Bermondsey Spa

Developer:
The Hyde Group.

Contractor:
Rooff Ltd

Planning Authority:
London Borough of Southwark

Planning Reference:
09/AP/1098

Date of Completion:

Schedule of Accommodation:
12 x 1 bed apartments, 28 x 2 bed apartments, 8 x 3 bed apartments

Tenure Mix:
50% Market sale, 50% Social rent

Total number of homes:

Planning History

A series of pre application enquiry meetings were carried out with Southwark planning officers in 2007 and 2008 that set down the considerable importance of the site to the redevelopment of Bermondsey Spa and the council's requirement for an exemplary scheme to benefit the community and regenerate the area. The emerging design was presented to the Major Applications Design Review Panel before a full planning application was submitted in June 2009. Conditional planning permission was granted in September 2009.

The Design Process

Regeneration creating a safe environment. The plot adjacent to Spa Road is opposite the Neckinger Estate and forms site G of the Bermondsey Spa master plan as part of the wider regeneration area. The Vauban Estate is located to the south. Two dilapidated existing three and four storey residential buildings were demolished to make way for the new scheme. Items addressed during the concept design process included enhancing the setting of the adjacent estate buildings, maintaining the mature trees on Spa Road and addressing day, sunlight and privacy issues with adjacent properties. Opportunities included delivery of the regeneration objectives for the wider master plan, addressing historic community issues of crime and personal safety, and increasing passive surveillance and provision of an active street frontage. After winning a Southwark Council led invited competition WW+P developed a high quality design, delivered to a challenging budget. This incorporates estate and place making regeneration as part of the local authority 10 year master-plan. Massing and Typical Floor Layout. Unit numbers are maximised by adopting a single core approach. Two blocks consist of simple 5 storey volumes with commercial use at ground floor and repeating residential floors above. The blocks are separated by an access road to the estate and landscaping behind. With six residential units per floor, 66% are dual aspect. 10% of units are wheelchair accessible and all located on the first floor. The mixed use design allows for residential provision alongside several commercial units at street level. At ground floor the commercial spaces activate the public realm and include a coffee shop, convenience store and bookmakers providing door step services for the residents and the potential for the local community to thrive. Practicality and Buildability. The simplicity of the design solution comprising repeat detailing, limited material palette and stacked floors ensured that the scheme was efficient and practical to build. Traditional brickwork facing is the primary envelope material using grey hue Heigemeister bricks selected for their distinct reflective and textural qualities in varied daylight with combinations of inset and flush mortar joints. Repeating handed galvanised balconies are a feature of the elevation composition. Off-site manufacture of the balcony modules enabled quality control and the saving of valuable site storage space. Renewable energy is generated by roof level photo-voltaic panels and all single aspect homes incorporate whole house ventilation systems. Landscape and Amenity. A simple ordered garden to the rear of each block is designed around a linear arrangement of birch trees, low level hedges, a patchwork of grasses and integrated bench seats. Paths of resin bound gravel weave through the gardens connecting the adjacent estate buildings. Bike and refuse stores comprise vertical slatted walls affording visual connection across the space. Four car-parking bays behind each block are located adjacent to the central access road, and, without kerbs, merge with the landscaping.