Client: Transport for London, The London Borough of Lambeth
Borough: The London Borough of Lambeth
Units and Density: 55 new homes across three buildings, 393 hrh, 124 dph
Tenure: 100% social rent
Status: Planning granted 2016
Karakusevic Carson Architects have been appointed by Transport for London (TfL) and LB Lambeth to develop a Planning Application for new affordable housing and a replacement community centre on three sites on the southern edge of the Fenwick Estate in Clapham, Lambeth. The sites are referred to collectively as Fenwick South.
Working with Lambeth Council, Transport for London has an obligation to build new affordable homes as part of the Community Benefit programme for the Northern Line Extension at Vauxhall. This would be a Council development and the new homes would be entirely owned by the Council to help meet the need for housing in Lambeth.
The Fenwick Estate was built in the 1960’s, and comprises a number of linear and courtyard blocks varying but mainly four storeys in height. Clapham North Underground
Station is located to the west of the Estate, on Clapham High Street, with a range of mixed use and commercial buildings
around it. As one moves further away from the underground
station, the area becomes increasingly residential.
The areas surrounding
the estate are predominately
Victorian terraced housing with a few taller modern
buildings which are currently being constructed on the other side
of the railway viaduct.
each look to maximise
the potential of their small, triangular sites, without
getting closer than 4m to the railway embankment and whilst respecting the existing neighbouring properties on the Estate. Part of these proposals
is the re-provision
of the Fenwick Hall community centre. The aspiration is to maintain continuity of provision
of the community centre by phasing the development appropriately.
All new build units are designed to comply with Lifetime Homes Standards and exceed the space standards set out by the London Housing
Building A sits at the entrance to the estate from Bedford Road and creates a six storey building
with 23 one, two and three bed apartments, that activates Cottage Grove with a generous entrance lobby space. All units are dual aspect and have inset corner balconies. The top floor is set back from Cottage Grove to lessen the impact on the gardens of the houses to the north side of the road. All bathrooms and kitchens stack to make the coordination of servicing
as simple and efficient as possible. The communal gardens to the flats to the east will be opened up to the new building to allow it to be used as a shared amenity space.
Building B is located on the corner of Cottage Grove on the site of a row of garages. It enjoys a prominent position
within the estate and terminates the long view from the north, through the estate. It is a building
of seven storeys with a generous entrance lobby opening onto Cottage Grove. All units are dual aspect and have inset corner balconies. Daylight and ventilation will be provided
to the core by an atrium which also creates a social heart to the building.
Building C is located on the site of the existing community centre, Fenwick Hall. It has a subservient relationship to the houses fronting Cottage Grove and thus suits a ‘mews’
typology, with back to back gardens to the existing
houses. The ground floor units will all have a front door and a kitchen facing the mews street and private back gardens.
An architectural language is being developed
that allows the buildings
to be individual and respond to the variety of edge conditions whilst still retaining
a unified and coherent character. The simple and robust massing is reinforced by recessing
all balconies into the body of the buildings.
The scale of the built mass will be broken down through the setting back of upper floors of the apartment buildings in order to respond to each specific context.
Simple, high quality materials will be combined
with robust detailing
to provide simple,
elegant and generous buildings. The surrounding
in Clapham has stood the test of time and we would seek to build on this established
material palette to allow the new build elements to
sit comfortably in their townscape