RE-THINKING THE AYLESHAM CENTRE

The Aylesham Shopping Centre plays an important role in Peckham. We want to get your feedback on its future. Provided below is further information about our plans.

Delivering a better shopping experience and a brand-new Morrisons store

People living in Peckham said they want to enjoy excellent opportunities for shopping on their doorstep as well as places to spend time with friends and family

Our proposals respond to this by creating a vibrant new retail destination in the town centre with the flexibility to host a range of different shops – from high street brands to smaller shops and stalls. The pedestrian focussed environment and improved shopping experience will create spaces that could hold local events or markets and places for families and friends to meet and relax.

Accommodating a variety of different shops within the Centre

The plan to the right shows an indicative layout for the proposed ground floor spaces and it is these spaces that most shoppers and visitors will experience on a day-to-day basis.

At this stage, we anticipate the units along Rye Lane and the pedestrian spine leading to the new Morrisons to accommodate high street-style retailers, with the remainder of the new streets and spaces characterised with smaller independent shops, stalls, food and drink outlets and a variety of other businesses.

With retail undergoing great change, no one can say exactly what the future may bring. Even though it is too early to say exactly what shops and businesses will come to the new Aylesham Centre, we are as committed as ever to make sure that brings the right mix; one that serves the needs of people who live and work here, and attracts people to visit. This must complement the success of existing high street businesses and support Southwark Council’s ambitions for the area.

That means being flexible – in the size of spaces we will be creating, as well as the way we find tenants. What won’t change is our ambition to help both keep and build Peckham as a successful shopping destination that offers interest, enjoyment and amenity.

The long-term retention and growth of the existing Aylesham Centre businesses is also important to us and we will be working closely with these occupiers to support them as the site is redeveloped and the new scheme emerges.

A new Morrisons store

A new look Morrisons store will form the heartbeat of the redevelopment. Morrisons is committed to having a store as part of these plans and will continue to serve the community from their existing store during the construction of the new building. To do this, the new store will be built on the store’s existing car park and a temporary car park will be created.

Delivering new homes, in a place where people want to live

Our proposed scheme will create over 900 high-quality new homes, with a target to deliver 35% as affordable homes.

Feedback from our previous consultation events told us that you think building new and affordable homes is one of the priorities for Peckham – and we agree.

You also told us that these new affordable homes should be within reach for local people. That’s why we wanted to take the time to explain a little more about exactly what this means.

Southwark Council policy outlines the breakdown of affordable homes:

70% will be available at what is known as social housing. This means that:

  • The rent will be set according to levels defined by the GLA or Southwark Council and let by the Council or a registered housing association.
  • They are intended to help people on Southwark Council’s housing register to find accommodation in Peckham (or what we used to call a ‘Council home’).
  • A large majority of these homes will be two- and three-bedroom homes and so suitable for families, and this mix will be defined within the planning application that is submitted to the Council.

    30% of the affordable homes will be available as “intermediate affordable housing”. This means:

    • They will never be more than 80% of market rents.
    • They are intended to help people who are priced out of the private housing market and who need the chance to buy or rent their own home below the full market rate.
    • They will typically benefit younger people looking to take their first step onto the property ladder, key workers such as health care professionals and people with household incomes of between £47,290 and £64,863.

    There are a variety of ways through which the “intermediate affordable homes” will be sold or rented, such as through shared ownership or through a discounted market rent model.

    Rye Lane looking east into the heart of the new proposals.
    Hanover Park looking east towards Clayton Road.

    Supporting local traders and businesses, generating new jobs

    Our vision is to create an environment that appeals to a host of different, types, shapes and styles of businesses, be they large or small, young or old, or even those yet to exist. This could include flexible office space, space for local creative arts businesses or even gallery spaces.

    You told us that the following was important for Peckham:

    • Improving the local economy;
    • Affordable units in the scheme for existing and local businesses including those working in the area’s strong creative industries; and
    • Protecting local traders.

    We have therefore been working with Southwark Council and local groups to put in place employment and training programmes to help local Peckham residents gain access to the short, medium and long-term job opportunities that will be created both during the construction process and within the completed development. We are also looking to explore the opportunity to offer discounted retail and commercial spaces for smaller, local businesses, including those working in the creative industries.

    Rye Lane as viewed from Peckham High Street.

    Making Peckham better connected

    We have been working with Transport for London and Southwark Council to look at ways in which public transport connections could be improved within the town centre and to consider how the bus stand site could be integrated into any future proposals for the Aylesham Centre.

    At the February consultation events we introduced the new dedicated bus road running north / south through the site, linking Hanover Park with Peckham High St. In addition to the new bus road, proposals are also being brought forward in association with TfL to update and upgrade the existing bus stand site.

    We have been working with TfL to remodel the site and to replace the existing open-air facility with a new fully enclosed all-electric bus stand and create the potential to deliver around 90 new homes above the bus stand. This new facility will support the Mayor’s objective of converting TfL’s bus fleet to all-electric running by 2030.

    The new bus road will enable improved bus services and better passenger connections through the town centre, with new stops located for easy access to the new Morrisons store. The new bus only road will also help to relieve the impact of traffic on surrounding streets and reduce the conflict between buses, bicycles and pedestrians.

    Peckham High Street red route

    LBS Housing private access

    TFL new bus interchange

    Pedestrainised zone

    Connections

    Bus stop

    One way vehicular traffic with two way cylce traffic

    A greener, more pedestrian friendly place

    The creation of a greener, more pedestrian-friendly environment, has been a constant theme throughout our consultation and you wanted to see areas that appealed to people from a range of different age groups and backgrounds.

    Our ambition for the site is to turn what is currently an open, underutilised, car-dominated, space into a pedestrian friendly network of streets, spaces, laneways and courtyards, with attractive landscaped areas to relax and spend time that provide something different from the bustling, busy, narrow streets of Peckham.

    Pockets of landscaped areas will create attractive stopping and resting areas. Their design and layout will ensure that there is something for everyone – from quiet enjoyment, to places for families and areas for socialising. In addition to these spaces, we are also creating the opportunity to deliver a publicly accessible rooftop space, which could be home to a commercial use.

    To do all we can to improve local air quality and to create an environment that seeks to improve people’s well-being, we are also putting forward a carefully-designed and stewarded planting scheme – including new trees and shrubs – which increases the amount of greenery across the site by over 40%.

    A detailed illustration of the new high street at the Rye Lane/Hanover Park junction.
    We will also be including a public space at rooftop level in addition to the network of pocket parks across the scheme.

    Reflecting the character of the area in the design of the development

    You asked us to ensure that the proposals for the Aylesham Centre responded appropriately to local context and character.

    Peckham is home to a range of diverse architectural styles, including some important historic and beautiful buildings such as the Jones and Higgins clocktower and we have worked hard to sensitively design the scheme to respect the character and appearance of the eclectic Peckham environment.

    The proposals utilise a range of architectural techniques, materials and colours, to create texture and variety across the buildings. Coursed brickwork and reflective masonry responds to the predominance of surrounding brick buildings and brings a sense of colour, in tune with the existing surrounding vibrant streets. We have also drawn inspiration from the existing shop fronts of Peckham and may consider details such as glazed brick or store front canopies to add more vibrancy to the area.

    Rye Lane as viewed from Peckham High Street.
    Façade at the corner of the newly proposed ‘Peckham Avenue’ and Hanover Park.

    Getting the right balance of height and density

    The Mayor supports high density developments in town centre locations, on previously developed land with good public transport links, but only where the case is supported by high quality design.

    The height of buildings and, in particular, the introduction of a tall building within the scheme has been an issue raised by many of you, with a particular concern over the potential impact on local historic buildings and the Rye Lane Conservation Area, but also important local views within and from Peckham itself.

    The scheme proposes a range of buildings of differing heights, but also includes a landmark taller building. The scale and density of buildings proposed enables us to create the mix and offer on view here, without compromising things like the delivery of much needed new market and affordable homes and the creation of new private and communal green spaces.

    We have worked hard over the last few months with Southwark Council to ensure that the scheme responds appropriately and sensitively to its context and importantly the site’s future relationship with existing surrounding streets. As a consequence, the scale of Plot D within the north eastern corner of the site (see image above) has been reduced substantially to improve the relationship to the existing buildings at the eastern end of the site. Plot A – on Rye Lane – has been split into two separate buildings to further break up the building line and to provide a more distinct central entrance point into the site from Rye Lane.

    The tall building now stands at 20 storeys and provides a high-quality visual marker above the Morrisons store that terminates the scheme’s main retail street, but the building’s design has evolved significantly to reduce bulk and create a much more slender silhouette. A 20-storey building is supported by the Peckham and Nunhead Area Action Plan and the emerging New Southwark Plan. The sketch below shows how the development will impact on views from the Bussey Building.

    Current proposed massing (all storey heights shown are from ground level)

    Plot identification

    Number of storeys

    Helping Southwark to tackle the climate emergency

    Sustainability is about secure present economic, environmental and social needs without compromising future generations. The built environment is one of the largest contributors to man-made climate change, but the extent of that impact can be reduced by changing the way we design and construct our buildings and through the introduction of environmental standards that reduce consumption of resources and waste generation.

    Southwark Council declared a climate emergency in March 2019 and set an ambitious target for the Borough to achieve Carbon neutrality by 2030. The Mayor is also taking steps to tackle climate change through policies to reduce London’s carbon dioxide emissions through the promotion of sustainable low carbon and renewable energy sources and more effective management of resources, with major developments required to target net Zero-carbon and to adopt a ‘Be Lean’, ‘Be Clean’, ‘Be Green’ energy hierarchy.

    In order to promote sustainable construction and maximise potential carbon emission reduction within the scheme, we have adopted a strategy that includes:

    • Adopting a highly efficient Air Source Heat Pump (ASHP) system as the preferred low carbon heat generating technology to provide heating and hot water to residents.
    • Promoting highly efficient materials in the design of the building fabric, including walls, floors, roofs and windows to improve energy efficiency and save energy by reducing heat loss.
    • Carefully designed façades to reduce noise ingress and maximise passive ventilation potential to reduce reliance on high energy consumption cooling and air filtration systems.
    • Providing landscaped amenity spaces for residents, to aid health and wellbeing.
    • Prioritising green roofs to enhance biodiversity and reduce surface water run-off.
    • Introducing clean renewable energy technology such as Photovoltaic panels onto rooftop spaces.
    • Highly efficiency lighting to help minimise energy consumption.

    At every stage of a building’s life cycle, the choices we make have an environmental impact. A Life Cycle Assessment (LCA) is a method to quantify the environmental impacts of a development project’s life cycle stages, including resource extraction, manufacturing, construction, operation and demolition / recycling and can help identify carbon ‘hotspots’. A Life Cycle Assessment will be carried out at design stage to understand the potential carbon footprint (embodied carbon) of construction materials and to enable us to make conscious decisions about specifying low-carbon material options to reduce the development’s overall carbon footprint.

    The scheme will also target a BREEAM ‘Excellent’ rating. BREEAM is an internationally recognised independent third-party certification scheme that assesses the environmental, social, economic and sustainability performance of construction projects. BREEAM rated developments are more sustainable environments that enhance the well-being of the people who live and work in them and help to protect natural resources. ‘Excellent’ is one of its highest ratings.

    Construction Programme

    We understand the importance of ensuring that we minimise as far as possible the impacts of construction and are committed to working with you throughout the construction period.

    A project of this size will take a number of years to deliver and the construction process will be spread across several phases. The first phase will focus on the eastern part of the site and will see the construction of the new Morrisons store, it’s underground car park and the residential accommodation above; this approach ensures that the existing Morrisons store is able to continue trading whilst the new store is constructed. It is predicted that the first phase of construction will take approximately 3 years to complete.

    The remaining areas of the site will also come forward through a phased construction process extending across a further 3-year period, commencing with the demolition of the existing Morrisons store. The phasing will ensure that existing tenants are able to continue to trade from their existing premises for as long as possible and to support their transition into the new scheme where appropriate. We anticipate welcoming the first new commercial tenants into the scheme approximately 5 years after the start of construction.

    A detailed Construction Management Plan (CMP) will be submitted to Southwark Council alongside the project planning application and will be available to view on the Council’s planning portal. The CMP will set out, amongst other things, proposed construction access arrangements and traffic management, hours of working and an explanation of how pedestrian and vehicle routes in and around the site will change as the construction phases evolve.

    We are also committed to ensuring that the appointed Contractor is a member of the Considerate Constructors scheme and promotes best practice in site safety, site appearance, respect for the community and protecting the environment.

    Get in touch with the team

    The project team developing these proposals is happy to offer virtual meetings and briefing on the plans if helpful.

    Call us

    0800 307 7562

    Email us

    ayleshamcentre@londoncommunications.co.uk

    Contact form

    Send us you feedback.