeneration and the development of sustainable communities.

MATTEO MAZZOLA - Architect - Project designerRole: Matteo has brought his contribution on several aspects of the project, leading on the Movement and Circulation analysis, on the TFL consultation and working on the design and graphics.Experience and Qualifications: MSc Arch – ARB - OAPPC MI. Matteo has gained a solid all round experience in over 11 years of work both in UK and in Italy in variety of projects and sectors. He has a keen interest in Sustainable Architecture and has completed a two years course held by ANAB Milano.

PIERLUIGI CAVEDINE – Architect ARB, Role: Project DesignerExperience and Qualification: Masters Degree in Ar-chitecture.PierLuigi worked in Italy in residential and urban projects and competitions, gained experience as tutor at Venice University of Architecture IUAV, and have been recently invoved in international projects.

ZORAN RADIVOJEVIC – Project DesignerRole: Ideas, planning and design team member Experience and Qualifications: BSc (HONs) Dip Arch RIBA II worked in several London based practices.

With kind thanks to Yen Nguyen, Sofia Bouceddour and Adeola Oni

JULIE A GREER - Researcher – Wayfinding, Conser-vation & Listed Building Policy,Role: With Luis Caicedo Sardi, Julie researched the integration of emerging major developments and the assessment of Southwark Policy, in particular the Supplementary Planning Policy and Conservation policy.Experience and Qualifications: DipTP, AA (Build’g Cons) RTPI, IHBC, Julie brings 20 years of experi-ence in town planning and urban design as principal design advisor to the Olympic Delivery Authority; Head of Design at Southwark Council and Senior Officer at Westminster Council. She led on major regeneration developments such as the Olympic Vil-lage, Olympic Park Wayfinding Strategy, the Shard, Bankside and Tate Modern. Julie is Director of Greer Pritchard, a design-led town planning consultancy.

RESEARCH AND SUPPORT

RESE

ARCH

AN

D D

ESIG

N

CON

SULT

ATIO

N A

ND

DES

IGN

URBAN TRACK

38

EVENTS

LINKS LIGHTS


Documents

Build Up London Bridge Project