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Burridge Gardens \

Connecting a community

Rebuilding Peabody St John’s Hill will almost double the residential density, whilst increasing home sizes, as well as creating high quality retail, commercial, community and public space adjacent to Clapham Junction Station.

This is one of Peabody’s first projects following the publication of ‘21st Century Peabody’, an ambitious document which sets a benchmark for exemplar urban regeneration in the capital. Phase 01, consisting of 154 new homes across social rent, shared ownership and private tenures, was completed in April 2016 and all the private homes have been sold.

The existing Peabody Estate, built in 1936, has 353 homes which didn’t meet modern living standards. The site was isolated by a large perimeter wall, and the railway line into Clapham Junction Station.

13,600

sq m of open space

The Big Idea

The challenge was to open up the estate and increase the density without losing a sense of place and community. As well as new homes for existing residents, private homes have been introduced to cross subsidise the affordable homes, and create a mixed community.

The design removes the perimeter wall and stitches into the context. A pedestrian avenue will cross the site linking the station to Wandsworth Common. Peabody offices and a Community Centre will be at the heart of the development, and open onto a new public square. At the top of the avenue, opposite the station, commercial units will overlook a square which brings the commercial high street into the development. The regeneration increases the amount of open space and the number of trees.

The landscape design reduces the speed of vehicular traffic on site. The streets, which have been laid out so they do not create a ‘rat run’, have level kerbs which define the trafficked areas on the sites shared surface. By creating a shared surface and laying out the road to prevent its use as a short cut the design encourages low vehicle speeds allowing the streets to function as a social space.

“Over 150 years since its formation, Peabody continues to deliver unique, high quality homes that modern city living calls for. At Burridge Gardens we are working with Hawkins\Brown to bring to life our vision for exemplar Peabody communities in the 21st century, by creating high quality affordable homes to rent and buy, great open spaces, and facilities which will become an integral part of the wider community.”

Stephen Howlett Chief Executive, Peabody 

The first Phase has three buildings. Plot 01 abuts a conservation area and sits next to an Edwardian terrace and church. We have used bricks that are tonally similar to those in the terrace and church and we have reinterpreted the window surrounds of the Edwardian terraces. The building accommodates private and social rent tenures who share the large courtyard, accessible only to the occupants of the building it creates a community within a community. Maisonettes, with front and back gardens, are expressed by rusticated brickwork which with the window surrounds gives a visual hierarchy to these larger homes accessed directly from the street.

Plots 04 & 05 act as an acoustic barrier to the railway, reducing the site noise levels caused by passing trains. This improves the quality of the sites open spaces. Acoustic attenuation panels are used in the flats facing the railway. They allow fresh air into the flat without the railway noise.

538

new homes
Almost doubling the previous number, while increasing home sizes

Ornament

Our collaboration with the Sculptor Rodney Harris led to the creation of four brick reliefs forming part of the building fabric. They recall the history of the site and its community through objects, such as clothing, tools and objects of domestic life. 

The first piece to be installed was a larger than life officer’s jacket situated at a communal entrance. 

  • Project Details
  • Plans
  • Materials
  • Sustainability
  • Resident's Perspective
  • Inside The Homes
  • Future Phases

Project Summary

Project Team

SE: Ellis & Moore
M&E: Max Fordham
Landscape Architects: Farrah Huxley

Awards

  • British Homes Awards 2017 - Development of the Year (Schemes of 200 homes and under) - Winner
  • British Homes Awards 2017 - Apartment Development - Highly commended
  • New London Awards 2017 - Housing - Shortlisted
  • Housing Design Awards 2017 - Completed Schemes - Shortlisted
  • RIBA Awards 2017 - London Regional Award - Winner
  • The Planning Awards 2017 - Best Housing Scheme (500 Homes or more) - Shortlisted
  • Brick Awards 2016 - Best Large Housing Development - Winner
  • Brick Awards 2016 - BDA Craftsmanship Award - Shortlisted
  • Brick Awards 2016 - Best Urban Regeneration Project - Shortlisted
  • BD Architect of the Year Awards 2013 - Masterplanning and Public Realm - Shortlisted
  • New London Awards 2013 - Residential - Shortlisted
  • Housing Design Awards 2013 - Project Schemes - Shortlisted

Plans

Materials

Each buildings has its own architectural style, the external envelope formed from a different brick and articulated in a unique way. We have tried to construct buildings in different styles which form a contextual response to the surrounding Edwardian context. Each of the communal entrances is highlighted with a coloured glazed brick which provide a simple wayfinding device for people visiting the estate.

A pineapple pattern, inspired by decorative carving on a building previously on the site, will be used on the entrance gates. The Pineapple is a symbol of welcome and hospitality and neatly symbolises the sites transformation.

Sustainability

A centralised CHP (Combined Heat & Power) plant provides energy, hot water and heating to all the homes on site through a district heating system. Coupled with very good insulation, to keep the homes warm and extensive areas of rooftop photovoltaics (solar panels) the energy strategy aims to minimise energy bills for the buildings occupants helping to reduce fuel poverty.

The homes meet the requirements of the London Housing Design Guide and Lifetime homes. The scheme has SBD accreditation and achieves CfSH level 4.

Resident's Perspective

Inside The Homes

Hawkins\Brown’s interior design team worked closely with Peabody to create a range of high quality interiors across all tenure types. The interior layouts create flexible spaces, capable of being adapted to the changing needs of modern life.

Future Phases

There are a further two phases which will see the construction of more than 375 homes. In Phase 02 a community centre with Peabody offices will overlook a new public square at the heart of the scheme. In the third and final phase, the shops of St. Johns Hill will be extended into the scheme creating a pocket square opposite the entrance to Clapham Junction station.

The repeated blocks and monotonous style of the previous estate is being replaced with unique brick buildings that have their own identities, regenerating whilst retaining a sense of place for this evolving community.

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