RECLAIMING

REPORT AND DESIGN RESPONSE I ELEPHANT AND CASTLE

REGENERATION

2

Elephant  and  Castle  I  Report

Elephant  and  Castle  /  Group  1  /  Stage  2
Lisa  Hanking,
Hanna  Hilbrant,  Chris  Montgomery,  Laura  Pinzon,  Ariel  Shepherd,  Anna  Subirats
March  2012

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

Acknowledgements
dŚŝƐƌĞƉŽƌƚŝƐƚŚĞƉƌŽĚƵĐƚŽĨĮĞůĚǁŽƌŬƵŶĚĞƌ-­‐
ƚĂŬĞŶŝŶƚŚĞůĞƉŚĂŶƚĂŶĚĂƐƚůĞĂƌĞĂŽĨ>ŽŶ-­‐
ĚŽŶďĞƚǁĞĞŶƚŚĞϵƚŚ:ĂŶƵĂƌLJĂŶĚϭϵƚŚDĂƌĐŚ
ϮϬϭϮ͘ZĞƐĞĂƌĐŚǁĂƐĐŽŶĚƵĐƚĞĚĂƐƉĂƌƚŽĨƚŚĞ 
ĂƌƚůĞƩĞǀĞůŽƉŵĞŶƚWůĂŶŶŝŶŐhŶŝƚ͛ƐŵŽĚƵůĞ
Ͷ ͚dƌĂŶƐĨŽƌŵŝŶŐ >ŽĐĂů ƌĞĂƐ͗ hƌďĂŶ ĞƐŝŐŶ
ĨŽƌĞǀĞůŽƉŵĞŶƚ͛Ăƚh>͘dŚĞƉƌŽũĞĐƚĞŶƚĂŝůĞĚ
ŵĞĞƟŶŐ ĂŶĚ ĐŽůůĂďŽƌĂƟŶŐ ǁŝƚŚ Ă ŶƵŵďĞƌ ŽĨ
ƉĞŽƉůĞ ĂŶĚ ŐƌŽƵƉƐ ǁŚŽƐĞ ŝŶƉƵƚ ǁĂƐ ŝŶǀĂůƵ-­‐
ĂďůĞ͘ dŚŝƐ ŝŶĐůƵĚĞĚ EŝĐŬ tŽůī ĂŶĚ dŝŵ ƵƩƐ
;^ŽƵƚŚǁĂƌŬ ŽƵŶĐŝů͛Ɛ WůĂŶŶŝŶŐ ĞƉĂƌƚŵĞŶƚͿ͖ 
ŶŶŝĞ>ĞŶŶŽdž͕WĂƵůDĐ'ĂŶŶ͕^ƚĞǀĞ>ĂŶĐĂƐŚŝƌĞ͕ 
ĚƌŝĂŶ 'ůĂƐƐƉŽŽů ĂŶĚ ŽƚŚĞƌ ŵĞŵďĞƌƐ ŽĨ ƚŚĞ 
ůĞƉŚĂŶƚŵĞŶŝƚLJEĞƚǁŽƌŬ͖ĂŶĚ>ĞŶĚ>ĞĂƐĞ͛Ɛ
,ĞĂĚŽĨŽŵŵƵŶŝƚLJĞǀĞůŽƉŵĞŶƚŝŶ>ŽŶĚŽŶ͘
DĂŶLJƚŚĂŶŬƐĂůƐŽƚŽĂŵŝůůŽŽĂŶŽĂŶĚDĞůŝƐ-­‐
ƐĂ 'ĂƌĐŝĂ >ĂŵĂƌĐĂ ĨŽƌ ƚŚĞŝƌ ŽŶŐŽŝŶŐ ƐƵƉƉŽƌƚ
ĂŶĚŝŶƉƵƚ͘

3

4

Elephant  and  Castle  I  Report

͞dŚĞƋƵĞƐƟŽŶŽĨǁŚĂƚŬŝŶĚŽĨĐŝƚLJǁĞǁĂŶƚĐĂŶŶŽƚďĞĚŝǀŽƌĐĞĚĨƌŽŵ
ƚŚĂƚŽĨǁŚĂƚŬŝŶĚŽĨƐŽĐŝĂůƟĞƐ͕ƌĞůĂƟŽŶƐŚŝƉƚŽŶĂƚƵƌĞ͕
ůŝĨĞƐƚLJůĞƐ͕ƚĞĐŚŶŽůŽŐŝĞƐĂŶĚĂĞƐƚŚĞƟĐǀĂůƵĞƐǁĞĚĞƐŝƌĞ͘͟,ĂƌǀĞLJ͕ϮϬϬϴ
&ŝŐ͘Ϭ͘ϭ͗,ĂLJŐĂƚĞǁĂůŬǁĂLJƐ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

5

Executive  summary 
ĂƐĞĚ ŽŶ ĞdžƚĞŶƐŝǀĞ ƉƌĞƉĂƌĂƚŽƌLJ ƌĞƐĞĂƌĐŚ ĂŶĚ ŝŶ-­‐
ĨŽƌŵĞĚďLJĚĂƚĂĐŽůůĞĐƟŽŶĚƵƌŝŶŐĮĞůĚǁŽƌŬŝŶůĞƉŚĂŶƚ
ĂŶĚĂƐƚůĞ;ΘͿ͕ƚŚŝƐƌĞƉŽƌƚƌĞƉƌĞƐĞŶƚƐĂƐƚĂŐĞĚĂŶĚ
ƐLJŶƚŚĞƐŝnjĞĚŽƵƚĐŽŵĞŽĨĂƚŚƌĞĞŵŽŶƚŚƐƚƵĚLJ͕ƵŶĚĞƌ-­‐
ƚĂŬĞŶ ďLJ ƚŚĞ ƐƚƵĚĞŶƚƐ ŽĨ ƚŚĞ ĞǀĞůŽƉŵĞŶƚ WůĂŶŶŝŶŐ
hŶŝƚ;WhͿ͕ĂƌƚůĞƩ^ĐŚŽŽůŽĨƌĐŚŝƚĞĐƚƵƌĞĂƚhŶŝǀĞƌ-­‐
ƐŝƚLJŽůůĞŐĞŽĨ>ŽŶĚŽŶ;ϮϬϭϭͬϮϬϭϮͿƵŶĚĞƌƚŚĞƐƵƉĞƌǀŝ-­‐
ƐŝŽŶŽĨWhĂĐĂĚĞŵŝĐƐƚĂī͘

KďũĞĐƟǀĞƐ
dŚŝƐƌĞƉŽƌƚĂŝŵƐƚŽ͗
ͻ ƐLJŶƚŚĞƐŝnjĞ ĂŶ ƐƉĂƟĂů ĂŶĂůLJƐŝƐ ŽĨ ƚŚĞ Θ͕ ĨŽ-­‐
ĐƵƐƐŝŶŐ ƐƉĞĐŝĮĐĂůůLJ ŽŶ ƚŚĞ ,ĞLJŐĂƚĞ ƐƚĂƚĞ ĂŶĚ
^ŚŽƉƉŝŶŐ ĞŶƚƌĞ͕ ĂƐƐĞƐƐŝŶŐ ƚŚĞ ƐƚƌĞŶŐƚŚƐ ĂŶĚ
ǁĞĂŬŶĞƐƐĞƐŽĨƚŚĞǀĂƌŝŽƵƐĂĐƚŽƌƐ͕ƉƌŽĐĞƐƐĞƐĂŶĚ
ƚĞŶƐŝŽŶƐŝŶƚŚĞĂƌĞĂ͘
ͻ ĐƌŝƟĐĂůůLJĂŶĂůLJƐĞƚŚĞŝŶƚĞŶƟŽŶƐŽĨƉƵďůŝĐͲƉƌŝǀĂƚĞ
ŝŶƚĞƌǀĞŶƟŽŶƐŝŶƚŚĞĂƌĞĂǁŝƚŚŝŶƚŚĞďƌŽĂĚĞƌƚŚĞŽ-­‐
ƌĞƟĐĂůĐŽŶƚĞdžƚŽĨŝŶĐůƵƐŝǀĞŶĞƐƐ͕ƐƵƐƚĂŝŶĂďŝůŝƚLJĂŶĚ
ĂůƚĞƌŶĂƟǀĞǁĂLJƐŽĨůŝĨĞĨŽƌƚŚĞ͚ŐŽŽĚĞůĞƉŚĂŶƚ͛͘
ͻ ĚĞƐŝŐŶ Ă ƐƚƌĂƚĞŐŝĐ ŝŶƚĞƌǀĞŶƟŽŶ ƚŽ ƚŚŝƐ ĂŶĂůLJƐŝƐ
ƚŚĂƚ ĐŽŶƐŝĚĞƌƐ ƚŚĞ ĨƵƚƵƌĞ ŽĨ ƚŚĞ ,ĞLJŐĂƚĞ ƐƚĂƚĞ
ĂŶĚ ^ŚŽƉƉŝŶŐ ĞŶƚƌĞ ŝŶ ĐŽŶũƵŶĐƟŽŶ ǁŝƚŚ ƚŚĞ
ďƌŽĂĚĞƌKƉƉŽƌƚƵŶŝƚLJƌĞĂ;KͿĚĞĮŶĞĚďLJ^ŽƵƚŚ-­‐
ǁĂƌŬ ŽƵŶĐŝů ;ϮϬϭϭͿ ĂŶĚ ƚŚĞ ĞdžŝƐƟŶŐ ůŽĐĂů ĐŽŵ-­‐
ŵƵŶŝƟĞƐ͕ďƵƐŝŶĞƐƐĂŶĚŝŶĨƌĂƐƚƌƵĐƚƵƌĞ͘

ŝŶŐƐƚƌƵĐƚƵƌĞƐĂƌĞĨŽƵŶĚƚŽďĞŝŶŐŽŽĚĐŽŶĚŝƟŽŶ
ĂŶĚŚĂǀĞƚŚĞĐĂƉĂĐŝƚLJƚŽŚŽƵƐĞĂůĂƌŐĞŶƵŵďĞƌŽĨ
ĨĂŵŝůŝĞƐ͘ƵƌŝŶŐƚŚŝƐƉĞƌŝŽĚŽĨůŝŵŝŶĂůŝƚLJ͕ƚŚĞĞdžŝƐƚ-­‐
ŝŶŐ;ĂŶĚ ĐŽŶƐŝĚĞƌĂďůĞĂŵŽƵŶƚŽĨͿŽƉĞŶŐƌŽƵŶĚƐ
ŝƐ ďĞŝŶŐ ƵƐĞĚ ĨŽƌ Ă ƌĂŶŐĞ ŽĨ ƐŽĐŝĂů ĂŶĚ ĐƌĞĂƟǀĞ
ĂĐƟǀŝƟĞƐ͘

Principles  and  Aims
KƵƌ ŝŶƚĞƌǀĞŶƟŽŶƐ ĂŶĚ ƌĞƐƉŽŶƐĞƐ ĂƌĞ ĨƌĂŵĞĚ ĂƌŽƵŶĚ
ƵŶĚĞƌƐƚĂŶĚŝŶŐƐŽĨ͗
ͻ /ŶĐůƵƐŝǀŝƚLJʹƌĞĐŽŐŶŝnjŝŶŐůĞƉŚĂŶƚĂŶĚĂƐƚůĞĂƐĂ
ƐƉĂĐĞŝŶŚĂďŝƚĞĚďLJƉƌĞĚŽŵŝŶĂŶƚůLJůŽǁĞƌͲŝŶĐŽŵĞ
ƉĞŽƉůĞ ĨƌŽŵ Ăůů ĂƌŽƵŶĚ ƚŚĞ ŐůŽďĞ͕ ĐŽͲĞdžŝƐƟŶŐ ŝŶ
ƐŚĂƌĞĚƉƵďůŝĐƐƉĂĐĞƐƚŚĂƚĂůůŽǁĨŽƌĚLJŶĂŵŝĐĂŶĚ
ĐƌĞĂƟǀĞƐŽĐŝĂůĂŶĚĞĐŽŶŽŵŝĐĞdžĐŚĂŶŐĞƐ͘
ͻ ^ƵƐƚĂŝŶĂďŝůŝƚLJ ʹ ƚŚĞ ĞƐƚĂďůŝƐŚŵĞŶƚ ĂŶĚ ŵĂŝŶƚĞ-­‐
ŶĂŶĐĞŽĨŵĞĂŶŝŶŐĨƵůƐŽĐŝŽͲĞĐŽŶŽŵŝĐĂůĂŶĚĞŶǀŝ-­‐
ƌŽŶŵĞŶƚĂůďŽŶĚƐƚŚĂƚŽīĞƌĂĚĂƉƚĂƟŽŶĂŶĚƌĞƐŝů-­‐
ŝĞŶĐĞŝŶƚŚĞĨĂĐĞŽĨƉŽƐƐŝďůĞĨƵƚƵƌĞĐƌŝƐĞƐ͘
ͻ hŶŝƋƵĞĂŶĚƐƉĞĐŝĮĐ͚tĂLJƐŽĨ>ŝĨĞ͛ĂŶĚ͚/ĚĞŶƟƚLJ͛ʹ
ƚŚĂƚĂƌĞĚŝǀĞƌƐĞĂŶĚĂůƚĞƌŶĂƟǀĞĂŶĚƚŚĂƚƉƌŽǀŝĚĞ
ĂŶĚƐƵƐƚĂŝŶƐŽĐŝĂůĂŶĚĐƵůƚƵƌĂůƵƌďĂŶůŝĨĞ͘

Design  Responses
ͻ

Findings
dŚĞŝĚĞŶƟĮĐĂƟŽŶŽĨƌĞůĞǀĂŶƚĂĐƚŽƌƐĂŶĚƉƌŽĐĞƐƐĞƐĂƚ
ĚŝīĞƌĞŶƚ ƐĐĂůĞƐ ĂůŽŶŐ ǁŝƚŚ ƚŚĞ ŝŶƐŝŐŚƚƐ ĂďŽƵƚ ŵĂũŽƌ
ƉƌĞƐƐƵƌĞƐ ĂŶĚ ĚƌŝǀĞƌƐ ŽĨ ĐŚĂŶŐĞ ŚĂƐ ŚŝŐŚůŝŐŚƚĞĚ ƚŚĞ
ĨŽůůŽǁŝŶŐ ŝƐƐƵĞƐ ĂƐ ďĞŝŶŐ ŵŽƐƚ ŝŵƉŽƌƚĂŶƚ ĨŽƌ ŽƵƌ ŝŶ-­‐
ƚĞƌǀĞŶƟŽŶ͗
ͻ

ͻ

ͻ

dŚĞƉŽƐŝƟŽŶŽĨΘ͕ĐůŽƐĞƚŽƚŚĞĐĞŶƚƌĞŽĨ>ŽŶ-­‐
ĚŽŶĂŶĚŚĂǀŝŶŐĂǁĞůůͲĞƐƚĂďůŝƐŚĞĚƚƌĂŶƐƉŽƌƚĂƟŽŶ
ŶĞƚǁŽƌŬ͕ ŵĂŬĞƐ ŝƚ Ă ƉƌŝŵĞ ůŽĐĂƟŽŶ ĨŽƌ ƉƌŝǀĂƚĞ
ƉƌŽƉĞƌƚLJŝŶƚĞƌĞƐƚ͕ŝŶǀĞƐƚŵĞŶƚĂŶĚƐƉĞĐƵůĂƟŽŶ͘
tŝƚŚŝŶ ƚŚĞ ĂƌĞĂ͕ Ă ŚŝŐŚůLJ ĨƌĂŐŵĞŶƚĞĚ͕ ƉƌĞĚŽŵŝ-­‐
ŶĂŶƚůLJǁŽƌŬŝŶŐĐůĂƐƐĐŽŵŵƵŶŝƚLJĨĂĐĞƐŝŶƐĞĐƵƌŝƚLJ
ĨŽůůŽǁŝŶŐĂůŽŶŐƉĞƌŝŽĚŽĨďĞŝŶŐŝŶůŝŵďŽĚƵĞƚŽ
ůĂĐŬ ŽĨ ŝŶǀĞƐƚŵĞŶƚ͘ dŚĞ ĂƌĞĂ ŝƐ ĂůƐŽ ŚŽŵĞ ƚŽ Ă
ůĂƌŐĞ ĨŽƌĞŝŐŶ ĐŽŵŵƵŶŝƚLJ ŝŶĐůƵĚŝŶŐ ƚŚĞ ůĂƌŐĞƐƚ
>ĂƟŶͲŵĞƌŝĐĂŶŐƌŽƵƉŝŶƚŚĞĐŝƚLJ͘
dŚĞ ,ĞLJŐĂƚĞ ƐƚĂƚĞ ŚĂƐ ďĞĞŶ ĞŵƉƟĞĚ ŽĨ ŵŽƐƚ
ƌĞƐŝĚĞŶƚƐĂŶĚĐƵƌƌĞŶƚůLJĞdžŝƐƚƐŝŶůŝŵďŽ͘dŚĞĞdžŝƐƚ-­‐

ͻ

ͻ

ͻ
ͻ
ͻ

ͻ

/ŵƉƌŽǀĞƚŚĞĐŽŶŶĞĐƟǀŝƚLJďĞƚǁĞĞŶĚŝƐůŽĐĂƚĞĚĂƌ-­‐
ĞĂƐŝŶƚŚĞůĞƉŚĂŶƚĂŶĚĂƐƚůĞ͘dŚŝƐǁŽƵůĚƌĞĚƵĐĞ
ƚŚĞƐƚƌĞƐƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚǁĂLJĮŶĚŝŶŐĂŶĚƵŶůŽĐŬ
ĚŽƌŵĂŶƚƐƉĂƟĂůĂŶĚƐŽĐŝĂůƉŽƚĞŶƟĂůŝƟĞƐ͘
ZĞĚĞĮŶĞ ĂīŽƌĚĂďŝůŝƚLJ ƐŽ ƚŚĂƚ ŝƐ ŵŽƌĞ ĂƉƉƌŽƉƌŝ-­‐
ĂƚĞůLJƌĞŇĞĐƚƐĂŶĚĐŽŶƐŝĚĞƌƐƚŚĞĂĐƚƵĂůĂŶĚĞdžŝƐƚ-­‐
ŝŶŐŝŶĐŽŵĞůĞǀĞůƐŽĨƚŚŽƐĞƌĞƐŝĚŝŶŐŝŶƚŚĞĂƌĞĂ͘
ZĞĨƵƌďŝƐŚƚŚĞ,ĞLJŐĂƚĞ͕ĚŽŶŽƚĚĞŵŽůŝƐŚ͘WůĂŶƐƚŽ
ĚĞŵŽůŝƐŚ ŚĂǀĞ ŶŽƚ ĂĐĐŽƵŶƚĞĚ ĨŽƌ ƚŚĞ ĞŵďŽĚŝĞĚ
ĞŶĞƌŐLJĂƐƐŽĐŝĂƚĞĚǁŝƚŚĐŽŶƐƚƌƵĐƟŽŶĂŶĚŵĂƚĞƌŝĂů
ƉƌŽĐĞƐƐ͘ĞŵŽůŝƟŽŶƐŚŽƵůĚŽŶůLJŽĐĐƵƌƵŶĚĞƌƐƉĞ-­‐
ĐŝĮĐĐŝƌĐƵŵƐƚĂŶĐĞƐĂŶĚĂƐĂůĂƐƚƌĞƐŽƌƚ͘
WƌŽǀŝĚĞŵŽƌĞĐŽŵŵƵŶŝƚLJĂŶĚĐƵůƚƵƌĂůƐƉĂĐĞƐĂŶĚ
ŝŵƉƌŽǀĞƚŚŽƐĞƚŚĂƚĐƵƌƌĞŶƚůLJĞdžŝƐƚ͘
/ŵƉƌŽǀĞƚŚĞƋƵĂůŝƚLJŽĨ͚ŽƉĞŶ͛ƐƉĂĐĞƐ͘ 
ŶĐŽƵƌĂŐĞ ĐŽŵŵƵŶŝƚLJ ďŽŶĚŝŶŐ ŝŶ ŽƌĚĞƌ ƚŽ ƌĞ-­‐
ƐŚĂƉĞ ĂŶĚ ƐƚƌĞŶŐƚŚĞŶ ůŝǀĞůŝŚŽŽĚƐ ĂŶĚ ƐŽůŝĚĂƌŝƚLJ
ŶĞƚǁŽƌŬƐ 
ĞǀĞůŽƉĂŶĞǁǀŝƐŝŽŶĨŽƌůĞƉŚĂŶƚĂŶĚĂƐƚůĞƚŚĂƚ
ƌĞŇĞĐƚƐ ƚŚĞ ĚLJŶĂŵŝƐŵ ĂŶĚ ĚŝǀĞƌƐŝƚLJ ŽĨ ƚŚĞ ĂƌĞĂ
ĂŶĚƌĞŵŽǀĞƐƐƟŐŵĂƟnjĂƟŽŶ͘

6

Elephant  and  Castle  I  Report

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

Table  of  contents
ϭ͘/ŶƚƌŽĚƵĐƟŽŶ/Ϭϵ
2.  Context  /ϭϭ 
ůĞƉŚĂŶƚĂŶĚĂƐƚůĞʹKƉƉŽƌƚƵŶŝƚLJƌĞĂ 
DĂƉƉŝŶŐƚŚĞƉƌŽĐĞƐƐ 
͞ĞŝŶŐ/ŶůŝŵďŽ͟ 
DĂƉƉŝŶŐƚŚĞĂĐƚŽƌƐ

3.  Analysis  /ϭϱ 
ĐŽŶŽŵLJ 
,ŽƵƐŝŶŐ 
WƵďůŝĐƐƉĂĐĞͬsŽŝĚƐ 
/ŶĨƌĂƐƚƌƵĐƚƵƌĞ 
ŽŵŵƵŶŝƚLJĐƵůƚƵƌĞ 
^tKdDĞƚŚŽĚŽůŽŐLJ 
ŶĂůLJƟĐĂůĚŝŵĞŶƐŝŽŶƐŽĨΘ

ϰ͘ZĞĚĞǀĞůŽƉĞŵĞŶƚƚŚƌŽƵŐŚ>ĞŶĚ>ĞĂƐĞͲdŚƌĞĂƚƚŽΘ/ϯϭ 
DŽƌƚŐĂŐŝŶŐƚŚĞ&ƵƚƵƌĞŽĨůĞƉŚĂŶƚĂŶĚĂƐƚůĞ 
īŽƌĚĂďůĞ,ŽƵƐŝŶŐ 
ŵďŽĚŝĞĚŶĞƌŐLJ 
WƌŽƉŽƐĞĚDĂƐƚĞƌƉůĂŶ

5.  Vision  and  Principles  I  37   
/ŶĐůƵƐŝǀĞŶĞƐƐ 
ZĞĚĞĮŶŝŶŐ^ƵƐƚĂŝŶĂďŝůŝƚLJ 
tĂLJŽĨ>ŝĨĞ 
dŚĞŽƵŶĐŝůǭƐdŚĞŵĞƐǀƐ͘ĞƐŝŐŶ/ŶƚĞƌǀĞŶƟŽŶƐ

6.  Design  response  /ϰϭ 
KƉƉŽƌƚƵŶŝƚLJƌĞĂ 
^ŝƚĞ͗,ĞLJŐĂƚĞƐƚĂƚĞΘ^ŚŽƉƉŝŶŐĞŶƚƌĞ

7.  Conclusion  I  67
ϴ͘>ŝƐƚŽĨĮŐƵƌĞƐ/ϲϵ
ϵ͘ZĞĨĞƌĞŶĐĞƐ/ϳϭ

7

8

Elephant  and  Castle  I  Report

͞ŝƟĞƐŚĂǀĞƚŚĞĐĂƉĂďŝůŝƚLJŽĨƉƌŽǀŝĚŝŶŐƐŽŵĞƚŚŝŶŐĨŽƌ
ĞǀĞƌLJďŽĚLJ͕ŽŶůLJďĞĐĂƵƐĞ͕ĂŶĚŽŶůLJǁŚĞŶ͕ƚŚĞLJĂƌĞĐƌĞĂƚĞĚďLJĞǀĞ-­‐
ƌLJďŽĚLJ͘͟:ĂŶĞ:ĂĐŽďƐ͕ϭϵϲϭ
&ŝŐ͘ϭ͘ϭ͗Θ͕hŶĚĞƌŐƌŽƵŶĚ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

9

1.  Introduction
dŚŝƐĚŽĐƵŵĞŶƚƉƌŽƉŽƐĞƐĂŶĂůƚĞƌŶĂƟǀĞĨƵƚƵƌĞ
ĨŽƌƚŚĞůĞƉŚĂŶƚĂŶĚĂƐƚůĞĂƌĞĂƚŚĂƚŶƵƌƚƵƌĞƐ
ĂŶĚĚĞǀĞůŽƉƐƚŚĞƵŶŝƋƵĞƋƵĂůŝƟĞƐŽĨƚŚĞĂƌĞĂ͘ 
Ŷ ŝŶĐůƵƐŝǀĞ ƉƌŽĐĞƐƐ ŝƐ ĨƌĂŵĞĚ ƚŚĂƚ ĂůůŽǁƐ
ƚŚŽƐĞ ůŝǀŝŶŐ ĂŶĚ ǀŝƐŝƟŶŐ ƚŚĞ ĂƌĞĂ ƚŽ ƚŚƌŝǀĞ͕
ƉƌŽǀŝĚŝŶŐĂĐĂƚĂůLJƐƚĨŽƌĂĨƵƚƵƌĞƚŚĂƚŝƐƐŽĐŝĂůůLJ͕
ƐƉĂƟĂůůLJĂŶĚĞŶǀŝƌŽŶŵĞŶƚĂůůLJũƵƐƚĂŶĚƐƵƐƚĂŝŶ-­‐
ĂďůĞ͘dŚĞƉƌŽƉŽƐĂůƌĞũĞĐƚƐƚŚĞŝĚĞĂƚŚĂƚƌĞŐĞŶ-­‐
ĞƌĂƟŽŶŵƵƐƚďĞĞŶƟƌĞůLJůĞĚďLJƚŚĞŝŶƚĞƌĞƐƚƐŽĨ
ƉƌŝǀĂƚĞ ƉƌŽƉĞƌƚLJ ƐƉĞĐƵůĂƟŽŶ͕ ǁŚŝĐŚ ďLJƉĂƐƐĞƐ
ůŽĐĂů ĚĞŵŽĐƌĂĐŝĞƐ ƚŽ ƉƵƌƐƵĞ ƚŚĞŝƌ ŽǁŶ ƉƌŽĮƚ
ŵŽƟǀĞƐ͘KƚŚĞƌŵŽĚĞůƐĐĂŶĂŶĚŵƵƐƚďĞŝŵĂŐ-­‐
ŝŶĞĚƚŚĂƚƉůĂĐĞůŽĐĂůƉŽƉƵůĂƟŽŶƐ͕ďƵƐŝŶĞƐƐĞƐ͕
ĂŶĚƐƉĂĐĞƐĂƚƚŚĞŚĞĂƌƚŽĨĂŶĞǁůĞƉŚĂŶƚĂŶĚ 
ĂƐƚůĞ͘ 
LJ ƌĞũĞĐƟŶŐ ŵŽĚĞůƐ ŽĨ ƚŽƉͲĚŽǁŶ ŶĞŽůŝďĞƌĂů
ĚĞǀĞůŽƉŵĞŶƚ͕ƚŚĞƉƌŽƉŽƐĂůďƵŝůĚƐŽŶĚĞƚĂŝůĞĚ
ĂŶĂůLJƐĞƐ ŽĨ ƚŚĞ ĂƌĞĂ͕ ĐĂƌƌŝĞĚ ŽƵƚ ƵŶĚĞƌ ǀĂƌLJ-­‐
ŝŶŐ ĐŽŶĐĞƉƚƵĂů ĂŶĚ ƐƉĂƟĂů ůĞŶƐĞƐ͘ ^ƚƌĞŶŐƚŚƐ
ĂŶĚ ŽƉƉŽƌƚƵŶŝƟĞƐ ŝĚĞŶƟĮĞĚ ŝŶ ƚŚĞ ĂŶĂůLJƐŝƐ
ĂƌĞƵƐĞĚƚŽĚĞĮŶĞĂƐĞƚŽĨŐƵŝĚŝŶŐǀŝƐŝŽŶƐĂŶĚ
ƉƌŝŶĐŝƉůĞƐ͘LJǁŽƌŬŝŶŐǁŝƚŚǁŚĂƚĞdžŝƐƚƐ͕ŝŶĐůƵĚ-­‐
ŝŶŐĞdžŝƐƟŶŐƐƚƌƵĐƚƵƌĞƐĂŶĚƚĞŵƉŽƌĂƌLJƵƐĞƐ͕ĞƐ-­‐
ƚĂďůŝƐŚĞĚ ĚĞƐŝŐŶ ƉƌŝŶĐŝƉůĞƐ ĂŶĚ ǀŝƐŝŽŶƐ ĨƌĂŵĞ
ĂŶŝŶĐƌĞŵĞŶƚĂůƉƌŽĐĞƐƐƚŚĂƚĂůůŽǁƐĨŽƌĐŚĂŶŐĞ
ŽǀĞƌƟŵĞĂƐƚŚĞĂƌĞĂƐĂŶĚĐŽŵŵƵŶŝƟĞƐŐƌŽǁ͘ 
ŶƵŵďĞƌ ŽĨ ŬĞLJ ŝŶƚĞƌǀĞŶƟŽŶ ƐŝƚĞƐ ĂŶĚ ƉƌŽ-­‐
ĐĞƐƐĞƐĂƌĞƚŚĞŶŝĚĞŶƟĮĞĚĂŶĚĐƌŝƟƋƵĞĚĂŶĚĂů-­‐
ƚĞƌŶĂƟǀĞĞĐŽŶŽŵŝĐĂŶĚŽƌŐĂŶŝƐĂƟŽŶĂůŵŽĚĞůƐ
ĂƌĞĚĞĮŶĞĚĂŝŵŝŶŐƚŽƵŶůŽĐŬĚŽƌŵĂŶƚƐƉĂƟĂů
ƉŽƚĞŶƟĂůŝƟĞƐ ĂŶĚ ŵĂŬĞ ƚŚŝƐ ŝŶĐůƵƐŝǀĞ ǀŝƐŝŽŶ
ƚĂŶŐŝďůĞ͘

E

&ŝŐ͘ϭ͘Ϯ͗KƉƉŽƌƚƵŶŝƚLJƌĞĂ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐďĂƐĞĚŽŶ
'ŽŽŐůĞDĂƉƐ

10 Elephant  and  Castle  I  Report

͞dŚĞƵƌďĂŶŝƐĂĐŽŶƐƚĂŶƚƌĞŝŶǀĞŶƟŽŶ͕ŝƚŵĂLJĂƐƐƵŵĞǀĞƌLJĚŝǀĞƌƐĞ
ĨŽƌŵƐ͕ĂŶĚƚŚĞƉƵƌƉŽƐĞŚĞƌĞŝƐŶŽƚƚŽƉƌŽƉŽƐĞLJĞƚĂŶŽƚŚĞƌƌĂŶŐĞ
ŽĨŶŽƌŵĂƟǀĞŵŽĚĞůƐ͟ŚƌŝƐƟĂŶ^ĐŚŵŝĚ͕ϮϬϬϭ
&ŝŐ͘Ϯ͘ϭ͗,ĂLJŐĂƚĞ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

11
&ŝŐ͘Ϯ͘Ϯ͗ΘŝŶ>ŽŶĚŽŶ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

2.  Context
Elephant  and  Castle  –  Opportunity  Area ƚŚĞĞdžŝƐƟŶŐƐƚƌĞĞƚƐĂŶĚƚŚĞŝŶĨĂŵŽƵƐƐŚŽƉƉŝŶŐ 
ůĞƉŚĂŶƚ ĂŶĚ ĂƐƚůĞ ;ΘͿ ůŝĞƐ ƐŽƵƚŚ ŽĨ ƚŚĞ
ZŝǀĞƌdŚĂŵĞƐ͕ĞŶƚƌĂů>ŽŶĚŽŶ͘^ŝƚƵĂƚĞĚŝŶƚŚĞ
ďŽƌŽƵŐŚŽĨ^ŽƵƚŚǁĂƌŬ͕ŝƚŝƐĂŵĂũŽƌƚƌĂŶƐƉŽƌƚ
ŝŶƚĞƌƐĞĐƟŽŶĂŶĚƌĞƐŝĚĞŶƟĂůĂƌĞĂ͘dŚĞĂƌĞĂĐŽǀ-­‐
ĞƌŝŶŐϲϴϴ͕ϬϬϬŵϮŚĂƐďĞĞŶŝĚĞŶƟĮĞĚĂƐĂŶŽƉ-­‐
ƉŽƌƚƵŶŝƚLJĂƌĞĂŝŶƚŚĞ>ŽŶĚŽŶWůĂŶ;ϮϬϭϭͿĂŶĚ
^ŽƵƚŚǁĂƌŬ͛Ɛ ŽƌĞ ^ƚƌĂƚĞŐLJ ;ϮϬϭϭͿ ĚƵĞ ƚŽ ŝƚƐ
ĐŽŶǀĞŶŝĞŶƚůŽĐĂƟŽŶƚŽƚŚĞĐŝƚLJ͘

ĐĞŶƚƌĞǁĂƐďƵŝůƚŝŶϭϵϲϱ͘dŚŝƐƌĞĚĞǀĞůŽƉŵĞŶƚ
ŚĂƐůĞŌĂůĞŐĂĐLJŽĨůĂƌŐĞ͕ƐŝŶŐůĞƵƐĞďƵŝůĚŝŶŐƐ
ĂŶĚƚƌĂĸĐĚŽŵŝŶĂƚĞĚƌŽĂĚŶĞƚǁŽƌŬƐ͘

“Being  In  limbo”

/ŶƚĞƌĞƐƚ ŝŶ Θ ĚĞĐůŝŶĞĚ ŽǀĞƌ ƚŚĞ ůĂƐƚ ĚĞĐ-­‐
ĂĚĞƐƌĞƐƵůƟŶŐŝŶůŽƐƐŽĨŝŶǀĞƐƚŵĞŶƚĂŶĚŝŶĨƌĂ-­‐
ƐƚƌƵĐƚƵƌĂůŝŵƉƌŽǀĞŵĞŶƚ͘ŶŝŶŝƟĂůDĂƐƚĞƌƉůĂŶ
ĨĂŝůĞĚ ďĞĐĂƵƐĞ ŽĨ ĮŶĂŶĐŝĂů ĐŽŶƐƚƌĂŝŶƚƐ ĂŶĚ Ă
ůĂĐŬŽĨƉƌŝǀĂƚĞŝŶƚĞƌĞƐƚ͘^ŝŶĐĞƚŚĞŵŝĚͲϵϬƐ͕ƚŚĞ
Mapping  the  process
ůŽĐĂůĂƵƚŚŽƌŝƚLJŚĂƐďĞĞŶƚƌLJŝŶŐƚŽĮŶĚƉĂƌƚŶĞƌƐ
,ŝƐƚŽƌŝĐĂůůLJ Θ ǁĂƐ Ă ƚŚƌŝǀŝŶŐ ŵŝĚĚůĞ ĂŶĚ
ƚŽǁŽƌŬǁŝƚŚŝŶƚŚĞƌĞĚĞǀĞůŽƉŵĞŶƚŽĨŬĞLJƐŝƚĞƐ
ǁŽƌŬŝŶŐ ĐůĂƐƐ ĂƌĞĂ ĚƵĞ ƚŽ ŝƚƐ ƉƌŝŵĞ ůŽĐĂƟŽŶ
ĂŶĚ ƚƌĂŶƐƉŽƌƚ͕ ŚĂǀŝŶŐ ƌĂŝů ĂŶĚ ƚƵďĞ ĐŽŶŶĞĐ-­‐
ƟŽŶƐ ĚĂƟŶŐ ďĂĐŬ ƚŽ ϭϴϲϯ ;WŝŶŬ ^ĂƵĐĞͿ͘ dŚĞ
ĞdžƚĞŶƚ ŽĨ ŝƚƐ ĐŽŵŵĞƌĐŝĂů ĂŶĚ ĞŶƚĞƌƚĂŝŶŵĞŶƚ
ĂĐƟǀŝƟĞƐĞĂƌŶĞĚŝƚƚŚĞƟůĞŽĨ͞ƚŚĞWŝĐĐĂĚŝůůLJŽĨ
^ŽƵƚŚ>ŽŶĚŽŶ͟;WŝŶŬ^ĂƵĐĞͿ͘
dŚĞĂƌĞĂǁĂƐŚĞĂǀŝůLJďŽŵďĞĚĚƵƌŝŶŐtt//͕ĚĞ-­‐
ƐƚƌŽLJŝŶŐůĂƌŐĞĂƌĞĂƐŽĨƚŚĞďƵŝůƚĞŶǀŝƌŽŶŵĞŶƚ͘
dŚĞsŝĐƚŽƌŝĂŶƚĞŶĞŵĞŶƚŚŽƵƐĞƐǁĞƌĞĚĂŵĂŐĞĚ
ĂŶĚŝŶŶĞĞĚŽĨƌĞƉĂŝƌ͘dŚĞĐŽƵŶĐŝůĚĞĐŝĚĞĚƚŽ
ĚĞŵŽůŝƐŚƌĂƚŚĞƌƚŚĂŶƌĞƉĂŝƌŝŶŽƌĚĞƌƚŽƉƌŽǀŝĚĞ
ŵĂƐƐƉƵďůŝĐ ƐŽĐŝĂů ŚŽƵƐŝŶŐ͘ ĞƐƉŝƚĞƉƌŽǀŝĚŝŶŐ
ĐůĞĂŶĂŶĚƐĂĨĞŚŽƵƐŝŶŐĂŶĚĂƐĞŶƐĞŽĨĐŽŵŵƵ-­‐
ŶŝƚLJ͕ŝƚŝƐŶŽǁĐŽŶƐŝĚĞƌĞĚĂŶĞdžƉĞŶƐŝǀĞŵŝƐƚĂŬĞ
ŝŶŚŽƵƐŝŶŐƉŽůŝĐLJďLJƚŚĞůŽĐĂůĂƵƚŚŽƌŝƚLJ͘ŶĞdž-­‐
ƚĞŶƐŝǀĞƚƌĂĸĐƐLJƐƚĞŵǁĂƐĚĞǀĞůŽƉĞĚŽŶƚŽƉŽĨ

&ŝŐ͘Ϯ͘ϯ͗ΘďĞĨŽƌĞƚŚĞ 
ůŝƚnj͕ƐŽƵƌĐĞ͗
ŚƩƉ͗ͬͬǁǁǁ͘ƐŬLJƐĐƌĂƉĞƌ-­‐
ĐŝƚLJ͘ĐŽŵͬƐŚŽǁƚŚƌĞĂĚ͘
ƉŚƉ͍ƚсϰϰϮϯ
ϯϮΘƉĂŐĞсϮϯ͕ĚŽǁŶůŽĂĚĞĚ
ϬϯͬϬϮͬϮϬϭϮ

12 Elephant  and  Castle  I  Report

&ŝŐϮ͘ϰ͗dŚĞϭϵϱϬƐǀŝƐŝŽŶ
ĚƵƌŝŶŐĐŽŶƐƚƌƵĐƟŽŶ͕
ƐŽƵƌĐĞ͗
ŚƩƉ͗ͬͬǁǁǁ͘ĞůĞƉŚĂŶ-­‐
ƚĂŶĚĐĂƐƚůĞ͘ŽƌŐ͘ƵŬͬƉĂŐĞƐͬ
ĞůĞƉŚĂŶƚͺĐ
ĂƐƚůĞͬϯϬͬĞůĞƉŚĂŶƚͺĐĂƐƚůĞ͘
Śƚŵů
ϬϯͬϬϮͬϮϬϭϮ

ŝŶ ƚŚĞ ĂƌĞĂ͘ Θ ǁĂƐ ĐůĞĂƌůLJ ŚĂůůŵĂƌŬĞĚ ĨŽƌ
ĐŚĂŶŐĞĂŶĚƌĞĚĞǀĞůŽƉŵĞŶƚ͘ 
ƵĞ ƚŽ ŐůŽďĂů ĂŶĚ ůŽĐĂů ĮŶĂŶĐŝĂů ĐŽŶƐƚƌĂŝŶƚƐ͕
ƚŚŝƐ ƌĞĚĞǀĞůŽƉŵĞŶƚ ǁĂƐ ŶŽƚ ĨŽƌƚŚĐŽŵŝŶŐ͘ Ɛ
Ă ƌĞƐƵůƚ͕ ƚŚĞ ĂƌĞĂ ŚĂƐ ďĞĞŶ ŝŶ ůŝŵďŽ͕ Ă ǁĂŝƚ-­‐
ŝŶŐ ƉĞƌŝŽĚ͕ ďĞŝŶŐ ͚ďĞƚǁŝdžƚ ĂŶĚ ďĞƚǁĞĞŶ͛ ƚǁŽ
ƉŚĂƐĞƐ͘ƐĂůŝŵŝŶĂůƐƉĂĐĞΘŚĂƐŽīĞƌĞĚŝƚ-­‐
ƐĞůĨĂƐĂƐŽĐŝŽĞĐŽŶŽŵŝĐĂŶĚĐƵůƚƵƌĂůƐƉĂĐĞŽĨ
ŶĞŐŽƟĂƟŽŶ ǁŝƚŚŽƵƚ ŚŝĞƌĂƌĐŚLJ͕ ĐƌĞĂƟŶŐ Ă ĚLJ-­‐
ŶĂŵŝĐ ŝŶƚĞƌƐĞĐƟŽŶ ďĞƚǁĞĞŶ ĚŝīĞƌĞŶƚ ĂĐƚŽƌƐ
ĂŶĚŝŶƐƟƚƵƟŽŶƐ͘,ŽǁĞǀĞƌ͕ŝƚŚĂƐĂůƐŽƉƌŽĚƵĐĞĚ
ĚŝůĂƉŝĚĂƚĞĚƉŚLJƐŝĐĂůƐƚƌƵĐƚƵƌĞƐ͘dŚŝƐůŝŵĂƐ
ĐƌĞĂƚĞĚĂƉĂƌĂĚŽdžĨŽƌƚŚĞĐŝƚLJ͘KŶƚŚĞŽŶĞŚĂŶĚ
ŝƐŚĂƐĐƌĞĂƚĞĚĂƚĞŵƉŽƌĂůŐĂƉǁŚĞƌĞŶĞǁĂĐ-­‐
ƟǀŝƟĞƐĂƌĞƚĂŬŝŶŐƉůĂĐĞ;ŐĂƌĚĞŶŝŶŐ͕ůĞŝƐƵƌĞĂŶĚ
ĂƌƟƐƟĐƉƌĂĐƟĐĞƐͿ͕ŽŶƚŚĞŽƚŚĞƌŝƚŶŽǁƚŚƌĞĂƚ-­‐
ĞŶƐƚŽĚĞƐƚƌŽLJƚŚŽƐĞĂĐƟǀŝƟĞƐ͘
ZĞĐĞŶƚůLJ͕ ^ŽƵƚŚǁĂƌŬ ŽƵŶĐŝů ĂŶĚ >ĞŶĚ >ĞĂƐĞ
ŚĂǀĞĞƐƚĂďůŝƐŚĞĚĂ͞ZĞŐĞŶĞƌĂƟŽŶŐƌĞĞŵĞŶƚ͟
ďĂƐĞĚŽŶƚŚĞƚƌĂŶƐĨĞƌŽĨĂϵϵϵLJĞĂƌƐůĞĂƐĞŽĨ
ƚŚĞ ,ĞLJŐĂƚĞ ƐƚĂƚĞ ůĂŶĚ ĂŶĚ ƐŽŵĞ ƐŵĂůůĞƌ
ƐŝƚĞƐ͘dŚĞƉĞƌŝŽĚŽĨůŝŵďŽƐĞĞŵƐŽǀĞƌ͕ĂŶĚǁŝƚŚ
ŝƚƚŚĞƉŽƐƐŝďůĞĚĞƐƚƌƵĐƟŽŶŽĨƚŚĞĐƌĞĂƟǀŝƚLJĂŶĚ
ŝŶƚĞƌĞƐƚŝŶƚŚĞĂƌĞĂ͘'ĞŶƚƌŝĮĐĂƟŽŶƐĞĞŵƐůŝŬĞůLJ
ďĞĐĂƵƐĞĂŶLJƌĞǀŝƚĂůŝnjĂƟŽŶƉƌŽĐĞƐƐĐĂƌƌŝĞƐǁŝƚŚ
ŝƚƐŽŵĞĚĞŐƌĞĞŽĨĚŝƐƉůĂĐĞŵĞŶƚĂŶĚĞdžĐůƵƐŝŽŶ͘

&ŝŐϮ͘ϱ͗,ĞLJŐĂƚĞĞŶǀŝ-­‐
ƐŝŽŶĞĚ͕ƐŽƵƌĐĞ͗ŚƩƉ͗ͬͬ
ǁǁǁ͘ƐŬLJƐĐƌĂƉĞƌĐŝƚLJ͘ĐŽŵͬ
ƐŚŽǁƚŚƌĞĂĚ͘ƉŚƉ͍ƚсϰϵϲϱ
ϳϵΘƉĂŐĞсϭϮ͕ϬϯͬϬϮͬϮϬϭϮ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

13

Mapping  the  actors
dŚĞ ĂĐƚŽƌƐ ŝŶǀŽůǀĞĚ ŝŶ ƚŚĞ ƉƌŽĐĞƐƐ ƚLJƉŝĐĂůůLJ
ƌĞƉƌĞƐĞŶƚƉƵďůŝĐͲƉƌŝǀĂƚĞĐŽŶĮŐƵƌĂƟŽŶƐŽĨŐŽǀ-­‐
ĞƌŶĂŶĐĞ ĨƌĂŵĞĚ ǁŝƚŚŝŶ ŐůŽďĂůͬůŽĐĂů ƌĞůĂƟŽŶƐ͘
dŚĞŝŶƚĞƌƉůĂLJŽĨƉŽǁĞƌŝƐĂƌƟĐƵůĂƚĞĚŝŶƚŚĞŵĂ-­‐
ƚƌŝdžƐŚŽǁŝŶŐƚŚĞǀĂƌŝŽƵƐĂĐƚŽƌƐĂŶĚƚŚĞŝƌĚŝīĞƌ-­‐
ĞŶƚƐƚĂŬĞƐŝŶƚŚĞƉƌŽĐĞƐƐ͘

GLOBAL

Lend Lease

&ŝŐϮ͘ϲ͗ĐƚŽƌƐŝŶǀŽůǀĞĚŝŶ
ƌĞĚĞǀĞůŽƉŵĞŶƚ͕
ƐŽƵƌĐĞ͕ǁǁǁ͘ĞůĞƉŚĂŶ-­‐
ƚĂŶĚĐĂƐƚůĞ͘ŽƌŐ͘ƵŬͬƉĂŐĞƐͬ
ĞůĞƉŚĂŶƚͺĐ
ĂƐƚůĞͬϯϬͬĞůĞƉŚĂŶƚͺĐĂƐƚůĞ͘
Śƚŵů͕ϬϯͬϬϮͬϮϬϭϮ

Universities

Chains

London Residents
Church

PRIVATE

Soundings

Mayor of
London

Local community
Local
buisnesses
Practice
of dissent

Amenity
network

Heygate
residents

Artists/Workshops

LOCAL

Southwark
Council

PUBLIC

14 Elephant  and  Castle  I  Report

͞dŚĞƌŝŐŚƚƚŽƚŚĞĐŝƚLJĐĂŶŶŽƚďĞĐŽŶĐĞŝǀĞĚŽĨĂƐĂƐŝŵƉůĞǀŝƐŝƟŶŐ
ƌŝŐŚƚŽƌĂƐĂƌĞƚƵƌŶƚŽƚƌĂĚŝƟŽŶĂůĐŝƟĞƐ͘/ƚĐĂŶŽŶůLJďĞĨŽƌŵƵůĂƚĞĚ
ĂƐĂƚƌĂŶƐĨŽƌŵĞĚĂŶĚƌĞŶĞǁĞĚƌŝŐŚƚƚŽƵƌďĂŶůŝĨĞ͟
,ĞŶƌŝ>ĞĨğďǀƌĞ͕ϭϵϲϴ
&ŝŐ͘ϯ͘ϭ͗,ĞLJŐĂƚĞ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

15

3.  Analysis
^ĞǀĞŶ ĂƌĞĂƐ ĂĐƌŽƐƐ ƚŚĞ K ǁĞƌĞ ǁĞƌĞ ŝĚĞŶƟ-­‐
ĮĞĚĨŽƌƐƉĂƟĂůĂŶĚƐŽĐŝĂůĂŶĂůLJƐŝƐĂůůŽǁŝŶŐĨŽƌ
ĂďƌŽĂĚĞƌĂŶĚŵŽƌĞŶƵĂŶĐĞĚƵŶĚĞƌƐƚĂŶĚŝŶŐŽĨ
ƚŚĞĂĐƚŽƌƐĂŶĚĨŽƌĐĞƐĚƌŝǀŝŶŐƚƌĂŶƐĨŽƌŵĂƟŽŶŝŶ
ƚŚĞĂƌĞĂ͘

Economy  
^ŽĐŝĂůͲĞĐŽŶŽŵŝĐďĂĐŬŐƌŽƵŶĚ
dŚĞŽƉƉŽƌƚƵŶŝƚLJĂƌĞĂ;KͿŝƐĂƌĞůĂƟǀĞůLJƉŽŽƌ
ĂƌĞĂ ǁŝƚŚŝŶ ƚŚĞ ĚŝƐƚƌŝĐƚ͘ /ƚ ŝƐ ĐŚĂƌĂĐƚĞƌŝnjĞĚ ďLJ
ŚŝŐŚ ůĞǀĞůƐ ŽĨ ĚĞƉƌŝǀĂƟŽŶ ;ϮϮйͿ͕ ŚŝŐŚ ƵŶĞŵ-­‐
ƉůŽLJŵĞŶƚƌĂƚĞƐ;ŽǀĞƌϱϬйĨŽƌϭϲͲϮϰLJĞĂƌŽůĚƐͿ
ĂƐǁĞůůĂƐůŽǁĞƌŝŶĐŽŵĞƐĂŶĚƐŽĐŝŽͲĞĐŽŶŽŵŝĐ
ďĞŶĞĮƚƐĐŽŵƉĂƌĞĚƚŽƚŚĞƌĞƐƚŽĨ>ŽŶĚŽŶ͘ 
ƚŚŶŝĐĚŝǀĞƌƐŝƚLJ
dŚĞ ĂƌĞĂ ŝƐ ĐŚĂƌĂĐƚĞƌŝnjĞĚ ďLJ Ă ƐƚƌŽŶŐ ĨŽƌĞŝŐŶ
ƉƌĞƐĞŶĐĞĂŶĚŝƚƉĞƌĨŽƌŵƐĂƐĂůĂƌŐĞƐŽĐŝĂůĂŶĚ
ĞĐŽŶŽŵŝĐ ŵĞĞƟŶŐ ƉŽŝŶƚ ĨŽƌ ƚŚĞ ůĂƌŐĞ >ĂƟŶ 
ŵĞƌŝĐĂŶĐŽŵŵƵŶŝƚLJ͘͟>ĂŽĚĞŐƵŝƚĂ͟ĂŶĚ͞>Ă 
ŝƐƚƌŝĂŶĚŝŶĂ͟ ĂƌĞ ƚŚĞ ŵŽƐƚ ŬŶŽǁŶ ĞƐƚĂďůŝƐŚ-­‐
ŵĞŶƚƐ͘

&ŝŐ͘ϯ͘Ϯ͗ŽƵŶƚƌŝĞƐŽĨŽƌŝŐŝŶ
ĂĐĐŽƌĚŝŶŐƚŽƚƌĂŶƐĞĐƚ͘^ĞĞ
ƌĞƉŽƌƚƐƚĂŐĞϭ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

&ŝŐ͘ϯ͘ϯ͗>ĞǀĞůŽĨĚĞƉƌŝǀĂ-­‐
ƟŽŶ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐďĂƐĞĚ
ŽŶŵĂƉƚƵďĞ͘ŽƌŐ͕ĐŽŶƐƵůƚĞĚ
ϬϭͬϬϮͬϮϬϭϮ

DŽƐƚĚĞƉƌŝǀĞĚ
ϭƐƚĚĞĐůŝůĞ
ϮŶĚĚĞĐůŝůĞ
ϯƌĚĚĞĐůŝůĞ

E

>ŽĐĂůĞĐŽŶŽŵLJ 
ƵƌƌĞŶƚůLJ ƚŚĞƌĞ ĂƌĞ ƚŚƌĞĞ ŵĂŝŶ ƐŚŽƉƉŝŶŐ Ăƌ-­‐
ĞĂƐŝŶƚŚĞK͗ƚŚĞƐŚŽƉƉŝŶŐĐĞŶƚƌĞ͕ĂƐƚ^ƚƌĞĞƚ
ŵĂƌŬĞƚĂŶĚƚŚĞtĂůǁŽƌƚŚZŽĂĚ͘dŚĞLJĂƌĞĐŚĂƌ-­‐
ĂĐƚĞƌŝƐĞĚďLJĂŚŝŐŚƉĞƌĐĞŶƚĂŐĞŽĨŝŶĚĞƉĞŶĚĞŶƚ
ĂŶĚ ĞƚŚŶŝĐ ďƵƐŝŶĞƐƐĞƐ͕ ĂŶ ƵŶĚĞƌƌĞƉƌĞƐĞŶƚĂ-­‐
ƟŽŶŽĨĐŽŵƉĂƌŝƐŽŶŐŽŽĚƐĂŶĚĂůĂĐŬŽĨƐƉĂĐĞ
ĨŽƌůĞŝƐƵƌĞĂĐƟǀŝƟĞƐ͘

ϰƚŚĚĞĐůŝůĞ
ϱƚŚĚĞĐůŝůĞ
ϲƚŚĚĞĐůŝůĞ
ϳƚŚĚĞĐůŝůĞ
ϴƚŚĚĞĐůŝůĞ
ϵƚŚĚĞĐůŝůĞ
ϭϬƚŚĚĞĐůŝůĞ
>ĞĂƐƚĚĞƉƌŝǀĞĚ

16 Elephant  and  Castle  I  Report

&ŝŐϯ͘ϰ͗ 
ŽŶŶĞĐƟǀŝƚLJ͕ƐŽƵƌĐĞ͗
ĂƵƚŚŽƌƐ

E

&ŝŐϯ͘ϱ͗ŽŶĐĞŶƚƌĂƟŽŶŽĨ
ƌĞƚĂŝůĂŶĚŵĞŶŝƟĞƐŝŶƚŚĞ
ŽƉƉŽƌƚƵŶŝƚLJĂƌĞĂ͕ƐŽƵƌĐĞ͗
ĂƵƚŚŽƌƐďĂƐĞĚŽŶ'ŽŽŐůĞ
DĂƉƐ

E

Housing
dŚĞ K ŚĂƐ Ă ŚŝŐŚ ƉĞƌĐĞŶƚĂŐĞ ŽĨ ĂīŽƌĚĂďůĞ
ŚŽƵƐŝŶŐ͘ϱϰйŽĨƚŚĞďƵŝůĚŝŶŐƐĂƌĞƐŽĐŝĂůůLJƌĞŶƚ-­‐
ĞĚ;^ŽƵƚŚǁĂƌŬŽƵŶĐŝůͿůĞĂǀŝŶŐůŝƩůĞŵŽŶĞLJĨŽƌ
ŝŶĐŽŵĞ ŐĞŶĞƌĂƟŽŶ ĨŽƌ ƚŚĞ ďŽƌŽƵŐŚ ƚŚƌŽƵŐŚ
ƚĂdžĞƐ͘

ZĞƚĂŝůĂƌĞĂƐ
WƌŝŵĂƌLJƐĐŚŽŽůƐ
^ĞĐŽŶĚĂƌLJƐĐŚŽŽůƐ 
ŝŶĞŵĂ
EƵƌƐĞƌLJ
WŚĂƌŵĂĐLJ 
ĞŶƚĂů
^ƵƌŐĞƌLJ
DƵƐĞƵŵƐ 
ŚƵƌĐŚ

primary schools
secondary
Cinema
Nursery
Pharmacy
Dental
Surgery
Museums
Church 

ĞƚĂŝůDĂƉƐ͕
&ŝŐ͘ϯ͘ϲ͗
dLJƉĞƐŽĨŐŽŽĚƐ
&ŝŐ͘ϯ͘ϳ͗
dLJƉĞŽĨďƵŝƐŶĞƐƐ 
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

dŚĞ,ĞLJŐĂƚĞĞƐƚĂƚĞ͕ŝƐŽůĂƚĞĚĨƌŽŵŝƚƐŝŵŵĞĚŝ-­‐
ĂƚĞ ĞŶǀŝƌŽŶŵĞŶƚ͕ ĐŽŶŶĞĐƚƐ ƚŽ ǀĂƌŝŽƵƐ ĞŐƌĞƐƐ
ĂŶĚ ŝŶŐƌĞƐƐ ƉŽŝŶƚƐ ŽŶƚŽ ƚŚĞ ƐƚƌĞĞƚƐ͕ ĚĞĮŶŝŶŐ
ŝƚƐďŽƵŶĚĂƌŝĞƐ͘EŽŶͲƌĞƐŝĚĞŶƚƐĂƌĞĂǁĂƌĞŽĨƚŚĞ
ƌĞƐƚƌŝĐƚĞĚ ĂĐĐĞƐƐ ďLJ ƚŚĞ ƉƌĞƐĞŶĐĞ ŽĨ ƉĞƌŝŵ-­‐
ĞƚĞƌǁĂůůƐĂŶĚĞůĞǀĂƚĞĚǁĂůŬǁĂLJƐ͘tŚŝůĞƚŚĞƐĞ

E

E 

ŽŶǀĞŶŝĞŶĐĞŐŽŽĚƐ 
ŽŵƉĂƌŝƐŽŶŐŽŽĚƐ 

ŚĂŝŶƐƚŽƌĞƐ
/ŶĚĞƉĞŶĚĞŶƚ
WƵďůŝĐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

17
&ŝŐϯ͘ϴ͗ƵŝůĚŝŶŐ͛ƐĂƉƉĂƌĞŶƚ
ĐŽŶĚŝƟŽŶ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌ
'ŽŽĚĐŽŶĚŝƟŽŶ͘
WŽƐƐŝďŝůŝƚLJƚŽƌĞͲƵƐĞ
&ĂŝƌĐŽŶĚŝƟŽŶ͘WŽƐƐŝďŝůŝƚLJ
ƚŽĂĚĂƉƚĂŶĚƌĞͲƵƐĞ
&ĂŝƌĐŽŶĚŝƟŽŶʹŵĞĚŝƵŵ
ŽƌƐŵĂůůďƵŝůĚŝŶŐ͘WŽƐƐŝďŝů-­‐
ŝƚLJƚŽĚĞŵŽůŝƐŚ͘
WŽŽƌĐŽŶĚŝƟŽŶʹ>ĂƌŐĞ
ďƵŝůĚŝŶŐ͘WŽƐƐŝďŝůŝƚLJƚŽ
ŝŵƉƌŽǀĞĂŶĚƌĞƵƐĞŽĨƚŚĞ
ƐƚƌƵĐƚƵƌĞ͘
WŽŽƌĐŽŶĚŝƟŽŶʹŵĞĚŝƵŵ
ŽƌƐŵĂůůďƵŝůĚŝŶŐ͘WŽƐƐŝďŝů-­‐
ŝƚLJƚŽĚĞŵŽůŝƐŚ͘ 
ĞŵŽůŝƟŽŶƉůĂŶŶĞĚŽƌŝŶ
ƉƌŽŐƌĞƐƐ͘

Ϭй
ϭϮ͕ϱй
Ϯϱй
ϯϳ͕ϱй
ϱϬй
ϲϮ͕ϱй
ϴϳ͕ϱй
ϭϬϬй

E

ǁĂůŬǁĂLJƐŵĂŬĞŝƚĐŽŶǀĞŶŝĞŶƚĨŽƌƚŚĞƌĞƐŝĚĞŶƚƐ
ƚŽĐŝƌĐƵůĂƚĞǁŝƚŚŝŶƚŚĞĞƐƚĂƚĞ͕ƚŚĞLJŚŝŶĚĞƌƉĞ-­‐
ĚĞƐƚƌŝĂŶŵŽǀĞŵĞŶƚĂƚŐƌŽƵŶĚůĞǀĞů͘dŚĞLJĂůƐŽ
ƌĞƐƚƌŝĐƚǀŝƐŝďŝůŝƚLJƚŽĐŽŵŵƵŶĂůĂƌĞĂƐ;ŝŶĐůƵĚŝŶŐ
ƉůĂLJŐƌŽƵŶĚƐͿĂŶĚĐƌĞĂƚĞĐŽŶĐĞĂůĞĚĂƌĞĂƐ͕ƉŽƐ-­‐
ŝŶŐ ƐĞĐƵƌŝƚLJ ĐŽŶĐĞƌŶƐ ĨŽƌ ƌĞƐŝĚĞŶƚƐ͘ dŚĞ ůĂƌŐĞ
ĐŽŵŵƵŶĂůĂƌĞĂƐĐƌĞĂƚĞƚĞŶƐŝŽŶƐĂƌŽƵŶĚŵĂŝŶ-­‐
ƚĞŶĂŶĐĞ͕ ĂƐ ƚŚĞ ĂƌƟĐƵůĂƟŽŶƐ ŽĨ ƚŚĞ ďƵŝůĚŝŶŐƐ
ĚŽŶŽƚĐƌĞĂƚĞĂƐĞŶƐĞŽĨƐŚĂƌĞĚƌĞƐƉŽŶƐŝďŝůŝƚLJ
ĂŵŽŶŐƐƚƌĞƐŝĚĞŶƚƐƚŽǁĂƌĚƐƚŚĞĂƌĞĂ͘

E

&ŝŐ͘ϯ͘ϵ͗ 
ǁĞůůŝŶŐƐŝŶŽƵŶĐŝůdĂdž 
ĂŶĚƐ&͕'ĂŶĚ,;,ŝŐŚĞƐƚ 
ŽƵŶĐŝůdĂdžͿ
^ŽƵƌĐĞ͗ĂƐĞĚŽŶ
ŵĂƉƚƵďĞ͘ŽƌŐ͕ĐŽŶƐƵůƚĞĚ
ϬϭͬϬϮͬϮϬϭϮ

18 Elephant  and  Castle  I  Report

&ŝŐ͘ϯ͘ϭϬ͗,ĞLJŐĂƚĞ͕
ŚƩƉ͗ͬͬƐŽƵƌĐĞ͗ƐŽƵƚŚǁĂƌ-­‐
ŬŶŽƚĞƐ͘ǁŽƌĚƉƌĞƐƐ͘ĐŽŵͬ
ŚĞLJŐĂƚĞͲĞƐƚĂƚĞͬ

Public  space/Voids  
^ŝŶĐĞ ĚĞĮŶŝƟŽŶƐ ŽĨ ŽƉĞŶ ͬƉƵďůŝĐ ƐƉĂĐĞƐ ĂƌĞ
ƐƵďũĞĐƟǀĞ͕ ŽǀĞƌůĂƉƉŝŶŐ ƋƵĂůŝƟĞƐ ƚĞŶĚ ƚŽ ŝŶ-­‐
ĐůƵĚĞ ĂĐĐĞƐƐ͕ ƵƐĞ ĂŶĚ ŽǁŶĞƌƐŚŝƉ͘ 'ĞŶĞƌĂůůLJ
ĞǀĞƌLJƐƉĂĐĞŝƐĂƐŚĂĚĞŽĨŐƌĞLJͶĂŵƵůƟƉůŝĐ-­‐
ŝƚLJ ŽĨ ĐŽŵƉůĞdž͕ ƐƵďũĞĐƟǀĞ ůĂLJĞƌŝŶŐƐͿ͕ ǁŚŝůĞ
ƚŚĞƌĞ ŝƐ ŶŽ ĂďƐŽůƵƚĞ ƉƵďůŝĐͬŽƉĞŶ ƐƉĂĐĞ ĞĂĐŚ
ŚĂǀĞƚŚĞŝƌĞůĞŵĞŶƚŽĨĐŽŶƚƌŽů͘ŝƚLJǁŝĚĞŝŶŝƟĂ-­‐
ƟǀĞƐŝŶĐƌĞĂƐŝŶŐůLJƐĞĞŵƚŽĚĞĮŶĞŐƌĞĞŶƐƉĂĐĞƐ
ĂƐ ͚ŽƉĞŶ͛ ŝŵƉůLJŝŶŐ ƚŚĞŵ ĂƐ ͚ƉƵďůŝĐ͕͛ ŚŽǁĞǀĞƌ
ƚŚĞƐĞ ĂƌĞ ƉƌĞĚŽŵŝŶĂŶƚůLJ ƉƐĞƵĚŽͲƉƵďůŝĐͲƉƌŝ-­‐

&ŝŐ͘ϯ͘ϭϭ͗,ĞLJŐĂƚĞ͕
ƐŽƵƌĐĞ͗^ŝŵŽŶ<ĞŶ-­‐
ŶĞĚLJ͕ŚƩƉ͗ͬͬǁǁǁ͘ĚĞnjĞĞŶ͘
ĐŽŵͬϮϬϭϬͬϭϮͬϬϭͬŚĞLJŐĂƚĞͲ
ĂďƐƚƌĂĐƚĞĚͲďLJͲƐŝŵŽŶͲŬĞŶ-­‐
ŶĞĚLJ͕ͬϭϴͬϯͬϮϬϭϮ

&ŝŐ͘ϯ͘ϭϮ͗DĂƉŽĨŵĂŝŶ
ĞƐƟŵĂƚĞŽĨ>ŽŶĚŽŶŶĞŝŐŚ-­‐
ďŽƵƌŚŽŽĚƐƚŚĂƚǁŝůůďĞ
ůĂƌŐĞůLJƵŶĂīŽƌĚĂďůĞ͕
ƐŽƵƌĐĞ͗ĂŵďƌŝĚŐĞĐĞŶƚĞƌ
ĨŽƌƉůĂŶŶŝŶŐĂŶĚŚŽƵƐ-­‐
ŝŶŐƌĞƐĞĂƌĐŚ͕ŚƩƉ͗ͬͬ
ǁǁǁ͘ĐĐŚƉƌ͘ůĂŶĚĞĐŽŶ͘
ĐĂŵ͘ĂĐ͘ƵŬͬŶĞǁƐͬŶĞǁƐ-­‐
ĚĞƚĂŝů͘ĂƐƉ͍EĞǁƐ/сϭϭϳ͕
ϭϴͬϯͬϮϬϭϮ

E 

ůƌĞĂĚLJƵŶĂīŽƌĚ͘ 
ĞĐŽŵŝŶŐƵŶĂīŽƌĚ͘ 
īŽƌĚĂďůĞ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

19

ϭϮƐƚŽƌĞLJďůŽĐŬ
ϰƐƚŽƌĞLJďůŽĐŬ
ϴƐƚŽƌĞLJďůŽĐŬ 
ĞŵŽůŝƐŚĞĚƵŶŝƚ
^ŚŽƉŝŶŐĐĞŶƚƌĞ
>ĞŝƐƵƌĞĐĞŶƚƌĞ

E

ǀĂƚĞůLJ ŽǁŶĞĚ ďƵƚ ƉƵďůŝĐůLJ ƵƐĞĚ͘ ^ŽƵƚŚǁĂƌŬ ƌĞŵĂŝŶĞĚƵŶƵƐĞĚ͘KǀĞƌĂůůǀŽŝĚƐĂƌĞŶĞĐĞƐƐĂƌLJ͕ 
ŽƵŶĐŝů ŽŵŝƚƐ ƚŚĞ ƵƐĞ ŽĨ ƚŚĞ ƚĞƌŵ ͚ƉƵďůŝĐ ƚŚĞLJďƌŝŶŐƚŽƚŚĞƐƵƌĨĂĐĞĂĐƟǀŝƟĞƐƚŚĂƚĐĂŶŶŽƚ
ďĞƉůĂŶŶĞĚďLJĚĞƐŝŐŶĞƌƐ͕ďƵƚďLJƚŚĞƌĞƐŝĚĞŶƚƐ
ƐƉĂĐĞ͛ĂŶĚŽŶůLJƐƉĞĂŬƐŽĨŽƉĞŶƐƉĂĐĞ͘
ĂŶĚ ƵƐĞƌƐ ŽĨ ƚŚĞ ƐƉĂĐĞ ;Ğ͘Ő͘ ƉĂƌŬŽƵƌ͕ ŐĂƌĚĞŶ-­‐
dŚĞƐƉůŝƚͲůĞǀĞůƐŝŶƚŚĞ,ĞLJŐĂƚĞŚĂǀĞĐƌĞĂƚĞĚƚŚĞ ŝŶŐ͕ƐƚƌĞĞƚĂƌƚͿ͘
ůĂƌŐĞƐƚǀŽŝĚƐ͘dŚĞŽƉƉŽƌƚƵŶŝƟĞƐƚŚĞƐĞǀŽŝĚƐŽĨ-­‐
ĨĞƌĂƌĞĂīĞĐƚĞĚďLJƚŚĞŝƌƐƵƌƌŽƵŶĚŝŶŐƐ͘^ƉĂĐĞƐ
ƵŶĚĞƌƚŚĞƐƚĂŝƌƐŶĞdžƚƚŽŐƌĞĞŶĂƌĞĂƐǁĞƌĞĂƉ-­‐
ƉƌŽƉƌŝĂƚĞĚ ďLJ ĐŚŝůĚƌĞŶ ĂƐ ĞdžƚĞŶƐŝŽŶƐ ƚŽ ƚŚĞŝƌ
ƉůĂLJŐƌŽƵŶĚ͘ ^ŝŵŝůĂƌ ƐƉĂĐĞƐ ŝŶ ƚŚĞ ƉĂƌŬŝŶŐ Ăƌ-­‐
ĞĂƐǁĞƌĞƵƐĞĚĨŽƌƚŚĞĐŽůůĞĐƟŽŶŽĨƌƵďďŝƐŚŽƌ

'ƌĞĞŶƐƉĂĐĞƐ

&ŝŐ͘ϯ͘ϭϰ͗
'ƌĞĞŶĂŶĚŽƉĞŶƐƉĂĐĞ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ
&ŝŐ͘ϯ͘ϭϱ͗ 
ŝīĞƌĞŶƚŵŽĚĞƐŽĨŽǁŶĞƌ-­‐
ƐŚŝƉŝŶĂŶĚĂƌŽƵŶĚƚŚĞ
,ĞLJŐĂƚĞ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

WƵďůŝĐĂĐĐĞƐƐ
WƌŝǀĂƚĞŽǁŶĞƌƐŚŝƉ
WƐĞƵĚŽƉƵďůŝĐ

E

E

&ŝŐ͘ϯ͘ϭϯ͗džŝƐƟŶŐůĂŶĚƵƐĞ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

E

20 Elephant  and  Castle  I  Report

&ŝŐ͘ϯ͘ϭϲͲϯ͘ϭϴ͗'ƌĞĞŶ
ƐƉĂĐĞƐŝŶƚŚĞ,ĂLJŐĂƚĞ
ƐŽƵƌĐĞ͗^ŝŵŽŶ<ĞŶŶĚLJ͕
ŚƩƉ͗ͬͬǁǁǁ͘ƐŝŵŽŶŬĞŶ-­‐
ŶĞĚLJ͘ŶĞƚͬďůŽŐͬ

/ŶĨƌĂƐƚƌƵĐƚƵƌĞ
dŚŽƵŐŚ ǀĞƌLJ ǁĞůů ĐŽŶŶĞĐƚĞĚ ƚŽ ƚŚĞ ĐŝƚLJ͕ ů-­‐
ĞƉŚĂŶƚ ĂŶĚ ĂƐƚůĞ ŝŶĚƵĐĞƐ Ă ƐĞŶƐĞ ŽĨ ĚŝƐŽƌŝ-­‐
ĞŶƚĂƟŽŶ ĚƵĞ ƚŽ ŝƚƐ ĐŽŶĨƵƐŝŶŐ ŝŶƚĞƌŶĂů ĂĐĐĞƐ-­‐
ƐŝďŝůŝƟĞƐ͘ dŚĞ ůĂƌŐĞ ǁŝĚƚŚ ŽĨ ƚŚĞ ƐƚƌĞĞƚƐ͕ ƚŚĞ
ŝŵŵĞŶƐĞƌŽƵŶĚĂďŽƵƚǁŝƚŚŶƵŵĞƌŽƵƐƐƵďǁĂLJƐ
ĂŶĚ ƚŚĞ ƐƚƌŝĐƚůLJ ĚĞĮŶĞĚ ĂŶĚ ďŽƌĚĞƌĞĚ ƉĂƚŚƐ
ƐĞĞŵĐŽŶǀŽůƵƚĞĚĂŶĚƌĞŐŝŵĞŶƚĞĚĂŶĚĂĚĚƚŽ
ƚŚĞĨƌƵƐƚƌĂƟŽŶŽĨŵŽďŝůŝƚLJǁŝƚŚŝŶƚŚĞĂƌĞĂ͘
/Ŷ ĂĚĚŝƟŽŶ ƉƌŽďůĞŵƐ ƌĞŐĂƌĚŝŶŐ ĂĐĐĞƐƐŝďŝůŝƚLJ
ǁĞƌĞĨŽƵŶĚǁŝƚŚŝŶƚŚĞƚƵďĞĂŶĚƌĂŝůƐƚĂƟŽŶƐŝŶ
ƚŚĞĨŽƌŵŽĨŝŶĂĚĞƋƵĂƚĞŽƌůĂĐŬŝŶŐĞƐĐĂůĂƚŽƌƐ͘

dŚŝƐ ŝŶĐůƵĚĞƐ ƚŚĞ ŵƵůƟͲůĞǀĞů ĨĂĐŝůŝƟĞƐ͕ ƐĞŐƌĞ-­‐
ŐĂƚĞĚ ŵŽĚĞƐ ŽĨ ƚƌĂŶƐƉŽƌƚ ĂŶĚ ďŝŐ ŵŽŶŽůŝƚŚŝĐ
ƐƚƌƵĐƚƵƌĞƐ͘ /Ŷ ĂĚĚŝƟŽŶ ƚŚĞ ƌŝŐŝĚ ƉĂƐƐĂŐĞǁĂLJƐ
ĂŶĚŝŶƚĞƌĐŽŶŶĞĐƟŽŶƐďŽƚŚĂƚƐƚƌĞĞƚůĞǀĞůĂŶĚ
ƚŚƌŽƵŐŚ ƚŚĞ ƐƵďǁĂLJƐ ĐƌĞĂƚĞ ĨĞĞůŝŶŐƐ ŽĨ ďĞŝŶŐ
ƚƌĂƉƉĞĚǁŝƚŚŶŽĞƐĐĂƉĞĂŶĚƚŚĞƌĞĨŽƌĞĨĞĞůŝŶŐƐ
ŽĨŝŶƐĞĐƵƌŝƚLJ͘

sĂƌŝŽƵƐ ŝŶĨƌĂƐƚƌƵĐƚƵƌĂů ĨĞĂƚƵƌĞƐ ŚĂǀĞ ƌĞƐƵůƚĞĚ
ŝŶ ĞǀŝĚĞŶƚ ƐƉĂĐĞƐ ŽĨ ŝŶĐůƵƐŝŽŶ ĂŶĚ ĞdžĐůƵƐŝŽŶ͘

&ŝŐ͘ϯ͘ϭϵ͗
WƵďůŝĐdƌĂŶƐƉŽƌƚŝŶΘ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

&ŝŐ͘ϯ͘ϮϬ͗,ŝƌĂƌĐŚLJŽĨ
ZŽĂĚƐͲWƵďůŝĐĂŶĚWƌŝǀĂƚĞ
dƌĂŶƐƉŽƌƚĂƟŽŶ͕ƐŽƵƌĐĞ͗
ĂƵƚŚŽƌƐ

E

E

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

21

&ŝŐ͘ϯ͘Ϯϭ͗
tĂůŬǁĂLJƐ͕ƐŽƵƌĐĞ͗^ŝŵŽŶ
<ĞŶŶĚLJ͕ŚƩƉ͗ͬͬǁǁǁ͘
ƐŝŵŽŶŬĞŶŶĞĚLJ͘ŶĞƚͬďůŽŐͬ
&ŝŐ͘ϯ͘ϮϮ͗DŽŶŽůŝƟĐĂƌĐŚŝ-­‐
ƚĞĐƚƵƌĞĂŶĚĨƌĂŐŵĞŶƚĂ-­‐
ƟŽŶ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ
DŽŶŽůŽƟĐƐƚƌƵĐƚƵƌĞƐ
sŝƐŝďůĞďĂƌƌŝĞƌƐͬĨĞŶĐĞƐ
&ƌĂŐŵĞŶƚĞĚƐƉĂĐĞƐ

&ŝŐ͘ϯ͘Ϯϯ͗^ĞƌŝŽƵƐĐLJĐůĞͲ
ĂĐĐŝĚĞŶƚƐ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ͕
ďĂƐĞĚŽŶǁǁǁ͘ƚĞůĞŐƌĂƉŚ͘
ĐŽ͘ƵŬͬŵŽƚŽƌŝŶŐͬƌŽĂĚͲ
ƐĂĨĞƚLJͬϴϵϴϵϯϲϲͬ'ƌĂƉŚŝĐͲ
>ŽŶĚŽŶƐͲĐLJĐůĞͲĂĐĐŝĚĞŶƚͲ
ďůĂĐŬͲƐƉŽƚƐͲŵĂƉƉĞĚ͘Śƚŵů

3
E

E

;ηŽĨͿƐĞƌŝŽƵƐͬĨĂƚĂů
ĂĐĐŝĚĞŶƚƐ
ƐůŝŐŚƚĂĐĐŝĚĞŶƚƐ

22 Elephant  and  Castle  I  Report

&ŝŐ͘ϯ͘Ϯϰ͗
,ĞLJŐĂƚĞ͕ƐŽƵƌĐĞ͗
ĂƵƚŚŽƌƐ

Community  culture  
dŚĞĂƌĞĂƉƌŽǀŝĚĞƐƐƉĂĐĞƐĨŽƌĂƌĂŶŐĞŽĨƉĞƌŵĂ-­‐
ŶĞŶƚĂŶĚƚĞŵƉŽƌĂůƉƌĂĐƟĐĞƐƚŚĂƚŚĂǀĞďĞĞŶĞŶ-­‐
ĐŽƵƌĂŐĞĚŽƌƚŚƌĞĂƚĞŶĞĚĂƐĂƌĞƐƵůƚŽĨƌĞŐĞŶĞƌĂ-­‐
ƟŽŶ͗
^ŚŽƉƉŝŶŐ ĐĞŶƚƌĞ͗  /ƚƐ ƉĂƌƟĐƵůĂƌ ĐŚĂƌĂĐƚĞƌŝƐƟĐƐ
ĚŝīĞƌ ĨƌŽŵ ŽƚŚĞƌ ƐŚŽƉƉŝŶŐ ĐĞŶƚƌĞƐ͕ ĐŽŶƚƌĂĚŝĐƚ-­‐
ŝŶŐƚŚĞƚƌĞŶĚŽĨůĂƌŐĞďƌĂŶĚƐĂŶĚĂĞƐƚŚĞƟĐƐŽĨ
ƚŚĞǁĞƐƚĞƌŶǁŽƌůĚ͘/ƚŝƐĂƐƉĂĐĞŽĨŝŶĐůƵƐŝŽŶĨŽƌ
ŵŝŶŽƌŝƟĞƐĂŶĚůŽǁͲŝŶĐŽŵĞŐƌŽƵƉƐĂŶĚƌĞĂĸƌŵƐ
ĂƐĞŶƐĞŽĨŝĚĞŶƟƚLJĨŽƌƐŽŵĞĐŽŵŵƵŶŝƟĞƐ͘
,ĞLJŐĂƚĞ͗dŚĞƐŝƚĞŚĂƐďĞĐŽŵĞĂƐƉĂĐĞĨŽƌŵƵů-­‐
ƟƉůĞĂŶĚĐƌĞĂƟǀĞƵƐĞƐ͘KŶĞƚŚĞŽŶĞŚĂŶĚ͕ƚŚĞ
ƌĞŐĞŶĞƌĂƟŽŶŚĂƐĐƌĞĂƚĞĚĂƚĞŵƉŽƌĂůŐĂƉǁŚĞƌĞ
ŶĞǁ ůŝĨĞ ŝƐ ŚĂƉƉĞŶŝŶŐ ;ŐĂƌĚĞŶŝŶŐ͕ ůĞŝƐƵƌĞ ĂŶĚ
ĂƌƟƐƟĐ ƉƌĂĐƟĐĞƐͿ ǁŚŝůƐƚ ŽŶ ƚŚĞ ŽƚŚĞƌ ŝƚ ŶŽǁ
ƚŚƌĞĂƚĞŶƐƚŽĚĞƐƚƌŽLJƚŚŽƐĞĂĐƟǀŝƟĞƐ͘
dŚĞ ƌŽƐƐǁĂLJ ŚƵƌĐŚ Θ dŚĞ ĞŶƚƌĞ ŝŶ ZŽĚŶĞLJ
WůĂĐĞ͗ dŚĞƐĞ ĐŽŵŵƵŶŝƚLJ ƐƉĂĐĞƐ ƌĞŵĂŝŶ ďƵƐLJ

&ŝŐ͘ϯ͘Ϯϱ͗>ŽĐĂů
ŝŶǀŽůǀĞŵĞŶƚŽĨĚŝĨ-­‐
ĨĞƌĞŶƚĂĐƚŽƌƐ͕ƐŽƵƌĐĞ͗
ĂƵƚŚŽƌƐ

ĂŶĚ ƉƌŽǀŝĚĞ Ă ǀŝƚĂů ƐƉĂĐĞ ĨŽƌ ƐŽĐŝĂů ĂŶĚ ĐŽŵ-­‐
ŵƵŶĂů ƌĞůĂƟŽŶƐ ĂŶĚ ŝĚĞŶƟƚLJ͘ dŚĞ ĐŚƵƌĐŚ ŚĂƐ
ƉƌŽǀŝĚĞĚĂŶĞĐĞƐƐĂƌLJŵĞĞƟŶŐƉůĂĐĞĨŽƌǀĂƌŝŽƵƐ

E

dƌĂŶƐĨŽƌŵŝŶŐ>ŽĐĂůƌĞĂƐϬϯ/ϮϬϭϭ

23

&ŝŐ͘ϯ͘Ϯϲ͗ 
ƌŝdžƚŽŶ͊WĂƌƋŽƵƌ͕
dĞŵƉŽƌĂƌLJ͊
ƐŽƵƌĐĞ͗:ŽŶĂƚŚĂŶ
>ƵĐĂƐ͕ǁǁǁ͘ƉĂƌŬŽƵƌ͘
ĐŽŵͬĐĂƚĞŐŽƌLJͬƉŚŽ-­‐
ƚŽƐͬƉĂŐĞͬϮͬ

^tKdDĞƚŚŽĚŽůŽŐLJ 
ĞLJŽŶĚ ŚŝŐŚůŝŐŚƟŶŐ ƚŚĞ ƐƚƌĞŶŐƚŚƐ͕ ǁĞĂŬŶĞƐƐ͕
ŽƉƉŽƌƚƵŶŝƟĞƐ ĂŶĚ ƚŚƌĞĂƚƐ ŽĨ ƚŚĞ ĂƌĞĂ͕ ƚŚĞ ĚŝĂ-­‐
ŐƌĂŵŵĂƟĐ ^tKd ĚŝƐƉůĂLJƐ ƚŚĞ ƐŽĐŝĂů ĚLJŶĂŵ-­‐
ŝĐƐĂŶĚƐƉĂƟĂůĐŚĂƌĂĐƚĞƌŝƐƟĐƐŽĨĞĂĐŚƚŚĞŵĞŽĨ
ĂŶĂůLJƐŝƐ͕ ǁŚŝůĞ ŝĚĞŶƟĨLJŝŶŐ ĐŽŶŇŝĐƚƐ ĂŶĚ ƐŚĂƌĞĚ
ƉƌŝǀĂƚĞ ĚĞǀĞůŽƉĞƌƐ͘ ŽŶĐĞƉƚƵĂů ƚŚĞŵĞƐ ĂƌĞ
ƉƵůůĞĚŽƵƚ͕ĂŶĚĐŽŶŇŝĐƚƐŽĨŝŶƚĞƌĞƐƚĂƌĞŵĂƌŬĞĚ
ŝŶƌĞĚ͘
ĐŽŵŵƵŶŝƚLJ ŝŶŝƟĂƟǀĞƐ ĂŝŵĞĚ Ăƚ ĚŝƐĐƵƐƐŝŽŶ ĂŶĚ
ĚŝƐƐĞŶƐƵƐ ĂƌŽƵŶĚ ƚŚĞ ƌĞŐĞŶĞƌĂƟŽŶ ƉůĂŶƐ͘ ŽƚŚ
ƐƉĂĐĞƐĂƌĞƚŽďĞĚĞŵŽůŝƐŚĞĚĂůŽŶŐǁŝƚŚƚŚĞƌĞƐƚ
ŽĨ,ĞLJŐĂƚĞĂŶĚŝƚŝƐƵŶĐůĞĂƌŝĨƚŚĞŝŵƉŽƌƚĂŶĐĞŽĨ
ŶĞǁĐŽŵŵƵŶŝƚLJƐƉĂĐĞƐŚĂƐďĞĞŶƌĞĐŽŐŶŝnjĞĚďLJ
ƚŚĞƌĞŐĞŶĞƌĂƟŽŶƉůĂŶ͘

&ŝŐ͘ϯ͘Ϯϳ͗^tKd
ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ

24 Elephant  and  Castle  I  Report

LOCAL ECONOMY

Private Developers
Southwark Council

structure

OPPORTUNITIES

character

uses

Space of identity, solidarity
and encounter for
minorities and low income
groups.

provisions

economic

void spaces used for
experimentation

character

provisions

economic

large investment from
developers, tariff to
public infrastructure
high number of
independent stores
Largest Latin-American economic hub,
specialist commodities

STRENGTH

London Residents

increase diversity of products

Local Community

WEAKNESS

SHOPPING MALL

VACANCY

REDEVELOPMENT

splits transport
infrastructure
aesthetics and quality
of building grim

under representation
of comparison goods
disuse

no night time activities
plans for redevelopment unknown,
shop owners have insecure future

THREATS

WALWORTH ROAD

Under performing as a mall:
bad planning

possibly displace ethnic retail

no night time activity;
preception of insecurity at night

high representation
of convenience good

ds

provisions

character

provisions

Conflict

character

Conflict

HOUSING

market

character

structure

structural integrity(?)
of building, allows for re-appropriation
daytime streetlife liveliness

progressive for the time,
unique, historical

large variety of fresh produce

high percentage of
student accomodation

LOW INCOME GROUPS

infamous, historical identity
split levels, buildings turned inwards:
children safe to appropriate

likely to be a very fast
increase in land market

high percentage of
comparatively
affordable housing

EAST STREET

private investment brings
in money for public
redevelopment

STUDENTS

OA REDEVELOPMENT

HEYGATE

MONOLITHIC

ISOLATION

higher income
renters and buyers students
homogeneity of goods
transient residents
threatens cohesive community
54% of housing socially rented,
little tax money to work with

1. E&C AS AN INCLUSIVE SPACE
2. E&C AS AN ACTIVE BUT FRAGILE COMMUNITY
3. E&C WIDELY CONNECTED BUT LOCALLY FRAGMENTED SPACE
4. E&C AS A VALUABLE GREEN SPACE
5. E&C AS AN AMBIGUOUSLY PERCEIVED SPACE

25% ‘affordable housing’ @ 80% 400,000 = 360,000
Can anyone eligible for housing subsidies can afford 360,000?
Any preference for people from the area?
Only 12% ownership, rise in property values
will mean even Affordable housing is below
most local peoples means and result in
expulsion from the area

area (still) heavily stigmatized
by degeneration and crime of the past

building turned inwards,
act(s) to ghettoize

N

Urban forest of old/unique trees

scale and devlopment
delayed redevelopment has
allowed for multiple uses,
practices of dissent and
socio-cultural experimentation:

character

provisions

Large land area, with high value presents
a large economic opportunity

uses

appropriation, insurgent activities,
practices of dissent

INFRASTRUCTURE
/MOVEMENT
character

Conflict

uses

Conflict

Conflict

provisions

OPEN SPACES

Major roads offer easy access by car

large amount of unlandscaped open spaces

URBAN FOREST

EXPANSIVE

DEMOLITION

PUBLIC SPACES

VOID SPACES
lack of permeability between
private and public,
monofunctional use of open
spaces
inaccessibility/fragmentation

Trees restrict future development massing

splits retail pockets
(Mall from Walworth road)

fear of eviction/expulsion

low quality and articulation
(lack of maintenance, cleanliness)
Unused fenced off corridoors
are transient spaces produce insecurity

MAJOR ROADS

ROUNDABOUT

privatization,
monopoly of infrastructure by car

safety issue for
pedestrians and cyclis

fragmentation of space due to massive Modernist
mono-functional transport infrastructure
open spaces to be privately controlled

1. E&C AS AN INCLUSIVE SPACE
2. E&C AS AN ACTIVE BUT FRAGILE COMMUNITY
3. E&C WIDELY CONNECTED BUT LOCALLY FRAGMENTED SPACE
4. E&C AS VALUABLE GREEN SPACE
5. E&C AS AN AMBIGUOUSLY PERCEIVED SPACE

r

COMMUNITY AND CULTURE
provisions

uses

character

structure

24hour bus service, train and tube

Active community
Inclusive space for
minorities and low
income groups

MAJOR TRANSPORT HUB

Centre offer space of well being, meeting
place of Elephant & Ammenity Network

Insurgent cultural uses

CROSSWAY CHURCH & THE CENTRE IN RODNEY PLACE

hosts the formal participatory process carry out by the developers,
manifests public-private sector partnerships and the
increasing political necessity of demonstrating consensus

THE CONSULTATION HUB

OA REDEVELOPMENT

Lack of public space cultural investment
not easy to use, fragmented, hidden

Displacement/broken community
High transient population

ists

t

uses

congestion and crowding, with
increased population

High unemployment
High crime rates

Obsolecence of community spaces

not clear where new community
centers will be after demolition
community initiatives) reveal a local
dissensus surrounding the regeneration

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

25

26 Elephant  and  Castle  I  Report
&ŝŐ͘ϯ͘Ϯϴ͗ŶĂůLJƟĐĚŝŵĞŶ-­‐
ƐŝŽŶƐ͕ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ

Analytic  Dimensions

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

27

28 Elephant  and  Castle  I  Report

ΗŶĂƉƉƌŽĂĐŚŐƌŽƵŶĚĞĚŝŶƚŚĞƌĞĂůŝƟĞƐŽĨŽƵƌĐŽŵƉůĞdžďƵŝůƚĞŶǀŝ-­‐
ƌŽŶŵĞŶƚƐĞĞŵƐŵŽƌĞŚŽƉĞĨƵůƚŚĂŶĂƚŚĞŽƌĞƟĐĂů͕ůŽŶŐͲƚĞƌŵĂŶĚ
ůĂƌŐĞůLJƵŶĐŽƐƚĞĚƉůĂŶƚŽĚĞŵŽůŝƐŚĂŶĚďƵŝůĚŽŶƵŶƉƌĞĐĞĚĞŶƚĞĚ
ƐĐĂůĞƐǁŝƚŚŝŶĂƐĞƌŝŽƵƐůLJĐŽŶƐƚƌĂŝŶĞĚĐŽŶƚĞdžƚ͘ΗWŽǁĞƌ͕ϮϬϭϬ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

29

4.  Redevelopement  
through  Lend  Lease  -­  
Threat  to  E&C 
ƵƐƚƌĂůŝĂ͘/ŶŽƌĚĞƌƚŽƉƌŽƚĞĐƚƚŚĞƉƵďůŝĐůŝĨĞŽĨ
ƚŚĞ ĂƌĞĂ ǁĞ ŶĞĞĚ ƚŽ ŝŵĂŐŝŶĞ ĂůƚĞƌŶĂƟǀĞƐ ƚŽ
ƚŚŝƐƚLJƉĞŽĨŶĞŽůŝďĞƌĂůƵƌďĂŶƉŽůŝĐLJƚŚĂƚƌĞůŝĞƐ
ŽŶĚĞďƚͲĮŶĂŶĐĞĚƉƌŝǀĂƚĞĐĂƉŝƚĂů͕ŵĂƌŬĞƚͲďĂƐĞĚ
ƉƌŽǀŝƐŝŽŶŽĨƵƌďĂŶĨƵŶĐƟŽŶƐĂŶĚƉƌŝǀĂƟƐĂƟŽŶ
DŽƌƚŐĂŐŝŶŐƚŚĞ&ƵƚƵƌĞŽĨůĞƉŚĂŶƚĂŶĚ ŽĨƚŚĞƉƵďůŝĐƌĞĂůŵ͘dŚĞƉƌŽĮƚŽĨƚŚĞĚĞǀĞůŽƉ-­‐
ĞƌďĞĐŽŵĞƐƚŚĞƉƌŝŵĂƌLJĨŽĐƵƐŝŶƚŚŝƐĨŽƌŵŽĨ
Castle
ƵƌďĂŶ͚ƌĞŐĞŶĞƌĂƟŽŶ͕͛ǁŝƚŚƚŚĞƌŽůĞŽĨŐŽǀĞƌŶ-­‐
/Ĩ ƚŚĞ ƉƌŽƉŽƐĞĚ ƌĞŐĞŶĞƌĂƟŽŶ ŽĨ ƚŚĞ ,ĞLJŐĂƚĞ
ŵĞŶƚͲŝŶƚŚŝƐĐĂƐĞ^ŽƵƚŚǁĂƌŬŽƵŶĐŝůʹƐŚŝŌŝŶŐ
ƉƌŽĐĞĞĚƐ͕ƚŚĞĨƵƚƵƌĞŽĨƚŚŝƐĚLJŶĂŵŝĐĂŶĚŵƵů-­‐
ĨƌŽŵ ŵĂŶĂŐĞƌŝĂů ƚŽ ĞŶƚƌĞƉƌĞŶĞƵƌŝĂů ;,ĂƌǀĞLJ͕
ƟĐƵůƚƵƌĂůƉĂƌƚŽĨ>ŽŶĚŽŶǁŝůůďĞĐŽŵĞĚĞƉĞŶĚ-­‐
ϭϵϴϵͿ͘
ĞŶƚ ŽŶ ƚŚĂƚ ŽĨ >ĞŶĚ >ĞĂƐĞ >ƚĚ͕ Ă ŐůŽďĂů ƉƌŽƉ-­‐
ĞƌƚLJĚĞǀĞůŽƉŵĞŶƚĐŽŵƉĂŶLJŚĞĂĚƋƵĂƌƚĞƌĞĚŝŶ
dŚŝƐŵŽĚĞůŽĨĚĞǀĞůŽƉŵĞŶƚŵĂŬĞƐƚŚĞĨƵƚƵƌĞ
dŚĞ ĨŽůůŽǁŝŶŐ ƐĞĐƟŽŶ ƐĞƚƐ ƵƉ ĐŽƵŶƚĞƌĂƌŐƵ-­‐
ŵĞŶƚƐƚŽƚŚĞƚŚƌĞĂƚƐƉŽƐĞĚďLJ>ĞŶĚ>ĞĂƐĞƌĞ-­‐
ŐĞŶĞƌĂƟŽŶ ƉƌŽƉŽƐĂů ĂƐ Ă ƐƚĞƉ ƚŽǁĂƌĚƐ ĚĞǀĞů-­‐
ŽƉŝŶŐĂůƚĞƌŶĂƟǀĞǀŝƐŝŽŶƐĨŽƌƚŚĞĂƌĞĂ͘

&ŝŐϰ͘Ϯ͗dƌĂŶƐŶĂƟŽŶĂůĐĂƉŝ-­‐
ƚĂůŇŽǁƐĞīĞĐƟŶŐΘ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

&ŝŐϰ͘ϯ͗>ŽŶĚŽŶĐŽŶƚĞdžƚ
ŽĨΘŽŶƐĂŵĞůĂƟƚƵĚĞ
ĂƐĐĞŶƚƌĂůĂŵĞŶŝƟĞƐƐƵĐŚ
ĂƐsŝĐƚŽƌŝĂ^ƚĂƟŽŶ;ůĞŌͿ
ĂŶĚƚŚĞsΘDƵƐĞƵŵ;ĨĂƌ
ůĞŌͿ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

E

&ŝŐ͘ϰ͘ϭ͗,ĂLJŐĂƚĞ͕ǁĂůŬǁĂLJƐ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

30 Elephant  and  Castle  I  Report

&ŝŐϰ͘ϰ͗WĞƌĨŽƌŵĂŶĐĞŽĨ
>ĞŶĚ>ĞĂƐĞďƵƐŝŶĞƐƐŝŶ
ϮϬϭϬĂŶĚϮϬϭϭ͕ƐŽƵƌĐĞ͗
>ĞŶĚůĞĂƐĞŽƌƉŽƌĂƟŽŶ>ƚĚ͘
ϮϬϭϮ͕,ĂůĨͲLJĞĂƌƌĞƉŽƌƚ 

>ĞŌ͗&ŝŐ͘ϰ͘ϱ͗>ŽǁͲŝŶĐŽŵĞ
ĐŽŵŵƵŶŝƚLJďƵƐŝŶĞƐƐŝŶ 
ůĞƉŚĂŶƚĂŶĚĂƐƚůĞ͕
ZŝŐŚƚ͗&ŝŐ͘ϰ͘ϲ͗,ŝŐŚ
ŝŶĐŽŵĞďƵƐŝŶĞƐƐƚŚĂƚŚĂƐ
ŽƉĞŶĞĚƉŽƐƚŐĞŶƚƌŝĮĐĂ-­‐
ƟŽŶŝŶŽƌŽƵŐŚDĂƌŬĞƚ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ŽĨ ƚŚŝƐ ůŽǁͲŝŶĐŽŵĞ ƉĂƌƚ ŽĨ >ŽŶĚŽŶ ĚĞƉĞŶĚ-­‐
ĂŶƚ ŽŶ ŐůŽďĂů ĞĐŽŶŽŵŝĐ ĐŝƌĐƵŝƚƐ͘ KŶĞ ƐƵĐŚ
ƚƌĂŶƐŶĂƟŽŶĂů ĐĂƉŝƚĂů ĐŝƌĐƵŝƚ ůŝŶŬƐ ƚŚĞ ŚŝŶĞƐĞ
ĚĞŵĂŶĚ ĨŽƌ ƵƐƚƌĂůŝĂŶ ƌĂǁ ŵĂƚĞƌŝĂůƐ͕ ƚŚĞ ƌĞ-­‐
ƐƵůƟŶŐĐĂƉŝƚĂůƐƵƌƉůƵƐĂŶĚƉƌŽƉĞƌƚLJďƵďďůĞŝŶ 
ƵƐƚƌĂůŝĂ͕ ĂŶĚ ĐŽŶƐĞƋƵĞŶƚ ŶĞĞĚ ƚŽ ĮŶĚ ŵŽƌĞ
ĐŽŵƉĞƟƟǀĞ ƐŝƚĞƐ ŽĨ ŝŶǀĞƐƚŵĞŶƚ ĞůƐĞǁŚĞƌĞ
ŝŶ ƚŚĞ ǁŽƌůĚ͘ dŚĞ >ŽŶĚŽŶ ŚŽƵƐŝŶŐ ŵĂƌŬĞƚ ŝƐ
ŽŶĞŽĨĐŽŶƐƚĂŶƚůLJƵŶĨƵůĮůůĞĚŚŽƵƐŝŶŐĚĞŵĂŶĚ͕
ĐĂƵƐĞĚďLJĚŝƐƚŽƌƟŽŶƐ͕ǁŚŝĐŚĐƌĞĂƚĞĞdžŽƌďŝƚĂŶƚ
ƉƌŝĐĞƐĂƚƚŚĞƚŽƉĞŶĚŽĨƚŚĞŵĂƌŬĞƚ͘ůĞƉŚĂŶƚ
ĂŶĚ ĂƐƚůĞ ŝƐ ĂŶ ŽďǀŝŽƵƐ ƚĂƌŐĞƚ ĨŽƌ ƉƌŽƉĞƌƚLJ
ƐƉĞĐƵůĂƟŽŶĚƵĞƚŽŝƚƐĞdžĐĞůůĞŶƚƚƌĂŶƐƉŽƌƚůŝŶŬƐ
ĂŶĚƉƌŽdžŝŵŝƚLJƚŽĐĞŶƚƌĂů>ŽŶĚŽŶ͘

ĂŶĐĞŽŶƉƌŝǀĂƚĞĮŶĂŶĐĞ͘>ĞŶĚ>ĞĂƐĞŚĂĚĂƉŽŽƌ
ĮŶĂŶĐŝĂů LJĞĂƌ ŝŶ ϮϬϭϭ͕ ǁŝƚŚ ƚŚĞŝƌ ƵƌŽƉĞĂŶ
ďƵƐŝŶĞƐƐ ĚĞĐůŝŶŝŶŐ ĂŶĚ ĂŶ ŝŶĐƌĞĂƐĞĚ ƌĞůŝĂŶĐĞ
ŽŶƚŚĞĐŽŶƟŶƵĂƟŽŶŽĨƚŚĞĐƵƌƌĞŶƚƵƐƚƌĂůŝĂŶ
ƉƌŽƉĞƌƚLJ ďƵďďůĞ͘ dŚĞ ŐƌŽƵƉ ŝƐ ĐĂƌƌLJŝŶŐ ĞŶŽƌ-­‐
ŵŽƵƐ ĚĞďƚ͕ ĂŶĚ ĂĐĐŽƌĚŝŶŐ ƚŽ ZĞƵƚĞƌƐ ŶĞǁƐ
ĂŐĞŶĐLJĨĂĐĞƐ͚ƐŝŐŶŝĮĐĂŶƚƌĞͲĮŶĂŶĐŝŶŐĐŚĂůůĞŶŐ-­‐
ĞƐŝŶϮϬϭϮͬϮϬϭϯ͛;ZĞƵƚĞƌƐ͕ϮϬϭϭͿ͘/ŶĂĐůŝŵĂƚĞ
ŽĨŐůŽďĂůĞĐŽŶŽŵŝĐƵŶĐĞƌƚĂŝŶƚLJƚŚŝƐƌĂŝƐĞƐƚŚĞ
ǀĞƌLJ ƌĞĂů ƉƌŽƐƉĞĐƚ ƚŚĂƚ >ĞŶĚ >ĞĂƐĞ ǁŝůů ƐƚĂůů
ĐŽŶƐƚƌƵĐƟŽŶ ŽĨ ƚŚĞ ůĞƉŚĂŶƚ ĂŶĚ ĂƐƚůĞ ƉƌŽ-­‐
ũĞĐƚ͕ŽƌĞǀĞŶŐŽĐŽŵƉůĞƚĞůLJďĂŶŬƌƵƉƚ͘ůůƚŚŝƐ
ĞŵƉŚĂƐŝnjĞƐ ƚŚĞ ƵŶĐĞƌƚĂŝŶƚLJ ĨŽƌ ƚŚŝƐ ƉĂƌƚ ŽĨ
^ŽƵƚŚǁĂƌŬ ĂŶĚ ƚŚĞ ĐŽŵŵƵŶŝƟĞƐ ǁŚŽ ǁĞƌĞ
ĚŝƐƉůĂĐĞĚĨƌŽŵƚŚĞ,ĞLJŐĂƚĞĂƚƐƵĐŚĞŶŽƌŵŽƵƐ
dŚŝƐ ŐůŽďĂů ĐŽŶƚĞdžƚ ŝƐ ǀŝƚĂů ƚŽ ƵŶĚĞƌƐƚĂŶĚŝŶŐ ƉƵďůŝĐĞdžƉĞŶƐĞ͘
ƚŚĞĞŶŽƌŵŽƵƐƌŝƐŬƐĂƩĂĐŚĞĚƚŽƚŚŝƐƉƵďůŝĐƌĞůŝ-­‐

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

31

&ŝŐϰ͘ϳ͗īŽƌĚĂďŝůŝƚLJ 

īŽƌĚĂďůĞ,ŽƵƐŝŶŐ 
īŽƌĚĂďŝůŝƚLJ ŝƐ ĂŶ ĞĐŽŶŽŵŝĐĂůůLJ ĂŶĚ ƐŽĐŝĂůůLJ
ĐŽŶƟŶŐĞŶƚ ŶŽƟŽŶ ƚŚĂƚ ďĞĐŽŵĞƐ ĚŝĸĐƵůƚ ƚŽ
ĐůĂƐƐŝĨLJ ĂŶĚ ŵĞĂƐƵƌĞ ƐƉĞĐŝĮĐĂůůLJ͘ dŚĞ ^ŽƵƚŚ-­‐
ǁĂƌŬ ,ŽƵƐŝŶŐ ^ƚƌĂƚĞŐLJ ϮϬϬϵ ƚŽ ϮϬϭϲ ;^ŽƵƚŚ-­‐
ǁĂƌŬ ŽƵŶĐŝůͿ ŚĂƐ ŚŝŐŚůŝŐŚƚĞĚ ĂīŽƌĚĂďŝůŝƚLJ ĂƐ
ĂƉƌŝŽƌŝƚLJ͕ĂĚǀŽĐĂƟŶŐƚŚĂƚƚŚĞLJǁŝůůŽīĞƌŵŽƌĞ
ĂīŽƌĚĂďůĞ ŚŽƵƐŝŶŐ ŝŶ ůŝŶĞ ǁŝƚŚ ƚŚĞ ƌĞƋƵŝƌĞ-­‐
ŵĞŶƚƐƐĞƚŽƵƚŝŶƚŚĞ>ŽŶĚŽŶWůĂŶ͘dŚĞĐŽƵŶĐŝů
ŚĂƐƌĞƚƌĞĂƚĞĚĨƌŽŵŝƚƐƌŽůĞĂƐŚŽƵƐŝŶŐƉƌŽǀŝĚĞƌ͕
ŝŶƐƚĞĂĚĂĚŽƉƟŶŐĂŵĂƌŬĞƚͲďĂƐĞĚŵŽĚĞůǁŚŝĐŚ
ƚŚĞLJĂĚǀŽĐĂƚĞǁŝůůŵĞĞƚĚĞŵĂŶĚ͘,ŽǁĞǀĞƌƚŚĞ
ŵĂƌŬĞƚǁŝůůŽŶůLJŽƉĞƌĂƚĞŝŶƉƌŽĮƚĂďůĞĂƌĞĂƐŽĨ
ƐƉĞĐƵůĂƟŽŶ͕ĂŶĚƐŽĐĂŶŶŽƚƐĂƟƐĨLJŽǀĞƌĂůůŚŽƵƐ-­‐
ŝŶŐ ĚĞŵĂŶĚ͕ ƉĂƌƟĐƵůĂƌůLJ ĨƌŽŵ ůŽǁͲŝŶĐŽŵĞ
ŐƌŽƵƉƐ͘ dŚĞ ĂďŽǀĞ ĞĐŽŶŽŵŝĐ ŵŽĚĞů ĂƐƐĞƐƐĞƐ
ǁŚĞƚŚĞƌƚŚĞĐŽƵŶĐŝůƐŚŽƵůĚƌĞǀŝĞǁŝƚƐŚŽƵƐŝŶŐ
ƐƵƉƉůLJ ƉƌĂĐƟĐĞƐ ĂŶĚ ƉƌŽĐĞĚƵƌĞƐ͘ ^ŽƵƚŚǁĂƌŬ 
ŽƵŶĐŝůĐŽƵůĚĐŚŽŽƐĞƚŽŵĂŬĞĂǀĂŝůĂďůĞŚŽƵƐ-­‐
ŝŶŐƐƚŽĐŬĂĐĐĞƐƐŝďůĞ;ĂƐŽƉƉŽƐĞĚƚŽƚŚĞƉŚĂƐĞĚ
ƉƌŽĐĞƐƐ ŝƚ ŝƐ ŝŶƚĞŶĚŝŶŐ ĨŽƌ ƚŚĞ ,ĞLJŐĂƚĞͿ ĂŶĚ
ƚŽďƵŝůĚŵŽƌĞŚŽƵƐŝŶŐĨŽƌůŽĐĂůŚŽƵƐĞŚŽůĚƐŝŶ
ŽƌĚĞƌ ƚŽ ůŽǁĞƌ ƚŚĞ ŵĂƌŬĞƚ ƉƌŝĐĞƐ ŽĨ ŚŽƵƐŝŶŐ͘ 
ŽƚŚ ƉƵďůŝĐ ĮŶĂŶĐĞ ĂŶĚ ƉƌŝǀĂƚĞ ŝŶǀĞƐƚŵĞŶƚ
ƐŚŽƵůĚďĞŝŶƚƌŽĚƵĐĞĚƚŽĨƵŶĚĨƵƚƵƌĞĐŽŶƐƚƌƵĐ-­‐
ƟŽŶƐ͕ƌĞƋƵŝƌŝŶŐƚŚĞĐŽͲŽƉĞƌĂƟŽŶŽĨ>ĂŶĚ>ĞĂƐĞ
ƉŽůŝĐŝĞƐ͘

Embodied  Energy
dŚĞŝŶƚĞƌͲƌĞůĂƟŽŶƐŚŝƉďĞƚǁĞĞŶƚŚĞƵƌďĂŶĨŽƌŵ
ĂŶĚ ĞŶĞƌŐLJ ƵƐĞ ŝƐ ǁĞůůͲĚŽĐƵŵĞŶƚĞĚ͘ ,Žǁ ƚŽ

ŝŵƉůĞŵĞŶƚ ƉŽůŝĐŝĞƐ ĂŝŵĞĚ Ăƚ ĐůĞĂŶĞƌ ĂŶĚ ƌĞ-­‐
ŶĞǁĂďůĞĞŶĞƌŐLJƉƌŽĚƵĐƟŽŶĂŶĚƚŚĞƌĞĚƵĐƟŽŶ
ŽĨĐĂƌďŽŶĞŵŝƐƐŝŽŶƐŝƐĂŵĂũŽƌĐŚĂůůĞŶŐĞĨĂĐĞĚ
ďLJ Ăůů ĐŝƟĞƐ͘ dŚĞ ůŝŵĂƚĞ ŚĂŶŐĞ Đƚ ;ϮϬϬϴͿ
ƐĞƚƐŽƵƚƚŚĞŐŽǀĞƌŶŵĞŶƚ͛ƐƚĂƌŐĞƚĨŽƌƚŚĞƌĞĚƵĐ-­‐
ƟŽŶŽĨĐĂƌďŽŶĞŵŝƐƐŝŽŶƐĨŽƌƚŚĞǁŚŽůĞŽĨƚŚĞ
h<͘dŚĞĐŽŶƐƚƌƵĐƟŽŶŽĨŚŽƵƐŝŶŐŝƐŽĨƉĂƌƟĐƵ-­‐
ůĂƌŝŵƉŽƌƚĂŶĐĞǁŚĞŶƚŚĞƚĂƌŐĞƚƐĨŽƌĂĐŚŝĞǀŝŶŐ
njĞƌŽ ĐĂƌďŽŶ ŚŽŵĞƐ ďLJ ϮϬϭϲ ĂŶĚ njĞƌŽ ĐĂƌďŽŶ
ďƵŝůĚŝŶŐƐ ďLJ ϮϬϭϴ͕ ĐŽƵƉůĞĚ ǁŝƚŚ ƚŚĞ 'ŽǀĞƌŶ-­‐
ŵĞŶƚ͛Ɛ ĂŶŶƵĂů ŚŽƵƐŝŶŐ ĐŽŶƐƚƌƵĐƟŽŶ ƚĂƌŐĞƚƐ͕
ĂƌĞĐŽŶƐŝĚĞƌĞĚ;>^͕ϮϬϬϵͿ͘
dŽĚĂƚĞƚŚĞƌĞŚĂƐďĞĞŶůŝƩůĞĐŽŶƐŝĚĞƌĂƟŽŶŽĨ
ƚŚĞ ĞŶĞƌŐLJ ĂƐƐŽĐŝĂƚĞĚ ǁŝƚŚ ĐŽŶƐƚƌƵĐƟŽŶ ĂŶĚ
ŵĂƚĞƌŝĂůƉƌŽĐĞƐƐĞƐ͕ŝ͘Ğ͘ƚŚĞĞŵďŽĚŝĞĚĞŶĞƌŐLJ͘
ZĞĐĞŶƚƌĞƐĞĂƌĐŚŝŶƚŽĞŶĞƌŐLJůŝĨĞĐLJĐůĞĂŶĂůLJƐŝƐ
;>ͿƐƵŐŐĞƐƚƐƚŚĂƚĞŵďŽĚŝĞĚĞŶĞƌŐLJŵĂLJďĞ

dŚĞƚŚƌĞĞĚŝĂŐƌĂŵƐƐŚŽǁ
ůĞǀĞůƐŽĨƐŽĐŝĂůǁĞůĨĂƌĞ
ƵŶĚĞƌĚŝīĞƌĞŶƚƐƵƉƉůLJĂŶĚ
ĚĞŵĂŶĚƌĞůĂƟŽŶƐ͘/ĨŵĂƌ-­‐
ŬĞƚƐĂƌĞƚŽĂƉƉƌŽĂĐŚĂĨ-­‐
ĨŽƌĚĂďŝůŝƚLJ;ůŽǁĞƌƉƌŝĐĞƐͿ͕
ƐƚƌŝĐƚƉƌŝĐĞůŝŵŝƚƐŚĂƌŵƚŚĞ
ƚŽƚĂůƐŽĐŝĂůǁĞůĨĂƌĞďĞ-­‐
ĐĂƵƐĞŽĨƚŚĞĚĞĂĚǁĞŝŐŚƚ
ůŽƐƐ͕ďƵƚĂŶŽƵƚǁĂƌĚƐƐŚŝŌ
ŽĨƚŚĞƐƵƉƉůLJĐƵƌǀĞŬĞĞƉƐ
ƉƌŝĐĞƐĚŽǁŶǁŚŝůĞŝŵƉƌŽǀ-­‐
ŝŶŐǁĞůĨĂƌĞ͕ĞƐƉĞĐŝĂůůLJŽŶ
ƚŚĞĐŽŶƐƵŵĞƌƐŝĚĞ͘dŚŝƐ
ƐƵŐŐĞƐƚƐƚŚĂƚŝŶĐƌĞĂƐŝŶŐ
ŽǀĞƌĂůůŚŽƵƐŝŶŐƐƵƉƉůŝĞƐŝƐ
ŵŽƌĞĞĸĐŝĞŶƚƚŚĂŶƉƌŝĐĞƐ
ĐĂƉƐ͕ĂŶĚĂƐƐƵĐŚŝƐŚĞůƉĨƵů
ŝŶĂĐŚŝĞǀŝŶŐĂīŽƌĚĂďŝůŝƚLJ
ƚĂƌŐĞƚƐ;ĂƌŬĞƌ͕ϮϬϬϰͿ͘

&ŝŐϰ͘ϴ͗ĞŵŽůŝƟŽŶ
ŚƚƚƉ͗ͬͬŚŝŐŚŵŽĚĞƌŶŝƐŵ͘
ďůŽŐƐƉŽƚ͘ĐŽŵ

32 Elephant  and  Castle  I  Report

&ŝŐ͘ϰ͘ϵ͗WĂƌŬ,ŝůů͕^ŚĞĨ-­‐
ĮĞůĚ͕ƐŽƵƌĐĞ͗hƌďĂŶ^ƉůĂƐŚ
;ŚƩƉ͗ͬͬǁǁǁ͘ƵƌďĂŶƐƉůĂƐŚ͘
ĐŽ͘ƵŬͬƌĞƐŝĚĞŶƟĂůͬƉĂƌŬͲŚŝůůͿ

&ŝŐ͘ϰ͘ϭϬ͗^ŽƵƚŚǁĂƌŬŽƵŶĐŝů
;ϮϬϭϮͿůĞƉŚĂŶƚĂŶĚĂƐƚůĞ
DĂƐƚĞƌƉůĂŶ͕ǁǁǁ͘ƐŽƵƚŚ-­‐
ǁĂƌŬ͘ŐŽǀ͘ƵŬͬŝŶĨŽͬϮϬϬϭϴϯͬ
ĞůĞƉŚĂŶƚͺĂŶĚͺĐĂƐƚůĞ͕
ϭϴͬϬϯͬϮϬϭϮ

ĂƐŚŝŐŚĂƐϱϬйŽĨĂďƵŝůĚŝŶŐ͛ƐůŝĨĞƟŵĞĞŶĞƌŐLJ
ƵƐĞ ;>^͕ ϮϬϬϵͿ͘ ŵďŽĚŝĞĚ ĞŶĞƌŐLJ ƌĞĨĞƌƐ ƚŽ
Ăůů ĂĐƟǀŝƟĞƐ ƌĞůĂƚĞĚ ƚŽ ƚŚĞ ĐŽŶƐƚƌƵĐƟŽŶ ŽĨ Ă
ďƵŝůĚŝŶŐ͕ŝŶĐůƵĚŝŶŐƚŚĞƉƌŽĚƵĐƟŽŶŽĨŵĂƚĞƌŝĂůƐ
ŝ͘Ğ͘ƚŚĞĂŵŽƵŶƚŽĨĐĂƌďŽŶƌĞůĞĂƐĞĚĨƌŽŵŵĂƚĞ-­‐
ƌŝĂů ĞdžƚƌĂĐƟŽŶ͕ ƚƌĂŶƐƉŽƌƚ͕ ŵĂŶƵĨĂĐƚƵƌŝŶŐ͕ ĂŶĚ
ƌĞůĂƚĞĚĂĐƟǀŝƟĞƐ͘ƵĐŚĂŶĂŶĂŶĚ,ŽŶĞLJ;ϭϵϵϰͿ
ĂƌŐƵĞ ƚŚĂƚ ƚŽ ŽďƚĂŝŶ Ă ĨƵůů ĞǀĂůƵĂƟŽŶ ŽĨ ƚŚĞ
ĞŵďŽĚŝĞĚĞŶĞƌŐLJŽĨĂŵĂƚĞƌŝĂů͕ŽŶĞŶĞĞĚƐƚŽ
ŝŶĐůƵĚĞĞŶĞƌŐLJƵƐĞĚŝŶƚŚĞƉƌŽĐĞƐƐĞƐŽĨŵĂŬ-­‐
ŝŶŐ ƚŚĞ ŵĂĐŚŝŶĞƐ ƚŚĂƚ ŵĂŬĞ ƚŚĞ ƉƌŽĚƵĐƚ ĂŶĚ
ŝŶŐĞŶĞƌĂƟŶŐƚŚĞĮŶĂŶĐĞĨŽƌƚŚĞƉƌŽĐĞƐƐĞƐƚŽ
ŽĐĐƵƌ͘

hƌďĂŶ ƌĞŐĞŶĞƌĂƟŽŶ ƐƚƌĂƚĞŐŝĞƐ ŵŽƐƚůLJ ŽƉƚ ĨŽƌ
ĚĞŵŽůŝƐŚŝŶŐ ĞdžŝƐƟŶŐ ďƵŝůĚŝŶŐ ƐƚŽĐŬ͘ tŚŝůƐƚ
ĚĞŵŽůŝƟŽŶŵĂLJƐĞĞŵĞĂƐŝĞƌƚŚĂŶƌĞŶŽǀĂƟŽŶ͕
ƌĞƐĞĂƌĐŚĞƌƐ ;Ğ͘Ő͘ WŽǁĞƌ͕ ϮϬϭϬ͖ >ŽǁĞ͕ ϮϬϭϬͿ
ĂƌŐƵĞƚŚĂƚĚĞŵŽůŝƟŽŶƐŚŽƵůĚďĞĂůĂƐƚƌĞƐŽƌƚ͘
tŚŝůĞ ŵĂŶLJ ĞdžŝƐƟŶŐ ƉƌŽƉĞƌƟĞƐ ŵĂLJ ďĞ ƌĞ-­‐
ƐƉŽŶƐŝďůĞ ĨŽƌ Ă ŚŝŐŚ ƉƌŽƉŽƌƟŽŶ ŽĨ ĞŵŝƐƐŝŽŶƐ
ĚƵĞƚŽƚŚĞŝƌĂŐĞ͕ƚŚŝƐĐĂŶďĞŝŵƉƌŽǀĞĚƚŚƌŽƵŐŚ
ďĞƩĞƌ ĞŶĞƌŐLJ ĐŽŶƐĞƌǀĂƟŽŶ͕ ŝŶƐƵůĂƟŽŶ ĂŶĚ
ǀĞŶƟůĂƟŽŶ͘dŚĞďĞŶĞĮƚƐŽĨƌĞŶĞǁĂůĂƌĞŵĂŶLJ
ŝŶĐůƵĚŝŶŐĞŶǀŝƌŽŶŵĞŶƚĂů͕ƐŽĐŝĂůĂŶĚĞĐŽŶŽŵŝĐ͘ 
džŝƐƟŶŐ ďƵŝůĚŝŶŐƐ ĂƌĞ Ă ǀĂůƵĂďůĞ ƌĞƐŽƵƌĐĞ Ͷ
ƚŚĞLJƐŚĂƉĞƚŚĞĞƐƚĂďůŝƐŚĞĚĂŶĚĨĂŵŝůŝĂƌƵƌďĂŶ
ĞŶǀŝƌŽŶŵĞŶƚ͕ ƚŚĞLJ ĐŽŶƚĂŝŶ ĞŵďŽĚŝĞĚ ĞŶĞƌŐLJ
ĂŶĚƚŚĞŝƌƌĞͲƵƐĞĐĂŶƌĞĚƵĐĞƚŚĞĐŽƐƚƐĂŶĚƟŵĞ
ŝŶǀŽůǀĞĚŝŶŶĞǁďƵŝůĚ;WŽǁĞƌϮϬϬϴͿ͘
tŚŝůƐƚ ƚŚĞ ĐĂůĐƵůĂƟŽŶ ĂŶĚ ůĞŐŝƐůĂƟŽŶ ŽĨ Ğŵ-­‐
ďŽĚŝĞĚĞŶĞƌŐLJŝƐƐƟůůĐŽŵƉůŝĐĂƚĞĚ͕ĂůůĞǀŝĚĞŶĐĞ
ĐŽƌƌĞůĂƚĞƐ ǁŝƚŚ ƐƵŐŐĞƐƟŽŶƐ ŵĂĚĞ ďLJ WŽǁĞƌ
;ϮϬϭϬͿ ĂŶĚ ŽƚŚĞƌƐ ǁŚŽ ƐƵŐŐĞƐƚƐ Ă ͚ƐĐĂůƉĞů͛
ĂƉƉƌŽĂĐŚ ƚŽ ĚĞŵŽůŝƟŽŶ͕ ǁŚĞƌĞ ŽŶůLJ ƚŚĞ ĨĞǁ
ŵŽƐƚ ĚĞƌĞůŝĐƚ ĂŶĚ ƵŶƵƐĂďůĞ ƉƌŽƉĞƌƟĞƐ ǁĞƌĞ
ƌĞŵŽǀĞĚŶŽƚƚŚĞĞŶƟƌĞĞƐƚĂƚĞ͘dŚŝƐůĞĂĚƐƵƐƚŽ
ƐƵŐŐĞƐƚƚŚĂƚĚƵĞƚŽĂƌĂŶŐĞŽĨƐŽĐŝĂů͕ĞĐŽŶŽŵŝĐ
ĂŶĚ ĞŶǀŝƌŽŶŵĞŶƚĂů ĨĂĐƚŽƌƐ͕ ƌĞĨƵƌďŝƐŚŵĞŶƚ ŝƐ
ƚŚĞďĞƐƚĂƉƉƌŽĂĐŚ͘

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

33

Proposed  Masterplan    

 

dŚĞ >ĞŶĚ >ĞĂƐĞ ŵĂƐƚĞƌƉůĂŶ ŚĂƐ ƌĞŵĂŝŶĞĚ
ůĂƌŐĞůLJ ƵŶĐŚĂŶŐĞĚ ƐŝŶĐĞ ĐŽŶĐĞƉƟŽŶ͕ ĂŶĚ ĚĞ-­‐
ƐƉŝƚĞƉƵďůŝĐĞŶŐĂŐĞŵĞŶƚĂŶĚƉŝĞĐĞŵĞĂůŵĞĂƐ-­‐
ƵƌĞƐƐƵŐŐĞƐƚĞĚ͕ŽŶůLJŽŶĞŽĨƚŚĞƚǁĞůǀĞŵĂũŽƌ
ĐƌŝƟƋƵĞƐŽĨƚŚĞŵĂƐƚĞƌƉůĂŶŚĂƐďĞĞŶĨƵůůLJĂĚ-­‐
ĚƌĞƐƐĞĚ͘DŽƐƚŽĨƚŚĞƐĞĐƌŝƟƋƵĞƐĂƌĞŝŶĚŝƌĞĐƚ
ŽƉƉŽƐŝƟŽŶƚŽƚŚĞŝŶƚĞƌĞƐƚƐŽĨ>ĞŶĚ>ĞĂƐĞĂŶĚ
ǁŽƵůĚ ƵŶĚĞƌŵŝŶĞ ƚŚĞ ƉƌŽĮƚĂďŝůŝƚLJ ŽĨ ƚŚĞ ĚĞ-­‐
ǀĞůŽƉŵĞŶƚ͘ ĞƐƉŝƚĞ ĞdžƚĞŶƐŝǀĞ ƉƵďůŝĐ ĞŶŐĂŐĞ-­‐
ŵĞŶƚ͕ ƚŚĞ ĨĂĐƚ ƌĞŵĂŝŶƐ ƚŚĂƚ ǁŝƚŚŝŶ ƚŚĞ ƉƌŽĨ-­‐
ŝƚͲĚƌŝǀĞŶ ƉĂƌĂĚŝŐŵ ŽĨ >ĞŶĚ >ĞĂƐĞ͛Ɛ ƉƌĂĐƟĐĞ͕
ŵĞĂŶŝŶŐĨƵůĐŚĂŶŐĞŝƐƐŝŵƉůLJŶŽƚĨĞĂƐŝďůĞ͘

Amount of affordable and social housing.......

Piecemeal
Measures Taken

Fully
Addressed

b

Range of house types ....................................
b

Adequate community / Activity space ...........
b

Lack of 'place' & cohesion of language ........
b

Phasing ........................................................
b

Parking ........................................................
b

Courtyard accessibility ................................
b

Density ........................................................
b

Building heights ..........................................
b

Access and connectivity .............................
b

Amount of 'open' / 'public' space ..................
b

Retention of existing trees .............................  

&ŝŐ͘ϰ͘ϭϭ͗
DĞĂƐƵƌĞƐƚĂŬĞŶ
ďLJ>ĞŶĚ>ĞĂƐĞ
&ŝŐ͘ϰ͘ϭϮ͗ŶĂůLJƐŝƐŽĨ>ĞŶĚ
>ĞĂƐĞDĂƐƚĞƌƉůĂŶ͕ƐŽƵƌĐĞ͗
KĂŬŵĂLJŶĞƐŝƚĞŝŵĂŐĞ͕
ǁǁǁ͘ŽĂŬŵĂLJŶĞƉƌŽƉĞƌ-­‐
ƟĞƐ͘ĐŽŵ͕ͬ^ƚDĂƌLJ͛Ɛ
ZĞƐĞĚĞŶƟĂůĚĞǀĞůŽƉŵĞŶƚ
ŝŵĂŐĞ͗ǁǁǁ͘ĞůĞƉŚĂŶƚĂŶĚ-­‐
ĐĂƐƚůĞ͘ŽƌŐ͘ƵŬͬƉĂŐĞƐͬĐŽŶ-­‐
ƐƵůƚĂƟŽŶͺĚŝĂůŽŐƵĞͬϭϱϰͬ
ůĞŝƐƵƌĞͺĐĞŶƚƌĞͺƌĞĚĞǀĞůŽƉ-­‐
ŵĞŶƚ͘Śƚŵů͕
^ŚŽƉƉŝŶŐĐĞŶƚƌĞĚĞǀĞůŽƉ-­‐
ŵĞŶƚŝŵĂŐĞ͕ǁǁǁ͘ƐƚŵŽĚ-­‐
ǁĞŶ͘ĐŽ͘ƵŬͬƵƉůŽĂĚĞĚͺĮůĞͬ
ǀŝĞǁͬϱϳϲ͕ϮͬϮϴͬϮϬϭϮ

34 Elephant  and  Castle  I  Report

͞ŝƟĞƐĂƌĞŶĞŝƚŚĞƌŽƌŐĂŶŝƐŵƐŶŽƌŵĂĐŚŝŶĞƐ͘dŚĞLJĂƌĞŇĞƐŚĂŶĚ
ƐƚŽŶĞŝŶƚĞƌƚǁŝŶĞĚ͘dŚĞLJĂƌĞ͚ďƵŝůƚƚŚŽƵŐŚƚ͛͘dŚĞLJĂƌĞƚŚĞĐŽŶƚĂŝŶ-­‐
ĞƌƐŽĨĚƌĞĂŵƐĂŶĚĚĞƐŝƌĞƐ͕ŚŽƉĞƐĂŶĚĨĞĂƌƐ͘͟^ĂŶĚĞƌĐŽĐŬ͕ϮϬϬϮ
&ŝŐ͘ϱ͘ϭ͗,ĂLJŐĂƚĞ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

35

$

X

5.  Vision  and  Principles
dŚĞ ĐŽŶƐƚĂŶƚ ĨĂƐŚŝŽŶŝŶŐ ĂŶĚ ƌĞĨĂƐŚŝŽŶŝŶŐ ŽĨ
>ŽŶĚŽŶ ŝƐ ĚƌŝǀĞŶ ďLJ ƚŚĞ ƋƵĞƐƚ ƚŽ ŵĂŬĞ ƚŚĞ
ĐŝƚLJ ďĞƩĞƌ͕ ƚŽ ďĞ Ă ͚ŐŽŽĚ ĐŝƚLJ͛͘  ŐŽŽĚ ĐŝƚLJ ŝƐ
ŽŶĞƚŚĂƚƐƚƌŝǀĞƐĨŽƌŝŶƚĞŐƌŝƚLJƚŚƌŽƵŐŚŵƵůƟƉůĞ
ĨŽƌŵƐŽĨĂƌƟĐƵůĂƟŽŶ͕ĐŽŶƐƚĂŶƚůLJĞŶŐĂŐŝŶŐǁŝƚŚ
ƚŚĞ ƐŽĐŝĂů ĂŶĚ ƐƉĂƟĂů ƚĞŶƐŝŽŶƐ ďĞƚǁĞĞŶ ƚŚĞ
ĚŝīĞƌĞŶƚ ĂĐƚŽƌƐ ŝŶǀŽůǀĞĚ͘ &ƌĂŵŝŶŐƐ ŽĨ Ă ŐŽŽĚ
ĐŝƚLJ ŶĞĐĞƐƐŝƚĂƚĞ ŶĂǀŝŐĂƟŶŐ ŵƵůƟƉůĞ ƉŽůŝƟĐĂů
ĂŶĚŐĞŽŐƌĂƉŚŝĐĂůƐƉĂĐĞƐĂŶĚƐĐĂůĞƐ͘ 
ĐŝƚLJŝƐĐŽŵƉůĞdž͖ƵůƟŵĂƚĞůLJŝƚŝƐĂůůĂďŽƵƚŝƚƐ
ŝŶŚĂďŝƚĂŶƚƐĂŶĚĂďŽƵƚŚŽǁƚŚĞǀĂƌŝŽƵƐŝŶƐƟƚƵ-­‐
ƟŽŶƐ ĂŶĚ ĞŶǀŝƌŽŶŵĞŶƚƐ ĞŶĂďůĞ ĞƋƵĂůŝƚLJ ĂŶĚ
ĂĚĂƉƟŽŶƚŽƚŚĞĐƌŝƐĞƐ͕ǁŚŝĐŚŝƚƐŽŽŌĞŶĨĂĐĞƐ͘
/ƚŝƐĂƚƚŚĞƐĐĂůĞŽĨƚŚĞůŽĐĂůǁŚĞƌĞƋƵĞƐƟŽŶƐ
ŽĨũƵƐƟĐĞĂŶĚƌĞƐƉŽŶƐŝďŝůŝƚLJĂƌĞĨĞůƚŵŽƌĞĐŽŶ-­‐
ĐƌĞƚĞůLJĂƐƉĂƌƚŽĨĞǀĞƌLJĚĂLJůŝĨĞĂŶĚ͕ƚŚĞƌĞĨŽƌĞ͕
ŝƚ ŝƐ Ăƚ ƚŚŝƐ ƐĐĂůĞ ǁŚĞƌĞ ƚŚĞƐĞ ĐŽŶƐŝĚĞƌĂƟŽŶƐ
ĐĂŶ ďĞ ďĞƩĞƌ ĂĚĚƌĞƐƐĞĚ͘ /Ŷ ǁŽƌŬŝŶŐ ƚŽǁĂƌĚƐ
ƚŚĞ͚ŐŽŽĚĞůĞƉŚĂŶƚ͛ǁĞĞŵƉŚĂƐŝnjĞŝŶĐůƵƐŝǀŝƚLJ͕
ƐƵƐƚĂŝŶĂďŝůŝƚLJĂŶĚĂůƚĞƌŶĂƟǀĞǁĂLJƐŽĨůŝĨĞ͘

ĞŶǀŝƌŽŶŵĞŶƚƚŽƐĂƟƐĨLJďĂƐŝĐŶĞĞĚƐ͘

/ŶĐůƵƐŝǀĞŶĞƐƐ

ZĞĚĞĮŶŝŶŐ^ƵƐƚĂŝŶĂďŝůŝƚLJ

/ŶĐůƵƐŝŽŶ ĂŶĚ ĞdžĐůƵƐŝŽŶ ĂƌĞ ƵƐĞĚ ĂƐ ŵĞĐŚĂ-­‐
ŶŝƐŵƐƚŽĐŽŶƚƌŽůĂĐĐĞƐƐ͘hŶĚĞƌƐƚĂŶĚŝŶŐƚŚĞƐĞ
ƉƌŽĐĞƐƐĞƐƌĞƋƵŝƌĞƐĂƩĞŶĚŝŶŐƚŽŝƚƐǀĂƌŝŽƵƐĂƌ-­‐
ƟĐƵůĂƟŽŶƐĂŶĚĂƉƉůŝĐĂƟŽŶƐĂŶĚǁŚŽŽƌǁŚĂƚ
ŝƐĚƌŝǀŝŶŐƚŚĞƉƌŽĐĞƐƐĞƐ͘KŶĞŶĞĞĚƐƚŽŐŽďĞ-­‐
LJŽŶĚ ŝŶƐƟƚƵƟŽŶĂů ĨƌĂŵĞǁŽƌŬƐ ĂŶĚ ĐĂƵƐĞƐ ŽĨ
ĞdžĐůƵƐŝŽŶƚŽƚŚĞǀŽŝĐĞƐĂŶĚƉĞƌƐƉĞĐƟǀĞƐŽĨƚŚĞ
ƵƌďĂŶ ĚǁĞůůĞƌƐ͕ ĚĞĮŶŝŶŐ ƚŚĞŵƐĞůǀĞƐ ĂŶĚ Ăƌ-­‐
ƟĐƵůĂƟŶŐŚŽǁŝŶĐůƵƐŝŽŶĂŶĚĞdžĐůƵƐŝŽŶŝƐŐŝǀĞŶ
ŵĞĂŶŝŶŐ ŝŶ ƚŚĞŝƌ ĞǀĞƌLJĚĂLJ ůŝǀĞƐ ;DĂĚĂŶŝƉŽƵƌ
Ğƚ Ăů͕͘ ϭϵϵϴͿ͘ ^ĂŶĚĞƌĐŽĐŬ ;ϮϬϬϯ͗ ϯͿ ƌĞĨĞƌƐ ƚŽ
Ă ƉŽůŝƟĐƐ ŽĨ ĚŝīĞƌĞŶĐĞ͕ ǁŚŝĐŚ ĂĐŬŶŽǁůĞĚŐĞƐ
ƚŚĂƚ ĚŝīĞƌĞŶƟĂƚĞĚ ŐƌŽƵƉƐ ǁŝůů ŚĂǀĞ ĚŝīĞƌĞŶƚ
ĐůĂŝŵƐŽŶƚŚĞĐŝƚLJĨŽƌĂĨƵůůůŝĨĞĂŶĚŽŶƚŚĞďƵŝůƚ 

ŶǀŝƐŝŽŶŝŶŐ^ŽĐŝŽͲĐŽŶŽŵŝĐ/ŶĐůƵƐŝŽŶ 

ZĞĐŽŐŶŝnjŝŶŐ͕ƌĞƚĂŝŶŝŶŐ͕ĂĐƟǀĂƟŶŐĂŶĚ 

ƐƚƌĞŶŐƚŚĞŶůĞƉŚĂŶƚĂŶĚĂƐƚůĞĂƐĂ 

ƉůĂĐĞ
ͻ ƚŚĂƚ ĚŽĞƐ ŶŽƚ ĞdžĐůƵĚĞ ůŽǁĞƌ ŝŶĐŽŵĞ
ŐƌŽƵƉƐ
ͻ ŽĨĚŝǀĞƌƐĞĐŽŵŵƵŶŝƟĞƐĂŶĚĞĐŽŶŽŵŝĞƐ͘
ͻ ŽĨĂůƚĞƌŶĂƟǀĞĂŶĚŝŶƐƵƌŐĞŶƚĐƵůƚƵƌĂůƉƌĂĐ-­‐
ƟĐĞƐĂŶĚƐŽĐŝĂůĐƌĞĂƟǀŝƟĞƐ

$ 

ŶǀŝƐŝŽŶŝŶŐ^ƉĂƟĂů/ŶĐůƵƐŝŽŶ  

ͻ
ͻ
ͻ
ͻ

KƉĞŶŝŶŐĂŶĚĐŽŶŶĞĐƟŶŐůĞƉŚĂŶƚ
ĂŶĚĂƐƚůĞĂƐĂͬĂŶ
ƐŚĂƌĞĚƐƉĂĐĞ
ĂĐĐĞƐƐŝďůĞƐƉĂĐĞ
ůĞŐŝďůĞ͕ŇĞdžŝďůĞ͕ůŝǀĞůLJĂŶĚƉĞƌŵĞĂďůĞƉƵď-­‐
ůŝĐƌĞĂůŵ
͚ƉƵďůŝĐ͛ ƐƉĂĐĞ ĂŶĚ ŝŶĨƌĂƐƚƌƵĐƚƵƌĞ ŽĨ ͚ƉƵď-­‐
ůŝĐ͛ĂƵƚŚŽƌŝƚLJ

dŽĐŽŵƉƌĞŚĞŶĚĂŶĚŵĂŶĂŐĞůŽĐĂůĂƌĞĂƐ͕ƉƌŽ-­‐
ĐĞƐƐĞƐĂŶĚĨƵŶĐƟŽŶƐŵƵƐƚďĞƵŶĚĞƌƐƚŽŽĚĂŶĚ
ůŝŶŬĞĚƚŽƚŚĞŝƌƐƉĂƟĂů͕ĞĐŽůŽŐŝĐĂůĂŶĚƐŽĐŝĂůŽƌŝ-­‐
ŐŝŶ͘hŶĚĞƌƐƚĂŶĚŝŶŐΘĂƐĂŶŝŶƚĞƌĐŽŶŶĞĐƚĞĚ
ƐŽĐŝŽͲĞĐŽŶŽŵŝĐ ĂŶĚ ĞĐŽůŽŐŝĐĂů ƐLJƐƚĞŵ ĨƵŶĐ-­‐
ƟŽŶŝŶŐĂĐƌŽƐƐŵƵůƟƉůĞƐĐĂůĞƐ͕ĂǁŝĚĞƌĐŽŶĐĞƉƚ
ŽĨƐƵƐƚĂŝŶĂďŝůŝƚLJŶĞĞĚƐƚŽďĞĚĞƉůŽLJĞĚŝŶŽƌĚĞƌ
ƚŽ ŵĂŝŶƚĂŝŶ ĂŶĚ ĞŶĂďůĞ ůŽĐĂů ĐĂƉĂĐŝƚLJ ĂŶĚ ƚŽ
ŐĞŶĞƌĂƚĞ ƌĞƐŝůŝĞŶĐĞ ĂƐ Ă ďƵīĞƌ ĂŐĂŝŶƐƚ ƐŽĐŝŽͲ
ĞĐŽŶŽŵŝĐ ĂŶĚ ƉŚLJƐŝĐĂů ƌŝƐŬƐ͘ WƌŽŵŽƟŶŐ ůŽĐĂů
ĞŶƚĞƌƉƌŝƐĞƐĂŶĚĐŽŵŵƵŶŝƚLJŽǁŶĞƌƐŚŝƉĐƌĞĂƚĞƐ
ĂŵŽƌĞŇĞdžŝďůĞĂŶĚƐŽĐŝĂůůLJŝŶĐůƵƐŝǀĞĞĐŽŶŽŵLJ
ƚŚĂƚ ĂůůŽǁƐ ƚŚĞ ĞŵĞƌŐĞŶĐĞ ŽĨ ĂůƚĞƌŶĂƟǀĞ ĚĞ-­‐
ǀĞůŽƉŵĞŶƚƐĂŶĚŐƌŽǁŝŶŐ͘

&ŝŐ͘ϱ͘ϭ͗hƐĞŽĨ^LJŵďŽůƐ͘
dŚĞĐŽůŽƵƌĐŝƌĐůĞƐďĞůŽǁ
ƐLJŵďŽůŝnjĞƚŚĞƉƌŝŶĐŝƉůĞƐ
ŽĨŽƵƌǀŝƐŝŽŶ͘dŚĞLJǁŝůůďĞ
ƵƐĞĚƚŽůŝŶŬƚŚĞƉĂƌƟĐƵůĂƌ
ƉƌŝŶĐŝƉůĞƐǁŝƚŚƚŚĞĚĞƐŝŐŶ
ŝŶƚĞƌǀĞŶƟŽŶƐ͘

36 Elephant  and  Castle  I  Report 
ŶǀŝƐŝŽŶŝŶŐ^ŽĐŝŽͲĐŽŶŽŵŝĐ
Sustainability   

ZĞĐŽŐŶŝnjŝŶŐ͕ƌĞƚĂŝŶŝŶŐ͕ĂĐƟǀĂƟŶŐĂŶĚ 

ƐƚƌĞŶŐƚŚĞŶ
ͻ ĐŽŵŵƵŶŝƚLJďŽŶĚƐŝŶŽƌĚĞƌƚŽƌĞƐŚĂƉĞĂŶĚ
ƐƵƉƉŽƌƚ ůŝǀĞůŝŚŽŽĚƐ ĂŶĚ ƐŽůŝĚĂƌŝƚLJ ŶĞƚ-­‐
ǁŽƌŬƐ
ͻ ůŽĐĂůůLJ ŐƌŽƵŶĚĞĚ ĂŶĚ ĞdžŝƐƟŶŐ ƐŽĐŝŽͲĞĐŽ-­‐
ŶŽŵŝĐŐƌŽǁƚŚ
ͻ ƌĞƐŝůŝĞŶĐĞĂŶĚĚŝǀĞƌƐŝƚLJŽĨĂĐƚŽƌƐĂŶĚĞĐŽŶ-­‐
ŽŵŝĞƐ
ͻ ƐŽĐŝĂůůŝŵŝƚƐŽĨƌĞƐŝĚĞŶƟĂůĚĞŶƐŝĮĐĂƟŽŶ

X

&ŝŐ͘ϱ͘Ϯ͗/ŶĐůƵƐŝǀĞŶĞƐƐ͕
ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ

Inclusiveness 

ŶǀŝƐŝŽŶŝŶŐŶǀŝƌŽŶŵĞŶƚĂů
Sustainability   

ZĞĐŽŐŶŝnjŝŶŐĂŶĚƌĞĐLJĐůŝŶŐ
ͻ
ͻ
ͻ

ĞdžŝƐƟŶŐƵƌďĂŶĨĂďƌŝĐĂŶĚŐƌĞĞŶƐƉĂĐĞƐ
ƚŚĞĚŝǀĞƌƐĞƵƐĞŽĨŐƌĞĞŶƐƉĂĐĞƐ
ǀĂůƵĂďůĞƉŚLJƐŝĐĂůĂŶĚŵĂƚĞƌŝĂůƌĞƐŽƵƌĐĞƐ

tĂLJŽĨ>ŝĨĞ
dŚĞĐĂůůĨŽƌƚŚĞZŝŐŚƚƚŽƚŚĞŝƚLJĞŶĐĂƉƐƵůĂƚĞƐ
ŵƵůƟƉůĞĨŽƌŵƐŽĨƌŝŐŚƚƐͶĐůĂŝŵƐƚŽĨƌĞĞĚŽŵ͕
ĚŝīĞƌĞŶĐĞ͕ ŚĂďŝƚĂƟŽŶ͕ ƉĂƌƟĐŝƉĂƟŽŶ ĂŶĚ ĂƉ-­‐

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ
ƉƌŽƉƌŝĂƟŽŶ ;>ĞĨĞďǀƌĞ ϭϵϵϲ͗ ϭϳϯͬϰͿ͘ EĞŐŽƟĂ-­‐
ƟŽŶƐĂƌŽƵŶĚƌŝŐŚƚƐͶƚŽƚŚĞĐŝƚLJ͕ƚŽĚŝīĞƌĞŶĐĞ͕
ƚŽĞƋƵĂůŝƚLJĂŶĚƚŽďĞůŽŶŐŝŶŐͶůĂƌŐĞůLJĐŽŶƐƟ-­‐
ƚƵƚĞ ǁŚĂƚ Ă ĐŝƚLJ ƐŝŐŶŝĮĞƐ ͶĂ ƉůĂĐĞ ŽĨ ƉŽƚĞŶ-­‐
ƟĂů͕ŽĨĞdžƉĞƌŝŵĞŶƚĂƟŽŶ͕ŽĨ ĂƌƟĐƵůĂƟŽŶ ĂŶĚ Ă
ƉƌŽĐĞƐƐ ŽĨ ďĞĐŽŵŝŶŐ ĨŽƌ Ăůů ǁŚŽ ŝŶŚĂďŝƚ ŝƚ͘ /ƚ
ĐŽŶƚĂŝŶ ͞ƚŚĞ ƉŽƚĞŶƟĂů ƚŽ ƌĞĨƌĂŵĞ ƚŚĞ ƵƌďĂŶ
ƋƵĞƐƟŽŶ͕ ƚŽ ĚŝƐĐŽǀĞƌ ŶĞǁ͕ ƐĞůĨͲĚĞƚĞƌŵŝŶĞĚ
ĚĞĮŶŝƟŽŶƐŽĨƚŚĞƵƌďĂŶŝŶƚŚĞƐƉƌĂǁůŝŶŐƵƌďĂŶ
ůĂŶĚƐĐĂƉĞ͕ĂŶĚƚŽŽƉĞŶƵƉƉŽƐƐŝďŝůŝƟĞƐĨŽƌĐŽŶ-­‐
ĐĞŝǀŝŶŐĂŶĚůŝǀŝŶŐĚŝīĞƌĞŶƚĨŽƌŵƐŽĨƵƌďĂŶůŝĨĞ͟
;^ĐŚŵŝĚϮϬϭϭ͗ϱϴͿ͘

5HGH¿QLQJ6XVWDLQDELOLW\

37 
ŶǀŝƐŝŽŶŝŶŐƉƉƌŽƉƌŝĂƟŽŶƐĂŶĚ
^ĞůĨĚĞƚĞƌŵŝŶĂƟŽŶ 

ZĞĐŽŐŶŝnjŝŶŐ͕ƌĞǀĂůƵŝŶŐĂŶĚƵŶŝƟŶŐ
ͻ
ͻ
ͻ
ͻ

ƐŽĐŝĂůĂƐƐĞƚƐŽǀĞƌĞĐŽŶŽŵŝĐďĞŶĞĮƚƐ
ƐƉĞĐŝĮĐůŽĐĂůĂŶĚŚŝƐƚŽƌŝĐůĞŐĂĐLJ͕ĐŚĂƌĂĐƚĞƌ
ĂŶĚŝĚĞŶƟƚLJŽĨƵƌďĂŶĨĂďƌŝĐ
ƐƉĞĐŝĮĐůŽĐĂůĐƵůƚƵƌĞĂŶĚůŝĨĞͲƐƚLJůĞƐ
ĚŝƐƐĞŶƚĂƐĂĐŚĂŶŶĞůŽĨĐƌĞĂƟǀŝƚLJ

&ŝŐ͘ϱ͘ϯ͘ZĞĚĞĮŶŝŶŐ^ƵƐ-­‐
ƚĂŝŶĂďŝůŝƚLJ͕ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ

38 Elephant  and  Castle  I  Report
/Ŷ ŽƌĚĞƌ ĨŽƌ ƚŚĞƐĞ ƉƌŝŶĐŝƉůĞƐ ƚŽ ďĞ ĂĐŚŝĞǀĞĚ͕ ͻ
ǁŚĂƚŝƐŶĞĞĚĞĚŝƐ͗
ƚŚĞŝŶƚĞƌĂĐƟŽŶŽĨŵŽǀĞŵĞŶƚͬƉƌŽĐĞƐƐĞƐͬ
ĂĐƚŽƌƐͬŇŽǁƐͬƉĂƌƟĐŝƉĂƟŽŶƐͬĞŵƉŽǁĞƌͲ
ͻ
ŵĞŶƚͬŐŽǀĞƌŶĂŶĐĞ
ͻ ŝŵƉůĞŵĞŶƚĚŝīĞƌĞŶƚƉƌŽƉŽƐĂůƐĂƐĂ
ŐƌĂĚƵĂůƉƌŽĐĞƐƐ
ͻ
&ŝŐ͘ϱ͘ϰ͗tĂLJŽĨ>ŝĨĞĂŶĚ
/ĚĞŶƟƚLJ͕ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ

“Way  of  Life”  and  “Identity”

ŝŶǀŽůǀĞƚŚĞĐŽŵŵƵŶŝƚLJ;ĞŵƉŽǁĞƌŝŶŐ
ƚŚŽƐĞĂƌĞĂůƌĞĂĚLJƉĂƌƟĐŝƉĂƟŶŐ;ǁŝƚŚŝŶ
ĂŶĚŽƵƚƐŝĚĞͿƚŚĞƉƌŽĐĞƐƐŽĨƵƌďĂŶƚƌĂŶƐ-­‐
ĨŽƌŵĂƟŽŶͿ
ƌĞĐŽŐŶŝƐĞƚŚĞĐƌĞĂƟǀŝƚLJŽĨůŽĐĂůƌĞƐŝĚĞŶƚƐ
ƚŽŐĞŶĞƌĂƚĞŝŶŶŽǀĂƟǀĞƐŽůƵƟŽŶƐƚŽĂĚ-­‐
ĚƌĞƐƐƉƌĞƐƐŝŶŐƵƌďĂŶĐŚĂůůĞŶŐĞƐ
ƵŶŝƚĞƚŚĞůŽĐĂůĂŶĚƌĞŐŝŽŶĂůŇŽǁƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

The  Council`s  Themes  vs.  Design  Interventions

39

&ŝŐ͘ϱ͘ϱ͗dŚĞŽƵŶĐŝů
dŚĞŵĞƐǀƐ͘ĞƐŝŐŶ/ŶƚĞƌ-­‐
ǀĞŶƟŽŶƐ͕ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ

40 Elephant  and  Castle  I  Report

͞ĂŶǁĞŵĂŬĞƚŚĞĐŝƟĞƐǁĞǁĂŶƚ͍͟^ƵƐĂŶ&ĂŝŶƐƚĞŝŶ͕ϭϵϵϵ

&ŝŐ͘ϲ͘ϭ͗,ĂLJŐĂƚĞ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

41

6.  Design  Response 

ΘͬŝƚLJ^ĐĂůĞ 

Θͬ^ŝƚĞ^ĐĂůĞ

dŽƌĞĚĞĮŶĞůĞƉŚĂŶƚĂŶĚĂƐƚůĞDzƐƵŶŝƋƵĞŝĚĞŶ-­‐
ƟƚLJ ĂƐ Ă ĚŝǀĞƌƐĞ͕ ĐƌĞĂƟǀĞ ĂŶĚ ŝŶĐůƵƐŝǀĞ ƉůĂĐĞ
ǁŝƚŚŝŶĐĞŶƚƌĂů>ŽŶĚŽŶƌĞůŝĞƐŽŶĂƐƚƌĂƚĞŐŝĐĚĞ-­‐
ƐŝŐŶƚŚĂƚƚĂƉƐŝŶƚŽůŽĐĂůƐĐĂůĞĚLJŶĂŵŝĐƐ͕ǁŚŝĐŚ
ŝŶ ƚƵƌŶ ĨĞĞĚƐ ďĂĐŬ ŝŶƚŽ ƚŚĞ ƉĞƌĐĞƉƟŽŶ Ăƚ ƚŚĞ
ĐŝƚLJůĞǀĞů͘ 

ĞǀĞůŽƉŵĞŶƚ ŽĨ ƚŚĞ ƐŚŽƉƉŝŶŐ ĐĞŶƚƌĞ͕ ƚŚĞ
,ĞLJŐĂƚĞĂŶĚƚŚĞŝƌƐƵƌƌŽƵŶĚŝŶŐƐŝƐĂŶŽƉƉŽƌƚƵ-­‐
ŶŝƚLJƚŽĐĂƚĂůLJƐĞƐŽĐŝĂů͕ƉŚLJƐŝĐĂůĂŶĚĞĐŽŶŽŵŝĐ
ƌĞŐĞŶĞƌĂƟŽŶ ŝŶ ƚŚĞ ĂƌĞĂ͘ ZĞĐLJĐůŝŶŐ ĐƵůƚƵƌ-­‐
ĂůůLJ ƐLJŵďŽůŝĐ ŝŶĨƌĂƐƚƌƵĐƚƵƌĞ͕ ŐŽǀĞƌŶĞĚ ďLJ ƚŚĞ
ŶĞĞĚƐŽĨƚŚĞƌĞƐŝĚĞŶƚƐ͕ĐĂŶĨŽƐƚĞƌĐŽŵŵƵŶŝƚLJ
ĐŽŚĞƐŝŽŶĂŶĚůŽĐĂůŝĚĞŶƟƟĞƐ͘ 

ΘͬKƉƉŽƌƚƵŶŝƚLJƌĞĂ^ĐĂůĞ
>ŽĐĂůƐĐĂůĞĚLJŶĂŵŝĐƐŚĂǀĞďĞĞŶŚĞĂǀŝůLJŝŶŇƵ-­‐
ĞŶĐĞĚďLJƚŚĞůĂĐŬŽĨŝŶǀĞƐƚŵĞŶƚĂŶĚƐƟŐŵĂƟ-­‐
njĂƟŽŶĨŽƌƚŚĞůĂƐƚƚŚƌĞĞĚĞĐĂĚĞƐ͘ŽŵŵƵŶŝƚLJ
ĂŶĚ ƚŚĞ ďƵŝůƚ ĞŶǀŝƌŽŶŵĞŶƚ ĂƌĞ ĨƌĂŐŵĞŶƚĞĚ͕
ƚŚĞƌĞĨŽƌĞ ŝŵƉƌŽǀĞŵĞŶƚƐ ŝŶ ĐŽŶŶĞĐƟǀŝƚLJ ďĞ-­‐
ƚǁĞĞŶ ŚŽƵƐŝŶŐ ĂŶĚ ĂŵĞŶŝƟĞƐ͕ ŐƌĞĞŶ ƐƉĂĐĞƐ &ŝŐ͘ϲ͘Ϯ͗ΘŝŶ>ŽŶĚŽŶ͕
ĂŶĚƉƵďůŝĐƌĞĂůŵƐŝƐĐƌŝƟĐĂů͘dŚĞǀĂƌŝŽƵƐŝŶŶŽ-­‐ ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ
ǀĂƟǀĞ ĂŶĚ ŇĞĞƟŶŐ ƐŽĐŝĂů ĂĐƟǀŝƟĞƐ ƚŚĂƚ ŚĂǀĞ
ĞŵĞƌŐĞĚŝŶƚŚĞĂƌĞĂĂƌĞŐŝǀĞŶŵŽƌĞƐƚĂďůĞůŽ-­‐
ĐĂƟŽŶƐ͘

Elephant  and    
castle  

42 Elephant  and  Castle  I  Report

Table  of  contents
1.  Opportunity  Area
E 

ϭ͘ϭŽŶŶĞĐƟŶŐĂŶĚZĞŵŽǀŝŶŐĂƌƌŝĞƌƐ 
ϭ͘ϮůƚĞƌŶĂƟǀĞƉƌŽƉŽƐĂůƐĨŽƌK 
ĞǀĞůŽƉŵĞŶƚƐŝƚĞƐ

Ϯ͘^ŝƚĞ͗,ĞLJŐĂƚĞƐƚĂƚĞΘ
       Shopping  Centre

>ĞŌ͗&ŝŐ͘ϲ͘ϯ͗KƉƉŽƌƚƵŶŝƚLJ 
ƌĞĂ
ZŝŐŚƚ͗&ŝŐ͘ϲ͘ϰ͗ŽƌĞƌĞĂ 

Ϯ͘ϭŽŵƉĂƌŝƐŽŶŽĨŚŽƵƐŝŶŐĞƐƚĂƚĞ 
ƌĞĚĞǀĞůŽƉŵĞŶƚƐ 
Ϯ͘ϮůƚĞƌŶĂƟǀĞĐƚŽƌDĂƉƉŝŶŐĨŽƌƚŚĞĂƌĞĂ 
Ϯ͘ϯDĂŝŶ^ƚƌĂƚĞŐŝĞƐĨŽƌůƚĞƌŶĂƟǀĞ 
ZĞŐĞŶĞƌĂƟŽŶ͗ 
ŽŶŶĞĐƟǀŝƚLJΘŝƌĐƵůĂƟŽŶ 
,ŽƵƐŝŶŐ^ŽůƵƟŽŶƐ 
ĐŽŶŽŵŝĐĂĐƟǀŝƟĞƐΘEĞǁĂŵĞŶŝƟĞƐ 
'ƌĞĞŶ^ƉĂĐĞƐ 
^ŚŽƉƉŝŶŐĞŶƚƌĞ 
Ϯ͘ϰůƚĞƌŶĂƟǀĞ^ŝƚĞWůĂŶ

E

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

43

ϭϬŵŝŶƵƚĞǁĂůŬŝŶŐĐŝƌĐůĞ͘
ZĂĚŝƵƐсϭϬŵŝŶ 
ƌĞĂƐƚŽĚŝƐƉĞƌƐĞƐŽŵĞ
ƵŶŝǀĞƌƐŝƚLJĂŵĞŶŝƟĞƐĂŶĚ
ƐƚƵĚĞŶƚŚĂůůƐƚŽŝŶƚĞŐƌĂƚĞ
ƚŚĞŵǁŝƚŚƚŚĞŶĞŝŐŚďŽƵƌ-­‐
ŚŽŽĚůŝĨĞ͘ 
ƌĞĂƐĨƌŽŵǁĂůŬŝŶŐ
ĚŝƐƚĂŶĐĞƚŽĂƐƚĞƌ^ƚƌĞĞƚ
ŵĂƌŬĞƚĂŶĚĂƐĞĐƟŽŶŽĨ
tĂůǁŽƌƚŚZŽĂĚǁŚĞƌĞ
ƚŚĞŐƌŽƵŶĚŇŽŽƌƐĂƌĞƉƌĞ-­‐
ĚŽŵŝŶĂŶƚůLJĐŽŵŵĞƌĐŝĂů͘
;/ŶĚĞƉĞŶĚĞŶƚŽǁŶĞƌƐͿ

&ŝŐ͘ϲ͘ϱ͗ZĞŵŽǀŝŶŐĂƌƌŝĞƌƐ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐďĂƐĞĚŽŶ'ŽŽŐůĞŵĂƉƐ

E

&ŝŐ͘ϲ͘ϲ͗^ƚŽƉ&ƌĂŐŵĞŶƚĂƟŽŶͬ/ŶƚĞŐƌĂƟŽŶŽĨƵƐĞƐ
^ŽƵƌĐĞ͗ĂƵƚŚŽƌƐďĂƐĞĚŽŶ'ŽŽŐůĞŵĂƉƐ

E

WŚLJƐŝĐĂůďĂƌƌŝĞƌƐ 
ůĞǀĂƚĞĚƚƌĂŝŶƚƌĂĐŬƐĂƐĂĐŽŶƐƚĂŶƚůŝŶĞŽĨ
ĚŝǀŝƐŝŽŶ͘  

1.  Opportunity  Area

1.2.  Connecting  and  
             Removing  Barriers
dŽĂĚĚƌĞƐƐƚŚĞĨƌĂŐŵĞŶƚĞĚŶĂƚƵƌĞŽĨƚŚĞĂƌĞĂ͕
ƚŚĞƉƌŽƉŽƐĞĚŝŶƚĞƌǀĞŶƟŽŶƐŝŶƚĞŐƌĂƚĞƉƌĂĐƟĐĞƐ͕
ŽƉĞŶĂŶĚĞŶŚĂŶĐĞŶĞŐůĞĐƚĞĚƐƉĂĐĞƐ͕ĨĂĐŝůŝƚĂƚĞ
ĐŽŶŶĞĐƟŽŶƐ͕ ĂŶĚ ƌĞŵŽǀĞ ƐŽĐŝĂů ĂŶĚ ƉŚLJƐŝĐĂů
ďĂƌƌŝĞƌƐĂĐƌŽƐƐƚŚĞŽƉƉŽƌƚƵŶŝƚLJĂƌĞĂ͘/ŶŽƌĚĞƌ
ƚŽŝŵƉƌŽǀĞƚŚĞĂƌĞĂƐƐĞŶƐĞŽĨƉůĂĐĞĂŶĚƉƌŽ-­‐
ŵŽƚĞ ƉĞĚĞƐƚƌŝĂŶ ĂŶĚ ĐLJĐůĞ ŵŽǀĞŵĞŶƚƐ͕ ŶĞǁ
ĐLJĐůĞ ĂŶĚ ƉĞĚĞƐƚƌŝĂŶ ƉĂƚŚǁĂLJƐ͕ ƐŚĂƌĞĚ ƐƉĂĐĞ
ƐƵƌĨĂĐĞƐ͕ ĂŶĚ ƐůŽǁĞƌ ƚƌĂĸĐ ŵŽǀĞŵĞŶƚ ŝƐ ŝŶ-­‐
ƚƌŽĚƵĐĞĚ͕ ĐƌĞĂƟŶŐ ĂǁĂƌĞŶĞƐƐ ďĞƚǁĞĞŶ ƵƐĞƌƐ

&ŝŐ͘ϲ͘ϳ͗͘/ŵƉƌŽǀŝŶŐƚŚĞ
ŶĞƚǁŽƌŬŽĨĐLJĐůĞƉĂƚŚƐŝŶ
ƚŚĞĂƌĞĂǁŝůůĂůƐŽŚĞůƉƚŽ
ĐŽŶŶĞĐƚƚŚĞŐƌĞĞŶƐƉĂĐĞƐ
ĂŶĚƚŽŵĂŬĞƚŚĞŵŵŽƌĞ
ǀŝƐŝďůĞƚŽƌĞƐŝĚĞŶƚƐ͘

44 Elephant  and  Castle  I  Report
ĂŶĚŝŵƉƌŽǀŝŶŐŇĞdžŝďŝůŝƚLJŽĨƐƉĂĐĞ͘>ŽĐĂůŐƌĞĞŶ ŝŶƚƌŽĚƵĐƟŽŶ ŽĨ ŐƌĞĞŶ ĐŽƌƌŝĚŽƌƐ ďĞƚǁĞĞŶ ƚŚĞ
ƐƉĂĐĞƐĂĐƌŽƐƐƚŚĞŽƉƉŽƌƚƵŶŝƚLJĂƌĞĂĂƌĞůŝŶŬĞĚ ĂĐŬŶŽǁůĞĚŐĞĚƐƉĂĐĞƐ͕ĞdžƚĞŶĚŝŶŐĞĐŽůŽŐŝĐĂůĚŝ-­‐
ďŽƚŚ ƉƌŽŐƌĂŵŵĂƟĐĂůůLJ ĂŶĚ ƉŚLJƐŝĐĂůůLJ ǀŝĂ ƚŚĞ ǀĞƌƐŝƚLJĂŶĚŶĂƚƵƌĞĐŽŶƐĞƌǀĂƟŽŶ͘
&ŝŐ͘ϲ͘ϴͲϲ͘ϭϱ͗ŵĞĂƐƵƌĞƐ
ĂƌĞƚĂŬĞŶƚŽĞŶŚĂŶĐĞĐŽŶ-­‐
ŶĞĐƟǀŝƚLJ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

&ŝŐ͘ϲ͘ϴ͗dŚĞŝŶƐƚĂůůĂƟŽŶŽĨ
ƐŝŐŶƐƐŚŽǁŝŶŐƚŚĞĐŽŵŵƵ-­‐
ŶŝƚLJŐƌĞĞŶƐƉĂĐĞŶĞƚǁŽƌŬ
ĂŶĚĐLJĐůĞƌŽƵƚĞŵĂƉƐŶĞĂƌ
ůŽĐĂůĐLJĐůĞƉĂƚŚƐĂŶĚŝŶ
ƉĂƌŬƐ͘
&ŝŐ͘ϲ͘ϵ͗&ĂĐŝůŝƚĂƟŽŶŽĨĂ
ĐŽŵŵƵŶŝƚLJĨŽŽĚŶĞƚǁŽƌŬ
;&EͿďLJĐŽŵŵƵŶŝƚLJŐĂƌ-­‐
ĚĞŶĞƌƐ͕ĂŝŵŝŶŐƚŽďƵŝůĚĂŶ
ĞŶǀŝƌŽŶŵĞŶƚŽĨĨŽŽĚ͕
ŬŶŽǁůĞĚŐĞĂŶĚĐƵůƚƵƌĞ
ĞdžĐŚĂŶŐĞ͕ĨŽƌŐŝŶŐŵƵůƟĐƵů-­‐
ƚƵƌĂůĂŶĚŝŶƚĞƌŐĞŶĞƌĂƟŽŶĂů
ďŽŶĚƐ
&ŝŐ͘ϲ͘ϭϬΘϲ͘ϭϭ͗ŶĞĚƵĐĂ-­‐
ƟŽŶĂůǁĞďƐŝƚĞĂŶĚƉŚŽŶĞ
ĂƉƉĐŽŶĐĞƉƚƵĂůůLJůŝŶŬƐƚŚĞ
ĞůĞƉŚĂŶƚĂŶĚĐĂƐƚůĞƚŽƐƵƌ-­‐
ƌŽƵŶĚŝŶŐŐƌĞĞŶƐƉĂĐĞƐĂŶĚ
ĚŝīĞƌĞŶƚĐƌŽƉƐ;ƐĞĞ&ŝŐ͘
ϲ͘ϭϮ͕ϲ͘ϭϯΘϲ͘ϭϰͿ͘

&ŝŐ͘ϲ͘ϭϮΘϲ͘ϭϯ͗dŚĞ
ĐƌĞĂƟŽŶŽĨĨŽŽĚĐŽƌƌŝ-­‐
ĚŽƌƐƉŝŽŶĞĞƌĞĚďLJůŽĐĂů
ĐŽŵŵƵŶŝƚLJŐĂƌĚĞŶĞƌƐ͕
ĐŽŶƚƌŝďƵƟŶŐƚŽŵĞŶƚĂůĂŶĚ
ƉŚLJƐŝĐĂůŚĞĂůƚŚ͘

&ŝŐ͘ϲ͘ϭϯ͗WƌŽǀŝĚŝŶŐĂƉůĂƚ-­‐
ĨŽƌŵĨŽƌƐŚĂƌŝŶŐ
ŵƵůƟĐƵůƚƵƌĂůĨŽŽĚƌĞĐŝƉĞƐ
ƚŚƌŽƵŐŚƚŚĞ&EǁĞďƐŝƚĞ
ĂŶĚĂƉƉ͘
&ŝŐ͘ϲ͘ϭϰ͗&ŽŽĚ
ƐŚĂƌŝŶŐĞǀĞŶƚƐ͘

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

45 

džŝƐƚĞŶƚLJĐůĞƉĂƚŚƐ

>ŽŶŐĚŝƐƚĂŶĐĞǁŝƚŚŽƵƚĐLJĐůĞƉĂƚŚƐ

WƌŽƉŽƐĞĚLJĐůĞƉĂƚŚƐ 

ƵƌƌĞŶƚůLJŽƉĞŶĂŶĚ'ƌĞĞŶĂƌĞĂƐͬƉĂƌŬƐ

WŽƐƐŝďŝůŝƚLJƚŽĐŽŶŶĞĐƚŐƌĞĞŶĂƌĞĂƐ

'ƌĞĞŶŽƌŽƉĞŶĂƌĞĂƐͬƵŶƵƐĞĚ

>ĂĐŬŽĨŐƌĞĞŶĂƌĞĂƐŝŶƚŚĞǀŝĐŝŶŝƚLJ

WƌŽƉŽƐĞĚǀĞŐĞƚĂďůĞŐĂƌĚĞŶŝŶŐ

&ŝŐ͘ϲ͘ϭϲ͗'ƌĞĞŶ^ƉĂĐĞƐ 
ŽŶŶĞĐƟǀŝƚLJ

$

X

46 Elephant  and  Castle  I  Report

1.2  Alternative  proposals  for    
OA  Development  sites

$
>ĞŌ͗&ŝŐ͘ϲ͘ϭϳ͗EĞǁĂŵĞŶŝ-­‐
ƟĞƐ͕ǁǁǁ͘ƚŚĞďŝƌŵŝŶŐŚĂŵ-­‐
ƉƌĞƐƐ͘ĐŽŵͬϮϬϭϭͬϬϯͬϮϮͬ
ĐƌĞĂƟǀĞͲŚĞĚnj͕ͬϭϳ͘ϯ͘ϭϮ
&ŝŐ͘ϲ͘ϭϴ͗ZŝŐŚƚ͕ƐŽƵƌĐĞ͗
ĂƵƚŚŽƌƐ

X

Studio   Elephant   (arts   space)/   Cool   >ĂĐŬ ŽĨ ĂŵĞŶŝƟĞƐ  ŝŶ ƚŚĞ ĂƌĞĂ͘  dŚŝƐ ďƵŝůĚŝŶŐ
dĂŶƌƚƐ;ĂƌƚƚŚĞƌĂƉLJĨŽƌŵĞŶƚĂůůLJŝůů ĐĂŶďĞƵƐĞĚĂƐĐŽŵŵƵŶŝƚLJĂƌƚĐĞŶƚƌĞ͕ǁŝƚŚĂĨ-­‐
ĨŽƌĚĂďůĞƌĞƚĂŝůŝŶƚŚĞŐƌŽƵŶĚŇŽŽƌ͘
ƉĂƟĞŶƚƐͿ  
&ŝŐ͘ϲ͘ϭϵ͗tĂůǁŽƌƚŚ
ZŽĂĚ͗ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ͘
tĂůǁŽƌƚŚZŽĂĚƉƌŽƉŽƐĂů
ĨŽƌĚĞǀĞůŽƉŵĞŶƚƐŝƚĞƐ͘
'ƌŽƵŶĚŇŽŽƌĂīŽƌĚĂďůĞ
ĐŽŵŵĞƌĐŝĂůƐŚŽƉƐ͕ƵƉƉĞƌ
ŇŽŽƌƐ͗ŵĂƌŬĞƚŚŽƵƐŝŶŐ͘

tĂůǁŽƌƚŚZŽĂĚͬ>ĂƌĐŽŵ^ƚ͘

CRISP   (Community   Recycling   in   SouthͲ &ŝŐ͘ϲ͘ϮϬ͕ϲ͘Ϯϭ͕ŽŵŵƵŶŝƚLJƌĞĐLJĐůŝŶŐ͗ůĞŌ͗
ŚƩƉ͗ͬͬŝŵĂŐĞƐ͘ŝĐŶĞƚǁŽƌŬ͘ĐŽ͘ƵŬͬƵƉůͬůŝǀĞƌƉŽŽůĞ-­‐
ǁĂƌŬWƌŽũĞĐƚͿ

ĐŚŽͬũƵŶϮϬϭϭͬϭͬϬͬƚĂŬŝŶŐͲĐůŽƚŚĞƐͲƚŽͲĂͲƌĞĐLJĐůŝŶŐͲ
ďĂŶŬͲϰϲϬͲϳϯϮϭϮϮϬϴϯ͘ũƉŐ
ϭϳ͘ϯ͘ϮϬϭϮ͕ƌŝŐŚƚ͗ƐŽƵƌĐĞĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

47

^ŽƵƌĐĞ͗'ŽŽŐůĞŵĂƉƐ 
ĞǀĞůŽƉŵĞŶƚƐŝƚĞƐʹƐŽƵƌĐĞ͗^ŽƵƚŚǁĂƌŬŽƵŶĐŝů
KƉƉŽƌƚƵŶŝƚLJĂƌĞĂƐͬŐƌĞĞŶƐƉĂĐĞƐƚŽďĞŽƉĞŶĞĚĂŶĚŝŶƚĞŐƌĂƚĞĚ
ŝŶƚŽƚŚĞůĂƌŐĞƌŶĞƚǁŽƌŬŽĨƉƵďůŝĐƐƉĂĐĞƐ 
ĞǀĞůŽƉŵĞŶƚƐŝƚĞƉƌŽƉŽƐĞĚďLJƚŚĞĂƵƚŚŽƌƐƚŽďƌŝŶŐĐŽŵŵĞƌĐŝĂů
ƵƐĞƐĂŶĚĂĐƟǀĞĨƌŽŶƚĂŐĞƐƚŽƚŚĂƚƐĞĐƟŽŶŽĨƚŚĞƌŽĂĚ͘

dŚĞĐŽƵŶĐŝůǁŝƚŚƚŚĞĐŽŵŵƵŶŝƚLJĐŽƵůĚƉƌŽƉŽƐĞĂŶĚ
ĚĞĐŝĚĞƚŽŐĞƚŚĞƌŶĞǁƵƐĞƐĨŽƌƚŚĞĚĞǀĞůŽƉŵĞŶƚƐŝƚĞƐ͘

E

48 Elephant  and  Castle  I  Report 
ĞǀĞůŽƉŵĞŶƚƐŝƚĞƐ
DŽƌĞīŽƌĚĂďůĞ,ŽƵƐŝŶŐ͗ƌŝŶŐŵŽƌĞĨĂŵŝůŝĞƐ
ĂŶĚůŝĨĞƚŽƚŚĞƐƚƌĞĞƚƐ͘

&ŝŐ͘ϲ͘ϮϮͬϲ͘Ϯϯ͗ƌŝŐŚƚ͗
ĂǀĂŝůĂďůĞĨƌŽŵ͗ǁǁǁ͘
ƐŚŝŬŽŶ͘ĐŽŵͬŬƵŶŐͲ
ĨƵͲŬŝĚƐͲŝŶͲĞůĞƉŚĂŶƚͲ
ĂŶĚͲĐĂƐƚůĞͲůŽŶĚŽŶͬ
ϭϳ͘ϯ͘ϮϬϭϮ
>ĞŌ͗ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

<ĂƌĂƚĞĂŶĚWĞƌĨŽƌŵĂŶĐĞ/ŶƐƟƚƵƚĞ 
ƵƌƌĞŶƚůLJŝŶƚŚŝƐƐƉŽƚƚŚĞƌĞĂƌĞƐŽŵĞƐŵĂůůƌĞ-­‐
ƚĂŝůƐŚŽƉƐƚŚĂƚƐĞĞŵƐƚŽďĞǀĞƌLJĨƌĞƋƵĞŶƚĞĚďLJ
ƚŚĞůŽĐĂůƌĞƐŝĚĞŶƚƐ͘/ƚŝƐƌĞĐŽŵŵĞŶĚĞĚƚŽŬĞĞƉ
ƚŚĞĐŚĂƌĂĐƚĞƌĂŶĚĂīŽƌĚĂďŝůŝƚLJŽĨŐƌŽƵŶĚŇŽŽƌ
ƌĞƚĂŝůƐŚŽƉƐĂŶĚƉƌŽƉŽƐĞŽƚŚĞƌƵƐĞƐŝŶŚĞŝŐŚƚ
ƐƵĐŚĂƐŚŽƵƐŝŶŐĂŶĚƉĞƌĨŽƌŵĂŶĐĞǀĞŶƵĞƐ͘

&ŽƌƚŚĞƐŝƚĞƐŝŶƚŚĞŶŽƌƚŚ͕ŚŽƵƐŝŶŐƚĂƌŐĞƚƐŚŽƵůĚ
ďĞĚŝǀĞƌƐĞ͕ŶŽƚŽŶůLJĨŽƌƐƚƵĚĞŶƚƐĂŶĚƚƌĂŶƐŝĞŶƚ
ƌĞƐŝĚĞŶƚƐ͘ǀĞŶŝĨƚŚĞĂƌĞĂŝƐŚĞĂǀŝůLJŝŶŇƵĞŶĐĞĚ
ďLJƚŚĞƵŶŝǀĞƌƐŝƚLJ͕ĨĂŵŝůŝĞƐĂŶĚƉĞƌŵĂŶĞŶƚƌĞƐŝ-­‐
ĚĞŶƚƐĐŽƵůĚŚĞůƉƚŽƌĞǀŝƚĂůŝnjĞƚŚĞĂƌĞĂ͘

>ĞŌ͗&ŝŐ͗͘ϲ͘Ϯϰͬϲ͘Ϯϱ
hƌďĂŶ'ĂƌĚĞŶŝŶŐ͕
ƐŽƵƌĐĞ͗ŚƩƉ͗ͬͬĂŐƌĞĞŶ-­‐
ůŝǀŝŶŐ͘ŽƌŐͬƚĂŐͬůŽŶĚŽŶͲ
ƵƌďĂŶͲŐĂƌĚĞŶŝŶŐͬĂĐ-­‐
ĐĞƐƐĞĚϭϳ͘ϯ͘ϭϮ͘/ŵĂŐĞ
ZŝŐƚŚ͗'ŽŽŐůĞ^ƚƌĞĞƚ
ǀŝĞǁ͘

Urban  Gardening  Club  building  
dŚŝƐ ƐƉŽƚ ƌĞƉƌĞƐĞŶƚƐ Ă ŐƌĞĂƚ ŽƉƉŽƌƚƵŶŝƚLJ ĨŽƌ
ƚŚŝƐƵƐĞ͕ƐŝŶĐĞƚŚĞƌĞŝƐĂĚĞǀĞůŽƉŵĞŶƚƐŝƚĞŶĞdžƚ
ƚŽĂŐƌĞĞŶĂƌĞĂƚŚĂƚĐŽƵůĚďĞŽƉĞŶĂŶĚƐŚĂƌĞĚ
ĨŽƌƚŚŝƐƉƵƌƉŽƐĞ

Strategic  housing 
ƌŝŶŐ ƚŽ ƚŚŝƐ ƉĂƌƚ ŽĨ ƚŚĞ ĂƌĞĂ ŵŽƌĞ ŵĂƌŬĞƚ
ŚŽƵƐŝŶŐ ĂŶĚ ƐƚƵĚĞŶƚƐ ŚĂůůƐ ƚŽ ĞŶĐŽƵƌĂŐĞ ƉĞ-­‐
ĚĞƐƚƌŝĂŶ ŇŽǁƐ ĂŶĚ ƚŽ ŬĞĞƉ ƌĞǀĞŶƵĞƐ ŝŶ ƚŚĞ
ĂƌĞĂ͘ 

ŵďůĞŵĂƟĐďƵŝůĚŝŶŐ

dŚĞ ďƵŝůĚŝŶŐ ĐŽƵůĚ ďĞ ŬĞƉƚ ĂŶĚ ƌĞĨƵƌďŝƐŚĞĚ
ǁŝƚŚĂŵŝdžŽĨƵƐĞƐŝŶĐůƵĚŝŶŐĐŽŵŵƵŶŝƚLJĂŵĞŶ-­‐
ŝƟĞƐ͕ĂŶĚŵĂƌŬĞƚŚŽƵƐŝŶŐ͘

&ŝŐ͘ϲ͘Ϯϲ͗DĂŶŽƌ
,ŽƵƐĞͬĞƉŽƚ/ŵĂŐĞ͗
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

$

X

49

&ŝŐ͘ϲ͘Ϯϳ͗/ŶƚĞƌǀĞŶƟŽŶƐ
^ŽƵƌĐĞ͗ĂƵƚŚŽƌƐďĂƐĞĚŽŶ'ŽŽŐůĞŵĂƉƐ

E

AMENITY
NETWORK

HOUSING
STATE IN NORWAY

Led by the
community

Housing Cooperatives
Area based initiatives

A highly successful welfare system.

Preservation & Maintenance

Part demolished/
refurbished

A mixed housing stock
Critical engagement, and active
participation.

High ownership rate (low
proportion of public housing)

Interim activities, providing a
new “temporal” realm of the
place.

Positives
characteristics

Low unemployment rate.

Council tenants become owners
who share responsibilities

The initiatives are non profit
making and are solely focused on
the wellbeing of the local residents.

High commitment of central
governmen , strong community
organization and long life
expectancy.

Negatives
characteristics

&ŝŐ͘ϲ͘Ϯϴ͗ZĞĨĞƌĞŶĐĞWƌŽũĞĐƚƐ͕
ƐŽƵƌĐĞĂƵƚŚŽƌƐ

Fairly satisfactory conditions,
physical and social.

Large housing states are generally
stigmatized.

Other
characteristics

2.1  Comparison  of  housing  
estate  redevelopments  

Redevelopment Approach /
Main Actors

50 Elephant  and  Castle  I  Report

Signs of gentrification, well
educated couples arriving to the
area.

Incapable of changing wider
structures of power.

Able to participate, but unable to
transform the bases of the
redevelopment plan.

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

51 

6LWH+H\JDWH(VWDWH 6KRSSLQJ&HQWUH

REDEVELOPMENT
PLAN
“Lend Lease”

COIN STREET
COMMUNITY
BUILDERS

PARK HILLS &
BRUNWISK CENTRE
REDEVELOPMENT

Private Developers

Social enterprise
Non profit organisation which
undertakes mix use (residential and
light commercial) development in
London

Demolish and start again

Pedestrian centre development.

It is the economic catalyst for the
regeneration of the whole area,
providing the resources to improve
infrastructure.

Not applicable

Renovation and Conversion
Keeps record of the City’s history,
looking for solutions within the
existing urban fabric.

Able to provide affordable housing
solutions.

- Provision of low income housing
solutions by way of a co-operative
arrangement, in which a group manages
the affairs of their respective housing
estates.
The framework does not facilitate
individual ownership, however there is a
democratic process whereby residents
have a say in all the decision making.

Creates housing solutions for fisttime buyers.

This promotes a shared interest in the upkeep of the property.

Start from scratch to erase the
memory of the city.

Misconception of the term
“Sustainability”
-­ Previous tenants evicted.

Gentrification. The focus on foreign
investment doesn’t ease
the local housing shortage.
The regeneration is solely based on
profit

Previous tenants evicted.
It is difficult to foresee If the outcome
would be negative or positive.
-­ Regeneration is based on profit

- Units can not be sold privately, ensures a
maximum rent.

- 50% of the co-operative’s properties
allocated by the local council.
Incorporate the aesthetics
demanded by a specific market.

Follows the trend of reusing structures
and marketing a new lifestyle.


-­ Iconic buildings desirable by
foreign capital.

Follows “London Global City” vision.

- All revenue and surplus generated for the
various commercial ventures are
reinvested in the programme.

52 Elephant  and  Castle  I  Report

GLOBAL

Lend Lease

Chains

London Residents

Universities
PUBLIC

Church

PRIVATE
4. PRIVATE
DEVELOPERS

New Residents

3. SOCIAL ENTERPRISE
DEVELOPMENT
TRUST

2. HOUSING
COOPERATIVES
FINANCIAL
INSTITUTIONS

Local community
Local businesses
Practice
of dissent

Amenity
network
Artists/Workshops -.

Heygate
residents
LOCAL

&ŝŐ͘ϲ͘Ϯϵ͗EĞǁĂĐƚŽƌƐĨŽƌ
ƚŚĞƌĞĚĞǀĞůŽƉŵĞŶƚ

1. HOUSING
ASSOCIATIONS

Mayor of
London

Southwark
Council

2.2   Alternative   Actor   Map-­
ping  for  the  area
&ŝŐƵƌĞ ϲ͘Ϯϴ ŚŝŐŚůŝŐŚƚƐ ŝŵƉŽƌƚĂŶƚ ĨĞĂƚƵƌĞƐ ŽĨ
ĂůƚĞƌŶĂƟǀĞ ƌĞŐĞŶĞƌĂƟŽŶ ƉƌŽũĞĐƚƐ ƚŚĂƚ ƋƵĞƐ-­‐
ƟŽŶ ĐŽŶǀĞŶƟŽŶĂů ŶĞŽůŝďĞƌĂů ƉƌĂĐƟĐĞƐ ĂŶĚ
ƚĂďƵůĂ ƌĂƐĂ ƐƚƌĂƚĞŐŝĞƐ͘ DĂŝŶƐƚƌĞĂŵ ƵƌďĂŶ ƌĞ-­‐
ŐĞŶĞƌĂƟŽŶƚĂƌŐĞƚƐǁŚĂƚĂƌĞƐĞĞŶĂƐĚĞƉƌŝǀĞĚ
ŶĞŝŐŚďŽƵƌŚŽŽĚƐ ĨŽƌ ĞĐŽŶŽŵŝĐ ĞdžƉůŽŝƚĂƟŽŶ͕
ŝŶǀĞƐƚŵĞŶƚ ĂŶĚ ƐƉĞĐƵůĂƟŽŶ͕ ƌĞƐƵůƟŶŐ ŝŶ ŐĞŶ-­‐
ƚƌŝĮĐĂƟŽŶ ĂŶĚ ĞdžƉƵůƐŝŽŶ ŽĨ ĨŽƌŵĞƌ ƌĞƐŝĚĞŶƚƐ͘
/ƚ ŝƐ ŶĞĐĞƐƐĂƌLJ ƚŽ ĐƌŝƟĐĂůůLJ ƌĞͲĞǀĂůƵĂƚĞ ƚŚŝƐ
ƉƌŽĐĞƐƐ͕ ĂŶĚ ƉƵƚ ĨŽƌǁĂƌĚ ĐŽŵƉƌĞŚĞŶƐŝǀĞ ƐŽ-­‐
ůƵƟŽŶƐƚŚĂƚĞŶĐŽƵƌĂŐĞƐĞĐŽŶŽŵŝĐŝŶǀĞƐƚŵĞŶƚ
ĂŶĚŝŵƉƌŽǀĞƐƚŚĞĐŽŶĚŝƟŽŶŽĨƚŚĞĂƌĞĂǁŚŝůĞ
ŬĞĞƉŝŶŐ ƚŚĞ ŝŶƚĞƌĞƐƚƐ ŽĨ ƚŚĞ ůŽĐĂů ƌĞƐŝĚĞŶƚƐ͘
^ƵĐŚĚĞǀĞůŽƉŵĞŶƚĐĂŶďĞůĞĂĚďLJůŽĐĂůĂĐƚŽƌƐ
;ĐŽͲŽƉĞƌĂƟǀĞƐ͕ ƐŽĐŝĂů ĞŶƚĞƌƉƌŝƐĞƐ͕ ĐŽŵŵƵŶŝƚLJ
ŽƌŐĂŶŝnjĂƟŽŶƐ ĞƚĐ͘Ϳ &ŝŐƵƌĞ ϲ͘Ϯϵ ĚĞŵŽŶƐƚƌĂƚĞƐ
ŚŽǁƚŚŝƐĐŽƵůĚŵĂŶŝĨĞƐƚŝŶƚŚĞĚĞǀĞůŽƉŵĞŶƚŽĨ
ƚŚĞ,ĞLJŐĂƚĞ͘ 

0DLQ6WUDWHJLHVIRU
Alternative  Regeneration
Heygate

$

X

ZĞĚĞǀĞůŽƉŝŶŐƚŚĞĂƌĞĂƵƐŝŶŐĞdžŝƐƟŶŐďƵŝůĚŝŶŐƐǁŝƚŚĂ
ĐŽŵďŝŶĂƟŽŶŽĨĂĐƚŽƌƐƐƵĐŚĂƐŚŽƵƐŝŶŐĐŽͲŽƉĞƌĂƟǀĞƐ͕
ůŽĐĂů ƐŽĐŝĂů ĞŶƚĞƌƉƌŝƐĞƐ ĂŶĚ ĐŽŵŵƵŶŝƚLJ ďĂƐĞĚ ŝŶŝƟĂ-­‐
ƟǀĞƐŵĂŬĞƐŝƚƉŽƐƐŝďůĞƚŽƉƌŽǀŝĚĞĂīŽƌĚĂďůĞŚŽƵƐĞƐĨŽƌ
ƚŚĞĂƌĞĂ͘ 

ŚĂƌĂĐƚĞƌŝƐƟĐƐ͗dŚĞŝŶŝƟĂƟǀĞƐĂƌĞŶŽƚĨŽƌƉƌŽĮƚĂŶĚĂƌĞ
ƐŽůĞůLJĨŽĐƵƐĞĚŽŶƚŚĞǁĞůůďĞŝŶŐŽĨƚŚĞůŽĐĂůƌĞƐŝĚĞŶƚƐ͘
ZĞƐŝĚĞŶƚƐŽĨƚŚĞŽƌŽƵŐŚŽĨ^ŽƵƚŚǁĂƌŬĂƌĞŐŝǀĞŶƉƌŝŽƌ-­‐
ŝƚLJ͘ϮϱйƐŽĐŝĂůŚŽƵƐŝŶŐ͕ϮϱйĮƌƐƚƟŵĞďƵLJĞƌƐ͕ϮϱйŬĞLJ
ǁŽƌŬĞƌƐ ĂŶĚ Ϯϱй ůƵĐƌĂƟǀĞ ŚŽƵƐŝŶŐ ŵĂŬĞ ƚŚĞ ƉƌŽũĞĐƚ
ĨĞĂƐŝďůĞ͘ŽƵŶĐŝůƚĞŶĂŶƚƐĐĂŶďĞĐŽŵĞŽǁŶĞƌƐ͘
DĞƚŚŽĚŽůŽŐLJ͗ EĞǁ ŽǁŶĞƌƐ ĂƌĞ ĞŵƉŽǁĞƌĞĚ ƚŽ ƌĞĚĞ-­‐
ĮŶĞĂŶĚĞŶǀŝƐŝŽŶĂŶĞǁŝĚĞŶƟƚLJŽĨƚŚŝƐƉůĂĐĞ͕ĂŶĚΘ͘ 
ĂĐŚďƵŝůĚŝŶŐĐĂŶĚĞǀĞůŽƉŝŶĚĞƉĞŶĚĞŶƚůLJ͘

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

dƌŝďĞĐŬĂ^ƋƵĂƌĞΘ
Other  Housing  Projects

53

Shopping  
Centre

ǁŝƚŚƉůĂŶŶŝŶŐƉĞƌŵŝƐƐŝŽŶ͘

$

X

EĞŐŽƟĂƚĞ ǁŝƚŚ <W ;ĞdžŝƐƟŶŐ ŽǁŶĞƌ ĂŶĚ Ɖƌŝ-­‐ 
ůůŽǁŝŶŐĐƵƌƌĞŶƚůLJĂĐƟǀĞƉƌŝǀĂƚĞĚĞǀĞůŽƉĞƌƐƚŽ ǀĂƚĞĚĞǀĞůŽƉĞƌͿƌĞŐĂƌĚŝŶŐƚŚĞƌĞŐĞŶĞƌĂƟŽŶŽĨ
ĐŽŶƟŶƵĞǁŝƚŚƚŚĞŝƌƌĞĚĞǀĞůŽƉŵĞŶƚ͗
ƚŚĞƐŚŽƉƉŝŶŐĐĞŶƚƌĞ͘
ͻ ,ŽƵƐŝŶŐ ƐƚŽĐŬ ƚĂƌŐĞƚĞĚ ĨŽƌ ŵŝĚĚůĞ ĐůĂƐƐ
ƌĞƐŝĚĞŶƚƐĐĂŶƉƌĞƐĞƌǀĞĂŵŝdžĞĚƌĞƐŝĚĞŶĐLJ
ĂŶĚĚŝǀĞƌƐĞĂƌĞĂ͘
ͻ ^ƵĐŚůƵĐƌĂƟǀĞŚŽƵƐŝŶŐŝƐƚĂdžĞĚ͕ƉƌŽǀŝĚŝŶŐ
ƚŚĞ ŵĞĂŶƐ ƚŽ ŝŵƉƌŽǀĞ ƚŚĞ ƉƵďůŝĐ ŝŶĨƌĂ-­‐
ƐƚƌƵĐƚƵƌĞŝŶƚŚĞĂƌĞĂƐ͘

KƉƉŽƌƚƵŶŝƟĞƐ͗
ͻ ĞǀĞůŽƉƐƚƵĚĞŶƚŇĂƚƐŝŶƚŚĞĞdžŝƐƟŶŐƚŽǁĞƌ͘
ͻ ŽŶŶĞĐƚ ƚŚĞ ƵŶĚĞƌŐƌŽƵŶĚ ŵŽƌĞ ĚŝƌĞĐƚůLJ
ǁŝƚŚƚŚĞƚƌĂŝŶ͘
ͻ ƌĞĂƚĞĂŶŽƉĞŶƚŚĞĂƚƌĞ;^ĞĞĮŐƵƌĞϲ͘ϯϯͿ

ZĞƋƵŝƌĞŵĞŶƚƐĂŶĚĐŽŶĚŝƟŽŶƐ͗
ZĞƋƵŝƌĞŵĞŶƚƐ ĂŶĚ ĐŽŶĚŝƟŽŶƐ͗ /ŶƚĞŐƌĂƚĞ ƚŚĞ
ďƵŝůĚŝŶŐƐ ǁŝƚŚ ƚŚĞ ƌĞƐƚ ŽĨ ŶĞŝŐŚďŽƵƌŚŽŽĚ͕ Ăů-­‐ ͻ ZĞŶƚĐŽŶƚƌŽůĨŽƌĞdžŝƐƟŶŐƐŵĂůůďƵƐŝŶĞƐƐĞƐ͘
ͻ /ŵƉƌŽǀĞƚŚĞƐƵƌƌŽƵŶĚŝŶŐĂƌĞĂƐ͗ĞůŝŵŝŶĂƚĞ
ůŽǁŝŶŐĂĐĐĞƐƐƚŽŶĞǁĂŵĞŶŝƟĞƐ͘
ƐƉůŝƚ ůĞǀĞůƐ ĂŶĚ ĚĞǀĞůŽƉ ĐŽŶƟŶƵŝƚLJ ďĞ-­‐
ƚǁĞĞŶƉƵďůŝĐƐƉĂĐĞƐ͘
&ŝŐ͘ϲ͘ϯϬ͗,ĂLJŐĂƚĞ͗
ͻ dƵƌŶƌŽƵŶĚĂďŽƵƚĂŶĚEĞǁ<ĞŶƚZĚ͘ŝŶƚŽĂ
WƌŽƉŽƐĞĚĚĞǀĞůŽƉĞŵĞŶƚ
ƐŚĂƌĞĚƐƉĂĐĞƚƌĂĸĐnjŽŶĞ
ͻ ZĞƚĂŝŶƐŽůŝĚĂƌŝƚLJǁŝƚŚ>ĂƟŶŵĞƌŝĐĂŶĐŽŵ-­‐

E

54 Elephant  and  Castle  I  Report 

ŽŶŶĞĐƟǀŝƚLJΘŝƌĐƵůĂƟŽŶ
&ŝŐ͘ϲ͘ϯϭ͗ŽŶŶĞĐƟǀŝƚLJĂŶĚ
WƌŽƉŽƐĞĚŝƌĐƵůĂƟŽŶ

E

^ŚĂƌĞĚƐƉĂĐĞĨŽƌĐĂƌƐĂŶĚƉĞĚĞƐƚƌŝĂŶƐ͘>ĂŶĚ-­‐
ƐĐĂƉŝŶŐŝŶƚŚĞŵŝĚĚůĞ͘
^ŚĂƌĞĚ ƐƉĂĐĞ͘ ^ĂŵĞ ŇŽŽƌ ƚĞdžƚƵƌĞ͘ ^ůŽǁ ĐĂƌ
ŵŽǀĞŵĞŶƚ͘ƌĞĂƚĞĂƐŵĂůůйŽĨƉŽĐŬĞƚƉĂƌŬ-­‐
ŝŶŐĨŽƌZĞƐŝĚĞŶƚƐ͕
ZĞůŽĐĂƚĞĞdžŝƐƟŶŐƐŚŽƉƐĂůůŽǁŝŶŐƉĞƌŵĞĂďŝůŝƚLJ
ĂŶĚĐŽŶŶĞĐƟǀŝƚLJŝŶƚŚĞƉƵďůŝĐƐƉĂĐĞ 
džŝƐƟŶŐĐLJĐůĞƉĂƚŚƐ
WĞƌŵĞĂďŝůŝƚLJŽĨƚŚĞƐŚŽƉƉŝŶŐĐĞŶƚƌĞƚŽŝŶƚĞ-­‐
ŐƌĂƚĞ ŵĂŝŶ ƉƵďůŝĐ ƐƉĂĐĞƐ ĂŶĚ ƵŶĚĞƌŐƌŽƵŶĚ
Ğdžŝƚ͘

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

55

&ŝŐ͘ϲ͘ϯϮ͗^ƚƌĞĞƚƐŚĂƌĞĚ
ƐƉĂĐĞ
&ŝŐ͘ϲ͘ϯϯ͗^ĞĐƟŽŶ
^ĐĂůĞ

56 Elephant  and  Castle  I  Report
&ŝŐ͘ϲ͘ϯϰ͗
WƌĞĨĂďƌŝĐĂƚĞĚŇĂƚƐ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

&ŝŐ͘ϲ͘ϯϱ͗EĞǁŚŽƵƐŝŶŐ
ƐŽůƵƟŽŶƐ

$

X
E

,ŽƵƐŝŶŐ^ŽůƵƟŽŶƐ
ZĞĨƵƌďŝƐŚĞdžŝƐƟŶŐŇĂƚƐ
WƌĞĨĂďƌŝĐĂƚĞĚŇĂƚƐĂƩĂĐŚĞĚƚŽƚŚĞĞdžƚĞƌŶĂůďƵŝůĚŝŶŐƐ;ĐƵƌ-­‐
ƌĞŶƚůLJĂƌĞĂŝƐŵŝƐƵƐĞĚͿ 
ƵŝůĚŇĂƚƐŽŶƚŽƉŽĨƚŚĞŝŶƚĞƌŶĂůďƵŝůĚŝŶŐƐƉƌŽǀŝĚŝŶŐĞdžƚĞƌ-­‐
ŶĂůƐƚĂŝƌĐĂƐĞ;ũƵƐƚŽŶĞŇŽŽƌŵŽƌĞͿ
WƌŝǀĂƚĞƐĞĐƚŽƌŚŽƵƐŝŶŐƉƌŽǀŝĚĞƌ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

57

&ŝŐϲ͘ϯϲ͗/ŶĐƌĞŵĞŶƚĂů
ŚŽƵƐŝŶŐĚĞŶƐŝĮĐĂƟŽŶ
ƐƚƌĂƚĞŐLJĨŽƌƚĂůůďůŽĐŬƐŽŶ
ƚŚĞ,ĞLJŐĂƚĞ͘ 
ƉĂƌƚŵĞŶƚƵŶŝƚƐĂŶĚŶĞǁ
ƐƚĂŝƌĐĂƐĞƐĂƌĞĂĚĚĞĚƚŽ
ĞdžŝƐƟŶŐĂĐĐĞƐƐďĂůĐŽŶŝĞƐ͘
ZĞƚĂŝůĂŶĚĐŽŵŵƵŶŝƚLJƵƐĞƐ
ĂƌĞĂĚĚĞĚƚŽƚŚĞŐƌŽƵŶĚ
ŇŽŽƌ͕ŝŵƉƌŽǀŝŶŐƚŚĞƌĞůĂ-­‐
ƟŽŶƐŚŝƉǁŝƚŚƚŚĞƐƚƌĞĞƚ͘

&ŝŐ͘ϲ͘ϯϳ͗͘WƌĞĨĂďƌŝĐĂƚĞĚ
ŇĂƚƐ͕ƐŽƵƌĐĞ͗ĂƵƌŚŽƌƐ

58 Elephant  and  Castle  I  Report

&ŝŐ͘ϲ͘ϯϴ͗
'ĞŶĞƌĂůƉůĂŶ,ĞLJŐĂƚĞ

&ŝŐ͘ϲ͘ϯϵ͗WƌĞĨĂďƌŝĐĂƚĞĚ
ŚŽƵƐŝŶŐƐŽůƵƟŽŶƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

59

&ŝŐϲ͘ϰϬ͗WŽƐƐŝďůĞƵƐĞƌͲ
ĚƌŝǀĞŶƉƌĞĨĂďƌŝĐĂƟŽŶƐƚƌĂƚ-­‐
ĞŐLJ͘&ĂŵŝůŝĞƐĂŶĚŽƚŚĞƌ
ĚǁĞůůĞƌƐĐĂŶĐƵƐƚŽŵŝƐĞ
ƚŚĞŝƌĂƉĂƌƚŵĞŶƚƐǁŽƌŬŝŶŐ
ǁŝƚŚĂŵĂŶƵĨĂĐƚƵƌĞƌ͘
WƌĞĨĂďƌŝĐĂƚĞĚƵŶŝƚƐĂƌĞ
ĐƌĂŶĞĚŝŶƚŽƉŽƐŝƟŽŶ

&ŝŐ͘ϲ͘ϰϭ͗WŽƐƐŝďůĞƵƐĞƌͲ
ĚƌŝǀĞŶƉƌĞĨĂďƌŝĐĂƟŽŶƐƚƌĂƚ-­‐
ĞŐLJ͘EĞǁƌŽŽŵƐŽƌĞŶƟƌĞ
ĂƉĂƌƚŵĞŶƚƐĂƌĞĂĚĚĞĚƚŽ
ƚŚĞĞdžŝƐƟŶŐĂĐĐĞƐƐĚĞĐŬƐ͘ 
ĂůĐŽŶŝĞƐŽƌǁŝŶƚĞƌͲŐĂƌ-­‐
ĚĞŶƐĂƌĞĂĚĚĞĚƚŽƚŚĞƌĞĂƌ
ĨĂĐĂĚĞĨĂĐŝŶŐƚŚĞ,ĞLJŐĂƚĞ
ŐƌĞĞŶƐƉĂĐĞƐ͘

60 Elephant  and  Castle  I  Report 
ŽŵŵƵŶŝƚLJĂƌĞĂƐƚŽďĞĚĞǀĞůŽƉĞĚĂĐĐŽƌĚŝŶŐ
ƚŽƚŚĞŶĞĞĚƐĂŶĚĚĞƐŝƌĞƐŽĨƚŚĞŶĞǁƌĞƐŝĚĞŶƚƐ͘
;ŶƵƌƐĞƌLJ͕ĂƌƚƐĐŚŽŽů͕ǁŽƌŬƐŚŽƉĂƌĞĂͿ
ZĞůŽĐĂƟŽŶĂŶĚĐƌĞĂƟŽŶŽĨŶĞǁƐŵĂůůďƵƐŝŶĞƐƐĞƐ͘
^ƉĂĐĞĨŽƌĐŽŶƚĞŵƉůĂƟŽŶ͘,ŝŐŚůŝŐŚƚƚŚĞŝĚĞŶƟƚLJŽĨ 
ůĞƉŚĂŶƚĂŶĚĂƐƚůĞ͘
&ŝŐ͘ϲ͘ϰϮ͗EĞǁĂŵĞŶĞƟĞƐ

E

&ŝŐ͘ϲ͘ϰϯ͗DŝdžĞĚƵƐĞƐŝŶƚŚĞŐƌŽƵŶĚŇŽŽƌ

&ŝŐ͘ϲ͘ϰϰ͗ŽŵŵƵŶŝƚLJĂƌĞĂƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

&ŝŐ͘ϲ͘ϰϰ͗dĞŵƉŽƌĂůŵĂƌŬĞƚƐĞǀĞƌLJŵŽŶƚŚ͘WƌŽĚƵĐĞ
ĂŶĚĐŽŶƐƵŵĞůŽĐĂůůLJ͘ƌĞĂƚĞŶĞǁƐƉĂĐĞƐŽĨŝŶƚĞƌĂĐ-­‐
ƟŽŶ͘džĐŚĂŶŐĞĨŽŽĚŵĂƌŬĞƚ͘

&ŝŐ͗ϲ͘ϰϱ͗ƵƌƌĞŶƚƐƚĂƚĞ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ
>ĞŌ͗&ŝŐ͘ϲ͘ϰϲ͗ŽŶǀĞƌƐŝŽŶŽĨƚŚĞĞdžŝƐƟŶŐŐĂƌĂŐĞƐŝŶƚŽ
ƐŵĂůůďƵƐŝŶĞƐƐĂŶĚĐƵůƚƵƌĂůƐƉĂĐĞƐ
ZŝŐŚƚ͘&ŝŐ͘ϲ͘ϰϳ͗ZĞŚĂďŝůŝƚĂƚĞĂůůƚŚĞůŝŵŝŶĂůƐƉĂĐĞƐ͕
ƉƌŽǀŝĚŝŶŐƐƉĂĐĞƐĨŽƌŝŶƚĞƌĂĐƟŽŶ͕
ĐŽŶƚĞŵƉůĂƟŽŶŽƌƌĞĐƌĞĂƟŽŶ͘

61 

ĐŽŶŽŵŝĐĂĐƟǀŝƟĞƐΘŶĞǁĂŵĞŶŝƟĞƐ

$

X

62 Elephant  and  Castle  I  Report

E

$

X

WƌĞƐĞƌǀĞĞdžŝƐƟŶŐƚƌĞĞƐĂŶĚŐƌĞĞŶĂƌĞĂƐ͘ 
ŶĐŽƵƌĂŐĞƚŚĞĐŽŶƟŶƵŝƚLJŽĨƉƌŽĚƵĐƟǀĞĂƌĞĂƐ͗ 
ŽŵŵƵŶŝƚLJŐĂƌĚĞŶƐĂŶĚhƌďĂŶĂŐƌŝĐƵůƚƵƌĞŽŶƌŽŽĨƚĞƌƌĂĐĞƐ͘

Green  Spaces

>ĂŶĚƐĐĂƉŝŶŐĞdžŝƐƟŶŐƉĂǀĞŵĞŶƚƐ͕ƌŽƵŶĚĂďŽƵƚĂŶĚůŝŵŝŶĂůƐƉĂĐĞƐ͕
ĞdžƚĞŶĚŝŶŐƚŚĞǁĞůůŬŶŽǁŶŐƌĞĞŶŝĚĞŶƟƚLJŽĨĐĞŶƚƌĂů>ŽŶĚŽŶ͘

2
3

1
2
3

1

2

&ŝŐ͘ϲ͘ϰϴ͗ŽŵŵƵŶŝƚLJŐĂƌĚĞŶƐĂŶĚƚŚĞƉƌŽǀŝƐŝŽŶŽĨ
ŶĞǁŇĂƚƐŽŶƚŽƉŽĨƚŚĞĞdžŝƐƟŶŐďƵŝůĚŝŶŐƐ
&ŝŐ͘ϲ͘ϰϵ͗hƌďĂŶĂŐƌŝĐƵůƚƵƌĞŽŶƚŚĞƌŽŽĨƚĞƌƌĂĐĞƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

63
ŝŶŐĐŽŶĮŐƵƌĂƟŽŶƐƚŽƌĞŝŶĨŽƌĐĞĂŵŽƌĞƉŽƐŝƟǀĞ
ƐĞŶƐĞŽĨƉůĂĐĞĂŶĚŝĚĞŶƟƚLJ;&ŝŐϲ͘ϱϭͿ͘dŚĞƐƵď-­‐
ǁĂLJŝƐĐůŽƐĞĚĂŶĚŵĂƚĞƌŝĂůƐƌĞŵŽǀĞĚĂŶĚƌĞĐLJ-­‐
ĐůĞĚĂůŽŶŐƚŚĞĐĞŶƚƌĞĨĂĕĂĚĞ͘dŚĞĞŶƚƌĂŶĐĞƚŽ
ƚŚĞƐŚŽƉƉŝŶŐĐĞŶƚƌĞŝƐůĞǀĞůůĞĚŝŶĐƌĞĂƐŝŶŐǀŝƐ-­‐
ŝďŝůŝƚLJ ĂŶĚ ĂĐĐĞƐƐŝďŝůŝƚLJ͘ dŚĞ ĚŝƐƉůĂĐĞĚ ŵĂƌŬĞƚ
ƐƚĂůůƐ ĐƵƌƌĞŶƚůLJ ŝŶ ƚŚĞ ͚ŵŽĂƚ͛ ĂƌĞ ƌĞůŽĐĂƚĞĚ ƚŽ
ƚŚĞĐŝǀŝĐƐƋƵĂƌĞďĞƚǁĞĞŶƚŚĞƌĂŝůǁĂLJĂŶĚƚŚĞ
,ĞLJŐĂƚĞ;&ŝŐ͘ϲ͘ϰϰͿ͘

Shopping  Centre

&ŝŐ͘ϲ͘ϱϬ͗^ŚŽƉƉŝŶŐĐĞŶƚĞƌ͕
ƐŽƵƌĐĞ͗ĂƵƚŚŽƌ

&ŝŐϲ͘ϱϭ͗
/ŶƚĞƌǀĞŶƟŽŶŝŶƚŚĞƐŚŽƉ-­‐
ƉŝŶŐĐĞŶƚĞƌ 
ƐŵĂůůŶƵŵďĞƌŽĨ
ĚĞƐŝŐŶĂƚĞĚǀĞŶĚŝŶŐĂƌĞĂƐ
;ĨŽƌůŽĐĂůƐƚĂůůƐƌĞůŽĐĂƚĞĚ
ĨƌŽŵƚŚĞƐŚŽƉƉŝŶŐĐĞŶƚƌĞ
ŵŽĂƚƚŽŝŶĐƌĞĂƐĞŇŽǁĂŶĚ
ǀŝďƌĂŶĐLJ

dŽĂĚĚƌĞƐƐƚŚĞĨƌĂŐŵĞŶƚĂƟŽŶŽĨƚŚĞƐŚŽƉƉŝŶŐ
ĐĞŶƚƌĞ ƐŝƚĞ ĂŶĚ ƐƵƌƌŽƵŶĚŝŶŐ ĂƌĞĂƐ͕ ŝƚ ŝƐ ƉƌŽ-­‐
ƉŽƐĞĚ ƚŚĂƚ ƐĞǀĞƌĂů ĐŽŵƉůĞŵĞŶƚĂƌLJ ŵĞĂƐƵƌĞƐ
ĂƌĞƚĂŬĞŶƚŽĞŶŚĂŶĐĞĐŽŶŶĞĐƟǀŝƚLJ͕ĚĞĞƉĞŶƚŚĞ
ƐĞŶƐĞŽĨƉůĂĐĞĂŶĚƌĞŝŶĨŽƌĐĞŝĚĞŶƟƚLJ͘dŚĞĐŽƌĞ
ƵƌďĂŶ ƐƚƌƵĐƚƵƌĞ ŝƐ ŵĂŝŶƚĂŝŶĞĚ͕ ďƵƚ ƚŚĞ ƐƵƌ-­‐
ƌŽƵŶĚŝŶŐĂƌĞĂŝƐƌĞǁŽƌŬĞĚŝŶŶĞǁĂŶĚŝŶƚĞƌĞƐƚ-­‐ 

ĐƟǀĂƚĞĐŽŵŵƵŶŝƚLJďŽŶĚƐƚŚƌŽƵŐŚƐŚĂƌĞĚĨŽŽĚĐƵůƟ-­‐
ǀĂƟŽŶĂŶĚƐƚƌĂƚĞŐŝĐůLJƉŽƐŝƟŽŶĞĚŵĞĞƟŶŐƉůĂĐĞƐ

$

X

64 Elephant  and  Castle  I  Report

&ŝŐ͘ϲ͘ϱϮ
E

2.4  $OWHUQDWLYH6LWH3ODQ

$

X

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

65

66 Elephant  and  Castle  I  Report

͙͞ƚŚĞƚƌĂũĞĐƚŽƌLJƚĂŬĞŶƚŚƌŽƵŐŚƚŚĞƌŝƐĞŽĨƵƌďĂŶĞŶƚƌĞƉƌĞŶĞƵƌŝ-­‐
ĂůŝƐŵƚŚĞƐĞůĂƐƚĨĞǁLJĞĂƌƐƐĞƌǀĞƐƚŽƐƵƐƚĂŝŶĂŶĚĚĞĞƉĞŶĐĂƉŝƚĂůŝƐƚ
ƌĞůĂƟŽŶƐŽĨƵŶĞǀĞŶŐĞŽŐƌĂƉŚŝĐĂůĚĞǀĞůŽƉŵĞŶƚ͙͟,ĂƌǀĞLJ͕ϭϵϴϵ
&ŝŐ͘ϳ͘ϭ͗ĂƌdƌĂĸĐ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

67

7.  Conclusion
dŚŝƐƉƌŽƉŽƐĂůƐƵŐŐĞƐƚƐŵŽƌĞƚŚĂŶĂĚĞƐŝŐŶƐŽ-­‐
ůƵƟŽŶĨŽƌƚŚĞĨƵƚƵƌĞŽĨůĞƉŚĂŶƚĂŶĚĂƐƚůĞ͗ŝƚ
ĚĞƐĐƌŝďĞƐĂŚŽůŝƐƟĐƉƌŽĐĞƐƐŽĨƐŽĐŝĂů͕ĞĐŽŶŽŵŝĐ
ĂŶĚĞŶǀŝƌŽŶŵĞŶƚĂůƌĞŐĞŶĞƌĂƟŽŶ͘dŚŝƐƉƌŽĐĞƐƐ
ŝƐ ŐƌŽƵŶĚĞĚ ŝŶ ĂŶ ĂŶĂůLJƐŝƐ ŽĨ ƚŚĞ ĂƌĞĂ͛Ɛ ƌŝĐŚ
ĂŶĚ ŚĞƚĞƌŽŐĞŶĞŽƵƐ ƋƵĂůŝƟĞƐ ŝŶĐůƵĚŝŶŐ ŶŽƌ-­‐
ŵĂůůLJƵŶĚŽĐƵŵĞŶƚĞĚƚĞŵƉŽƌĂůĂŶĚƐƉŽŶƚĂŶĞ-­‐
ŽƵƐƌĞͲĂƉƉƌŽƉƌŝĂƟŽŶƐ͘dŚĞĐĞŶƚƌĂůǀŝƐŝŽŶŚŽůĚƐ
ƚŚĂƚĨŽƐƚĞƌŝŶŐĂŶĚďƵŝůĚŝŶŐŽŶƚŚĞƐĞƋƵĂůŝƟĞƐŝƐ
ƚŚĞŽŶůLJƐŽĐŝĂůůLJĂŶĚĞŶǀŝƌŽŶŵĞŶƚĂůůLJƐƵƐƚĂŝŶ-­‐
ĂďůĞǁĂLJƚŽďƵŝůĚĂĨƵƚƵƌĞĨŽƌƚŚĞůĞƉŚĂŶƚĂŶĚ
ŝƚƐ ĐŽŵŵƵŶŝƟĞƐ͘ dŚŝƐ ĂƉƉƌŽĂĐŚ ŽĨ ƌĞƐƉĞĐƟŶŐ
ĐŽŶƟŶƵŝƚLJĂůůŽǁƐŶĞǁŐƌŽƵƉƐĂŶĚĂĐƟǀŝƟĞƐƚŽ
ũŽŝŶƚŚĞĂƌĞĂŝŶĂǁĂLJƚŚĂƚĂĚĚƐƚŽƌĂƚŚĞƌƚŚĂŶ
ĚŝƐƉůĂĐĞƐǁŚĂƚĂůƌĞĂĚLJĞdžŝƐƚƐ͘ǀĂƌŝĞƚLJŽĨĂĐ-­‐
ƚŽƌƐĂŶĚŵĞƚŚŽĚƐŚĂǀĞďĞĞŶŽƵƚůŝŶĞĚƚŚĂƚĐĂŶ
ƐƚƌƵĐƚƵƌĞƚŚŝƐƉƌŽĐĞƐƐŽĨŝŶĐůƵƐŝǀĞƚƌĂŶƐĨŽƌŵĂ-­‐
ƟŽŶ͕ĨƌŽŵƉƌŝǀĂƚĞŝŶǀĞƐƚŽƌƐƚŽůŽĐĂůďƵƐŝŶĞƐƐĞƐ͕
ĐŚƵƌĐŚĞƐ Žƌ ĐŽŵŵƵŶŝƚLJ ŐƌŽƵƉƐ͘ &ƌĂŵĞǁŽƌŬƐ
ŚĂǀĞ ďĞĞŶ ƐƵŐŐĞƐƚĞĚ ƚŚĂƚ ǁŝůů ĂůůŽǁ ƚŚĞƐĞ
ĂĐƚŽƌƐ ƚŽ ƌĂŝƐĞ ĮŶĂŶĐĞ͕ ƚŚƌŽƵŐŚ ĂůƚĞƌŶĂƟǀĞ
ŵŽĚĞůƐ ƐƵĐŚ ĂƐ ĐŽŽƉĞƌĂƟǀĞƐ ĂŶĚ ŚŽƵƐŝŶŐ ĂƐ-­‐
ƐŽĐŝĂƟŽŶƐ͘ dŚĞ ŝŶƚĞƌǀĞŶƟŽŶƐ ƚŚĂƚ ŚĂǀĞ ďĞĞŶ
ĚĞƐĐƌŝďĞĚ ĨŽĐƵƐ ŽŶ ƵŶůŽĐŬŝŶŐ ĞdžŝƐƟŶŐ ƉŽƚĞŶ-­‐
ƟĂůŝƟĞƐƚŚŽƵŐŚŶĞǁĐŽŶŶĞĐƟŽŶƐĂŶĚƌĞůĂƟŽŶ-­‐
ƐŚŝƉƐ͕ďŽƚŚƉŚLJƐŝĐĂůĂŶĚƐŽĐŝĂů͘&ƵƚƵƌĞŐƌŽǁƚŚ
ƐƚƌĂƚĞŐŝĞƐĚĞƐĐƌŝďĞĚĨŽƌƚŚĞĂƌĞĂĂƌĞŝŶĐƌĞŵĞŶ-­‐
ƚĂůƌĂƚŚĞƌƚŚĂŶĚŝƐƌƵƉƟǀĞ͘ 
LJĂĚŽƉƟŶŐƐƵĐŚĂŶŝŶĐůƵƐŝǀĞƉƌŽĐĞƐƐ͕^ŽƵƚŚ-­‐
ǁĂƌŬ ŽƵŶĐŝů ĐĂŶ ƌĞĐůĂŝŵ ƚŚĞŝƌ ĚĞŵŽĐƌĂƟĐ
ŵĂŶĚĂƚĞĂƐĐƵƐƚŽĚŝĂŶƐŽĨƚŚĞĨƵƚƵƌĞƌĞŐĞŶĞƌĂ-­‐
ƟŽŶŽĨƚŚĞĂƌĞĂ͕ĂƌŽůĞƚŚĂƚŚĂƐďĞĞŶĚŝůƵƚĞĚ
ŽǀĞƌƟŵĞĚƵĞƚŽĚĞƉĞŶĚĞŶĐĞŽŶƉƌŝǀĂƚĞƐĞĐƚŽƌ
ŝŶǀŽůǀĞŵĞŶƚŝŶǁŚĂƚƐŚŽƵůĚƌŝŐŚƚůLJďĞĐůĂŝŵĞĚ
ĂƐƚŚĞƉƵďůŝĐƌĞĂůŵ͘tĞŚĂǀĞƐŚŽǁŶŚŽǁĐƵƌ-­‐
ƌĞŶƚ ƉƌŽƉŽƐĂůƐ ƚŽ ĚĞŵŽůŝƐŚ Ă ŽŶĐĞ ƚŚƌŝǀŝŶŐ
ĂŶĚƐƟůůƐƚƌƵĐƚƵƌĂůůLJƐŽƵŶĚŚŽƵƐŝŶŐĞƐƚĂƚĞĂƌĞ
ŶĞŝƚŚĞƌ ƐŽĐŝĂůůLJ ŶŽƌ ĞŶǀŝƌŽŶŵĞŶƚĂůůLJ ƐƵƐƚĂŝŶ-­‐
ĂďůĞ͘ &ƵƌƚŚĞƌŵŽƌĞ ƚŚĞ ŝŶĞǀŝƚĂďůĞ ƚĂƌŐĞƟŶŐ ŽĨ
ŚŝŐŚĞƌŝŶĐŽŵĞŐƌŽƵƉƐĂŶĚďƵƐŝŶĞƐƐĞƐƚŚĂƚĂĐ-­‐

ĐŽŵƉĂŶLJƚŚŝƐƚLJƉĞŽĨĚĞǀĞůŽƉŵĞŶƚƌĞƉƌĞƐĞŶƚ
ĂŶƵŶĂĐĐĞƉƚĂďůĞƌƵƉƚƵƌĞǁŝƚŚƚŚĞĞdžŝƐƟŶŐůŝĨĞ
ĂŶĚĐŚĂƌĂĐƚĞƌŽĨƚŚĞĂƌĞĂ͘ƐƐƵĐŚƚŚĞĚĞǀĞů-­‐
ŽƉŵĞŶƚ ƉƌŽƉŽƐĞĚ ĨŽƌ ƚŚĞ ,ĞLJŐĂƚĞ ƐŝƚĞ ŝƐ ŶŽƚ
ŝŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚ^ŽƵƚŚǁĂƌŬ͛ƐŽǁŶǀŝƐŝŽŶĨŽƌ
ƚŚĞ ĂƌĞĂ ĂƐ ĚĞƐĐƌŝďĞĚ ŝŶ ƚŚĞ ^ƵƉƉůĞŵĞŶƚĂƌLJ
WůĂŶŶŝŶŐ ŽĐƵŵĞŶƚ ;^ŽƵƚŚǁĂƌŬ͕ ϮϬϭϭͿ͘ dŚĞ
ĮƌƐƚƐƚĞƉŝŶƌĞĐůĂŝŵŝŶŐĂĚĞŵŽĐƌĂƟĐĨƵƚƵƌĞĨŽƌ
ƚŚĞĂƌĞĂŝƐƚŚĞƌĞĨŽƌĞƚŽƌĞũĞĐƚƚŚĞĨŽƌƚŚĐŽŵŝŶŐ
ƉůĂŶŶŝŶŐĂƉƉůŝĐĂƟŽŶĨƌŽŵ>ĞŶĚ>ĞĂƐĞ>ƚĚ͘ 
ůĞƉŚĂŶƚĂŶĚĂƐƚůĞŝƐĂŶƵŶƌŝǀĂůůĞĚƉĂƚĐŚǁŽƌŬ
ŽĨĞƚŚŶŝĐ͕ĐƵůƚƵƌĂůĂŶĚƐŽĐŝĂůĂĐƟǀŝƚLJ͖ƚŚĞĐĂƚĂ-­‐
ůLJƐƚƐĨŽƌŝƚƐƌĞŐĞŶĞƌĂƟŽŶĂůƌĞĂĚLJĞdžŝƐƚ͘ZĂĚŝĐĂů
ƐƉĂƟĂů ŝŶƚĞƌǀĞŶƟŽŶƐ ĐĂŶŶŽƚ ŐƵĂƌĂŶƚĞĞ ƚŚƌŝǀ-­‐
ŝŶŐ ĐŽŵŵƵŶŝƟĞƐ͖ ƉŽůŝƟĐĂů ĐŽŵŵŝƚŵĞŶƚ ƚŽ ĂŶ
ŝŶĐůƵƐŝǀĞĨƵƚƵƌĞŝƐĂůƐŽŶĞĞĚĞĚ͘

68 Elephant  and  Castle  I  Report

͘͘͘͞ďĞŚŝŶĚƚŚĞŵĂƐŬŽĨŵĂŶLJƐƵĐĐĞƐƐĨƵůƉƌŽũĞĐƚƐƚŚĞƌĞůŝĞƐŽŵĞƐĞƌŝŽƵƐƐŽĐŝĂů
ĂŶĚĞĐŽŶŽŵŝĐƉƌŽďůĞŵƐƚŚĂƚŝŶŵĂŶLJĐŝƟĞƐƚŚĞƐĞĂƌĞƚĂŬŝŶŐŐĞŽŐƌĂƉŚŝĐĂů
ƐŚĂƉĞŝŶƚŚĞĨŽƌŵŽĨĂĚƵĂůĐŝƚLJŽĨŝŶŶĞƌĐŝƚLJƌĞŐĞŶĞƌĂƟŽŶĂŶĚĂƐƵƌƌŽƵŶĚŝŶŐ
&ŝŐ͘ϴ͘ϭ͗,ĂLJŐĂƚĞ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ
ƐĞĂŽĨŝŶĐƌĞĂƐŝŶŐŝŵƉŽǀĞƌŝƐŚŵĞŶƚ͘͟,ĂƌǀĞLJϭϵϴϵ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

69 

/LVWRI¿JXUHV
Ϭ͘džĞĐƵƟǀĞƐƵŵŵĂƌLJ

ϯ͘Ϯϴ͗ŶĂůLJƟĐĚŝŵĞŶƐŝŽŶƐŽĨΘ

Ϭ͘ϭ͗,ĞLJŐĂƚĞǁĂůŬǁĂLJƐ͕ƐŽƵƌĐĞ͗ĂƵƚŚŽƌƐ

ϰ͘ƌŝƟƋƵĞŽĨ>ĞŶĚ>ĞĂƐĞWƌŽƉŽƐĂů

ϭ͘/ŶƚƌŽĚƵĐƟŽŶ

ϰ͘ϭ͗,ĞLJŐĂƚĞ
ϰ͘Ϯ͗dƌĂŶƐŶĂƟŽŶĂůĐĂƉŝƚĂůŇŽǁƐĞīĞĐƟŶŐůĞƉŚĂŶƚĂŶĚ 
ĂƐƚůĞ
ϰ͘ϯ͗>ŽŶĚŽŶĐŽŶƚĞdžƚŽĨΘŽŶƐĂŵĞůĂƟƚƵĚĞĂƐĐĞŶ-­‐
ƚƌĂůĂŵĞŶŝƟĞƐ
ϰ͘ϰ͗WĞƌĨŽƌŵĂŶĐĞŽĨ>ĞŶĚ>ĞĂƐĞďƵƐŝŶĞƐƐŝŶϮϬϭϬĂŶĚ
ϮϬϭϭ
ϰ͘ϱ͗>ŽǁͲŝŶĐŽŵĞĐŽŵŵƵŶŝƚLJďƵƐŝŶĞƐƐŝŶůĞƉŚĂŶƚĂŶĚ

ϭ͘ϭ͗Θ͕hŶĚĞƌŐƌŽƵŶĚ
ϭ͘Ϯ͗KƉƉŽƌƚƵŶŝƚLJƌĞĂ

2.  Context
Ϯ͘ϭ͗,ĂLJŐĂƚĞ
Ϯ͘Ϯ͗ΘŝŶ>ŽŶĚŽŶ͕ƐŽƵƌĐĞ
Ϯ͘ϯ͗ΘďĞĨŽƌĞƚŚĞůŝƚnj
Ϯ͘ϰ͗dŚĞϭϵϱϬƐǀŝƐŝŽŶĚƵƌŝŶŐĐŽŶƐƚƌƵĐƟŽŶ
Ϯ͘ϱ͗,ĞLJŐĂƚĞĞŶǀŝƐŝŽŶĞĚ
Ϯ͘ϲ͗ĐƚŽƌƐŝŶǀŽůǀĞĚŝŶƌĞĚĞǀĞůŽƉŵĞŶƚ

3.  Analysis  
ϯ͘ϭ͗,ĞLJŐĂƚĞ
ϯ͘Ϯ͗ŽƵŶƚƌŝĞƐŽĨŽƌŝŐŝŶ
ϯ͘ϯ͗>ĞǀĞůŽĨĚĞƉƌŝǀĂƟŽŶ
ϯ͘ϰ͗ŽŶŶĞĐƟǀŝƚLJ
ϯ͘ϱ͗ŽŶĐĞŶƚƌĂƟŽŶŽĨƌĞƚĂŝůĂŶĚŵĞŶŝƟĞƐŝŶƚŚĞŽƉ-­‐
ƉŽƌƚƵŶŝƚLJĂƌĞĂ
ϯ͘ϲ͗dLJƉĞƐŽĨŐŽŽĚƐ
ϯ͘ϳ͗dLJƉĞŽĨďƵŝƐŶĞƐƐ
ϯ͘ϴ͗ƵŝůĚŝŶŐ͛ƐĂƉƉĂƌĞŶƚĐŽŶĚŝƟŽŶ
ϯ͘ϵ͗ǁĞůůŝŶŐƐŝŶŽƵŶĐŝůdĂdžĂŶĚƐ&͕'ĂŶĚ,
ϯ͘ϭϬ͗,ĞLJŐĂƚĞ
ϯ͘ϭϭ͗,ĞLJŐĂƚĞ
ϯ͘ϭϮ͗DĂƉŽĨŵĂŝŶĞƐƟŵĂƚĞŽĨ>ŽŶĚŽŶŶĞŝŐŚďŽƵƌ-­‐
ŚŽŽĚƐƚŚĂƚǁŝůůďĞůĂƌŐĞůLJƵŶĂīŽƌĚĂďůĞ
ϯ͘ϭϯ͗džŝƐƟŶŐůĂŶĚƵƐĞ
ϯ͘ϭϰ͗'ƌĞĞŶĂŶĚŽƉĞŶƐƉĂĐĞ
ϯ͘ϭϱ͗ŝīĞƌĞŶƚŵŽĚĞƐŽĨŽǁŶĞƌƐŚŝƉŝŶĂŶĚĂƌŽƵŶĚƚŚĞ
,ĞLJŐĂƚĞ
ϯ͘ϭϲ͗ϯ͘ϭϲͲϯ͘ϭϴ͗'ƌĞĞŶƐƉĂĐĞƐŝŶƚŚĞ,ĂLJŐĂƚĞ
ϯ͘ϭϳ͗'ƌĞĞŶƐƉĂĐĞƐŝŶƚŚĞ,ĂLJŐĂƚĞ
ϯ͘ϭϴ͗'ƌĞĞŶƐƉĂĐĞƐŝŶƚŚĞ,ĂLJŐĂƚĞ
ϯ͘ϭϵ͗WƵďůŝĐdƌĂŶƐƉŽƌƚŝŶůĞƉŚĂŶƚĂŶĚĂƐƚůĞ
ϯ͘ϮϬ͗,ŝƌĂƌĐŚLJŽĨZŽĂĚƐͲWƵďůŝĐĂŶĚWƌŝǀĂƚĞdƌĂŶƐƉŽƌ-­‐
ƚĂƟŽŶ
ϯ͘Ϯϭ͗tĂůŬǁĂLJƐ
ϯ͘ϮϮ͗DŽŶŽůŝƟĐĂƌĐŚŝƚĞĐƚƵƌĞĂŶĚĨƌĂŐŵĞŶƚĂƟŽŶ
ϯ͘Ϯϯ͗^ĞƌŝŽƵƐĐLJĐůĞͲĂĐĐŝĚĞŶƚƐ
ϯ͘Ϯϰ͗,ĞLJŐĂƚĞ
ϯ͘Ϯϱ͗>ŽĐĂůŝŶǀŽůǀĞŵĞŶƚŽĨĚŝīĞƌĞŶƚĂĐƚŽƌƐ
ϯ͘Ϯϲ͗ƌŝdžƚŽŶ͊WĂƌƋŽƵƌ͕dĞŵƉŽƌĂƌLJ͊
ϯ͘Ϯϳ͗^tKd 

ĂƐƚůĞ
ϰ͘ϲ,ŝŐŚŝŶĐŽŵĞďƵƐŝŶĞƐƐƚŚĂƚŚĂƐŽƉĞŶĞĚƉŽƐƚŐĞŶ-­‐
ƚƌŝĮĐĂƟŽŶŝŶŽƌŽƵŐŚDĂƌŬĞƚ
ϰ͘ϳ͗īŽƌĚĂďŝůŝƚLJ
ϰ͘ϴ͗ĞŵŽůŝƟŽŶ
ϰ͘ϵ͗WĂƌŬ,ŝůů͕^ŚĞĸĞůĚ
ϰ͘ϭϬ͗^ŽƵƚŚǁĂƌŬŽƵŶĐŝů;ϮϬϭϮͿůĞƉŚĂŶƚĂŶĚĂƐƚůĞ
DĂƐƚĞƌƉůĂŶ
ϰ͘ϭϭ͗DĞĂƐƵƌĞƐƚĂŬĞŶďLJ>ĞŶĚ>ĞĂƐĞ
ϰ͘ϭϮ͗ŶĂůLJƐŝƐŽĨ>ĞŶĚ>ĞĂƐĞDĂƐƚĞƌƉůĂŶ

5.  Visions
ϱ͘ϭ͗,ĞLJŐĂƚĞ
ϱ͘Ϯ/ŶĐůƵƐŝǀĞŶĞƐƐ
ϱ͘ϯ͘ZĞĚĞĮŶŝŶŐ^ƵƐƚĂŝŶĂďŝůŝƚLJ͕ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ
ϱ͘ϰ͗tĂLJŽĨ>ŝĨĞĂŶĚ/ĚĞŶƟƚLJ͕ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ
ϱ͘ϱ͗dŚĞŽƵŶĐŝůdŚĞŵĞƐǀƐ͘ĞƐŝŐŶ/ŶƚĞƌǀĞŶƟŽŶƐ͕
ƐŽƵƌĐĞ͕ĂƵƚŚŽƌƐ

6.  Design  Areas  
ϲ͘ϭ͗,ĞLJŐĂƚĞ
ϲ͘Ϯ͗ΘŝŶ>ŽŶĚŽŶ
ϲ͘ϯ͗KƉƉŽƌƚƵŶŝƚLJƌĞĂ
ϲ͘ϰ͗ŽƌĞƌĞĂ
ϲ͘ϱ͗ZĞŵŽǀŝŶŐĂƌƌŝĞƌƐ
ϲ͘ϲ͗^ƚŽƉ&ƌĂŐŵĞŶƚĂƟŽŶ
ϲ͘ϳ͗/ŵƉƌŽǀŝŶŐƚŚĞŶĞƚǁŽƌŬŽĨĐLJĐůĞƉĂƚŚƐŝŶƚŚĞĂƌĞĂ
ϲ͘ϳ͗dŚĞŝŶƐƚĂůůĂƟŽŶŽĨƐŝŐŶƐ
ϲ͘ϴͲϲ͘ϭϱ͗ŵĞĂƐƵƌĞƐĂƌĞƚĂŬĞŶƚŽĞŶŚĂŶĐĞĐŽŶŶĞĐƟǀ-­‐
ŝƚLJ
ϲ͘ϭϲ͗'ƌĞĞŶ^ƉĂĐĞƐŽŶŶĞĐƟǀŝƚLJ
ϲ͘ϭϳ͗EĞǁĂŵĞŶŝƟĞƐ
ϲ͘ϭϴ͗EĞǁĂŵĞŶŝƟĞƐ
ϲ͘ϭϵ͗tĂůǁŽƌƚŚZŽĂĚ
ϲ͘ϮϬŽŵŵƵŶŝƚLJƌĞĐLJĐůŝŶŐ
ϲ͘ϮϭŽŵŵƵŶŝƚLJƌĞĐLJĐůŝŶŐ

70 Elephant  and  Castle  I  Report

ϲ͘ϮϮ͗<ĂƌĂƚĞĂŶĚWĞƌĨŽƌŵĂŶĐĞ/ŶƐƟƚƵƚĞ
ϲ͘Ϯϯ͗<ĂƌĂƚĞĂŶĚWĞƌĨŽƌŵĂŶĐĞ/ŶƐƟƚƵƚĞ
ϲ͘Ϯϰ͗hƌďĂŶ'ĂƌĚĞŶŝŶŐ
ϲ͘Ϯϱ͗hƌďĂŶ'ĂƌĚĞŶŝŶŐ
ϲ͘Ϯϲ͗DĂŶŽƌ,ŽƵƐĞ
ϲ͘Ϯϳ͗/ŶƚĞƌǀĞŶƟŽŶƐ
ϲ͘Ϯϴ͗ZĞĨĞƌĞŶĐĞWƌŽũĞĐƚƐ
ϲ͘Ϯϵ͗EĞǁĂĐƚŽƌƐĨŽƌƚŚĞƌĞĚĞǀĞůŽƉŵĞŶƚ
ϲ͘ϯϬ͗,ĞLJŐĂƚĞ͗WƌŽƉŽƐĞĚĚĞǀĞůŽƉĞŵĞŶƚ
ϲ͘ϯϭ͗ŽŶŶĞĐƟǀŝƚLJĂŶĚWƌŽƉŽƐĞĚŝƌĐƵůĂƟŽŶ
ϲ͘ϯϮ͗^ƚƌĞĞƚƐŚĂƌĞĚƐƉĂĐĞ
ϲ͘ϯϯ͗^ĞĐƟŽŶ
ϲ͘ϯϰ͗WƌĞĨĂďƌŝĐĂƚĞĚŇĂƚƐ
ϲ͘ϯϱ͗EĞǁŚŽƵƐŝŶŐƐŽůƵƟŽŶƐ
ϲ͘ϯϲ͗/ŶĐƌĞŵĞŶƚĂůŚŽƵƐŝŶŐĚĞŶƐŝĮĐĂƟŽŶƐƚƌĂƚĞŐLJ
ϲ͘ϯϳ͗͘WƌĞĨĂďƌŝĐĂƚĞĚŇĂƚƐ
ϲ͘ϯϴ͗'ĞŶĞƌĂůƉůĂŶ,ĞLJŐĂƚĞ
ϲ͘ϯϵ͗WƌĞĨĂďƌŝĐĂƚĞĚŚŽƵƐŝŶŐƐŽůƵƟŽŶƐ͘
ϲ͘ϰϬ͗WŽƐƐŝďůĞƵƐĞƌͲĚƌŝǀĞŶƉƌĞĨĂďƌŝĐĂƟŽŶƐƚƌĂƚĞŐLJ͘
ϲ͘ϰϭ͗WŽƐƐŝďůĞƵƐĞƌͲĚƌŝǀĞŶƉƌĞĨĂďƌŝĐĂƟŽŶƐƚƌĂƚĞŐLJ
ϲ͘ϰϮ͗EĞǁĂŵĞŶĞƟĞƐ
ϲ͘ϰϮ͗DŝdžĞĚƵƐĞƐŝŶƚŚĞŐƌŽƵŶĚŇŽŽƌŽĨĞdžƚĞƌŶĂůďƵŝůĚŝŶŐƐ
ϲ͘ϰϯ͗EĞǁĐŽŵŵƵŶŝƚLJĂƌĞĂƐƉƌŽǀŝĚĞĚŝŶƚŚĞďƵŝůĚŝŶŐƐ
ϲ͘ϰϰ͗dĞŵƉŽƌĂůŵĂƌŬĞƚƐ
ϲ͘ϰϱ͗ƵƌƌĞŶƚƐƚĂƚĞ
ϲ͘ϰϲ͗ŽŶǀĞƌƐŝŽŶŽĨƚŚĞĞdžŝƐƟŶŐŐĂƌĂŐĞƐ
ϲ͘ϰϳ͗ZĞŚĂďŝůŝƚĂƚĞĂůůƚŚĞůŝŵŝŶĂůƐƉĂĐĞƐ
ϲ͘ϰϴ͗EĞǁĐŽŵŵƵŶŝƚLJŐĂƌĚĞŶƐĂŶĚƚŚĞƉƌŽǀŝƐŝŽŶŽĨŶĞǁŇĂƚƐŽŶƚŽƉŽĨƚŚĞĞdžŝƐƟŶŐďƵŝůĚŝŶŐƐ
ϲ͘ϰϵ͗hƌďĂŶĂŐƌŝĐƵůƚƵƌĞƚŽďĞŝŵƉůĞŵĞŶƚĞĚŽŶƚŚĞƌŽŽĨƚĞƌƌĂnjĞƐ͘
ϲ͘ϱϬ͗^ŚŽƉƉŝŶŐĐĞŶƚĞƌ͕
ϲ͘ϱϭ͗/ŶƚĞƌǀĞŶƟŽŶŝŶƚŚĞƐŚŽƉƉŝŶŐĐĞŶƚĞƌ
ϲ͘ϱϮ͗&ŝŶĂůWůĂŶ

7.  Conclusion
ϳ͘ϭ͗ĂƌdƌĂĸĐ

ϴ͘>ŝƐƚŽĨĮŐƵƌĞƐ
ϴ͘ϭ͗,ĞLJŐĂƚĞ

ZĞĐůĂŝŵŝŶŐZĞŐĞŶĞƌĂƟŽŶ

71

9.  References 
ĂŬĞƌ͕ <ĂƚĞ ;ϮϬϬϰͿ͗ ZĞǀŝĞǁ ŽĨ ,ŽƵƐŝŶŐ ^ƵƉƉůLJ͕ EŽƌ-­‐
ǁŝĐŚ͗,D^K 
ƵĐŚĂŶĂŶ͕ŶĚƌĞǁ,͘ĂŶĚ,ŽŶĞLJ͕ƌŝĂŶ'͘;ϭϵϵϰͿ͚͗Ŷ-­‐
ĞƌŐLJĂŶĚĐĂƌďŽŶĚŝŽdžŝĚĞŝŵƉůŝĐĂƟŽŶƐŽĨďƵŝůĚŝŶŐĐŽŶ-­‐
ƐƚƌƵĐƟŽŶ͕͛ŶĞƌŐLJĂŶĚƵŝůĚŝŶŐƐ͕ϮϬ;ϯͿ͕ϮϬϱʹϮϭϳ
&ĂŝŶƐƚĞŝŶ͕^ƵƐĂŶ^͘;ϭϵϵϵͿ͚͗ĂŶǁĞŵĂŬĞƚŚĞĐŝƟĞƐǁĞ
ǁĂŶƚ͍͚͕ ŝŶ ĞĂƵƌĞŐĂƌĚ͕ ZŽďĞƌƚ ͘ ĂŶĚ ŽĚLJͲ'ĞŶĚƌŽƚ͕
^ŽƉŚŝĞ͕dŚĞƵƌďĂŶŵŽǀĞŵĞŶƚ͗ĐŽƐŵŽƉŽůŝƚĂŶĞƐƐĂLJƐŽŶ
ƚŚĞůĂƚĞͲϮϬƚŚͲĐĞŶƚƵƌĞ>ŽŶĚŽŶ͗^ĂŐĞϮϰϵͲϮϳϮ
,ĂŵŝůƚŽŶͲDĂĐ>ĂƌĞŶ͕ &ŝŽŶĂ͖ >ŽǀĞĚĂLJ͕ ĞŶŶŝƐ ĂŶĚ
DŽƵƌƐŚĞĚ͕ DŽŶũƵƌ ;ϮϬϬϵͿ͗ ͚dŚĞ ĂůĐƵůĂƟŽŶ ŽĨ ŵ-­‐
ďŽĚŝĞĚŶĞƌŐLJŝŶŶĞǁďƵŝůĚh<,ŽƵƐŝŶŐ͕͛WƌŽĐĞĞĚŝŶŐƐ
ŽĨƚŚĞϮϱƚŚŶŶƵĂůZKDŽŶĨĞƌĞŶĐĞ͕EŽƫŶŐŚĂŵ͗ 
ƌĂĐŽŵ
,ĂƌǀĞLJ͕ ĂǀŝĚ ;ϭϵϴϵͿ ͚&ƌŽŵ DĂŶĂŐĞƌŝĂůŝƐŵ ƚŽ ŶƚƌĞ-­‐
ƉƌĞŶĞƵƌŝĂůŝƐŵ͗ dŚĞ dƌĂŶƐĨŽƌŵĂƟŽŶ ŝŶ hƌďĂŶ 'ŽǀĞƌŶ-­‐
ĂŶĐĞŝŶ>ĂƚĞĂƉŝƚĂůŝƐŵ͕͛'ĞŽŐƌĂĮƐŬĂŶŶĂůĞƌ͕ϳϭ͗ϭ͕
ϯͲϭϴ͘
,ĂƌǀĞLJ͕ĂǀŝĚ;ϮϬϬϴͿ͗͢dŚĞZŝŐŚƚƚŽƚŚĞŝƚLJ͛EĞǁ>ĞŌ
ZĞǀŝĞǁ ϱϯ ;ŚƩƉ͗ͬͬŶĞǁůĞŌƌĞǀŝĞǁ͘ŽƌŐ͍ͬǀŝĞǁсϮϳϰϬ ϭϳ
DĂƌĐŚϮϬϭϮͿ
:ĂĐŽďƐ͕:ĂŶĞ;ϭϵϲϭͿ͗dŚĞĞĂƚŚĂŶĚ>ŝĨĞŽĨ'ƌĞĂƚŵĞƌ-­‐
ŝĐĂŶŝƟĞƐ͕EĞǁzŽƌŬ͗ZĂŶĚŽŵ,ŽƵƐĞ
>ĞĨĞďǀƌĞ͕,ĞŶƌŝ͘;ϭϵϲϴͬϭϵϵϲͿ͚dŚĞZŝŐŚƚƚŽƚŚĞŝƚLJ͕͛ŝŶ
,͘>ĞĨĞďǀƌĞ͕tƌŝƟŶŐŽŶŝƟĞƐ͕ƚƌĂŶƐ͘ĂŶĚĞĚ͘͘<ŽĨŵĂŶ
ĂŶĚ͘>ĞďĂƐ͕KdžĨŽƌĚ͗ůĂĐŬǁĞůů͘
>ŽŶĚŽŶ^ƵƐƚĂŝŶĂďůĞĞǀĞůŽƉŵĞŶƚŽŵŵŝƐƐŝŽŶ;ϮϬϬϵͿ͗ 
ĂƉŝƚĂů ŽŶƐƵŵƉƟŽŶ Ͷ ƚŚĞ ƚƌĂŶƐŝƟŽŶ ƚŽ ƐƵƐƚĂŝŶĂďůĞ
ĐŽŶƐƵŵƉƟŽŶĂŶĚƉƌŽĚƵĐƟŽŶŝŶ>ŽŶĚŽŶ͕>ŽŶĚŽŶ͗'>
>ŽǁĞ͕ ZŽďĞƌƚ ;ϮϬϭϬͿ͗ ͚ĞĮŶŝŶŐ ĂŶĚ ŵĞĞƟŶŐ ƚŚĞ ĐĂƌ-­‐
ďŽŶĐŽŶƐƚƌĂŝŶƚƐŽĨƚŚĞϮϭƐƚĞŶƚƵƌLJ͕͛ƵŝůĚŝŶŐZĞƐĞĂƌĐŚ
Θ/ŶĨŽƌŵĂƟŽŶϮϴ;ϯͿ͕ϭϱϵʹϭϳϱ
DĂĚĂŶŝƉŽƵƌ͕ůŝ͖'ŽƌĂŶ͕ĂƌƐĂŶĚůůĞŶ͕:ƵĚŝƚŚ;ϭϵϵϴͿ͗
^ŽĐŝĂůdžĐůƵƐŝŽŶŝŶƵƌŽƉĞĂŶŝƟĞƐ͗WƌŽĐĞƐƐĞƐ͕džƉĞƌŝ-­‐
ĞŶĐĞƐĂŶĚZĞƐƉŽŶƐĞƐKdžŽŶ͗ZŽƵƚůĞĚŐĞ
WŽǁĞƌ͕ ŶŶĞ ;ϮϬϬϴͿ͗ ͚ŽĞƐ ĚĞŵŽůŝƟŽŶ Žƌ ƌĞĨƵƌďŝƐŚ-­‐
ŵĞŶƚŽĨŽůĚĂŶĚŝŶĞĸĐŝĞŶƚŚŽŵĞƐŚĞůƉƚŽŝŶĐƌĞĂƐĞŽƵƌ
ĞŶǀŝƌŽŶŵĞŶƚĂů͕ƐŽĐŝĂůĂŶĚĞĐŽŶŽŵŝĐǀŝĂďŝůŝƚLJ͍͕͛ŶĞƌŐLJ
WŽůŝĐLJ͕ϯϲ͕ϰϰϴϳʹϰϱϬϭ

WŽǁĞƌ͕ŶŶĞ;ϮϬϭϬͿ͗,ŽƵƐŝŶŐĂŶĚ^ƵƐƚĂŝŶĂďŝůŝƚLJ͗ĚĞŵ-­‐
ŽůŝƟŽŶĂŶĚƌĞĨƵƌďŝƐŚŵĞŶƚ͕WƌŽĐĞĞĚŝŶŐƐŽĨƚŚĞ/ŶƐƟƚƵ-­‐
ƟŽŶŽĨhƌďĂŶĞƐŝŐŶĂŶĚWůĂŶŶŝŶŐ͕ϭϲϯ͕ϮϬϱʹϮϭϲ
^ĂŶĚĞƌĐŽĐŬ͕>ĞŽŶŝĞ;ϮϬϬϭͿ͗WƌĂĐƟĐŝŶŐhƚŽƉŝĂ͗^ƵƐƚĂŝŶ-­‐
ŝŶŐ ŝƟĞƐ͕ WĂƉĞƌ ŐŝǀĞŶ Ăƚ ƚŚĞ ĂŶŶƵĂů ŵĞĞƟŶŐ ŽĨ ƚŚĞ
/ŶƚĞƌŶĂƟŽŶĂů EĞƚǁŽƌŬ ŽĨ hƌďĂŶ ZĞƐĞĂƌĐŚ ĂŶĚ ĐƟŽŶ
;EhZͿ
^ĐŚŵŝĚ͕ŚƌŝƐƟĂŶ;ϮϬϭϭͿ͚͗,ĞŶƌŝ>ĞĨĞďǀƌĞ͕ƚŚĞƌŝŐŚƚƚŽ
ƚŚĞĐŝƚLJĂŶĚƚŚĞŶĞǁŵĞƚƌŽƉŽůŝƚĂŶŵĂŝŶƐƚƌĞĂŵ͕͛ŝŶŝƚ-­‐
ŝĞƐĨŽƌƉĞŽƉůĞŶŽƚĨŽƌƉƌŽĮƚ͗ƌŝƟĐĂůƵƌďĂŶƚŚĞŽƌLJĂŶĚ
ƚŚĞƌŝŐŚƚƚŽƚŚĞĐŝƚLJ͕EĞŝůƌĞŶŶĞƌ͕WĞƚĞƌDĂƌĐƵƐĞĂŶĚ
DĂƌŐĂƌŝƚDĂLJĞƌ;ĚƐͿ͕>ŽŶĚŽŶ͗ZŽƵƚůĞĚŐĞ͗ϰϮͲϲϮ͘
^ŽƵƚŚǁĂƌŬŽƵŶĐŝů;ϮϬϭϭͿ͗ƌĂŌ^ƵƉƉůĞŵĞŶƚĂƌLJWůĂŶ-­‐
ŶŝŶŐŽĐƵŵĞŶƚ;^WͿĂŶĚKƉƉŽƌƚƵŶŝƚLJƌĞĂWůĂŶŶŝŶŐ
&ƌĂŵĞǁŽƌŬ;KW&Ϳ͕>ŽŶĚŽŶ͗^ŽƵƚŚǁĂƌŬŽƵŶĐŝů

TRANSFORMERS OF LOCAL AREAS
Atiyeh Ardakanian, Philip Comerford, Hayley Gewer, Lina Gonzalez, Zhuo
Gong, Lisa Hanking, Hanna Hilbrant, Chris Montgomery, Laura Pinzon,
Ariel Shepherd, Anna Subirats