Background. King s College London

Transcription

1 Site Overview 1. Site 2. Wolfson Building 3. Entrance to Nag s Head Yard 4. George Inn Yard 5. Borough High Street 6. Location of London Bridge Station 7. The Shard Background About King s College London King s College London is one of England s oldest and most prestigious universities; a multi-faculty research-led institution based in the heart of London. King s is ranked as one of the world s top 30 universities. It was the Sunday Times UK University of the Year in and is the same newspaper s best UK University for Graduate Employment in 2012/13. King s College London Guy s Campus The Site King s has more than 25,000 students (of whom more than 10,000 are postgraduates) and some 6,500 employees. King s has a particularly distinguished reputation in the humanities, law, the sciences (including a wide range of health areas such as psychiatry, medicine, nursing and dentistry) and social sciences including international affairs. It has played a major role in many of the advances that have shaped modern life, such as the discovery of the structure of DNA and research that led to the development of the radio, television, mobile phones and radar. 7 King s College London and Guy s and St Thomas, King s College Hospital and South London and Maudsley NHS Foundation Trusts are part of King s Health Partners. 6 Guy s Campus Guy s Campus is located to the east of Borough High Street and the south of St Thomas Street. It is home to the School of Biomedical Sciences (also at the Waterloo Campus), the Dental Institute, and the School of Medicine. The Campus includes two halls of residence (Great Dover Street Apartments and Wolfson ). The site at Nos Borough High Street is located at the edge of the campus and includes the College s Pavey Gym which is used by students Borough High Street the Opportunity The College owns the site, but, apart from the Pavey Gym, the buildings have been largely vacant for many years. However, the site includes an important service yard for vehicles serving the wider Campus. 4 King s intention is to bring the whole site back into use so that it can both make a positive contribution to the regeneration of Borough High Street and continue to meet the College s needs. The regeneration of the site will provide an opportunity to: bring new retail uses to Borough High Street which will strengthen its shopping offer 5 3 bring a hotel to the site to support the campus activities, for example, it would accommodate visiting academics and parents of students 2 raise the Pavey Gym to a higher standard introduce new public space and routes by revitalising the Spur Inn Yard and re-introducing Nag s Head Yard 1 create a new Yards Quarter which can act a catalyst for further improvement of the yards on the east side of Borough High Street undertake a sensitive refurbishment of 127 Borough High Street, a listed building, in order to ensure it has a long term economic use and future remove some service vehicle traffic from Newcomen Street relieving congestion introduce greenery to the site, and provide an energy efficient, sustainable building that will enhance the character of the high street.

2 Main Site Boundary Main Site Boundary 1792 Borough Yards Map 1916 Borough Yards Map Current condition and historic context Current Context The Site is located at Nos Borough High Street just north of Newcomen Street. The site has been under-utilised for many years and most of the buildings are in poor condition. Office Building - no active frontage Active Frontage Building Entrance KCL - Private Public Attractive existing yard Wolfson Building Poor quality landscaping No attractors for the public Kentish Buildings Poor quality kiosk Spur Inn Yard Entrance to Wolfson Building (KCL) Pavey Gym - no active frontages Vacant Existing Buildings Nag s Head Yard KCL Private Service Yard Oriel Newcomen Street Active Frontage Building Entrance Office Building - no active frontage KCL - Private Public Attractive existing yard Wolfson Building Inner yards rejuvinated Kentish Buildings Retail Unit Spur Inn Yard Entrance to Wolfson Building (KCL) Cafe Core Hotel Lobby New Public Space Retail Unit Core Nag s Head Yard Re-opened Nag s Head Yard Public Space / Drop Off Retail Unit KCL Private - access for hotel servicing Oriel Newcomen Street Five buildings face onto Borough High Street: Borough High Street Borough High Street Borough High Street No. 127 is currently used for retail on the ground floor. The upper floors are vacant. It is a Grade II listed building which forms part of a group with Nos. 123 and 125 Nos is vacant and internally scaffolded. Behind No. 131 is the Pavey Gym Nos is known as Zenith, an office building that is vacant at present. The Shoefayre vacant retail unit is on the ground floor No. 141 is vacant and internally scaffolded, and No. 143 is vacant and internally scaffolded. Existing Site analysis diagram Site analysis diagram 1 2 Site Strategy - Key 1. Vehicular Entrance to the site 2. New bicycle storage area 3. Security line to King s campus 4. Servicing area / shared surface landscape 5. Rear Wing responds to historic alignment 6. Nag s Head Yard entrance reinstated Newcomen Road Nag s Head Yard Diagram showing public and private yards and outline of historic yard extents The site is included within the Borough High Street Conservation Area. It is also within the within the Borough/Bermondsey/Riverside Archaeological Priority Zone. Two historic yards run from Borough High Street to the rear of the buildings. Spur Inn Yard runs between Nos.127 and 129 and is currently accessible to the public. Nag s Head Yard runs between Nos. 135 and 141. There is no public access at present. 7. Scope to create a new yard quarter 8. Spur Inn Yard widened creating new public space 9. Street frontage responds to building scales 10. Grade II listed building refurbished Site Extents Historic Yard locations Current Yards inaccessble to public For a number of years Nos and Nos were scaffolded on their Borough High Street frontages. Last year King s spent nearly 500,000 on works to the buildings so that the unsightly scaffolding could be removed from the High Street. The building frontages were also tidied in order to improve the appearance of the site from the high street. Following this, Transport for London repaved the footway in front of the site Nag s Head Yard looking East Spur Inn Yard Historic Context Borough High Street is extremely rich in history and was known in particular for the hops trade and a large number of coaching inns No.127 No Borough High Street has been known by various names including Long Southwark and St Margaret s Hill. In 1460, a fair was established at the southern end of Borough High Street (in front of the King s site). By 1740, a petition was made to the Mayor of London to move it to a broader part of the street because some people had been killed by passing coaches. The fair was closed in 1756 and moved to the present site of Borough Market. Site response massing strategy Zenith No Pavy Gym From the medieval period, the street was lined with coaching inns and acted as a terminus for travellers going to and from the south. In the Canterbury Tales, Chaucer describes how pilgrims gathered at the Tabard Inn before setting off. Listed Building Oriel The County of Kent produced huge quantities of hops for the brewing industry. For a long time, the Old Kent Road was the only land route in to the city of London, passing directly into Southwark. The Borough High Street area became a major centre for the storing and trading of hops. Proposed KCL Bike Store 17th century maps show buildings lining the road, with gardens behind. However, as the area became more crowded the gardens were built upon. Buildings were arranged on long thin plots known as burgage plots, generally four to five metres wide. There would have been a shop facing the main road with a narrow passage to the side leading to a long yard behind. Alongside the yard was the inn, usually two or three storeys, with an open gallery. There would also have been stables for the coach horses. Existing Site Plan Photo elevation of Borough High Street

3 Regeneration of Borough High Street King s College London plans to redevelop Nos Borough High Street in a scheme that introduces new uses and regenerates the site so that it can make a vibrant contribution to the function and character of Borough High Street. In order to fulfil the potential of the site, the new scheme proposes, with the exception of the listed building, the demolition of the existing buildings and replacing them with a high quality new building and public spaces. The new building has been designed to respect the local context and contribute to the character of the conservation area through the addition of a high quality piece of contemporary architecture. It is also proposed to sensitively refurbish the retained Grade II listed building as part of the project, opening up its side to provide a glazed shop frontage to Spur Inn Yard. The scale of the new building reflects the existing heights on Borough High Street and is in keeping with the character of the Borough High Street Conservation Area. The redevelopment of the site will enable the physical regeneration of this part of Borough High Street and the associated yards. However, it will also support economic regeneration by bringing new shops and services to the community, creating new jobs and generating additional expenditure in the local economy from hotel guests. Good quality retailers in this location will strengthen this part of the high street helping to make it a better shopping location. Right: View South along Borough High Street to St George the Martyr

4 Gym Entrance Wolfson Centre Entrance Bike Parking Hotel Restaurant/ Kitchen Hotel Entrance Hotel Lobby Drop-off entrance Vehicle drop-off and loading The Proposals The key components of the new scheme are as follows: Three new shop units facing on to Borough High Street. The largest unit is 3,000ft 2. The other units are much smaller. King s will wish to attract good quality retailers that will improve the offer of the High Street. A sensitive refurbishment of the listed building at No.127 will provide the smallest shop unit at ground floor level and a residential apartment on its upper floors. Vehicular Access A 100 room hotel of up to 41,000ft 2 in the upper floors of Nos The hotel entrance is from Spur Inn Yard, mirroring the traditional form of a coaching inn. Vehicle Circulation throughout the Site A gym for student use at basement level of approximately 2,900 ft 2 Retail Deliveries Bin Storage A high quality public space within Spur Inn Yard which will be widened and landscaped with areas of seating provided The reinstatement of Nag s Head Yard and its use as a pedestrian route linking to Spur Inn Yard Residential Entrance No car parking on site apart from two disabled parking spaces Cycle parking A transport and servicing strategy that makes use of Nag s Head Yard and relieves the Newcomen Street/Borough High Street junction An energy efficient, sustainable building which includes green roofs and solar panels. Kentish Buildings Retail 1 Retail 2 Retail 3 Oriel This exciting opportunity will enable King s College London to collaborate with the London Borough of Southwark to regenerate a key part of the street frontage to Borough High Street, creating new public amenities and a diverse range of facilities. Pedestrian Route Ground Floor Plan Key to Functions King s College Gym Retail Hotel Circulation Pedestrian Entrance Restricted Entrance Pedestrian Circulation throughout the Site Basement Level Plan 1st to 3rd Floor Plans 5th Floor Plan Overview of Building Massing

5 Design The character of Borough High Street is unique and varied and is defined in part by its strong historic connection to its yards. A great deal of analysis has been carried out to understand the grain and character of the street and the yards. This has informed the approach to the siting of the building, defined its size and its relationship to its neighbours and the street generally. The street is characterised by: a strong vertical rhythm set against layers of horizontal cornicing narrow and inconsistent plot widths and varied roofline a distinct rhythm, size and formal arrangement of shop fronts and windows above active frontages with mixed uses above a lack of a uniformity creating a rich, vibrant range of materials wandering plot lines, often not parallel to the street, and covered and exposed entrances to the yards. Detail brick studies and material precedents Detail elevation to Borough High Street Detail elevation to Spur Inn Yard The proposed new uses are housed within a building with a clear overall identity which adapts to the character of the street and intimacy of the Yards. Working with a familiar and limited material palette, we have investigated different brick colours and bonds to reinforce the difference created by the geometry shifts of the building form. Above: Borough High Street Elevation

6 A new Yards Quarter As a potential catalyst for a new yards quarter, the project also has the ability to form a link to the King s Campus to the east and future redevelopments that may take place in the area. Public Area and Routes The proposals create a new vision for the site that seeks to connect and respond to the historic context in a contemporary manner. Careful consideration has been given to the historic significance and positioning of the yards. The proposals reinstate Nag s Head Yard which again connects to Borough High Street and expands and creates a vibrant public space within a widened Spur Inn Yard. A new pedestrian route will be created between these Yards which in turn links to other side streets to the north. All vehicles will enter Nag s Head Yard via Newcomen Street and exit onto Borough High Street. Landscape Design Existing granite setts shall be retained where possible, principally along Spur Inn Yard. Where it is not possible to retain the existing Detail elevation material, a study high quality, granite finish shall be proposed to maintain the character of the space. A local precedent has been set in Southwark at the recently completed Clink Street project. It is our intention that the existing pavement panel signs are retained along Borough High Street. Existing named kerb corner stones shall also be retained. An avenue of trees adjacent to the Wolfson Centre shall create a sense of scale and intimacy to the space while a proposed green wall to the Kentish Building s facade will introduce a soft, green element to the scheme, close to the hotel entrance. Above: Material and planting strategy to new Yard spaces Above: Courtyard view of new Spur Inn Yard Left: View to Borough High Street from new Spur Inn Yard