Aerial View of the Tesco site

With a change in shopping habits, particularly in urban areas, large supermarkets with a large quantity of parking provision are no longer fit for purpose. Tesco have therefore taken the opportunity to review the use of their superstore in Kennington.

Feedback from the local community has been prioritised by Berkeley since inception of the OAKDA Masterplan over two years ago. The feedback we received from numerous consultations has been continuously fed into the masterplan process and used to shape the key benefits of the masterplan throughout its evolution.

As a result Berkeley have developed a proposal for the redevelopment of the Tesco Kennington Lane site. The proposal follows the guidelines identified within the OAKDA Masterplan and unlocks connections to the redevelopment of Oval Gas Works, both propose to integrate within the wider community. The proposals unlock connections to Oval Gas Works and also unlock connections to the wider area while providing new benefits to the local community.

Today’s exhibition will aim to give an overview of the emerging proposals for the Tesco Kennington Lane site, alongside current progress and next steps.

WELCOMETO THE TESCO KENNINGTON CONSULTATION

SITE HISTORYThe Oval and Kennington area is rich in history and has many cultural landmarks, the scheme seeks to integrate with these and draw upon them within the proposals. Throughout our work on OAKDA and Oval Gas Works, placemaking has been at the forefront of our proposals. Our placemaking principles build upon the historical and cultural fabric of the surrounding area.

CURRENT SITE CONDITIONS The following photo elevations have been taken along the south side of Kennington Lane and depict the site in its immediate context. There is an opportunity to enhance the Kennington Lane street frontage, which will aid pedestrian transition from Vauxhall to Kennington. The site currently contains a low rise Tesco store with its associated car park. The Tesco store currently has a negative impact on the street. The prevailing height along the east of Kennington Lane is three or four storeys with some taller elements accenting the horizontal.

A number of the terraces have commercial use (predominantly retail) at ground floor with residential above. The buildings which are set back from the back of pavement have residential uses throughout including ground floor where front gardens or landscaping provide a defensible space.

1832: Licensed Victuallers’ New School, Kennington Lane, a charity school founded by the Society of Licensed Victuallers. The school has since been converted into residential apartments.

1950: A sketch of the rear of 186 - 208 Kennington Road. Despite the simplicity of the terraced housing, each one has subtle details which differentiate them from each other.

Existing Site Plan

BUILDING UPON LOCAL HISTORY AND CULTURESITE CONTEXT

MontfordPlace

247 to 261A Kennington Lane Site (Tesco, Kennington Lane) Axis Europe Vauxhall Street

Kennington Lane / Southern Side

191 to 209 Kennington Lane 233 to 212 Kennington LaneWindmill Row

211 to 219 Kennington Lane Imperial Court

Kennington Lane

Vauxhall Street

Mon

tford

Pla

ce

Existing Tesco Store

SITE ANALYSISThe typology of the development and building heights have been assessed to minimise the impact on:

• Key local views.

• Strategic London views.

• Relationships with heritage assets within the OAKDA masterplan and local context.

• Existing buildings in close proximity to the Tesco site.

• Amenity, privacy and daylight in the development.

PROPOSALS

The proposed redevelopment of Tesco Kennington Lane provides:

• Around 500 new homes, including 35% affordable homes.

• A new 20,5000 sq.ft Tesco store with a minimum of 64 customer car parking spaces.

• Around 23,000 sq.ft of additional flexible commercial retail space (around 165 permanent jobs)

• A new public square along Cutler’s Way.

• New safe pedestrian and cycle ways.

• 24 residential car parking spaces.

• New connections through the site to existing transport links.

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A SUMMARY OF THE PROPOSALSTHE SITE

Masterplan with heights indicated

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17158

87

5 6

4

10

10

12 7

3D aerial view of Tesco Kennington and Oval Gas Works

The emerging architecture is influenced by the surrounding context; terraces, rhythm and how corners of streets are formed. The proposed material palette of buff and red brick echo the prevalent materials of the area.

PLOT APlot A is located to the west of the site and will accommodate the new Tesco store at ground floor level. The design echoes some of the principles of the inter-war mansion blocks along Vauxhall Street in terms of horizontal banding to materials and fenestration rhythm. The elevation fronting Kennington Lane steps in plan and the portion set forward adopts a more civic response with a more regular grid of window and balconies, grouped into bays.

Material will be a combination of light brickwork in buff/brown tones with reconstituted stone or similar material to reflect the brickwork and stucco materials of the area.

PLOT ATHE EMERGING ARCHITECTURE

View 1 - View from Kennington Lane

1

Use light/reflective materials in recessed balconies

Decorative brickwork Industrial metal references

Banding of brickwork to reflect the local inter war housing schemes

PLOT BPlot B is located to the east of the site, adjacent to the historic terraces. This Plot needs to mediate between this context and the new Oval Gasworks proposal. Some of the existing terraces along Kennington Lane are characterised by ‘corner’ buildings that are either have a bullnose to their corners to turn the terrace down the side street or provide a ‘bookend’ to the terrace and is architecturally distinct from the terrace itself. The other corners of the Plot B adopt the same material palette and rise in height to articulate Gasholder Place and respond to Oval Gasworks.

PLOT CIt is intended that Plot C ‘completes’ the courtyard arrangement of Plot 4 of Oval Gasworks. It therefore seems sensible to design the block in the same way in terms of fenestration, balconies and materials.

View 2 - View from Cutler’s Way View 3 - View from Gasholder Place

PLOT B AND PLOT CTHE EMERGING ARCHITECTURE

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3

Plot C - Designed as a continuation of OGW

Plot B - Grouping of windows to echo Victorian terraces of Kennington Lane

Plot B - Dressing of window reveals

SERVICING STRATEGYTesco are required to service the store throughout the day, Berkeley have collaborated with Tesco to incorporate a servicing plan that combines all the needs for servicing a new store and new homes. The two plans below illustrate the strategy proposed for servicing the Tesco store and the route that other vehicles such as refuse, delivery and residential will take through the site.

SERVICING YOUR NEW TESCO STORE Tesco servicing access occurs from Vauxhall Street. Vehicles will exit one way along Phoenix Street and exit onto Montford Place.

SERVICING THE HOMES ON THE SITE Residential servicing access will occur from Vauxhall Street. Drop off/ lay-bys are provided for delivery vehicles along Phoenix Street and exit onto Montford Place.

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Key:

Service yard

Tesco

Direction of travel

Tesco Carpark entrance

Residential Carpark entrance

Key:

Concierge

Drop off/Lay-bys zone

Direction of travel

SERVICING THE AREA

Kennington Lane

Kennington Lane

Vauxhall Street

Vauxhall Street

Montfrod Place

Montfrod Place

AND FACILITATING A NEW STORE

STAGES OF CONSTRUCTIONBerkeley are working closely with Tesco to provide a brand new more efficient store for the local community. A Tesco presence will remain throughout the site’s redevelopment, the below identifies the construction stages for bringing the site forward.

STAGE 1 Tesco to build a new temporary store to the south east of the site.

STAGE 3Tesco to move in to the new store and remove Temporary Store.

STAGE 4Berkeley to finish construction of Plots A, B and C.

STAGE 2 Berkeley to demolish and construct the new store in place of the existing.

Tesco Tesco

OGW Site

OGW Site

OGW Site

Temporary Tesco

Temporary Tesco

Vauxhall Street

Vauxhall Street

Kennington Lane Kennington Lane

Mon

tford

Pla

ce

Mon

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Pla

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Plot A

Temporary Tesco

Plot B

Plot C

Plot A

BRINGING FORWARD THE SITEMAINTAINING A TESCO PRESENCE THROUGHOUT CONSTRUCTION

PUBLIC REALM PROPOSALSThe Tesco site creates an opportunity to link in with the exciting placemaking strategy proposed at Oval Gas Works, key links and routes are unlocked within an area that has been impermeable for over 150 years. Pedestrians and cyclists will be prioritised across the site, and an enhanced entrance from Kennington Lane will aid navigation through these new routes.

• The landscape provides a platform for new activity, for the existing and new community. New squares can accommodate markets or events to create new places the community can meet and come together.

• The one- way system and quiet way for cyclists along Vauxhall Street will be preserved.

• A new pocket square, (equivalent to half the size of Sloane Square) is proposed along Cutler’s Way.

Indicative Landscape Plan

The strategy for the public realm at the Tesco site serves the existing and future community of both residential and office users.08 Public Realm Design TESCO SITE // KENNINGTON LANE

Pre-App 04// November 2017

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Public Realm DesignPhase 2 Draft Illustrative Plan

Activeground floor

Gateway

Activeground floor

Cafe Spill-Out

Pedestrian priority crossing

Quality

public realm

Tesco frontage

Residentialfront gardens

Improved public realm

Tree planting

Shared surface with trees and planting

PocketSquare

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*Service and D

elivery

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PLOT A PLOT B

Kennington Lane

Vauxhall Street

PLOT C

CREATING A NEW DIVERSE OPEN SPACEPUBLIC REALM

Phoenix Street will create an east/west shared surface route between The Foundry on Vauxhall Street and Beefeater Gin Distillery on Montford Place

Pedestrian and cyclists will be given priority through out the area, with Cutler’s Way creating a north/south pedestrian link between Kennington Lane, and Kennington Oval through both the Oval Gas Works Tesco site

Landscape concept images

Gasholder Pylon Gateway Feature With Integrated Lighting

Two Way Entrance To The Tesco Car Park

Trees and Planting At The Entrance To Cutler’s Way

Raised Kerb and Hedge As Separation Between Cars and PedestriansPlanting for Colour and Texture Through The Seasons

‘Play On The Way’ Space with Seating and Play Pieces

Stepping Pavers Passing Through the Landscape

Seating Area And Planting

Seating

Trees In Planters

Sacrificial Interim Planting

Phoenix Street

Existing Brick Wall

Vehicular Route

Sacrificial Planting Strip Where Space is Available

Rain Garden and Tree Planting

Footpath to Residential Entrance

DEVELOPMENT OF COURTYARDS- PRECEDENT IMAGES

Landscape concept image

CUTLER’S WAY

PHOENIX STREET

CREATING A NEW DIVERSE OPEN SPACEPUBLIC REALM

NEW HOMES

• Around 500 new high quality homes, 35% of which are affordable.

NEW TESCO STORE

• A brand new 20,500 sq.ft Tesco store with 64 customer car parking spaces accessed from Kennington Lane.

RETAIL & COMMERCIAL

• Around 23,000 sq.ft of new commercial and retail space to enhance the mixed use objectives of the OAKDA masterplan.

• Around 165 new permanent jobs (in addition to the Tesco jobs).

• Activity enhanced on Cutler’s Way with new retail provision.

PUBLIC REALM

• A new public square along Cutlers Way.

• Safe streets for pedestrians and cyclists.

• A significant opportunity to vastly enrich the ecological value of the site and its contribution to wider biodiversity.

NEW CONNECTIONS

• New pedestrian and cycle routes.

• Pedestrian/ cyclist centred space with a through routes for vehicles.

• Area opened up and integrated with surrounding areas for the first time in 150 years.

BUILT FORM

• Improved urban grain – respecting and integrating with existing local area.

• Building heights that respect local and strategic views.

• Key street frontages improved.

KEY PROJECT BENEFITS

Thank you for attending our exhibition. We are keen to hear your views on our final proposals for the Tesco Kennington site.

Feedback forms are available for you to fill in and members of the project team are on hand to discuss any questions you may have about the proposals.

Please take the time to complete one of the feedback forms. If you have any questions following the exhibition or would like to discuss Berkeley’s proposals please contact Jonathan Simpson on 0207 566 6461 or at jsimpson@quatro-pr.co.uk. Alternatively, contact us by email at: info@ovalgasworks.co.ukA copy of today’s exhibition boards for the Tesco Kennington Lane site will be available to download from the Oval Gas Works website at www.ovalgasworks.co.uk.

Summary of the Proposals• Around 500 new homes.• A new Tesco Store.• New retail and office space.• New public realm.• Building heights ranging from 4-17 storeys.

FEEDBACK AND NEXT STEPS