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.
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.
Almost doubling the previous number, while increasing home sizes
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.