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Team London Bridge London Bridge Station Development APPLICATION - REF: 11/AP/1987

Planning application response on behalf of the London Bridge business community.

Team London Bridge area

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Contents

Executive summary & recommendations 3 Report structure 6 Station development plans 7 Public realm 12 Arches & tunnels 15 Retail & business strategy 19 Communication 22 Appendix 1: Participating companies 24 Appendix 2: Research papers 24 Appendix 3: Distribution list 25 Appendix 4: Team London Bridge April 2010 response to the London Bridge SPD 28 Appendix 5: Recommendations 31 Appendix 6: Team London Bridge contact details 32

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Executive summary & recommendations

This report (and attached appendices) constitutes the formal response of the Team London Bridge

(Business Improvement District) to the Network Rail London Bridge Station development plans.

Team London Bridge

Team London Bridge Business Improvement District (BID) represents over 300 businesses in the London

Bridge area stretching south of the Thames River from London Bridge to Tower Bridge. These businesses

range from large blue-chip organisations such as Ernst & Young, PWC and Norton Rose through a diverse

community of small and medium sized enterprises. The executive team reports to the BID Board made

up of business representatives. Our comments are within the context of the work we carry out as a BID,

ensuring agreed business objectives for the BID area are met and the business investment (£800,000+

capital per annum) through the BID levy is well spent.

In November 2010 Team London Bridge secured a extended term of five years from 2011 – 2016

following a successful business ballot. 78% support by number and 88% support by rateable value. As

part of our renewal campaign the following strategic objectives were agreed for the area:

- a first class transport interchange

- a pedestrian-focused public realm

- restoration of the historic railway arches

- an increased and varied retail offer

Consultation

The London Bridge Station development is recognised as being of fundamental importance for the

continued regeneration of the area. As such the Board felt that, further to the broad brush strategic

objectives outlined above, the business community should be consulted in greater depth as to their

response to the planning application.

Research consultants Hamilton-Lock were commissioned to take forward a three part consultation

exercise. This comprised of:

- 2 focus groups (each of 7 businesses) – each group having Board member representation

- 14 in-depth 1-1 interviews with a senior representative from a range of local businesses

- 100 quantitative surveys with employees from the area

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Each method of consultation sought responses to questions arranged under the strategic headings

noted above. A further section sought responses as to how business should be communicated with.

Team London Bridge response

Our research indicates that the business community strongly supports the development of London

Bridge Station. The proposed development has the potential to create a world class station. Of particular

importance to the business community is that Network Rail, Southwark and TfL should recognise that

very significant capital and ongoing revenue investment is needed to bring the pedestrian environment

on Tooley Street up to world class standards.

There is strong business support for a more imaginative recognition of the potential of the arches and

tunnels. Our business community and employees are also seeking a more varied retail offer than that

currently on offer. Network Rail and the planning system should also acknowledge that the lively mix of

business, leisure and cultural organisations that currently occupy the tunnels and arches are integral to

the character of the area. Therefore this mix should be retained within the station. Finally, businesses

are seeking a significantly improved level of communication regarding the development and disruption

mitigation.

Team London Bridge strongly believes that addressing these shortcomings will help achieve a world class

and culturally sensitive regeneration of the area alongside a world class transport interchange. To that

end Team London Bridge is supportive of the station development whereby the recommendations

outlined below are considered and implemented.

The recommendations below come directly out of the research findings, further supplemented by

discussion at both Executive Team and Board level. The recommendations are consistent with the Team

London Bridge formal response, in April 2010, to Southwark’s Bankside & London Bridge Supplementary

Planning Document.

It is important that the recommendations are considered (and implemented) as a whole.

Recommendations under any one heading will positively impact upon the challenges and suggested

solutions noted under the other headings. There is a large degree of overlap between the headings,

particularly ‘public realm’ with ‘arches and tunnels’ and ‘station development plans’ with

‘communication’.

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Recommendations:

Station development plans

1. Publish a Construction Management Plan following liaison with the business community.

2. Implement Legible London as part of the station development.

3. Greater consideration should be given to station linkages with the London Bridge City Pier.

4. Increase cycling infrastructure capacity and facilities as part of the station development.

Public realm

5. Address pedestrian congestion on Tooley Street.

6. Significantly improve the St. Thomas Street station exit and pedestrian environment.

Arches & tunnels

7. Radically improve the Bermondsey Street tunnel environment.

8. Implement active frontages in the St. Thomas Street arches and Bermondsey Street tunnel.

9. Protect and enhance the existing cultural offer within the station master-plan.

Retail and business strategy

10. Increase the quality and the range of the retail offer.

11. Designate St. Thomas Street arches as a location for creative retail and leisure outlets.

Communication

12. Network Rail to work with Team London Bridge to produce a dedicated business communication

strategy.

Please note that these recommendations are detailed in much greater depth under the their

appropriate headings.

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Report structure

The report is structured around the five research areas. These being:

- Station development plans

- Public realm

- Arches and tunnels

- Retail and business strategy

- Communication

Under each of these subject headings the report is structured as follows:

- Brief overview is given for each area

- Key 1-1 research findings

- Key focus group research findings

- Key quantitative research findings

- Recommendations

Reference material

Team London Bridge will be publishing and making public both this report and the research findings. In

addition to the research data outlined above Team London Bridge has drawn on the following

documents in preparing this paper:

Document Author Date published

London Plan Greater London Authority July 2011

Southwark Plan Southwark Council April 2011

Team London Bridge 2011-16 plan Team London Bridge August 2010

Team London Bridge SPD response Team London Bridge April 2010

Bankside & London Bridge SPD Southwark Council 2010 (Draft)

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Research overview

The London Bridge business community is very supportive of the development plans for London Bridge

Station. The increased transport capacity, the spacious ground floor concourse and improved

accessibility and permeability are particularly welcome. Unfortunately the station is perceived as being

primarily geared towards being a transport interchange and not well thought out in terms of linking with

the adjacent public realm. Significant concerns remain as to the capacity of Tooley Street to handle

increased pedestrian flows that are predicted in the decades to come. There is an absence of any

mention of linking to the London Bridge City Pier facilities. The roof design is supported.

Key 1-1 research findings:

- The majority view of the respondents is that the station area is currently dirty, over-crowded and

confusing to navigate, as signage is very poor.

- Asked which three actions would improve the station area 1-1 interviewees noted:

Actions %

Easier access to the station 36%

Safer and more welcoming 36%

Better retail 21%

Improved signage 21%

- All 1-1 interviewees (100%) were in favour of the increased passenger capacity within the station.

Concerns were expensed that the increased station capacity would result in pedestrian congestion

on Tooley Street remerging post development.

- The station needs to incorporate substantial toilet facilities.

- The overwhelming majority of 1-1 respondents agreed that the provision of new entrances in

Tooley Street St. and Thomas Street were welcomed and would bring benefits to the area.

- Eleven 1-1 respondents (79%) were appreciative of the roof design.

- The table below shows the ratings (10 being fully supportive) for how supportive the 1-1

respondents and their businesses are of the plans for the London Bridge Station development.

Rating %

10 14%

9 7%

8 50%

7 29%

Average = 8.07

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Key focus group research findings:

- Group 1 felt that the re-development of the station is long overdue. The station is currently

difficult to navigate, has poor signage and poor access to the station. As a major London terminus

it does not provide a good experience to travellers.

- The station and surrounding area was described as ‘aesthetically awful’. It was noted that the

capacity of the station has already been exceeded. On a positive note, the arches provide for an

interesting business mix on the south side of the area and offers good potential for a sympathetic

re-development of the area.

- There was a consensus in Group 1 that the primary key improvement was safety and the

perception of safety. Other suggested improvements included easier access to the station, a

comprehensive improvement in signage both within the station and the surrounding areas and

easier access through improved pedestrian traffic flows.

- There was a general consensus in both groups that the proposed increased capacity of the station

will be good for the area, for both retail businesses and corporate businesses.

- The artist’s impression of the new street level concourse was well received by both groups.

- Group 1 considered that the new design for St. Thomas Street did not provide shelter for

pedestrians in inclement weather. It was suggested that if the glass in-fills of the arches were

pushed back they could create a covered pedestrian walkway thus providing extra pavement area

in St. Thomas Street without reducing the road/traffic area.

- The new St. Thomas Street station entrance area was thought to be cramped and would not

provide such a good experience as that of the new entrance to the station on Tooley St.

- Both groups were supportive of the design of the new roof. Concerns were raised of a possible

green-house heating effect in the summer and need to ensure that the roof was cleaned and

maintained to the highest standards.

- The table below shows the ratings (10 being fully supportive) for how supportive the focus groups

respondents and their businesses are of the plans for the London Bridge Station development.

Rating %

9 17%

8 50%

7 17%

5 17%

Average = 7.5

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Key quantitative research findings:

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The new station will increase passenger capacity by 66%. What are your views on this?

Respondents’ views on the proposed new roof to replace the Victorian shed roof.

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TLB web-site poll – 53 respondents

Feature %

Great train capacity 47%

Easier access from street level 19%

Impressive design & architecture 13%

More retail 13%

Increased sense of security 8%

Respondents’ views on the new Tooley St/St Thomas St entrances links the two sides of the station.

What is the most important feature of the plans for the new London Bridge Station?

Recommendations:

1. Publish a Construction Management Plan following consultation with the business community.

- While the London Bridge business community recognises that disruption is inevitable given the

scale of the station development it is essential that this has a minimal impact on businesses and

business activity in the area. Team London Bridge ask that Network Rail and Southwark Council

work closely with businesses in the preparation and communication of a Construction

Management Plan for the development.

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- It is essential that signage in the station and around the station be improved so as to enhance

way-finding and encourage walking. Team London Bridge strongly supports Legible London as a

tried and tested standardised signage system for London. This will link to and complement the

extension of Legible London across the London Bridge and Bankside areas.

Legible London on-street signage. An example of a Legible London ‘plinth’ in Marylebone.


- The station master-plan needs to recognise the future potential of river transport services and

the consequent need for London Bridge Station to link with the facilities at London Bridge City

Pier. This recommendation has not come out of the research findings but is consistent with the

Team London Bridge response to the Bankside & London Bridge SPD submission in 2010 and

with TfL and GLA transport policies.

Link to / signpost London Bridge City Pier Thames Clipper links to Canary Wharf and Westminster


- We are concerned that the master-plan approach to cycling infrastructure is insufficient. The

development of the station will result in the loss of the TfL supported secure cycle park at the

rear of On Your Bike. The area will also lose the long-standing independent On Your Bike store.

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- The removal of both Stainer Street and Weston Street (both of which are welcomed given the

public realm gains) results in a significantly reduced number of options for cyclists travelling

from the Bermondsey area through London Bridge and onwards. These challenges are likely to

be exacerbated by the continuing volumes of cyclists cycling to work.

- We recommend that Network Rail work with Southwark Council and local cycling groups to

ensure that a long term plan to increase cycling infrastructure is built into the station plans.

- Given the concerns raised about the congested pavements in the area all cycle parking and any

additional Boris Bike stations should be located where they will not add to congestion. The St.

Thomas Street area is therefore more appropriate than Tooley Street for such facilities.

Cycling is both a GLA and Southwark Council priority Long standing local business On Your Bike

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Public realm Research overview

Tooley Street’s narrow and congested pavements were commented upon by all most every research

participants and are considered a major failing in the local environment. The London Dungeon queues

exacerbated these problems and should be addressed within the overall station design. Although

contentious with a significant percentage of respondents, the removal of 84 Tooley Street to create a

station exit / entrance plaza is supported by the majority of interviewees. Concerns were also expressed

that the proposed station entrance on St. Thomas Street was inadequate and the pavement space

proposed there too narrow given the significantly increased pedestrian numbers resulting from the

station design.


- 93% of respondents had a negative view of the current Tooley Street pedestrian environment:

Views on pedestrian facility %

Pavements congested/too narrow 43%

London Dungeon queue a problem 36%

Cluttered street furniture 14%

Heavy road traffic 7%

Bermondsey St. needs more light/activity 7%

Poor signage 7%

Dirty 7%

- Six 1-1 respondents (43%) felt that the redeveloped station with its new exit at More London may

help relieve the pedestrian congestion along Tooley Street. In contrast to this, four respondents

(29%) held the view that the redeveloped station could have a negative impact on the area by

attracting yet more people in thus adding to the congested pavements.

- There was a clear view that signage will be key to improving pedestrian flows.

- Eleven 1-1 respondents (79%) accepted in principle that the benefits of the new entrance to the

station outweighed the retention of the old Victorian South East Railway building. One respondent

(7%) was very much against demolishing the building.


- Both focus groups quickly agreed that currently Tooley Street’s pavements are too narrow and

there is too much unnecessary street furniture giving it a cluttered look and restricting movement.

The management of London Dungeon queues exacerbates pavement congestion.

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- Group 2 noted that over the past 10 years there has been a vast influx of people resulting in

overcrowding – making it particularly difficult for women with young children and pushchairs.

- Group 2 were concerned that as the station usage moved towards its new 66% increase in traffic,

the surrounding pavements would be chaotic unless they are improved now. The queues at

London Dungeon need to be addressed as this was considered a safety issue where people have

to step into the road to get passed the queues.

- There was consensus in Group 1 that the Victorian building should be demolished to make way for

the new station entrance on Tooley St. There was some surprise expressed that the Shipwrights

Arms pub was not going to be knocked down as it was thought that leaving the pub in situ

separated the modern station from the rest of that side of Tooley St and created a pinch point on

the pavement at the start of Bermondsey St.

- Group 2 on the other hand were reluctant to see the Victorian building demolished and felt there

should be extra thought around how at least the façade of the building could be saved.


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Respondents’ views on the current pavement around the station – particularly Tooley Street.

Respondents’ views on demolishing the Victorian building to provide a new entrance to the station.

Recommendations:


- Network Rail, Southwark and TfL should recognise that very significant capital and ongoing

revenue investment is needed to bring the pedestrian environment to world class standards.

- 54% of the quantitative interviews state that the pedestrian environment on Tooley Street and

Duke Street Hill is poor or very poor. It is currently heavily congested and run down. The planned

developments at The Shard and London Bridge Station will bring further congestion and pressure

on to this creaking pedestrian infrastructure.

- TfL should remove all unnecessary street clutter from Tooley Street and Duke Street Hill.

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- The location of the bus stops and delivery bays should be reviewed. The latter should be

accommodated within the station itself where possible.

- While the London Dungeon is a valued local business and major tourist attraction the queues it

generates are of major concern to the local business community. This is particularly the case

during the holiday periods. Team London Bridge recommends that Network Rail, as landlord,

work with London Dungeon to find an alternative location for the queue that does not impinge

upon the congested public realm.


- Come 2017 St. Thomas Street will be a thoroughfare of considerable importance given the Shard

public viewing gallery entrance, the Shangri-La hotel entrance, the adjacent Quill student

accommodation, an enhanced Guy’s Hospital estate and the primary pedestrian route through

to Bermondsey Street.

- The station entrance needs to be significantly increased in terms of width, capacity and

grandeur fitting for such a street. The pavement facility needs similar treatment to make it fit for

the very considerable pedestrian flows that will result from the station development.

St. Thomas Street needs to be recognised as a very significant street requiring an enhanced public realm.

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Arches & tunnels

Research overview

The arches and tunnels are felt to be integral to the history and character of the area. Their occupation

by a vibrant mix of independent businesses is felt to add to the area’s vibrancy and uniqueness. In

particular the cultural institutions in the area are felt by the majority of those surveyed to add

significantly to the character and attraction of the area. Unfortunately Bermondsey Street tunnel is still

perceived, recognising recent Southwark improvements, to be dark, noisy, unwelcoming and at times

threatening. 88% of local workers do not venture south through the tunnels to the burgeoning

Bermondsey Street area for these reasons.


- Only half (50%) of respondents said that they and/or their colleagues do not venture down to use

the shops and cafés in the Bermondsey Street. A lack of time during lunch and the poor tunnel

environment were the two main reasons cited for not exploring Bermondsey Street.

- This table summarises respondent’s views of Bermondsey Street tunnel:

Views of Bermondsey St. area %

Dirty, grotty, smelly, rundown 43%

Unsafe/uncomfortable to go down 29%

Separates the area 7%

Provides student night life 7%

Independent businesses 7%

- All 1-1 respondents (100%) agreed that having cultural venues and creative businesses within the

area was beneficial – and this was expressed in various ways: “It brings vibrancy to the area”.

“Southwark Playhouse & the Unicorn Theatre do important outreach work”. “Make the area

unique”. “A very good interesting backdrop for businesses & a destination for tourists”.


- Group 1 was indifferent as to the charms of Bermondsey Street though it was granted that

independent type retail would “liven up” St. Thomas Street and increase interest in that area.

- Group 2 noted that the Bermondsey Street bars and restaurants are well liked but the tunnel

environment and a lack of awareness of the facilities deterred people from going there.

- Group 2 considered the cultural venues, creative businesses and independent bars and

restaurants as very important in making the area what it is.

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Respondents’ views on the importance of cohesion between the areas to the north and south of the tunnels.

Respondents’ views the importance of cultural venues to the success of the area.

Recommendations:


- While Southwark Council has completed some excellent work on cleaning and lighting the

tunnels under London Bridge this is just a start. Our research is very clear that 88% of local

workers do not venture south through the tunnels due to a continued poor and intimidating

environment, a fear of crime, poor signage and a lack of people and businesses. This hinders the

knitting together of the world class river front with the historic and bohemian Bermondsey

Street neighbourhood. The London Bridge Station development offers a once in a generation

opportunity resolve these problems by:

- opening active frontages to retail and leisure uses within the tunnel

- widening pavements using high quality paving materials

- outstanding lighting design

- consideration of historically focused art installations

- slow traffic and quietening the noise of the traffic.

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7. Implement active frontages in the St. Thomas Street arches and in Bermondsey Street tunnel.

- The dead frontages of the St. Thomas Street arches and the blank facade of the Bermondsey

Street tunnel severely detract from the pedestrian experience, discourage people from

exploring that area and diminish the vibrancy for which London Bridge is becoming famous.

- Sensitive development would help bridge the north-south divide, help balance the corporate

feel of More London with the historic character of Bermondsey Street, deliver much needed

new retail and help spread opportunity east from London Bridge into Bermondsey proper.

- The railway arches are part of England’s unique industrial heritage and should be restored to

their former glory. The arches also provide an amazing series of development opportunities that

would ideally house the independent business that are so valued locally.

- Network Rail’s plans for ‘ancillary space’ in these arches is the antithesis of our recommended

strategy. Wherever possible the plans should be reconfigured so that the tunnels and arches

deliver active frontages along the majority of their length.

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- 80% of the quantitative interviewees stated that cultural venues are important or very

important to the success of the area.

- The station is located in a Strategic Cultural Area as identified in both the London Plan and in

Southwark’s Core Strategy. This seeks to protect and promote the types of cultural space (in

particular the Southwark Playhouse and Britain at War Museum) currently occupying the

station. Given Team London Bridge’s membership of the Southwark Bank and Bankside Cultural

Quarter and the the very strong support voiced in the research for the value of a wide ranging

and quality cultural offer in the area we recommend that Network Rail seek to, at the very least,

retain the quantum and quality of the current cultural offer. Where this proves impossible every

effort should be made to house these businesses in the vicinity.

The Southwark Playhouse and Britain at War Museum are brilliant examples of local cultural institutions threatened

by the station development.

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Retail & business strategy

Research overview

Three messages came though the research. The area was deemed very poor in providing the scale of

retail that would be expected of a major business area such as London Bridge. On the other hand it

recognised that the area was never going to be a major retail destination. Finally, while there was a call

for an increased volume of high street shops there was an equally strongly call for any retail to be

independent and reflect the character of the area.


- The consensus was that the area is well catered for in terms of coffee and food and drink outlets

but that comparison retail offer was extremely poor.

- The respondents do not perceive the area as a retail destination, reporting that the West End,

Surrey Quays or Liverpool Street are used by colleagues for general shopping needs.

- The following types of retail were noted by the 1-1 interviews as being needed in the area:

Type of Retail %

Supermarket 29%

Clothing / business wear 29%

A good mix 21%

Businesses / resident focused shops 21%

W H Smith 14%

Post Office 14%

- Ten 1-1 respondents (71%) agreed with the idea of the boutique retail and independent shops

being located in the arches and tunnels of Bermondsey Street and St. Thomas Street.


- Group 1 respondents were unimpressed with the current retail offering. It was acknowledged that

the area could never and should never compete with Oxford St. but small independent shops such

as jewellers, leather goods and gift shops would add interest to the area.

- It was pointed out that for clothes, shoes and other non-food items, there isn’t much choice.

Borough Market was mentioned as one of the best things in the area in terms of retail.

- Group 2 did not want to see London Bridge become another standard station retail outlet. They

felt it was important that the area kept its specific London Bridge feel. The respondents

concurred that the model for the area should be more Covent Garden than Westfield.

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Respondent’s views on the current retail offering within the London Bridge area.

Mean scores for each type of retail to be reflected in the new station.

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Type of retail Respondents

Supermarkets 5

Banks/cash points 3

Borough Market/little markets 3

Children’s facilities/outlets 3

Electronic/technology outlets 2

Dry cleaners 2

Shoe/shoe repair shops 2

Post Office 2

Bookshops 1

Women’s retail 1

Card shops 1

Should Bermondsey St style retail be reflected in the station. List of retail types given by respondents who chose ‘other’.

Recommendations:


- Given the increasing numbers of people passing through the station, the burgeoning population

of office workers and increasing volumes of tourists, London Bridge has a poor retail offer. The

business community is seeking a high-quality retail offer within London Bridge Station that

balances high-street stores with independent retailers (including existing independent retailers).

High quality retail at St. Pancras Station. High quality restaurant within Grand Central Station.

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- Further to the recommendations set for the imaginative restoration and regeneration of the

railway arches and for the inclusion of independent retail and businesses within the station

footprint, Team London Bridge recommends that the arches on St. Thomas Street provide the

perfect location for such uses.

- Such an approach would help link the convenience orientated retail of the station concourse

with the independent and creative nature of the Bermondsey Street business community and

the emerging food retailing environment of Maltby Street.

Les arcades étoilées du viaduc des Arts, Paris

An exemplary example of sensitive arch restoration with an accompanying creative retail strategy in Paris..

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Communication

Research overview

The larger businesses in the area are reasonably well informed of the plans for the development of

London Bridge Station. There is much less awareness amongst employees in the area. The main

business concerns going forward are a lack of appropriate and timely communication, increased noise

and dirt, transport delays and traffic chaos resulting in delays to deliveries.

Team London Bridge is adjudged an excellent and trusted conduit of information for businesses.

Businesses would therefore like to see Network Rail working closely with Team London Bridge to

ensure that a business communication strategy is in place as a matter of urgency.


- The majority of respondents are satisfied with the level and quality of communication currently

received from Team London Bridge.

- There is a business need for Network Rail to develop a structured business communications

programme. Suggestions: weekly / monthly briefing; working groups & forums; update emails.

- Respondents do not wish to be bombarded with unnecessary information but want to be kept

informed about activities affecting their business in terms of access, customer footfall etc.

- 1-1 respondents identified the following as being of particular concern: disruption of business

deliveries; noise and dirt; project delays over-runs; and, a lack of information.

- A single point of contact to Network Rail was requested by four respondents. It was pointed out

that this contact must be responsive and have the ability to influence issues as they arise.


- The key concerns for both focus groups are: the level of dirt and noise; large construction trucks

on Tooley Street; negative passenger experiences; disruption and delay to deliveries.

- Group 1 expressed a fear that the level of communications in terms of road closures and

disruption to utilities etc. is likely to be poor.

- Both groups were unanimous in that TLB has been doing an excellent job in keeping their

businesses informed, that they should continue to act as a voice for local businesses, facilitate

good communications and possibly liaise should problems arise.

- The regular updating of the TLB web-site was considered to be very important.

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- Key quantitative research findings:

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spondents

All

Male

Female

Respondents’ awareness of plans to re-develop London Bridge Station post the Olympics

Recommendations:

11. Network Rail to work with Team London Bridge to produce a dedicated business

communication strategy.

- Team London Bridge recommends that Network Rail work with Team London Bridge (and

partners as appropriate) so as to produce a publically available business communications

strategy for the period of the development of the station.

- Network Rail should appoint a single point of contact for the business community.

- The communications strategy should consider the following modes of communication:

- Quarterly / monthly station development briefings.

- Monthly e-mail development updates.

- Monthly surgeries for business directly affected by development works.

Chris Drabble, Network Rail Senior Sponsor, presenting

at the Team London Bridge AGM in May 2011. Example of Team London Bridge’s monthly e-update on

the station development.

24

Appendix 1: Participating companies

1-1 interviewees

Arch 897

Ernst & Young

Fone Doctors

Guy's and St Thomas' NHS Foundation Trust

King’s College London

Lawrence Graham LLP

London Bridge Hospital

London Dungeon

More London Estate

Norton Rose

Southwark Crown Court

St. Martin’s Property Corporation (CBRE)

The London Bridge Expererience

The Shipwright’s Arms

Focus group participants

Absolutely Starving

Bliss

Davy’s

Dinwiddie MacLaren Architects

London Bridge Hotel

Magdalen Restaurant

PWC

Red Bull

Southwark Playhouse

Thames Clippers

The Bridge Lounge

Unicorn Theatre

WPF Therapy

100 quantitative interviewees

50:50 Male : Female

50:50 >35 years : < 35 years

These interviews were conducted in the foyers of the following organisations:

St. Martin’s Property: The Cottons Centre

PWC

Norton Rose

Appendix 2: Research papers

The actual research findings and reports can be accessed via: www.teamlondonbridge.co.uk/station

http://www.teamlondonbridge.co.uk/station

25

Appendix 3: Distribution list Name Position Organisation

Charmaine Wasif

Operations Director Absolutely Starving

Geoff Symonds

Head of Transport Strategy AEG Europe

Howard Lerman

Senior Partner (Board member)

Anthony Gold (Team London Bridge)

James Battison

Director Arch 897

Sarah Ichioka

Director Architecture Foundation

Simon Hughes Member of Parliament

Bermondsey and Old Southwark

John Corey Chair

Bermondsey Neighbourhood Forum

Michael Davis Chair Bermondsey Street Area Partnership

Carly Simmons Office Manager Bliss

Paul Jackson London Bridge City Manager CB Richard Ellis

Mark Griffiths

Area Manager Davy’s

Malcolm Woods

Historic Buildings & Areas Adviser English Heritage

Jim Longfield

Head of Security & Enterprise Risk (Board member)

Ernst & Young (Team London Bridge)

Alistair Subba Row

Managing Partner Farebrother

Faisal Sheikh Director

Fone Doctors

Simon Grinter

Head of Facilities Greater London Authority

Giles Dolphin Head of Land Use Planning

Greater London Authority

Matthew Carpen

Senior Strategic Planner Great London Authroity

Karen Sorensen Head of Policy & Strategy Guy's and St Thomas' NHS Foundation Trust

Alastair Gourlay Head of Capital Development Guy's and St Thomas' NHS Foundation Trust

Phil Reed

Director (Board member)

HMS Belfast (Team London Bridge)

Holger Hansel Estates Team

King’s College London

Ian Caldwell Head of Estates King’s College Lonsdon

Gus Zogolovitch Director

Lake Estates

Claire Gilchrist Facilities Manager

Lawrence Graham LLP

John-Paul Maytum Chairman Leather Market JMB

26

Cllr Dee Doocey Chair of the Economy, Culture and Sport Committee

London Assembly

Boris Johnson Mayor of London

London Assembly

Cllr Jenny Jones Chair of the Planning and Housing Committee

London Assembly

Munira Mirza

Advisor on Culture and Youth London Assembly

Cllr Caroline Pidgeon

Chair of the Transport Committee London Assembly

Cllr Valerie Shawcross

Member London Assembly

James Kislingbury General Manager

The London Bridge Experience

John Reay

Chief Executive Officer London Bridge Hospital

Nicholas Cowell

General Manager London Bridge Hotel

Nikki Ratcliff (Former) General Manager London Dungeon

Roger Faulks

Proprietor Magdalen Restaurant

Jill Zekria

Estate Director More London Estate

Graeme Elliott Communications Manager

Network Rail

Chris Drabble London Bridge - Senior Sponsor

Network Rail

John Hughes

Development Manager Network Rail

Sir David Higgins

Chief Executive Officer Network Rail

Martin Jurkowski

Programme Director Network Rail

Tamara Jax-Birgfelliner Portfolio Manager

Network Rail

Gillian Todd Security & Facilities Manager Norton Rose

Robert Chappell

Director (Board member)

On Your Bike (Team London Bridge)

Jane Woolcott Partner (Board member)

PWC (Team London Bridge)

James Sellar Developer Sellar Properties

Hamish McKenzie

Development Director Sellar Properties

Ben Stephenson

Head of Policy & Business Development

South Bank Employers Group

Cllr Anood Al-Samerai Riverside Ward

Southwark Council

Simon Bevan Head of Planning, Regeneration and Neighbourhoods

Southwark Council

Cllr Denise Capstick Grange Ward

Southwark Council

27

Cllr Fiona Colley

Cabinet member for Regeneration Southwark Council

Cllr Nick Dolezal Chair of the Planning Committee Southwark Council

Cllr Mark Gettleson Grange Ward Southwark Council

Cllr Peter John Leader of the Council Southwark Council

Eleanor Kelly Deputy Chief Executive

Southwark Council

Annie Sheppard Chief Executive

Southwark Council

Linda Manchester Grange Ward

Southwark Council

Eliza Mann Riverside Ward

Southwark Council

Gary Rice Head of Development Management

Southwark Council

Gordon Adams

Senior Planner - Major Applications Southwark Council

Cllr Nick Stanton

Riverside Ward Southwark Council

Des Waters Head of Public Realm (Board member – observer status)

Southwark Council (Team London Bridge)

Dan Taylor

Regeneration Manager Southwark Council

Alastair Hanton Chair

Southwark Living Streets

Chris Smyrnios Director

Southwark Playhouse

Andrew McAlister

Asset Manager St Martin’s Property Corporation Ltd

James Dinwiddie

Chairman (Director)

Team London Bridge (Dinwiddie Maclaren Architects)

Sean Collins

Director Thames Clippers

Nigel Guy

Landlord The Bridge Lounge

Andrew Bishop

Landlord The Shipwright’s Arms

Nigel Hardy Head of London Routes & Places Transport for London

Colin Lovell Head of Land Use Planning Transport for London

Lauren Preteceille Stakeholder Engagement Manager

Transport for London

Carolyn Forsyth Theatre Manager Unicorn Theatre

Lykke Leszczynski

Director WPF Therapy

28

Appendix 4: Team London Bridge response to: Southwark Council Bankside, Borough and London Bridge Draft Supplementary Planning Document (SPD) April 23rd 2010 Team London Bridge response to: Southwark Council Bankside, Borough and London Bridge Draft SPD This is the formal response of the London Bridge Business Improvement District - also known as Team London Bridge (TLB) – to the Southwark Council Bankside, Borough and London Bridge Draft Supplementary Planning Document. The response is structured in two parts:

- LONDON BRIDGE PRIORITIES - DETAILED RESPONSE TO SPD SECTIONS

LONDON BRIDGE PRIORITIES TLB represents over 250 businesses operating in the London Bridge area. Our comments are representative of the work we carry out as a BID ensuring business objectives for the area are met and the business investment (£750,000+ capital per annum) through the BID levy is well spent. Due to the change in the economic climate over the past two years businesses have naturally found the trading environment challenging and the vast majority do not anticipate a major change in the next financial year. However even in the current situation we are able to confirm the majority of businesses are still happy to support a BID, ensuring this additional investment to the area. Feedback from the businesses who trade in the London Bridge area shows that the state of London Bridge station (underground, rail, pedestrian, and bus) and the surrounding streets is the biggest concern for the business community regarding their continued growth and investment in the area. TLB has identified four general themes that the business community would like to see prioritised within the SPD: These four priorities are the development of the London Bridge area as: 1) a world class transport interchange with:

a. a world class London Bridge Station b. the area wide implementation of Legible London c. a world class Thames River transport interchange and river service

2) a bustling retail destination where there is:

a. a significantly increased retail offer b. a transformation of Borough High Street and Tooley Street into true high streets c. active mixed use shop, building and tunnel frontages

3) a pedestrian focused public realm that:

a. provides a world class pedestrian infrastructure in and around London Bridge Station b. transforms the historic railway tunnels to better link Tooley Street and St. Thomas Street

4) famous for the development of its historic railway arches because:

a. Crucifix Lane, Holyrood & St. Thomas Streets arches have been developed as opportunity sites

29

A world class transport interchange London Bridge Station

- London Bridge Station, which services over 42 million people a year and serves as a gateway for both Southwark and the City of London, is not fit for purpose. The re-development of the station is key to the continued growth and success of London Bridge, Bankside and Southwark as a Borough. Alongside increased rail capacity, successful connectivity to the tube, bus station and adjacent streets is the key measure of success. The station must knit seamlessly with Tooley Street, Duke Street Hill, Borough High Street, St. Thomas Street and Bermondsey Street. Further to this these streets must be redesigned where necessary to facilitate significantly increased level of pedestrian movement.

- At present, it is not clear whether the scheme that gained planning consent in December 2000 will be

developed. It is essential for all stakeholders to stress the value to DfT and Network Rail of both the rail capacity upgrade and connectivity to other means of transport.

Legible London

- The area is not well signed (a London wide problem) and wayfinding is difficult. It is essential that signage in the public realm be improved to encourage walking. As such TLB strongly supports Legible London as a tried and tested standardised signage system for London. Southwark Council, Network Rail, developers and other stakeholders must be encouraged to implement it. Due to the amount of street clutter within the area this scheme needs to be accompanied by the comprehensive removal of street clutter.

Thames River transport - The SPD needs to recognise the future potential of river transport services and their need for world class

docking and pier facilities at London Bridge. We would also encourage Southwark Council to campaign for a more frequent, high quality and affordable Thames Clipper service. Awareness and support initiatives are needed to encourage businesses, tourists and residents to use these services.

A bustling retail destination Increase retail offer

- Given the number of people passing through London Bridge Station, the burgeoning population of local officer workers, the growing residential community and the increasing number of tourists London Bridge has an extremely poor retail offer. This is already the case in comparison with the majority areas in and around London’s mainline stations and will be exacerbated by continued growth. The lack of retail is, after the very poor current condition of the station, the major complaint from businesses in the area. TLB strongly supports explicit planning policy support for an increased provision of comparison retail.

Transformation of Borough High Street and Tooley Street into true high streets

- TLB and business community wants to see Tooley Street transformed into a mix-use High Street type environment and a physical and economic transformation of Borough High Street worthy of the historic importance of London’s oldest street.

Active Street Frontages

- We would like the SPD to go further in its call for active street frontages by recommending active frontages in the arches and tunnels below the railway lines on Bermondsey Street, Shand Street, Barnham Street and Weston Street. This would encourage activity under the arches ensuring people felt safe and comfortable accessing and linking through.

30

A pedestrian focused public realm Pedestrian investment

- The pedestrian environment on Tooley Street, Duke Street Hill, St Thomas Street and Borough High Street is currently heavily congested and run down in places. The planned world class developments at the Shard and London Bridge Station will bring further congestion and pressure on to this creaking pedestrian infrastructure. The SPD needs to recognise that very significant capital and ongoing revenue investment is needed to bring the pedestrian environment up to world class standards.

Railway tunnels

- While Southwark Council has completed some excellent work on cleaning and lighting the tunnels under London Bridge this is just a start. We continually receive feedback that local workers, residents and especially visitors will not venture south through the tunnels due a continued poor and intimidating environment, a fear of crime, poor signage and a lack of people and businesses. This hinders the knitting together of the world class river front with the historic and bohemian Bermondsey Street neighbourhood. The SPD should recognise the historical significance and industrial splendour of the railway arches as sites fit for outstanding lighting design, historically focused art installations and the opening up of the internal arches for creative businesses and industries.

Development & restoration of London Bridge’s historic railway arches Railway Arches as opportunity site

- The railway arches and viaducts on St. Thomas Street, Crucifix Lane, Holyrood Street and Druid Street are part of England’s unique industrial heritage and should be restored to their former glory. Further to this the railway arches and the adjacent public realm provide an amazing series of development opportunities that should be explicitly detailed as such in the SPD. Sensitive development would help bridge the north - south divide, help balance the corporate feel of More London with the historic character of Bermondsey Street, deliver much needed new retail opportunities and spread the wealth and opportunity east from London Bridge into Bermondsey proper.

Please send confirmation of acknowledgement of above response to Nadia Broccardo Chief Executive London Bridge BID Company [email protected] 3 Gainsford Street SE1 2NE London 0207 407 4701

mailto:[email protected]

31

Appendix 5: Recommendations Recommendations:


1. Publish a Construction Management Plan following liaison with the business community.




Public realm



Arches & tunnels


8. Implement active frontages in the St. Thomas Street arches and Bermondsey Street tunnel.


Retail and business strategy



Communication

12. Network Rail to work with Team London Bridge to produce a dedicated business communication

strategy.

Please note that these recommendations are detailed in much greater depth under the their

appropriate headings.

32

Appendix 6: Team London Bridge contact details For more information about this research project / planning response plesase contact: Shane Clarke Deputy CEO Team London Bridge Wool Yard, 52 Bermondsey Street London SE1 3UD 020 7407 4701 www.teamlondonbridge.co.uk

www.londonbridgebid.co.uk%20

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