PUBLIC EXHIBITION 01 WELCOME IMAX Southwark SHELL CENTRE Waterloo East Waterloo Yo r kr oa d LONDON EYE Waterloo Station Le ak e St at W re er et lo o Ro LOWER MARSH MARKET ad ro A pp ngt o n eet Str Westminster Bridge St at io n Add i ac h R oa d Leake Street Arches Lo W es tm ST THOMAS HOSPITAL r we in st er Br id ge sh ar M Ro ad Lambeth North INTRODUCTION KEY PRINCIPLES PROJECT TEAM Welcome to the Leake Street Arches exhibition. This is one of a number of consultation events, more fully explained on board 5, that presents the outline proposal for opening up the Leake Street Arches in Waterloo. We would be pleased to get your feedback on all aspects of the scheme, and will ensure that your thoughts are recorded and considered in an open and rigorous way. Please do complete a feedback form to help us do this. The proposed scheme will enhance the established urban environment and create spaces in the arches for potential occupiers to utilise, while retaining the graffiti work within the tunnel and the creative feel of the area. Place Connect the scheme closely with and build upon the existing cultural offer, protect the established tradition of free graffiti painting within the tunnel and create jobs for local people. The proposals are now being designed to inform a planning application for change of use, which will be submitted to Lambeth Council in August 2015. If you have any questions or comments, or if you would like to be taken through the exhibition boards please do not hesitate to approach any member of the team. Within this, there are various aspirations: Safety Remove the car park and car wash and improve the street lighting and surfaces to create a safer environment that is less cluttered and is easy to use. The proposals include improvements to lighting and public realm, as well as improving access by creating a link from Leake Street to Addington Street. The graffiti walls will stay as they are. This will be a collaborative effort, engaging local groups and existing occupiers. Access Enhance pedestrian permeability i.e. a pedestrian link between Leake Street and Addington Street. Uses Activate street frontages and create a mix of independents, original cafes, bars and restaurants. Design Materials and designs inspired by the existing urban context. LCR Client Union Street Partners Development Consultants LCR is a UK Government-owned company. It has specific expertise in managing and developing property assets associated with major infrastructure projects, particularly in a railway context. Union Street Partners is providing leasing advice to create an exciting, original and appropriate tenant mix. Corstorphine + Wright Architects Architects With a broad portfolio of work that covers industrial, education, retail and leisure, commercial and residential projects across the UK, Corstorphine + Wright Architects have 35 years of professional experience with cutting edge technologies, producing design solutions that enhance the built environment. Quod Planning Consultants An independent consultancy providing planning and development economics advice from offices in London and Leeds. Soundings Community Consultation Facilitators Soundings facilitate the process of consultation to inform and comment upon the design ideas. Soundings act as an impartial voice in the development process to fully and transparently involve communities at each stage of design development.
02 ABOUT THE SITE ABOUT THE SITE Leake Street Arches comprise a number of railway arches and vaults located between Leake Street, the rear boundary of the Park Plaza County Hall hotel and Addington Street. It is situated beneath the original Eurostar Terminal at Waterloo Station and extends eastwards into the original brick arches, which support the mainline platforms. 1 Site entrance from Addington Street 2 Behind the billboards on Addington Street 5 3 The Leake Street tunnel connects York Road on the north side of Waterloo Station to Lower Marsh on the south side. The site is currently used as a car park and car wash facility with ancillary uses and is located between a number of tourist and leisure destinations, such as the London Eye, the South Bank Centre and independent retailers on Lower Marsh. Roots Leake Street is also known as the Banksy Tunnel or Graffiti Tunnel, a 300 metre long passage which connects to York Road under the platforms and tracks of Waterloo Station. The tunnel was made famous in May 2008 when Banksy hosted the first of the Cans festivals there. More recently, unique cultural uses have settled on Leake Street, from the Old Vic Tunnels (2010 2013) to The Vaults and House of Vans. Land ownership The majority of the land is owned freedhold by the Department for Transport (DfT), with Network Rail owning part of the brick arches and Leake Street. LCR is a wholly owned subsidiary of DfT and acts as agents for its property around Waterloo. 3 The car wash facility 4 Car park spaces 5 Entrance to Leake Street tunnel from York Road (car wash entrance) 7 House of Vans on Station Approach Road 6 The Vaults on Leake Street tunnel 8 Leake Street tunnel exit to Lower Marsh KEY ADDINGTON STREET 1 BRIDGE ROAD 2 4 LEAKE STREET STATION APPROACH ROAD Leake Street Arches site Park Plaza County Hall Hotel Car wash Car park House of Vans The Vaults 6 8 7 N
PUBLIC EXHIBITION 03 PLACE & USES LEAVE YOUR MARK ON LEAKE STREET The refurbishment of the car park arches presents the opportunity of improving the quality of the public realm, safety and access to Leake Street, while embracing interaction to create a space where people can continue to leave their mark through street art. The following improvements are proposed: The car wash will be removed and its entrance will be opened up to provide a new pedestrian connection between Leake Street and Addington Street Active frontages will be created by occupying the arches along Addington Street with a number of shops and opening these up to the street Street scene and public realm improvements will be pursued, particularly road surface treatments An integrated lighting strategy will be developed with existing tenants to offer a better lighting solution for the graffiti Appropriate CCTV installation and management A number of uses will enhance the area and create a unique sense of place. These uses include: 8 units within the arches which can host cafes, bars and restaurants External seating on Addington Street and flexible areas for events such as festivals or pop up markets Level surfaces and improved lighting to provide a safe pedestrian environment The design strategy will work with the existing context using materials such as brick, Corten steel and reclaimed timber. The graffiti will form a key element, celebrating the character of the area There will be a digital advertising opportunity on Addington Street and the team is discussing whether digital artists should be able to use the facility from time to time Leake Street (daytime) - Artist s impression KE A LE T E RE ST ADDINGTON STREET KEY Units BRIDGE ROAD STATIO N A PP RO AC H New Hard Landscaping RD N Section Sketch section through Leake Street Arches Leake Street (night time) - Artist s impression
04 ACCESS, SAFETY & DESIGN ACCESS & SAFETY The refurbishment of the car park creates the opportunity to improve the public realm, safety and access to Leake Street whilst keeping its character as a space for experimentation and creativity. We want to speak to graffiti artists, visitors and other users of the space to make sure these proposals work for all groups. JUBILEE GARDENS IMAX IMAX ROUNDABOUT IMPROVEMENTS The following improvements are proposed: DOWNING STREET LONDON EYE WATERLOO STATION ENTRANCE Arch 232L, which currently acts as the entrance to the car wash, will be opened up to provide a new pedestrian connection between Leake Street and Addington Street ELIZABETH HOUSE THE SITE Creation of bars and restaurants in car park arches to meet local demand for suitable space New entrances on Leake Street will be set back from the tunnel to make sure that artists can continue to work throughout the day PARLIAMENT SQUARE ABBEY BIG BEN PALACE OF BRIDGE ROAD PARK PLAZA URBANEST Street scene and public realm improvements, particularly road surface treatments Improved lighting CCTV and management Together these small changes will make the place feel safer. KEY Points of Interest Areas of Development TfL Better Junction Gateway into Site Existing Cycle Route Proposed Extension to TfL Cycle Superhighway (Consultation Route) Desire Lines / Pedestrian Routes Precedent images (lighting) DESIGN The design strategy for the urban environment strives to enhance established character. It is intended to be a collaborative approach working with the existing users and street artists. The architectural design on Leake Street will be light touch with additional lighting and a new surface to the road. The design is intended to celebrate the space as it is, continuing to attract graffiti artists and visitors alike. Collaboration between artists and tenants will be encouraged. UPDATED CGI The new arches along Addington Street echo its environment in both form and materials. Materials and fittings are intended to mix reclaimed elements, such timber and lighting, with materials like Corten steel and brick to complement and resonate with the quality of Leake Street. Surfaces on Addington Street will be formed from textured paving setts whilst variety in the frontage design will be encouraged to create a street which is distinctive and different. Addington Street - Artist s impression Future tenants will be encouraged to take this concept further, for instance by bringing art into the units themselves. Culture is embedded in the area and we expect this to be matched by the tenants who set up new businesses over time. Material Palette From left: Reclaimed timber, Beton concrete, Brick, Corten steel Precedent images (interior design)
05 CONSULTATION PROCESS & TIMESCALE OVERVIEW CONSULTATION PROCESS TO DATE The consultation process is facilitated by Soundings and involves the community as the proposals are developed for the Leake Street Arches. LCR has been meeting local groups and organisations since February 2015 to discuss the project, further identifying any changing issues, needs and aspirations of relevance to the project. Since June 2015 Soundings have been carrying out 1-to-1 meetings with local groups and organisations which has helped to build insights into the area, the world of graffiti, and new trends in food and beverage offers. Following this we staged three pop up events around the site to show the project context, what aspects of the proposals are being developed and why. All feedback has and will continue to be shared and discussed with LCR and the design team who will be refining the scheme design over the summer. Soundings will produce and publish transparent records of the process, findings and recommendations. The records will combine to produce a Consultation Report a public planning document which provides a thorough account of the consultation process and its impact on the design and the general proposals. One-to-One Stakeholder Meetings One-to-one meetings are being held with key stakeholders including Network Rail, The Vaults, South Bank Employers Group, Shell Centre, The Association of Waterloo Groups, WCDG, Coin Street Community Builders, Waterloo Quarter BID and graffiti artists. These meetings help collect responses and practical suggestions in relation to the proposals, the history and culture of the area. Pop Up Events The team spoke to over 65 people made up of local residents, workers and visitors to the area at the popup events held between 1st and 3rd July 2015 on Lower Marsh, Addington Street and the Shell Centre podium (Belvedere Road). In total, 61 Big Ideas Map comments were received through which people explained that they were keen to retain the graffiti within the tunnel and to find out more about the type of commercial units there will be. Some residents were mainly concerned about having more food and drink outlets in the area, with concerns for the nuisance this could cause if not well managed. On the other hand many local workers and tourists favoured having more places to go and experiences to have. All groups agreed with the drive to make the tunnel appealing. Please see the diagram below for an overview of Big Ideas Map comments collected during these events. These show that Access, Use and Place are important topics and that the right design approach of working with the area s unique attributes and users will be critical to building local support. Safety needs further work to address concerns about the security of the area. Design efforts are supported and the approach is generally considered sympathetic. Pop up event, 01/07/2015, Lower Marsh Big Ideas Map TIMESCALE The diagram below shows an indicative timescale and a summary of the proposed consultation process for before and after the planning application is submitted. ACCESS USE PLACE SAFETY DESIGN PRE-PLANNING POST-PLANNING ONE-TO-ONE MEETINGS Understanding key issues & opportunity to inform the concept design SEPTEMBER / OCTOBER STATUTORY CONSULTATION SUPPORT 0 SUPPORT 2 SUPPORT 2 SUPPORT 1 SUPPORT 0 SUGGESTION 3 SUGGESTION 15 SUGGESTION 14 SUGGESTION 7 SUGGESTION 3 CONCERN 1 CONCERN 7 CONCERN 9 CONCERN 1 NEUTRAL 1 2015 JUNE JULY AUGUST POP UP EVENTS Raising awareness and gathering feedback on the emerging plans DROP-IN EXHIBITIONS Presenting the outline design and gathering feedback, create links for future opportunities DETAILED DESIGN DEVELOPMENT LEAKE STREET ARCHES PLANNING APPLICATIONS 2016 2015 NOVEMBER / DECEMBER INDICATIVE ESTIMATE PLANNING DECISION CONSTRUCTION PERIOD SCHEME OPENING Separate lane for cyclicts and skaters - can be difficult for pedestrians. Station exit for Leake St. Give people a reason to go that way. It s hidden away. Graffiti tunnel is good. Want an off license. Provide units which can offer advice and support to those who are seeking employment. High rents will move out any interesting businesses. Leave it rough, not bland. Serve people with ordinary incomes, not the rich. An art space, cultural space, a community space. Rather than a commercial driven scheme. More bars, more restaurants is bland! It must remain unique! Where are people coming from? (Very polluted here). Late opening cafés for human presence. Good signage. Good lighting. An active street feels safer. Quiet structures feel dangerous. Would feel safer if there were people around to keep an eye on it. Nice design. Trendy design. It would be great to incorporate the art in the new structure. I m all for it! Great concept - I think it s a great idea and good that graffiti stays.
06 FEEDBACK SHARE YOUR VIEWS ACCESS USES PLACE SAFETY DESIGN The proposed scheme is to build on the unique character and creativity of the place at Leake Street Arches and its surrounds and to open this out through a combination of great food, drink and cultural offers to put the Waterloo area firmly on the map as a special London destination. Please look at the exhibition boards and give us your feedback. We particularly welcome your thoughts on one, some or all of the five key thematic areas on the right, to help further guide the design process. Please select the theme or themes of most interest to you and place post-it notes with your comments in the boxes provided, categorised as either supportive, suggestion or concern. In addition to this we would be very grateful if you could fill in our feedback form. Please ask any team member if you need assistance. CONTACT US For more information on the project, please contact Steve or Yukie using the details below: T. 020 7729 1705 E. info@leakestreetarches.london W. leakestreetarches.london ENHANCE PEDESTRIAN PERMEABILITY I.E. A PEDESTRIAN LINK BETWEEN LEAKE STREET AND ADDINGTON STREET. ACTIVATE STREET FRONTAGES AND CREATE A MIX OF INDEPENDENTS, ORIGINAL CAFES, BARS AND RESTAURANTS. CONNECT THE SCHEME CLOSELY WITH AND BUILD UPON THE EXISTING CULTURAL OFFER, PROTECT THE ESTABLISHED TRADITION OF FREE GRAFFITI PAINTING WITHIN THE TUNNEL AND CREATE JOBS FOR LOCAL PEOPLE. REMOVE THE CAR PARK AND CAR WASH AND IMPROVE THE STREET LIGHTING AND SURFACES TO CREATE A SAFER ENVIRONMENT THAT IS LESS CLUTTERED AND IS EASY TO USE. MATERIALS AND DESIGNS INSPIRED BY THE EXISTING URBAN CONTEXT. STRONGLY SUPPORTIVE SUPPORTIVE SUGGESTION CONCERN STRONGLY CONCERNED