Introduction

Thank you for taking the time to view our second virtual exhibition on the redevelopment proposals for 21 St George’s Road. As you go through the exhibition, you will have the option to provide your feedback at the end of each section. We will continue to gather feedback until 6th June.

Create is bringing forward plans to redevelop the commercial building on 21 St George’s Road. Our proposals include a high-quality hotel and offices, together with a new restaurant and public realm improvements.

A new high-quality hotel delivering 89 rooms and associated local jobs

718 sqm of new workspace, including affordable workspace to support local businesses

A new restaurant space on the ground floor

A more animated street frontage on the corner of St George’s Road and Oswin Street

Widened pavements on St George’s Road and Oswin Street together with landscape improvements across this area

Improvements to the Elliot’s Row Pocket Park

Community engagement

Over the past few months, we have been engaging with local residents, business occupiers and political representatives to understand what they think about our proposals.

Between January and February 2021, we also invited local residents and businesses to comment on the proposals via the virtual and postal exhibitions.

We would like to thank everyone who participated in the first round of consultation, your feedback has helped us improve our proposals and identify concerns.

Where we are now

After extensive discussions with Southwark Council and working with local stakeholders, we are now finalising our proposals for the planning application. Once the planning application is submitted, there will be further opportunities to comment on the proposals before a decision is made by Southwark Council’s Planning Committee.


Q1

Do you live or work locally/close to the site?


Q2

How did you find out about the proposals?


Q3

Did you take part in the first consultation regarding the proposals that took place in February 2021?

Click here to learn more about the building design

You are on step one


Building design

Our design and the building materials used will respect the rich architectural heritage of the area and have a range of influences, including the neighbouring Hayles Building.

Proposed design approach shaped by local architectural character

Improvement to street frontage

The proposed development will provide an opportunity to improve the visual appearance and street frontage on St George’s Road and Oswin Street.

Indicative view of enhanced public realm and active street frontage to St George’s Road

Isometric of ground and basement levels from the north-east

1.Entrance to the restaurant from St George’s Road and Oswin Street.

2.Main entrance for hotel guests and office users.

3.Road widening for deliveries and collections.

4.Servicing access for refuse collection, deliveries, cycles and also disabled parking space for the hotel guests.


Click here to learn more about the Design and heritage

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You are on step two


Design and heritage

The proposed building will be 15 storeys. When our architects began the design process, they looked at what could be achieved on the site and the building’s relationship with its nearby neighbours. The section of the building that adjoins the Metropolis building and is directly opposite the Hayles Buildings will be at a lower height of three storeys. This step has been taken to minimise direct impact on our neighbours.

Indicative street-level view of the proposed building from Elliott’s Row

Building height in relation to nearby existing buildings and consented developments

Our approach has been informed by local planning policies and guidance, alongside engagement with Southwark Council’s planning officers.

Elephant and Castle is undergoing a period of transformation, with significant redevelopment having taken place over the last ten years and further developments due to come forward in the coming years. Notably, this includes the redevelopment of the London College of Communication and Elephant and Castle Shopping Centre site. Our approach considers these forthcoming developments.

Although the site is in a town centre location and is appropriate for a higher-density development, a key consideration in our design is the relationships with neighbouring buildings. We have also considered the height of emerging developments, including the redevelopment of the London College of Communication and Elephant and Castle Shopping Centre site. The new building at 21 St George’s Road would be lower in height than these neighbouring towers.

The building’s height and placement have been considered in order to mitigate any potential impacts on neighbouring properties and key views in the area.

While the building does not sit within a conservation area, views from the neighbouring conservation area and key points on the neighbouring streets have been considered.

Townscape views

The following images include the townscape views of the building taken from key points in the local area including West Square. Townscape views show a view of the proposed building from the local area.

The red building outline shows the view of the proposed building at 21 St George’s Road from these key points. The yellow outlines show the planning permission for the London College of Communication development consented in 2019/2020.

Verified townscape and visual impact analysis views of proposed building massing from the West Square and Walcot Square conservation areas

Townscape view of the proposed building from St George’s Road in winter

Townscape view of the proposed building from Newington Causeway


Click here to learn about our approach to our neighbours

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You are on step three


Being a considerate neighbour

We have appointed specialist consultants to analyse daylight, overshadowing, the microclimate and any potential impact from our development.

Protecting daylight and sunlight

We have worked closely with Southwark Council and our specialist daylight sunlight consultants in order to best safeguard daylight to properties in the area.

The proposed massing and building form have been carefully designed to protect daylight amenity to the surrounding residential properties in accordance within the intended flexibility of local and national guidelines and policies. It also considers the London College of Communication development that received planning permission in 2020.

In terms of sunlight, the orientation of the building ensures that properties to the south and west of the site are minimally impacted by overshadowing as the sun travels from east to west over the course of the day. This includes Oswin Street, Elliott’s Row and Hayles Street. Properties to the north of the site are a significant distance away and any overshadowing will be negligible.

‘Daylight’ is a measurement of the level of skylight reached at a window and within a room. The proposal largely sits in the envelope of the LCC and our assessment shows any reduction is of minor significance for an urban site.

The planning application will be supported by a comprehensive daylight, sunlight and overshadowing assessment providing more detail on the above.

Preventing overlooking

We are aware neighbours may be concerned about potential overlooking. To respond to these concerns, we have taken the following mitigation measures.

Currently, the existing offices directly overlook part of the Hayles Buildings opposite. The proposed building will consist of two parts. The shorter (3 storeys) element, adjoining the Metropolis building and directly opposite to the Hayles Buildings, will comprise a series of landscaped set backs to minimise overlooking.

Windows on the side facing the Hayles Buildings will have special treatments. These treatments will restrict the view from inside our building and therefore protect the privacy of nearby residents. In addition, at ground floor there will be a solid boundary wall to further minimise direct overlooking.

To the west, Hayles Street sits approximately 80 metres from the proposed site. The following measures ensure that there is no overlooking of properties and gardens on Hayles Street:

  • Distance between buildings
  • Intervening buildings
  • Orientation of the westward facing windows

To the north of St George’s Road, there are significant separation distances between homes on Princess Street (58 metres), Perronet House (43 metres) and Gaywood Street (48 metres).

These separation distances are larger than those typical of the character of the area, which is between 10-15m.

Comparison of separation distance from the Hayles Buildings and treatments to minimise overlooking

Separation distance from neighbouring buildings


Click here to learn more about the proposed hotel

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You are on step four


The proposed hotel

The proposals will deliver a new 89-room lifestyle hotel for Elephant and Castle. This includes a new café/restaurant at ground floor, which will be accessible to both guests of the hotel and members of the public.

Although much development has come forward in recent years to support Elephant and Castle and provide new opportunities, there has not been a hotel development in the immediate local area, with no hotels in the town centre of Elephant and Castle.

A small, high-quality hotel, such as that proposed, will complement the recent and forthcoming development seen in Elephant and Castle. The development will provide a new hub for activity and support additional job opportunities for the local area. A hotel will support local businesses and institutions (including the London College of Communications and South Bank University, which are both growing) in accommodating visitors in their locality.

Proposed uses of the building

5&4 – (Levels 3 to 14) hotel rooms; 3 – (Levels 1&2) offices; 2 – (Level 0) restaurant, hotel and office reception; 1 – (Levels -1&-2) hotel back of house, office and cycle. storage

The 89 proposed hotel rooms will be spread across 12 storeys with 7 to 8 rooms on a typical floor. This number of rooms reflects the status as a small, lifestyle hotel.

Typical floorplan of the hotel rooms


Q4

If you were to come to the area around Elephant and Castle as a visitor where would you stay?


Q5

Do you think hotel accommodation for people visiting as a tourist or for work is needed in the area around the Elephant and Castle?

Click here to learn more about public realm improvements

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You are on step five


Public realm improvements

Our proposals will deliver substantial improvements to the public spaces around 21 St George’s Road. These improvements will help activate the street frontages along St George’s Road and Oswin Street and deliver an enhanced experience for pedestrians. The improvements will include footway widening on St George’s Road and Oswin Street, and high-quality paving around the building. Opportunities for other quality features such as street furniture and tree planting are being considered.

Relationship to Elliot’s Row Pocket Park

Next door to the site, to the west, lies the Elliot’s Row Pocket Park. The pocket park is well maintained by local volunteers and is an important asset to the local community.

Whilst the park is not part of the development and there will be no direct access from the proposed hotel, our proposals will carefully consider the setting of the Elliott’s Row Pocket Park. Following the demolition of the existing building, the unsightly rendered wall bordering the park will be replaced with a soft and appropriately green elevation, which respects the privacy of the park.

There will be no direct overlooking from the hotel into the park to maintain privacy for local park users. It is important to note that the pocket park will not be an asset for the hotel and office users – its entrance will remain adjacent to the Hayles Buildings.

Indicative street-level view of the proposed building from St George’s Road

In addition, throughout the planning process, we will continue working with the volunteers and users of the park to explore further opportunities to complement and improve the park if there is a local interest.


Q6

The new proposal creates more space at street level by allowing for wider footpaths and additional tree planting. Do you support these improvements, and can you suggest any other ways we can improve the pedestrian experience around the site?

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You are on step six


Transport

The site’s location is well-connected and within a short walking distance of Elephant and Castle Station which is serviced by the London Underground. The site achieves a Public Transport Accessibility Level rating of 6b, the highest possible rating. This demonstrates there is an ‘excellent’ level of access to public transport facilities.

The proposed development will be car-free, with the exception of a single disabled parking space. We anticipate that future occupants and visitors will utilise the excellent public transport links.

Some visitors may arrive by taxi. Our transport analysis estimates up to 4 two-way taxi trips in the evening peak hour (2 arrivals and 2 departures). It is expected that there will be reduced demand at all other times (approximately 20 arrivals and 20 departures expected throughout the day). Our plans to widen a section of Oswin Street account for this, accommodating up to 2 taxis at a time.

An Operational Management Plan will be submitted as part of the planning application. This will include a plan for how the operator will prevent taxis from stacking locally.

Servicing and deliveries

The proposed transport and servicing arrangements have been developed following pre-application discussions with Southwark Council and TfL.

The proposed development is expected to generate approximately 8 – 9 deliveries a day with average dwell times of approximately 10 minutes. Delivery vehicles will utilise the proposed widened carriageway across the building frontage (12m in length) on the western side of Oswin Street. A Servicing Management Plan will be submitted as part of the planning application which will ensure that the deliveries are scheduled to minimise any potential impacts.

Based on similar hotel and commercial schemes across London, the vast majority of vehicular activity will be from vans, which responds to the logistical challenges with servicing in London generally. It is not expected that lorries would be visiting the site.

Road improvements

In addition, the Oswin Street carriageway will also be widened by 1m along a 12m length to accommodate servicing activity. The widened section of carriageway would retain a single yellow line to facilitate servicing activity.

Ground floorplan and proposed road improvements

Car parking

A single disabled parking space is proposed to be delivered on-site, which would have a gated entry carefully managed by onsite staff.

Cycle storage

Cycle parking will be provided to promote sustainable transport. A total of 24 long-stay spaces will be provided at basement level, with 8 short-stay cycle parking spaces provided at ground floor level. The basement cycle parking will be separate from other uses and be accessed via an appropriately sized lift. A total of 5% of the provision will accommodate larger cycles, with the remaining spaces provided in two-tier racks.

There are also 4 cycle hire docking stations within 350m of the site providing up to 116 bikes. This provides guests and staff access to a bike without the need of owning one.


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You are on step seven


New workspace

The lower floors of the building will provide new workspace. The proposed workspace will provide an uplift of employment space within the site with new, high quality flexible space that is ready for modern uses. This includes making the space fully accessible and more sustainable.

The proposals for 21 St George’s Road will deliver 718 sqm of new workspace. This includes a proportion of new affordable workspace to support local businesses and small and medium-sized enterprises (10% of floorspace).

We anticipate this workspace will be tailored for small, local businesses based within Southwark.


Q7

The proposals include workspace at the ground and first floor, including affordable workspace, that is designed to accommodate local small and medium business. Do you think this is a good location for this kind of workspace?

Click here to learn more about a new restaurant

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You are on step eight


A new restaurant

The proposed redevelopment will include a c.100 sqm publicly accessible restaurant unit on the ground floor.

The restaurant will be used by both guests of the hotel and local residents. This will open the building to the local community and provide space for local people to enjoy.


Q8

The proposal will provide a new café/restaurant space at the ground floor, in your view would a new café/restaurant be a positive addition to the area?


Q9

What kind of food/drink offer would you like to see as a part of this development?

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You are on step nine


Sustainability

The proposed development is designed to be highly sustainable in construction and in use. The building will be all-electric and therefore will not emit any local NOx emissions. Our design includes renewable technologies such as PVs & heat pumps utilising ‘green’ refrigerants to provide space heating and domestic hot water generation. The building has the potential to be net zero in operation as the grid further decarbonizes. The building will achieve a minimum ‘Excellent’ BREEAM rating.

Wind environment

The wind environment for the proposed building and surrounding public realm is largely created by the prevailing south-westerly wind and the site’s proximity to the taller developments in Elephant and Castle. Our architects have incorporated a number of design solutions to minimise any potential impact, including:

  • The slender form of the proposed building, with smooth chamfers to all four building corners. This creates a more positive aerodynamic form that minimises wind turbulence and the effect of any corner wind acceleration and down-washing.
  • Projecting fins along the southern and western elevations at levels 2 and 3. These fins create additional ‘roughness’ along these elevations, which will minimise wind speed prior to reaching the building corners.
  • Projecting canopies on the St George’s Road and Oswin Street elevations. These canopies will re-direct any wind before it reaches ground level, thereby protecting pedestrians and building entrances.

Our wind tunnel testing on the scheme, carried out in May 2021, indicates that all areas outside of the site would retain calm conditions (including with the new LCC towers), with no safety concerns.


Click here to learn more about positively improving Elephant and Castle

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You are on step ten


Visual improvements

Indicative proposed view from St George’s Road

The proposals will deliver a new 89-room lifestyle hotel for Elephant and Castle. The hotel, together with the new workspace, restaurant and public realm improvements, will complement the surrounding area and the Elephant and Castle Major Town Centre.

Local investment

The proposed development will provide high-quality accommodation for visitors to local destinations and support additional job opportunities for the area. In addition, once completed guests will contribute towards local spending, providing significant direct investment in Elephant and Castle.

Community Infrastructure Levy

Our development will generate a significant financial contribution towards the Community Infrastructure Levy (CIL). This is a contribution to support infrastructure improvements throughout the Borough. CIL can be used to fund a wide range of infrastructure, including transport, schools, hospitals, and other health and social care facilities.


Click here to learn more about the next steps

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You are on step eleven


Thank you

Thank you for taking the time to view our second virtual public exhibition for redevelopment of 21 St George’s Road. In summary, our redevelopment proposals will seek to deliver a high-quality hotel, together with new workspace, a restaurant and public realm improvements.

Next steps

A planning application will be submitted to the London Borough of Southwark in the coming months. The Council will then review the planning application through a statutory consultation process. A decision will then be made by the Council’s Planning Committee.

We will keep you informed after we submit our plans and provide details on how you can provide further comments to the Council’s planning officers.


Q10

We would welcome any other views you have on the proposals, please feel free to include them in the space below.

Click here to submit your feedback

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You are on step twelve


Thank you for answering the questions!

Here is a summary of your responses

Q1

Q2

Q3

Q4

Q5

Q6

Q7

Q8

Q9

Q10

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Return to homepage

Thank you for viewing the Virtual Exhibition on the proposals for 21 St George’s Road. We are now compiling feedback from our second stage of consultation ahead of submitting a planning application to Southwark Council.

Although our formal feedback window has now closed, please feel free to continue to provide your feedback via the virtual exhibition or by getting in touch with the team via the Contact Us page