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Wyndham Road & Redcar StreetDate: 09/10/2015++ +
Southwark Regeneration in Partnership Programme
Our aims:This project forms part of an ongoing programme by Southwark Council to provide:
• 11,000 new council homes by 2043 & 1,500 by 2018.
• Build the right kind of homes to meet a range of
needs, with all homes built to lifetime home standards
and 10% built to be fully wheelchair accessible.
• Provide well integrated homes, split equally between social rent, intermediate rent and private sale.
• Meaningful consultation and engagement with residents.
• Make 50% of new council homes available to tenants living in an agreed estate boundary.
• Build high-quality, secure, sustainable homes with low running costs.
The site:
Camberwell New Road
Our Vision:The council’s vision for the borough aims to:
• Achieve sustainable development by balancing environmental, social and economic needs to ensure a good quality of life for people now and in the long term.
• Continue to reflect our diverse cultures positively.
• Reduce the inequalities between people and
communities through creating successful places.
• Build more housing and meet the needs of our diverse population.
• This includes how we can provide family housing for first-time buyers, social rented housing, intermediate housing and different types of housing such as flats and houses.
Towards
Oval & Vauxhall
Towards
Camberwell
Wyndham Road
Councillor S
treet
The Highshore School
Ark All Saints Academy
Redcar Street Comber Grove
Primary School
Towards Burgess
Park & Old Kent Road
Finley Court
Brandon Baptist Centre
Carey Court
Corbet House
The Southwark Regeneration in Partnership Programme aims to deliver new homes and facilities through joint partnerships with developers to maximise the regeneration outcomes and benefits.
Wyndham Road & Redcar StreetDate: 09/10/2015++ +
About the site
Centre of site poorly overlooking from surrounding streets
Poor security to back gardens and parking areas
Camberwell New Road
Wyndham Road
Councillor Street
Ark All Saints Academy
Redcar Street
Finley Court
Brandon Baptist Centre
Carey Court
Corbet House
Existing housing overlooking neighbours
Out of date buildings needing investment
Inactive street frontages
Wyndham Road & Redcar StreetDate: 09/10/2015++ +
Site Strategy
Parks and Open SpacesConservation Area Controlled Parking Zones
Key Benefits of Proposal:• Replacement of 45 existing homes to modern standards• Provision of up to 75 new homes, including Carey Court and Finley Court, • A third of all additional homes to be council homes for rent allocated using a local lettings
policy, with a similar number offered for intermediate rent • New layout will improve overlooking & security to the centre of the site.• Security for neighbouring housing improved to rear gardens• Access to the rear of shops and homes on Camberwell New Road improved and made safer• Re-provision of Brandon Baptist Church in a purpose built new building located in a more prominent location
• Construction phased to avoid need for existing residents needing to move off-site
Existing buildings
Proposed New Buildings
Proposed New Church
Rear of existing homes overlooking the site
Rear of existing homes / shops overlooking site + requiring rear access
Internal access road
Existing building line reinforced with new buildingsSchool frontage overlooking site New access roads
No through road
Improved visibility/security
Private communal spaces
Homes overlook spaces
Brandon Church opening out to Camberwell New Road
Trees
Religious building
Educational Building
Post Office
Retail areas
Bars
Restaurants
Wyndham Road
Camberwell New Road
Councillor S
treet
Redcar Street
Farmers Road
NEUTRALAGREE DISAGREE
Have your say...
Wyndham Road & Redcar StreetDate: 09/10/2015++ +
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First floor plan: NTS
Second floor plan: NTS
Third floor plan: NTS
Fourth floor plan: NTS
Fifth floor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Redcar S
treet
Councillor Street
Cam
berwell N
ew R
oad
W
W
W
W
W W
W
Proposals
Proposed view looking east along Wyndham Road
Are the buildings on Wyndham Road the right size?
Is the new Church in the right place?
124 Homes + 21 Parking Spaces
View of proposed development
Ground Floor
Are the existing buildings too overlooked?
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First floor plan: NTS
Second floor plan: NTS
Third floor plan: NTS
Fourth floor plan: NTS
Fifth floor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
W
W
W
W
W W
W
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First oor plan: NTS plplan: NTS
Second oor plan: NTS
Third oor plan: NTS
Fourth oor plan: NTS
Fifth oor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
12m12m7.5m
12m 21m
16m
12.5m
19m
11.5m
29.5m
W
W
W
W
W
W
W W
W
Intermediate Tenure
1
2
Brandon Church
Wyndham Road
1
School
NEUTRALAGREE DISAGREE
Have your say...
Wyndham Road & Redcar StreetDate: 09/10/2015++ +
Proposals
First Floor
Proposed view of corner of Councillor Street & Redcar Street View of proposed development
124 Homes + 21 Parking Spaces
Are the buildings on Redcar Street and Councillor Street the right size?
Do the new buildings have enough outdoor space?
Is there enough parking ? Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First oor plan: NTS plplan: NTS
Second oor plan: NTS
Third oor plan: NTS
Fourth oor plan: NTS
Fifth oor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
12m12m7.5m
12m 21m
16m
12.5m
19m
11.5m
29.5m
W
W
W
W
W
W
W W
W
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First oor plan: NTS plplan: NTS
Second oor plan: NTS
Third oor plan: NTS
Fourth oor plan: NTS
Fifth oor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
12m12m7.5m
12m 21m
16m
12.5m
19m
11.5m
29.5m
W
W
W
W
W
W
W W
W
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First oor plan: NTS plplan: NTS
Second oor plan: NTS
Third oor plan: NTS
Fourth oor plan: NTS
Fifth oor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
12m12m7.5m
12m 21m
16m
12.5m
19m
11.5m
29.5m
W
W
W
W
W
W
W W
W
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First oor plan: NTS plplan: NTS
Second oor plan: NTS
Third oor plan: NTS
Fourth oor plan: NTS
Fifth oor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
12m12m7.5m
12m 21m
16m
12.5m
19m
11.5m
29.5m
W
W
W
W
W
W
W W
W
Second Floor
Third Floor Fourth & Fifth Floors
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First oor plan: NTS plplan: NTS
Second oor plan: NTS
Third oor plan: NTS
Fourth oor plan: NTS
Fifth oor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
12m12m7.5m
12m 21m
16m
12.5m
19m
11.5m
29.5m
W
W
W
W
W
W
W W
W
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First floor plan: NTS
Second floor plan: NTS
Third floor plan: NTS
Fourth floor plan: NTS
Fifth floor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Redcar S
treet
Councillor Street
Cam
berwell N
ew R
oad
W
W
W
W
W W
W
Wyndham Road / Redcar Street - 30.09.2015Adam Khan Architects + East Architecture + Levitt Bernstein Associates 7
Ground Floor Plan : NTS
Wyndham Road / Redcar Street - Option 7e
First oor plan: NTS plplan: NTS
Second oor plan: NTS
Third oor plan: NTS
Fourth oor plan: NTS
Fifth oor to Eighth Floor plan: NTS
W
TenureSocial Rent
Shared Ownership
Private Sale
Sheltered Housing
Reprovision
1bed
2bed
3bed
4bed
wheelchair accessible dwelling
Mix
Church W W W
W
W
W
W
W
W
Bins/Bikes
Bins/Bikes
Bins/Bikes
Bins/Bikes
Wyndham Road
Red
car Street
Councillor Street
Cam
berwell N
ew R
oad
12m12m7.5m
12m 21m
16m
12.5m
19m
11.5m
29.5m
W
W
W
W
W
W
W W
W
Intermediate Tenure
New residential building
Redcar Street
2
Carey Court
Councillor Street
Redcar Street
Councillor Street
Wyndham Road & Redcar StreetDate: 09/10/2015++ +
Phasing
Existing development
Corbet House residents re-housed off site & building demolished
PH
AS
E 1
PH
AS
E 2
AP
HA
SE
2B
Completion of new Church & 37 new homes
Demolition of existing Brandon Baptist Church Completion of 11 new homes
Finley Court Residents rehoused and Finley Court demolished
Completion of 39 new homes
Carey court residents rehoused and Carey Court demolished
Completion of remaining 25 homes View of completed proposed development
EX
IST
ING
PH
AS
E 3
DEMOLITION NEW BUILDINGS
Councillor Street
Redcar Street
Wyndham Road
Camberwell New Road
Councillor Street
Camberwell New
Road
Wyndham Road & Redcar StreetDate: 09/10/2015++ +
What Happens Next...Project Timeline:
Have your say & get involved... The team...
Tell us what you like
Tell us what you don’t like
In collaboration with:
How to get involved?
• Throughout the project the Council will be involving those who live,
work and may be affected by any changes, in line with the Council’s
‘Charter of Principles’ (see the Council’s web site for details)
• This will include a series of public exhibitions and workshops held
this Autumn and Winter open to all
• If you would like to be kept informed of progress with this project
please contact: [email protected]
+
+
+
2015
TODAYConsultation Early 2017
Phase 1 construction
starts
2016 2017 2018 2019 2020 2021
Summer 2016
Planning Submitted
Mid 2020Phase 3
construction starts
Mid 2018 Phase 2A
construction starts
Mid 2019Phase 2B
construction starts
Late 2021Phase 3
construction finishes