Slippers Place Estate | Southwark - Residential Development - Pre-Planning Public Consultation January 2021 - Southwark Council
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Slippers Place Estate | Southwark
Residential Development
Pre-Planning Public Consultation
FBMArchitects January 2021
1 Welcome
Welcome to our consultation that outlines
proposals to develop the existing car parking
area on the corner of Slippers Place and
Stalham Street to provide new council homes
for council rent.
We presented our initial ideas for the site at a
drop-in event in September 2018.
To develop the scheme, we have since had:
• Four Project Group Meetings consisting of
local people who have contributed to the
design as it was developed.
• Stakeholder meetings with Southwark
Council officers consisting of Fire Safety,
Building Control, Maintenance, Housing,
Landscape and Highways officers.
• Meetings with Planning officers to discuss all
aspects of the proposal.
• Meetings with the Metropolitan Police to
discuss methods to reduce crime and anti-
social behaviour.
The first part of this document shows
background information about the site.
The second part describes the proposals in the
lead up to a formal planning submission - the
layout, the number and type of homes, the
appearance and the timescale ahead.
Prior to this formal submission, we are seeking
your feedback on the proposals shown here.
We look forward to hearing from you.
Thank you
The site from Southwark Park Road - from above and from the road - looking towards Stalham Street.
Slippers Place Estate | Southwark 2
2 Introduction
About Southwark Council
Southwark Council is committed to building 11,000
new council homes by 2043 with 2,500 council
homes by 2022.
Our vision:
• Build the right kind of homes to meet a range
of priority needs with good value build cost and
running cost.
• Create high quality and well integrated homes
where people want to live.
• Build more housing and meet the needs of our
diverse population.
• Use architecture to give more identity to a place, Clifton Estate / Clayton Road, Masterman House garages / Lomond Grove SE5
to encourage a stronger sense of community and
to reduce inequality.
Our aims:
• To address shortage of council housing for the
borough’s residents.
• To meet the needs of future generations.
• To develop a scheme that will be 100 per cent
council housing at council rents
• A minimum of 50 per cent of the new council
homes would be let to existing local council
tenants in housing need.
Examples of projects completed by the London
Borough of Southwark in recent years are shown to
the right.
169 Long Lane / Long Lane, SE1
Pre-Planning Public Consultation | January 2021 3 Introduction
About Fraser Brown MacKenna
Fraser Brown MacKenna Architects is a design led
and award winning practice with a strong track
record in creating popular places to live. Through
architecture that is human in scale and contextual
in response, we strive to create neighbourhoods
that are environmentally, socially and economically
sustainable.
We believe that the identity of a place is forged by
the individuals within a neighbourhood and the
bonds and networks they develop. As a practice we
are committed to engaging with each community
we serve; unlocking and employing the social
capital that already exists to create places that allow
communities to flourish and grow.
Examples of projects designed by FBM Architects Narford Road / Hackney, FBM Architects Pembury Circus / Hackney, FBM Architects
are shown on the right.
Pembury Circus / Hackney, FBM Architects
Slippers Place Estate | Southwark 4
About The Site
The site is located just off Southwark Park Road
in the Bermondsey area of the London Borough
of Southwark. It can be found to the southeast
corner of the Slippers Place Estate, at the corner of
Stalham Street and Slippers Place.
Matso
The 0.046 hectares sized site is currently used for
n Hou
Slippe
Southwark
parking which accommodates 12 spaces for use by Park
se
residents who have an estate parking permit. The
rs Pla
Hickling House
site also includes a row of pram sheds and a bin
ce
store to Matson House. Just to the left of one of the
2. View of the existing garages to the east of Matson House
main access paths into the estate, there is a further
9-space car park which is being retained. (2)
(3)
There are a range of storey heights surrounding the Stalham Street
site - from the three storey The Stanley Arms pub (4)
to the south, through to the seven storey building So (1)
ut
hw
of Marden Square and Lockwood Square to the ar
kP
north and west of the site. Hickling House to the ar
kR
oa
northwest of the site is four storeys whilst Matson d
House to the north is a six storey block with its
staircase facing towards the site.
Aerial view of the site from the south 3. View along the path between Hickling and Matson House
The proposal site benefits from a prominent corner
position and faces Southwark Park.
1. View from Stalham Street - southwest corner of the site. 4. View from the southeast corner of the site
Pre-Planning Public Consultation | January 2021 5 Welcome
3 Background
Area history
Slippers Place was a terrace dating from c.1850,
built between Southwark Park Road and the park
itself. It was built on ground particularly unsuited to
building as the area had previously been a series
of ditches and islands that fed into the main mill
stream to the north.
The current fenced sports court to the north of
the site was once the location of Hickling Street.
This street was a typical terrace of mid-Victorian
workmen’s cottages.
During the late 60’s, the site and surrounding area
to the north and west was cleared to make way for
a comprehensive re-development into the urban
configuration of today. 1846 1946
The site sits between Southwark Park Road and
Southwark Park. Southwark Park is the oldest
municipal park in the Borough of Southwark. It was
created for the people of Bermondsey, Rotherhithe
and Deptford.
View: London Sheet K - Ordnance Survey Six-inch England and Wales, 1842-1952
https://maps.nls.uk/view/102345861
1880 1961
Slippers Place Estate | Southwark 6
Planning context
The site is within an urban context within
Bermondsey area and has close proximity to
transport links and amenities.
The site has a Public Transport Accessibility Level
(PTAL) of 3 and close to areas of 4 or 5 - indicating
good accessibility to public transport.
As shown in the maps to the right, the site is
located in a zone 3 flood risk area, with The Thames
Barrier provided protection. There is a low risk
of flooding from river and water courses. As part
of the project team, we have a flood consultant
providing us with design advice.
Flood risk from river
PTAL Rating of the area (source: tfl.gov.uk ) Flood risk from surface water
Pre-Planning Public Consultation | January 2021 7 Background
Wider context and accessibility
The site is located in the centre of the borough
and is in close proximity to good transportation
connections:
• Bermondsey Station - 8 minute walk.
• Canada Water Station - 13 minute walk.
• Southwark Park Road & Jamaica Road provides a River Thames
variety of bus routes - an 8 minute walk.
Local open space and amenity including;
• Slippers Place Estate playspace - 1 minute walk
• Southwark Park - 2 minute walk.
There are also many local amenities located mainly A200
around Jamaica Road (A200), such as: Towards
London Bridge Bermondsey Canada Water
• Variety of shops and coffee shops.
• Schools & nurseries
300m 600m
100m
5 minutes’ walk 10 minutes’ walk
Southwark Park
Surrey Quays
A2206
Site
Main roads
Rail tracks
Parks and gardens
Train stations Towards
Greenwich
and Lewisham
Slippers Place Estate | Southwark 8
4 Analysis of the site
boundary
Opportunities
ts Court • Well connected to public transport. 6
4
• A good level of daylight and sunlight around the
hwark Park site due to south/east/west orientation.
• Potential views towards Southwark Park.
hwark Park• entrance
Close proximity to Southwark Park.
• Perimeter frontage towards Slippers Place,
Stalham Street and Southwark Park Road.
6
ntial views •towards
Prominent corner of Stalham Street and Slippers
SLIPP
SOUTHWARK
hwark Park Place facing Southwark Park.
ERS
4
ht of neighbouring buildings
1
7
strian route Site boundary
Sports Court
top _ P12 towards 4 6
y Quays and Brockley Rise
Southwark Park STALHAM
Southwark Park entrance 1
rds Bermondsey Station 3 3
6
Potential views towards
Southwark Park
d orientation of the site 4
4 Height of neighbouring buildings SO 2
1 UT
3 HW
7 AR
Pedestrian route
K
PA
R K
Bus stop _ P12 towards
Surrey Quays and Brockley Rise
Towards Bermondsey Station 3 3
1 4
3
Good orientation of the site
2
3
Plan showing site opportunities.
Pre-Planning Public Consultation | January 2021 9 Analysis of the site
4
route of
h Connection Tunnel
windows
Constraints
overlooking
• Potential overlooking issues from The Stanley
Arms Pub, Matson House and Hickling House.
overshaddowing
• The siteto
is on a ‘Protected viewing corridor’. 4 6
ens to Matson House
• Potential overshadowing consideration to the SOUTHWARK
rear gardens of Matson House.
neighbouring buildings
• Sewer running under the site
• Gas pipe running through the site
Bin store • Corner visibility splay (vehicle movements)
6
Site boundary
pram sheds
Viewing corridor.
Blackheath Point to St. Paul Catedral 4
SLIPPER
Potential route of 1
Greenwich Connection Tunnel
7
S
n route Existing windows
Potential overlooking
Potential overshaddowing to 6 STALHAM
4
rear gardens to Matson House
running throughHeight
theof site
4 neighbouring buildings
1
3 3
nning Core and Bin store
6
he site Unused pram sheds
4
Garages
2
1 SO
issue with visibility in the
Pedestrian route 7
3 UT
HW
AR
Sun path K
PA
Gas pipe running through the site RK
1
3 3
Sewer running
through the site
2
4
Potential issue with visibility in the
junction
3 3
Plan showing site opportunities.
4
3
Slippers Place Estate | Southwark 105 Proposed scheme
Scheme Benefits Scheme Summary
• Meeting local housing need. • 18 flats.
• The proposal delivers much needed 100% council homes at council rents. • Range of 1, 2 and 3-bed homes.
• A minimum of 50% of the new homes with be for local council tenants in
housing need as part of our local lettings policy. • 100% council rent housing.
• Improved entrance into the estate - open and offers natural surveillance. • All homes are accessible via a lift or have ground floor access.
• Improving existing pedestrian flows and creating an attractive route between • Compliant with Southwark design standards.
Stalham Street and the wider Slippers Place Estate.
• Improved amenity for local residents.
• Improving the landscape - new hedges, paving and trees.
• Secure cycle store inside the building for new residents.
• Re-provision of the existing Matson House bin store.
• Accessible and inclusive homes. • Potential for secure cycle storage for existing residents.
• Private amenity space to all flats. • Potential to re-provide some or a number of the car parking spaces.
• Majority of homes are dual aspect. • Private amenity space to all flats.
• Demolition of the existing pram stores removes areas of potential anti-social • The buildings hot water and heating will be provided by a low carbon energy
behaviour. source, helping to reduce energy consumption and costs.
• Improves the urban streetscape with a design that maximises the site’s
• Level access throughout with a full wheelchair accessible home to the
development opportunity, whilst carefully considering its impact on the
ground floor.
surrounding buildings.
• A good level of daylight and sunlight around the site due to south/east/west • Building will be fully compliant with Building Regulations.
orientation. Sunlight/daylight guidance standards compliant scheme.
• Fire safety considered throughout - Fire Consultant has reviewed the
• Architecture that gives more identity to a place, to encourage stronger sense proposals and there has been direct discussions with fire safety officers.
of community.
• Building will have sprinklers installed.
• Secure cycle store spaces for the new homes to encourage sustainable and
healthy living. Additional spaces proposed for existing estate residents. • Highly efficient LED lighting throughout the hall and residential units.
• Easily accessible bin store to mitigate against fly tipping.
Pre-Planning Public Consultation | January 2021 11 Proposed schemeProposed - Site plan
• The location and shape of the building creates a
new and improved landscaped area (A) . (D)
• The proposed building footprint removes
potential spaces for anti-social behaviour by
avoiding dark or hidden corners, including the
se
se
removal of the existing pram stores.
g Hou
g Hou
• Promotes passive surveillance by positioning
Hicklin
Hicklin
se
windows that overlook the public realm (B). House n Hou
n Matso
Matso
(C)
• Access route into the estate is opened up and LV
(F)
Slippe
LV Switchroom
Slippe
visual connection between Stalham Street is
Switchroom
existing bin
existing bin
improved by removing the ‘chicane’ route (C). bin store
rs Pla
(D)
bin store
r
s Plac
• New landscaped ‘pocket’ garden of planting and Cold Water
Plantroom
St.
Cold Water
Plantroom
St.
surface treatment (D).
e c
e
• Adjustment to the adjacent car park to provide
(B)
RWP
RWP
a wheelchair parking sized bay for the new Private garden
Private garden
24.0m²
wheelchair home(E).
RWP
24.0m²
her
RWP
Dishwas
CLR
below
over
(A)
Extract
her
Dishwas
CLR
below
over hob
Extract
hob
oven
built-in-
• Existing Matson House bin store access adjusted
oven
built-in-
Fridge
Fridge
Freezer
Freezer
with a new set of doors facing Slippers Place. No 2 BED (4P)
(D)
2 BED (4P) 88.0m²/ Wheelchair
Cycle
88.0m²/ Wheelchair
store
change to the upper floor refuse chutes(F).
Cycle
store
(E)
• Additional bike stores and re-provision of car Secondary
(B)
Secondary supply
bin store
parking spaces for estate residents shown in later
supply cupboard
cupboard bin store
sections of this presentation.
Stalham Street Stalham Street
notes drawing notes project drawing title
notes drawing notes Copyright : the copyright of this drawing is vested in N project drawing title Slippers Place Propo
Fraser Brown MacKenna Architects ltd. It shall not be N Slippers Place Proposed Ground Floor & Landsc
DRAFT
Copyright : the copyright of this drawing is vested in
Fraser Brown MacKenna Architects ltd. It shall not be used without permission by anyone for any purpose.
Landscape Plan
DRAFT
used without permission by anyone for any purpose. Do not scale drawings - use figured dimensions only. Stalham Street, London, SE16
All dimensions to be verified and checked on site. 2B/ 4P Unit WH
Do not scale drawings - use figured dimensions only. Stalham Street, London, SE16
All dimensions to be verified and checked on site. Read the drawing in conjunction with 2B/all4P Unit WH
related Entrance to residential lobby client
D KE FBM 18/12/20 Landscape design added
Read the drawing in conjunction with all related Entrance to residential lobby drawings and specifications. Notify architect client Southwark Council
SKETCH
D KE FBM 18/12/20 Landscape design added
drawings and specifications. Notify architect immediately of any discrepancy found therein. Southwark Council C FBM FBM 14/12/20 Windows layout of wheelchair unit changed
immediately of any discrepancy found therein. Individual residential entrance C FBM FBM 14/12/20 Windows layout of wheelchair unit changed scale
B KE FBM 13/11/20 Wheelchair unit layout amended to comply with
1:200@A3
Individual residential entrance B KE FBM 13/11/20 Wheelchair unit layout amended to comply with scale drawn by checked by Habintegdate
standards
FraserBrownMacKennaArchitects
1:200@A3 A KE FBM FBM FBM
04/04/20 Layout amended to include spirnklers.
c 25.02.2020
0 1 2
Habinteg 3
standards 4 5 10 FraserBrownMacKennaArchitects 15-18 Featherstone St. London EC1Y 8SL www.fbmarchitects.com
Ancillary spaces entrance A FBM FBM 04/04/20 Layout amended to include spirnklers.
0 1 2 3 4 5 10 T:020 7251 0543 DRAWING N
A1LH
REV 15-18
BYFeatherstone
CHKD DATE St. London EC1Y 8SL www.fbmarchitects.com
AMENDMENT DETAILS projectBY
REV CHKD status
DATE revision
AMENDMENT DETAILS
Ancillary spaces entrance m 1:200 T:020 7251 0543 DRAWING NUMBER
1056 SK 038 D
A1LH
REV BY CHKD DATE AMENDMENT DETAILS REV BY CHKD DATE AMENDMENT DETAILS
0 m 1:200
0
Proposed site plan
Slippers Place Estate | Southwark 12RWP
RWP
her
Dishwas
C LR
below
over
Extract
se
hob
oven
built-in-
H ou
Proposed - Ground floor plan
Fridge
RWP
r
Freeze
C LR
2 BED (4P)
g
88.0m²/ Wheelchair
• Proposed entrance with secured lobby to new
n
Cycle
oven
built-in-
i
dwellings provides an active frontage and store
l
se
k
ou
Fridge
overlooks the access route into the estate (A).
n H
Hic
at s o
r
• Canopy over the entrance doors provides M 2 BED (4P)
weather protection for the residential entrance Cycle
88.0m²/ Whee
(B). Secondary store
supply
LV bin store
• Lift access to all new dwellings (C).
Slippe
cupboard
Switchroom
• The existing Matson House bin store will be (K) (J) (D)
existing bin
Slippe
adjusted to move the doors to face Slippers
Secondary
Place (D). supply
rs Plac
bin store
• The bin store for the new development will be in bin store cupboard
(E)
rs
a separate room, alongside (E). (I)
e
St.
• Cycle storage for the new development is
Place
Cold Water
located in a room adjacent to the main entrance Plantroom
(F)
• The ground floor home will be fully wheelchair Stalham Street
accessible and has its own private entrance (G).
• Landscaped private amenity for the ground floor
RWP
home provides a buffer between the pavement
and its living spaces (H). (A) Stalham Street
Private garden
• Single storey plant room with water & sprinkler RWP 24.0m²
tank (I).
her
Dishwas
CLR
below
over
Extract
• Single storey electrical supply room for the new (H)
hob
homes (J). (B) (C)
oven
built-in-
Fridge
• Gated and secured ‘yard’ to provide access to the
r
Freeze
plant rooms - for maintenance personal only (K).
2 BED (4P)
88.0m²/ Wheelchair
Cycle
store
(F)
(G)
notes drawing notes
Copyright : the copyright of this drawing is vested in N
Fraser Brown MacKenna Architects ltd. It shall not be
Secondary
used without permission by anyone for any purpose.
Do not scale drawings - use figured dimensions only. supply
cupboard 2B/ 4P Unit WH bin store
All dimensions to be verified and checked on site.
Read the drawing in conjunction with all related Entrance to residential lobby
drawings and specifications.
notes Notify architect drawing notes
immediately of any discrepancy found therein.
Copyright : the copyright of this drawing is vested in
Stalham Street
N
Individual
Fraser Brown MacKenna Architects ltd. It shall not be residential entrance
used without permission by anyone for any purpose.
Do not scale drawings - use figured dimensions only.
0 2B/14P Unit
2 WH3 4 5 10
All dimensions to be verified and checked on site.
Ancillary spaces entrance Proposed ground floor plan
A1LH
Read the drawing in conjunction with all related Entrance to residential lobby REV BY CHKD DATE AMENDMENT DE
drawings and specifications. Notify architect
m 1:200
0 immediately of any discrepancy found therein.
Pre-Planning Public Consultation | January 2021 Individual residential entrance 13 Proposed scheme
0 1 2 3 4 5 10RWP
se
RWP
C LR
over
Extract
hob
u
oven
o
built-in-
Proposed - Upper floors
H
Fridge
RWP
r
Freeze
g
C LR
Hicklin
45°
2 BED (4P)
88.0m²/ Wheelchair
House
• Two bedroom home with balcony placed to the Cycle
oven
built-in-
store
southwest corner, furthest away from surrounding n
Matso
Fridge
dwellings (A).
• Three bed home with large private amenity space 2 BED (4P)
to the southeast corner (B). Cycle
88.0m²/ Whee
Secondary store
Slippe
• Lift access to all new dwellings (C). supply
bin store
cupboard
• Main staircase to new dwellings (D).
Slippe
Secondary
supply
rs Plac
r
cupboard bin store
e
s Plac
(D) Stalham Street
e
DR
RWP
3 BED (5P)
94.7m² Stalham Street
RWP
2 BED (4P)
70.0m²
(C)
(B) Private
amenity
10.5m²
(A)
Private
notes drawing notes amenity
Copyright : the copyright of this drawing is vested in 7.1m² N
Fraser Brown MacKenna Architects ltd. It shall not be
used without permission by anyone for any purpose.
Do not scale drawings - use figured dimensions only.
All dimensions to be verified and checked on site. 2B/ 4P Unit WH
Read the drawing in conjunction with all related Entrance to residential lobby
drawings and notes
specifications. Notify architect drawing notes
immediately of any discrepancy found therein.
Copyright : the copyright of this drawing is vested in N
Fraser Brown MacKenna Architects ltd. It shall not be Individual residential entrance Stalham Street
used without permission by anyone for any purpose.
Do not scale drawings - use figured dimensions only. 0 Unit1WH 2 3 4 5 10
All dimensions to be verified and checked on site. Ancillary spaces entrance 2B/ 4P
Plan showing the proposed first to fourth floor layout.
A1LH
Read the drawing in conjunction with all related Entrance to residential lobby REV BY CHKD DATE AMEN
drawings and specifications. Notify architect
m 1:200
0 immediately of any discrepancy found therein.
Slippers Place Estate | Southwark Individual residential entrance 14
0 1 2 3 4 5 10
Ancillary spaces entranceRWP
use
RWP
C LR
over
Extract
hob
o
oven
built-in-
H
Proposed - Upper floors
Fridge
RWP
r
Freeze
g
C LR
Hicklin
45°
2 BED (4P)
88.0m²/ Wheelchair
• Two bedroom home with balcony placed to the
o u se Cycle
oven
H
built-in-
on
southwest corner, furthest away from surrounding store
Mats
Fridge
dwellings(A).
r
• One bed home with large private amenity space 2 BED (4P)
(B). Cycle
88.0m²/ Whee
Secondary
Slippe
Slippe
store
• Lift access to all new dwellings (C). supply
cupboard bin store
• Main staircase to new dwellings (D).
Slippe
Secondary
supply
r
rs Plac
rs Pla
bin store
s Plac
cupboard Private
(B) amenity
e
10m²
1 BED (2P)
50.4m²
c
(D)
Stalham Street
e
e
DR
RWP
RWP
Stalham Street
2 BED (4P)
70.2m²
AOV (C)
1 BED (2P)
51m² Private
amenity
10m²
(A) (B)
Private
notes drawing notes amenity
10.5m²
Copyright : the copyright of this drawing is vested in N
Fraser Brown MacKenna Architects ltd. It shall not be
used without permission by anyone for any purpose.
Do not scale drawings - use figured dimensions only.
All dimensions to be verified and checked on site. 2B/ 4P Unit WH
Read the drawing in conjunction with all related Entrance to residential lobby
drawings and specifications.
notes Notify architect drawing notes
immediately of any discrepancy found therein.
Copyright : the copyright of this drawing is vested in
Stalham Street
N
Fraser Brown MacKenna Architects ltd. It shall notIndividual
be residential entrance
used without permission by anyone for any purpose.
Do not scale drawings - use figured dimensions only.
All dimensions to be verified and checked on site.Ancillary spaces entrance 2B/0 4P Unit
1 WH2 3 4 5 10
Plan showing the proposed fifth to seventh floor layout.
A1LH
Read the drawing in conjunction with all related Entrance to residential lobby REV BY CHKD DATE AMENDME
drawings and specifications. Notify architect
m 1:200
0 immediately of any discrepancy found therein.
Pre-Planning Public Consultation | January 2021 Individual residential entrance 15 Proposed scheme
0 1 2 3 4 5 106 Existing height & appearance
Context - surrounding height
There are a range of storey heights surrounding the
proposal site. (C)
These range from three storey building to the south
(E), through to the seven storey building of Marden
Square (F) and Lockwood Square (G) to the west of
the site and 11 storey Arica House (C) to the north. (G) (I)
Hickling House (A) and Glebe House (H) to the
northwest are four storey duplex blocks whilst
(H)
Matson House (B) just to the north is a six storey
duplex block. Arica House (C) to the end of
Slippers Place Road is 11 storeys and the tallest
building on the estate.
The Stanley Arms Pub (D) to the south is three
storey building with a new proposed development (A) (B)
(F)
of 5 storeys.
More recently a new building of five storeys
alongside Gataker (I) House has been built to four
storeys.
(D)
The proposal site is surrounded by this variety of
heights and also benefits from a prominent corner
position facing Southwark Park.
(E)
Aerial view with storey heights
Slippers Place Estate | Southwark 16Context - surrounding appearance The oldest building to the immediate The aerial photo below shows how The area was subject to intense It is understood that the site was context is The Stanley Arms pub. the wider Bermondsey area was bombing during WW2, leading to comprehensively demolished to build It is a three storey building with a occupied with rows of low storey poor quality, over occupied housing. the Slippers Place Estate area as it is hierarchy of ground floor ‘plinth’, Victorian Housing. Dwellings are now. This includes the ‘Four Squares’ mid and upper storey levels in terms simple in design and detail. Estate to the west. Dwellings are a of proportion, window heights and mix of deck access single and duplex detail. Note the window and parapet level flats. Roofs are flat, pitch with a details. range of balcony designs. The Stanley Arms Pub, Southwark Park Road Southwark Park Road 1910 Slippers Place 1958 Hickling House The Stanley Arms Pub from Slippers Place Aerial view 1926 Hickling Street 1958 Lockwood Square Pre-Planning Public Consultation | January 2021 17 Existing height & appearance
Context - adjacent appearance & design.
Matson House is directly adjacent to the site. It is a 6
storey building formed of three levels of maisonette
style dwellings. Living rooms face west with
projecting balconies with the access deck and front
doors to the east, facing Southwark Park.
To the southern end there is a stair core with a
refuse store to the base. There is also a row of
existing pram stores that create potential for anti-
social behaviour.
The building is brick clad, with two tones of brick,
with the stair core in a darker red tone.
The single storey bin store has its door facing
towards the proposal site & and existing car park.
To allow the proposed development, this will need
to be modified with its door moved to face Slippers Site
Place. No other changes will be required to the
upper floor refuse chutes.
Proposed site - existing car park and estate entrance.
The windows to the stair core facing the site will
also need to be filled in, leaving natural light to
enter the stair case from the window facing Slippers
Place. The second door from the back of the stairs
near the pram sheds will also be blocked off.
Site
Site
Proposed site - Matson House refuse stores Proposed site - end of Matson House
Slippers Place Estate | Southwark 18Precedents - Contemporary buildings with similar design features as proposed
Scale & relationship to others Facade composition Balcony approach Materials
Bell Phillips Architects Michael Squire & Partners Fraser Brown Mackenna Architects (top), Slough
Marklake Court Kipling Estate, London, Churchway, Camden, London Maccreanor Lavington (bottom) , London
UK
Example of a Southwark project Window proportions - vertical Proposed balcony strategy follows that A combination of two brick colours
with a similar linear and horizontal emphasis with regular size and found to Hickling House and Matson is proposed to reinforce the concept
context of adjacent buildings with pattern. The ground floor partly House - with a combination of fully that this is a book end to Matson
a recently built vertical ‘Book-end’ recessed in to provide a covered projecting, part projecting and fully House. It also follows the two-tone
to a corner site. entrance area. Window size varies recessed balconies. Examples also show approach found to the existing and
depending on orientation, with the approach to metal railing details. surrounding buildings.
smaller size facing South.
Pre-Planning Public Consultation | January 2021 19 Existing height & appearance7 Proposed height & appearance
Design Evolution
The following diagrams describe the process we
have taken to develop the available site area into
the scheme presented in the following pages.
UPDATE
Site boundary Possible building footprint Proposed height
1 2 3
This includes the parking spaces, existing The edges of a possible building are The footprint is extruded up to create a ‘book-
pram stores and the bin store to Matson considered. We consider constraints such as: end’ building to Matson House, responding
House. to the prominent corner and overall urban
• underground services design strategy.
• existing building ‘lines’ - these are the
positions of surrounding buildings relative
to the street. In this case Matson House.
• Visual lines through to the estate beyond -
i.e. the walkway past Hickling House.
Slippers Place Estate | Southwark 20(A)
(B)
Massing ‘Cut away’. Active frontage & public realm Proposed massing and landscape
4 5 6
By reducing the mass at two key locations The proposals main entrance is placed to the New landscaping to the front of the building,
we reduce potential overshadowing to the western side to improve and open up the along with the removal of the pram stores to
neighbouring Matson House (A), whilst existing pedestrian route the side of Matson House, help to create an
including a setback to the southern elevation improved public realm and entrance into the
A entrance that’s visible from Southwark Park
(B) helps to create a slender proportion to the estate.
Road provides a clear and legible front to
main western elevation facing Stalham Street.
the building that activates and enhances the
pedestrian route into the wide estate. The
ground floor is ‘pushed’ in at this location
to create weather protection and to further
enhance the entrance itself.
Pre-Planning Public Consultation | January 2021 21 Proposed height & appearanceProposed - Height and appearance. The existing 6 storey Matson House to the north of Our 8 storey proposal looks to ‘book-end’ the the site is a block with a strong horizontal emphasis. overall streetscape by adding a vertical emphasis It has one primary vertical servicing core to the to the horizontal setting. The proposal is placed centre and two secondary vertical stair cores at its alongside the end stair core and acts as a contrast ends. The facade has a regular rhythm to it with a to the existing, but to also celebrate the prominent linear access deck the at second and fourth floors. corner of Stalham Street and Slippers Place. Proposed development - sketch view looking from Southwark Park Road, towards Stalham Street. Slippers Place Estate | Southwark 22
Proposed - Elevations
Concept: Window Pattern - Principle elevations Balcony Pattern
We proposed to use two tones of brickwork to The main elevations face west (shown below) and The proposed lower floor levels include inset
the new building. The part of the building facing east. These will have a regular window pattern and balconies to reduce overlooking and visually
Stalham Street & Southwark Park Road will use a have a simple vertical order across the building. connect with the height of Matson House. Above
different colour to the other part of the building Within each opening, we create further detail and this, part recessed, part projecting balconies are
which adjoins the stair to Matson House and faces interest by adding brick panels to the side of the proposed to help vary the overall appearance
towards Slippers Place and the park. This relates to windows. You can see more of this in later sections and create a ‘top’ to the building.
the differing appearance to the main elevations of of this presentation. This helps to break down the
Matson House as shown in the diagram below. overall scale of the elevation whilst avoiding large
areas of glass.
se
g Hou
Hicklin
se
n Hou
Matso
Slippe
rs Pla
ce
Stalham Street
Facade rational. Proposed development - west elevation of the new alongside Matson House.
FACADE RATIONALE DIAGRAMME_ DRAFT
Pre-Planning Public Consultation | January 2021 23 Proposed height & appearance
BRICK TYPE A
BRICK TYPE BProposed - Elevations
Window Pattern - Secondary elevations
The south elevation generally provides secondary
windows to living rooms and kitchens. Here, we
have narrowed the width of the window to create
a contrast between it and the main principle
elevations. With less glass, it also helps to reduce
the build up of heat inside homes. Here, you can
also see the two different brick tones.
Proposed south elevation. Proposed development - sketch view of the south and east elevations from the corner of Stalham Street and Slippers Place
notes drawing notes
Copyright : the copyright of this drawing is vested in
Fraser Brown MacKenna Architects ltd. It shall not be
used without permission by anyone for any purpose.
Slippers Place Estate | Southwark Do not scale drawings - use figured dimensions only. 24
All dimensions to be verified and checked on site.
Read the drawing in conjunction with all related
drawings and specifications. Notify architect
immediately of any discrepancy found therein.Proposed - Elevations
Window Pattern - North elevations
We have not placed any windows to the north
elevation to ensure the residents of Matson
House are not overlooked. To avoid an expanse
of brickwork we have proposed a pattern that
replicates that proposed to the south elevation,
using feature panels of brickwork of the same size
and pattern.
Proposed east elevation - similar window proportions and balconies as the west elevation. Proposed north elevation.
Pre-Planning Public Consultation | January 2021 25 Proposed height & appearanceProposed - Elevation Details
Zoomed in detail Parapet detail
Recessed balconies with
lighter brickwork to reveals
Balustrade detail
Balustrade railings - metal,
powder coated.
Brickwork continues across
Champagne colour
the face of the balconies.
Pink toned brick window & door frames
Brick panels to side of
bedroom windows.
Projecting brick Yellow toned brick
Slippers Place Estate | Southwark 26Proposed - Ground floor entrance
‘Slippers Entrance door with glazed Projecting brick Secure access Opaque glazed New landscaping
Place’ panel and video entry pattern to the door to the panel to the and tree planting.
signage system ground floor wall cycle store cycle store
Sketch view of the proposed entrance
Pre-Planning Public Consultation | January 2021 27 Proposed height & appearanceProposed - Landscape design
Landscaped Entrance
Outside of the entrance to the new building we
propose a simple area of landscape that provides
an improved and visually open access into the
estate. It will provide additional green space with
new trees and planting. New hedge planting
along the ground floor garden fence of Matson
House will help improve security and amenity.
Slippers Place
t
t ree
S
m
lha
Sta
Hickling House. Existing Hickling Informal green Existing More visually Low brick
House pram store space adjacent Slippers open access planters
retained. to the entrance. Place signage between existing to create
relocated. buildings. definition.
Sketch view from above of the new landscape
Slippers Place Estate | Southwark 28Proposed - Landscape design
Existing Slippers Hedge along Matson House’s High quality Robust ‘angled’ brick planter to
Place signage fence to improve boundary landscaping highlight the entrance and related
relocated. treatment and security. materials. to the buildings geometry.
Sketch view of the proposed entrance
Pre-Planning Public Consultation | January 2021 29 Proposed height & appearancePrivate garden
RWP 24.0m²
1
er
Dishwash
CLR
below
over
Extract
hob
8 Parking improvements
oven
built-in-
Fridge
Freezer
2 BED (4P)
88.0m²/ Wheelchair
Cycle
Reprovision of spaces store
It is recognised that the proposed development
will see the loss of car parking spaces. The
Secondary
proposed scheme will be car free - this means new supply
7
cupboard bin store
residents will not be able to apply for estate and
local road network parking permits.
We have looked at several locations on the estate
Remove existing
kerb
6
to see if we can add additional spaces. We have
two options for you to consider which we would 5
welcome your views on.
notes Existing garages
drawing notes
4
Option 1 Copyright : the copyright of this drawing is vested in
Fraser Brown MacKenna Architects ltd. It shall not be
N
Potential
Existing parkingadditional
layout (approx parking spaces
- line markings not surveyed)
3
used without permission by anyone for any purpose.
This provide an additional two spaces - ‘1’ and ‘2’
Do not scale drawings - use figured dimensions only.
All dimensions to be verified and checked on site.
Read the drawing in conjunction with all related
on the adjacent drawing - just to the east of the
drawings and specifications. Notify architect
Existing
Proposed parking
additional space
parking spaces
immediately of any discrepancy found therein.
new building. We would leave a space between Optionof25 -garages.
Demolition demolish existing garages Planting bed
parking spaces for the bins to be pulled between. 0 1 2 3 4 5 10
A1LH
REV BY CHKD DATE AMENDMENT DETAILS
m 1:200
Option 2
LV
Switchroom Pavement
The existing garage block is in need of repair existing bin
build-out with
dropped kerb
at its northern end and has been unused for
bin store
some time. The garages are smaller than current Option 2
standards and too small for modern cars. There are
St.
Cold Water
2
Plantroom
a total of 5 empty garages in the whole block. An Option 1
option shown here is to demolish 5 garages at the RWP
northern end to provide 5 parking spaces - ‘3 to 7’
on the opposite plan. As two of these garages are Private garden
24.0m²
1
RWP
currently in use, we would need to relocate those
sher
CLR
Dishwa
below
over
Extract
hob
to the empty 2 further down in the block. Or, these
- oven
built-in
Fridge
garages could be repaired to the same size and
r
Freeze
2 BED (4P)
rented out to the residents of the estate.
88.0m²/ Wheelchair
Cycle
store
Depending on your views and feedback, we could
Secondary
deliver option 1, option 2 or both. If we were to supply
cupboard bin store
proceed with both options we could re-provide 7
spaces to this locality, subject to Highways Officers
approval during the formal planning application
process. Ground floor plan showing potential car parking re-provision.
notes drawing notes
Slippers Place Estate | Southwark Copyright : the copyright of this drawing is vested in
30 N
Fraser Brown MacKenna Architects ltd. It shall not be
used without permission by anyone for any purpose. Existing parking layout (approx - line markings not surveyed)
Do not scale drawings - use figured dimensions only.
All dimensions to be verified and checked on site.
Read the drawing in conjunction with all related
drawings and specifications. Notify architect Proposed additional parking spaces9 Cycle storage improvements
House
Gataker
Secure storage for estate residents
The proposed building will have its own dedicated
cycle storage facility as part of planning policy
requirements to promote cycling and alternative
modes of transportation.
2) Next to Gataker House
During the time we have consulted with local House
Cornick
residents, we have had requests to provide secure
cycle storage for existing residents of Slippers
Place Estate. This could be in the form of individual
‘cycle lockers’ that have been installed in other
Southwark Estates (product example below). There
would be a small charge each year to rent these.
Glebe H
Matson
In the plan opposite, we have provided 5
suggestions on potential locations but we want to
make sure the final locations are near those who
ouse
3) North of Matson House
House
would like to see them provided.
We would welcome your
comments and thoughts on
appropriate locations.
Matson
1) Alongside Glebe House
4) Between Glebe House
House
and Cornick House
House
Hickling
Examples of a cycle storage ‘lockers’ - one cycle per locker. Aerial site plan with potential cycle storage locations. 5) Alongside Hickling House
Pre-Planning Public Consultation | January 2021 31 Cycle storage improvements10 Expected project time line
1) Consultation & planning stage 2) Construction stage
DESIGN: PLANNING: PLANNING: PLANNING: CONSTRUCTION: CONSTRUCTION: CONSTRUCTION:
Public Application Statutory Committee Tendering for a Starts Completes
Consultation Submission Consultation contractor
January March March May/June Autumn Early Late
2021 2021 2021 2021 2021 2022 2023
• Statutory Consultation = The Local Planning Authority
will write to each property within a set distance from the
site to advise occupants that a formal application has
been received. This will provide the reference number
of the application which can be used to find all of the
submitted information on the planning website
www.planning.southwark.gov.uk/online-applications/
• Timescale shown above are a general guide and are
subject to change as the schemes progresses.
Slippers Place Estate | Southwark 32You can also read
