Visions for Peckham
- 1 The Council's Plans
- 2 An alternative vision for Rye Lane Central
- 2.1 Open Spaces – Peckham Rye Station
- 2.2 Open Spaces – central Rye Lane east
- 2.3 Creative Developments - Re-using old buildings
- 2.4 The Copeland Cultural Quarter
- 2.5 Vibrant Artists' Community
- 2.6 The Hannah Barry Gallery
- 2.7 Chronic Love Foundation (CLF) Art Cafe
- 2.8 Community Social Enterprises
The Council's Plans
The Council are in the midst of developing their planning policies for Peckham town centre. They have completed the Unitary Development Plan (UDP) for the borough's land use, and this includes a statement about certain commercial areas, including Peckham town centre. The next stage is the development of the PAAP (the Peckham Area Action Plan). The Council originally said that this would begin in February 2007, and then several dates subsequently. But it finally began in March 2008 by the release of Future Peckham - a ‘vision paper’ and the PAAP Consultation Strategy - for public comment between 14 March 2008 and 25 April 2008. The long delayed PAAP formal consultation on the 'Issues and Options papers' was to start on 3rd November to 15th December 2008, but this has also now been postponed to probably Spring 2009. However there have now been, and are continuing, informal consultations and discussions on the draft Issues and Options papers. These papers,and latest news, is available on the Council's website. On that page click on the Issues and options report part 1, Issues and options report part 2. There will be a further consultation in Autumn 2009 on the Council's "Preferred Options", and a Public Examination Hearing in 2010.
The Council asks:
- Are we looking at the right area? Have we missed some areas out that you think should be included?
- Are these the right issues? Are there other things that need to be looked at?
The Council proposes that the PAAP should cover Peckham town centre, and along Queens Road, “where most of the changes are expected to happen but also looking at surrounding areas where necessary”. See also the PAAP map. This map identifies what the Council calls ‘Opportunity sites’ and also called Development sites’, three of which were identified in the UDP–
- Peckham Rye station, off Rye Lane to the west;
- the multi-storey car park and cinema, off Rye Lane to the east, behind Woolworths
- Peckham Square, Peckham Pulse, and Peckham Wharf, near the High Street.
Two new ones have been identified–
- The Aylesham Centre, near the High Street, including Morrison’s and the car park;
- Wooddene Estate, on Queen’s Road.
The proposed Cross-River Tram, scheduled for operation from 2016 at the earliest, is a main feature of the Council's plans for Peckham town centre. [The London Mayor has recently said that thre is no funding for the tram project and so its future is uncertain. The final versions of the Issues and Options papers will have to be redrafted to reflect this. In the meatime the issues raised by the tram depot still need to be resolved.] The tram is promised to improve public transport to and from Peckham, help to create employment prospects for Peckham people both locally and elsewhere in London, and help to stimulate trade and businesses in Peckham. The Council also wants the tram depot located on a major strategic site (Site 63P/71P) in the heart of the town centre, on the seven acre site stretching from Rye Lane to Consort Road and Brayard's Road, click here for map. The Council has claimed that this also would regenerate the town centre by creating jobs, but the UDP Planning Inspector said that this was based on 'misinformation' that the site was derelict, and he said that the tram depot would remove many more jobs than it created (click here for Inspector's report).
Peckham Vision and others have pointed out that the plan is already causing blight and degeneration which could continue for the 10 years or more before it was completed. In addition the tram depot, which would be a high security site for 24 hours a day would if built:
- close off and sterilise a very large area of the town centre, and could hardly help in its regeneration;
- lose the opportunity that this huge site presents for providing a wide variety of spaces for the continuing developments in creative industries, small businesses, and community uses, which are now occurring in central Peckham.
In response to Peckham Vision comments on the Future Peckham proposals in Spring 2008, the Council's draft Isseus and Options paper now includes an Option for the site without the tram depot, which can be viewed as a Contingency Plan for the site:
- in the short to medium term over the next 5 years, to minimise blight during the continuing uncertainty about the locations for the Cross River Tram depots, see also here and here.
- in the longer term beyond that, in the event that TfL find an alternative location for the main tram depot.
This Contingency Plan can feature the potential major contribution that site 63P/71P can make to the regeneration of Peckham Town Centre, and also to greater Peckham as a whole. This site is indeed a major Opportunity Site which needs to be considered as such in the PAAP. See here and below for Peckham Vision's suggestions for this.
An alternative vision for Rye Lane Central
The Council’s plans rest on the assumption that the town centre can be only a long narrow linear shopping street, with relatively isolated opportunity/development sites. But there is the potential for viewing it in a very different way as an integrated matrix with old and new buildings interlinked with open pedestrian spaces.
Open Spaces – Peckham Rye Station
This would create an open public space in the central part of Rye Lane, changing radically the nature of the town centre space there. No longer would it be experienced as a long narrow crowded shopping space, but would transform the area into one of open spaces linked to other parts of the town centre currently hidden from view on the west side of Rye Lane - the historic station itself, recently listed as a Grade 2 building by English Heritage, and the access routes into the Holly Grove residential area, and the naturally evolving cultural area along Blenheim Grove.
Open Spaces – central Rye Lane east
Right across the road on the east side of Rye Lane are three sites with the same potential to transform the central part of Rye Lane: the multi-storey car park area, and site 63P/71P ‘safeguarded’ for the tram depot, which are identified in the UDP as ‘development sites’, and the area between the railway lines, which lies between them.
The links that these three sites already have with Rye Lane, and with each other, could also be opened up in imaginative developments to create a new cultural quarter in this central part of Rye Lane. The sites could be interconnected through the pedestrian open spaces leading to rehabilitated historic buildings integrated with new modern buildings. These developments would be encouraged by the planning policy set out in the PAAP and emerge from the organic developments already occurring in and around site 63P/71P and Blenheim Grove. Site 63P/71P already has a significant role in the organic growth of Peckham Town Centre.
Peckham is an expanding and flourishing south London community, and the site is an active and interesting contributor to the economic, social and cultural life of Peckham. This positive change has been occurring organically and naturally over the last decade. It is made possible because the site is characterised by a mixture of commercial and industrial buildings, with scope for additional new developments, including housing and retail. It is a natural place for Peckham to expand into and develop for mixed uses, building on the commercial and cultural presence on the site, as part of the strategic vision to open up the space in front of the magnificent Station buildings, and transform that central part of Rye Lane.
This huge site could provide the flexible kinds of spaces that Peckham needs in the changing times over the next several decades. Without it, Peckham would be seriously short of spaces for the creative industries in their wide variety of forms to expand, from mainstream artists and post-modern artists, to creative training and leisure projects for young people, and new forms of entertainment and leisure facilities. The space offers exciting potential to re-vision the central core of Rye Lane away from the long narrow linear crowded shopping street well past its heyday, to a wider town centre with a busy shopping area intermixed with a cultural quarter, and open pedestrian spaces. Read more...
Creative Developments - Re-using old buildings
This is already taking place, led naturally by the local property market meeting the emerging new forms of demands for accommodation. On the weekend of 15th and 16th September 2007, as part of the annual all-London Open House weekend, Peckham Vision arranged three walks to show what is already happening, and the immense scope and opportunities there are for reusing the historic industrial and commercial buildings in Peckham Central in modern developments for creative 21st century uses. The sun shone and over 140 people flocked to take the walks led by The Peckham Society. Everyone enjoyed the magnificent views of Peckham and central London from the roof of the Bussey building. They enjoyed the refreshments in the CLF Arts Café and the Peckham Vision exhibition of the latest information about the tram & tram depot plans, and the ideas for that central area of Peckham town centre if the tram depot is not located there. There was much demand for more tours.
The tours looked at:
- the huge size and good solid condition of the historic Bussey Building and how it is already providing spaces for new creative arts and music businesses;
- the scope for creative development of the whole business site which would otherwise be demolished for the proposed tram depot;
- the historic gems of Holdron’s Victorian arcades which, currently hidden by shop fittings, could be restored for commercial town centre use;
- the way all that would complement the opening up of the piazza in front of the station, now agreed as the aim by Southwark Council, the train companies and Southwark’s London Assembly representative;
- how Bar Story and the Sassoon Art Gallery in Blenheim Grove behind the station show further signs of the burgeoning creative re-uses of the historic buildings.
The Copeland Cultural Quarter
- This section is under construction.
Half of site 63P/71P, the part between Rye Lane and Copeland Road, is already a thriving mixed area of artists' studios, art galleries, a variety of small businesses, retail and creative industry, housing and other community uses, and has the emerging feel of a Cultural Quarter. A major part of the land is owned and operated by Copeland Industrial Park (CIP), and so the area and its immediate surrounds is becoming known as the Copeland Cultural Quarter (CCQ).
See a satellite view of the Copeland Cultural Quarter, showing its location, and the streetplan and masterplan showing its links with the Peckham Rye station area, which is also emerging as a cultural quarter.
The draft masterplan here illustrates the concept of a mixed organic development with the gradual rehabilitation of historic buildings integrated with new build, creating linked squares and courtyards, and the Copeland Cultural Quarter providing a comfortable transition between the town centre in the west and housing to the east.
This plan complements the similar vision for Peckham Rye station and its adjacent environment behind and in front, which Southwark Council are developing following the agreement to explore opening up the piazza in front of the station see here.
A number of ideas have already been produced for the potential development of the Copeland Cultural Quarter. These illustrate the variety of schemes that there may be, and there will be others. The sketches and outlines that have been produced so far are available here:
- Peckham Vision with CIP Ltd - mixed organic development, rehabilitated historic buildings integrated with new build, with linked squares and courtyards, providing a comfortable transition between the town centre in the west and housing to the east. Read more...
- Benedict O'Looney, Architect - Copeland Industrial Park: potential for new public realm, mixed rehabilitation and new buildings. Read more...
- Christoph Heinemann, Ulrike Sturm, Brandenburg University of Technology, Dept Urban Design/Prof. Heinz Nagler - Live-Work London, mixed use as a catalyst for revitalisation: student projects. Read more...
- Jeffrey Gale, ECO-ARCHITECTURE and PLANNING,integral architecture & planning associates - Project proposal: an Intercultural Creativity & Conference Centre. Read more...
- Other sketches - a collection of other images. Read more...
Vibrant Artists' Community
There are over 60 artists who have their studios in the Bussey building, and numbers continue to increase. They create a context from which cultural events are created and can naturally evolve, such as the series of art exhibitions over the last three years. Read more...
Radio Broadcast from the Bussey building
Saturday 19th July saw the first ever South City Radio broadcast from the Bussey Building. The broadcast programme, with a panel and a participating public audience had a lively debate on Peckham’s contribution to London’s cultural life, and the natural organic growth of the cultural life in that part of the town centre in and around the Bussey building. The event took place on the third floor in the international exhibition featuring potential alternative architectural visions of ‘Future Peckham’, in particular for the central Rye Lane area of Peckham town centre. The exhibitors were from Cottbus College Berlin, Jeffrey Gale Eco Architecture, and Peckham Vision. On the first floor was an exhibition of work from leading Peckham based artists, painters and photographers. Both exhibitions were curated by Alice White, from the Chronic Art Foundation based in the Bussey building. South City Radio is the new name for Radio Peckham, reflecting its success in having a much wider listening audience.
As Southwark Council begin (October 2008) consultation on the Peckham Area Action Plan, highlights of the broadcast are now available to Listen herein the South City Radio programme Primer Public Forum: The Future for Peckham.
Alice (http://www.alicewhiteart.com) practices as a painter from a studio in Peckham, located on the top floor of the historic Bussey Building, part of the site threatened by the proposed tram depot on the large industrial estate behind Rye Lane. Her studio is one of many on the site, now home to a thriving creative community, with great potential. “I’m the painter paparazzi”, says Alice White in Dulwich-On-View which “recognises and celebrates the eclectic nature of the life of Dulwich and the surrounding area, the breadth of people and livelihoods, the rude health of the Arts, and the buoyant sense of community, and subverts the tired old caricatures lazily ascribed to our South London home.” Read more...
The Hannah Barry Gallery
In November 2007 the Bussey Building, hosted a seated dinner for 115 guests to celebrate a year of exhibitions at 78 Lyndhurst Way and thank the many people who have helped and encouraged the artists in their work. Inspired by the unusual conditions at 78 Lyndhurst Way, with its ten rooms and garden, the programme of monthly exhibitions at the house exhibited monograph bodies of work within a group show. The subject of each show was chosen to encourage progress and experimentation to help young artists develop their ideas in reference to our time. The Hannah Barry Gallery has been founded to continue and progress this kind of work. The first exhibition held in the Copeland Cultural Quarter (CCQ) was in Feburary 2008, in the Bussey building. The Gallery moved to its current permanent space in a warehouse next to the Bussey building within the CCQ after that. Read more...
- An Exhibition of New Work by Bobby Dowler
In February the first floor of the Bussey Building was used to show Many Worlds, a large exhibition of new work (sculpture, collage and drawing) by Bobby Dowler and the second of the year from the Hannah Barry Gallery (see photos).
Current and Future Exhibitions
Chronic Love Foundation (CLF) Art Cafe
The Chronic Love Foundation (CLF) with Southwark Council presents The I Love Peckham Festival Finale 2008, on 19th & 20th July 2008 – a two day celebratory journey through the cutting edge of globalistic groove, live music, food, art and life – numerous open air and covered stages across the heart of Peckham. The successful CLF 3 day Weekender in 2007, in the multi level Bussey Building, has been merged with the I Love Peckham Festival for 2008. This is after an invitation from Southwark Council to CLF to become the permanent hosts of the Festival Finale. This is a prelude to expanding it in 2009 to a 7 Day Festival. See here for the programme for 2008.
In August 2007, over 2000 people flocked to the threatened Bussey Building, in the heart of Peckham, for three days of world class music, film, theatre, art and life. Over 150 artists performed on 3 levels, hosted by CLF Founders - Jazzheadchronic DJ Mickey Smith and LegendaryDrummer & Arranger Marque Gilmore the innamost. The first floor main stage offered an eclectic range of leading cutting edge musicians, DJs and bands ... The third floor art gallery saw Needle and Thread DJs perform beside art works by local up-and-coming artists (curated & hosted by Alice White), a Peckham Vision Exhibition, and a nightly short film festival. The sun baked roof, with panoramic views across London, was an oasis of cool ... Read more...
Several blogs mention the CLF. They are available here:
- Sun shines on Open House walks
- CLF Event a Huge Success
- Peckham's Good News Story
- A visitor’s experience of the CLF Weekender
Community Social Enterprises
This section is in draft, and is currently under construction.