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Tustin Estate:

Feasibility and

Master-planning

Tender Brief

Version Date Author Issued to

Original draft 12 June Sophie Hall-Thompson Catherine Bates

Draft V1 2 July Catherine Bates Project Group; Neal Purvis

Draft V2 26 July Catherine Bates & Sophie Hall-Thompson

Project Group; Neal Purvis

Draft V3 12th

August Sophie Hall-Thompson Project Group; Neal Purvis

Final V4 14th

August Sophie Hall-Thompson Architectural Practices

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Contents Page

Contents Page ................................................................................................................2

1.0 Introduction .........................................................................................................3

2.0 Background .........................................................................................................5

2.1 Council Programmes..........................................................................................5

2.2 Resident engagement.........................................................................................6

2.3 Planning Policy Context.....................................................................................9

2.4 The Site ..............................................................................................................10

3.0 The Design Brief ...............................................................................................14

3.1 Programme of Work..........................................................................................14

3.2 Scope of services .............................................................................................14

3.3 Service Outputs ................................................................................................16

Community Engagement ............................................................................................16

Site Analysis .................................................................................................................17

Feasibility Study options ............................................................................................17

Master-plan ...................................................................................................................20

3.4 Design Requirements .......................................................................................21

4.0 Tender Process .................................................................................................28

4.1 Eligibility ............................................................................................................28

4.2 Submissions ......................................................................................................28

4.3 Evaluation ..........................................................................................................29

4.4 Indicative Tendering & Evaluation Timescales .............................................31

4.5 Appendices ........................................................................................................31

4.6 Supplementary information .............................................................................32

4.7 Other supporting information to follow .........................................................32

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1.0 Introduction

1.1.1 The London Borough of Southwark is inviting multi-disciplinary architectural

practices to tender for services to develop an improvement and/ or rebuild

scheme for Tustin Estate, SE15. The scope of services relate to the whole

estate with the exception of the three towers (which are currently undergoing a

major works programme).

1.1.2 The purpose of this work is to improve the quality of life of the existing

residents on the estate and to explore the possibility of providing additional

council homes for Southwark residents.

1.1.3 The scope of services will be commissioned and managed by the Council and

will be developed with input from a project group of stakeholders, comprising

of residents, representatives from onsite businesses and Pilgrims ’ Way

Primary School.

1.1.4 All residents of the estate and stakeholders will be invited to fully participate in

each stage of the scope of services.

1.1.5 The scope of services consists of four elements: 1. Community engagement 2.

Site analysis 3.Feasibility and options development 4. Master-plan design.

1.1.6 The scope of services seek to identify a preferred option for Tustin Estate that

residents and businesses of the Estate can support alongside representatives

of Pilgrims’ Way Primary School and the council.

1.1.7 The scope of services may also be used to inform updates to the Old Kent

Road Area Action Plan (OKR AAP) where this is deemed appropriate.

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1.1.8 It is anticipated that the successful practice will have considerable experience

of working on large inner London housing estates and be able to demonstrate:

an innovative and proven track record of inclusive and meaningful community

engagement; successful collaborative working practices bringing together

people and expertise from across disciplines; and high quality master-planning

and design solutions, bringing together residential, education, commercial and

public open space. We welcome consortium based submissions that included

local practices and bring wider social value.

1.1.9 The successful practice will be expected to interface and incorporate a range

of services and surveys directly appointed by the council. These will feed in

and inform each stage of the design development.

1.1.10 Consultants will be required to work closely with the Council on matters related

to communications, consultation and commercial sensitivities.

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2.0 Background

2.1 Council Programmes

2.1.1 Southwark Council is the biggest social landlord in London and we are

committed to delivering and managing good quality council homes for all our

residents. We have programmes to improve council homes and build more

council homes. The Council Plan commits to delivering a target of 11,000 new

council homes for social rent by 2043.

2.1.2 The Council has also launched a Great Estates programme, with the aim of

guaranteeing that every estate is clean, safe and cared for and for giving

residents the opportunity to improve their estate. The Tustin Estate will be a

leading example of this programme. The principles of resident consultation on

design alongside providing tenure-blind housing stock are key to this

programme. The vision of the Great Estates programme is as below.

o Celebrate our council estates – We will celebrate our estates and be

ambitious about their future. We will always be honest about the

challenges, and challenge ourselves to make Southwark estates the

best they can be.

o Encourage integration – Our estates are part of the bedrock of

Southwark. Mixed communities playing their part in the borough’s

economy and life are integral to the future of the borough. We want to

expand and enrich our estates, with redevelopment always a last

resort.

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o Respect where we live – Working with residents every estate should be

clean, safe and cared for. Communities should have ownership over

their estate and a shared stake in its future. High standards or repair

and maintenance will mean Southwark’s estates are great places to

live.

2.2 Resident engagement

2.2.1 In 2016 residents of Tustin Estate were engaged in discussions about the

future of their estate. As a result of these discussions it was determined to

undertake a major refurbishment programme of the three towers. Works to the

three towers bring the homes up to Decent Homes Standard and include:

replacement of Kitchens where they are 20+ yrs; replacement of Bathrooms

where they are 30+ yrs; replacement of boilers where they are 5+ yrs;

replacement of water main & waste pipes: new windows; cladding installation;

electrics upgraded; new balconies for 1st floor residents; new entrances /

lobby areas.

2.2.2 No decision was made with regards to the low-rise blocks, although some

early visioning work was undertaken. Please see the Consultation Report (Rev

3) October Event 2016 appended to this document for further details.

Consequently there has been no major investment into the low-rise blocks.

2.2.3 The Council recognises that local residents are key to determining what the

future of the estate could be and as such have reengaged with local residents

through the Tustin Community Association (TCA). The TCA responded

positively to this early engagement which sought to identify if residents were

willing to once again enter into discussions about the future of their estate. The

Council recognise that these discussions have raised a number of concerns,

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and will continue to do so, but the Council are committed to working through

these challenges with residents.

2.2.4 The TCA has produced a Manifesto setting out what residents see as

necessary to make sure all residents and stakeholders benefit from changes

proposed. A copy of the manifesto and the response from Southwark Council

can be found on Southwark’s Tustin Estate Webpage. Please see a link to this

in the Supplementary Information section at the rear of this document. The

manifesto may be updated across duration of the programme of work. These

updates will be shared with the architects.

2.2.5 The key design requirements in the TCA manifesto in respect of the new build

options that may be developed are:

sufficient homes to rehouse existing population and meet their needs

sufficient family-sized homes with 3 / 4 bedrooms; no bedsits

Housing needs assessment before the size mix is agreed

residents’ say on the density of any redevelopment

single moves for existing Council tenants and residents during the first

phase

options for leaseholders and freeholders to remain on the estate

options for clusters of housing reserved for older people without

children

options for the location of the new school

good natural light to all rooms including bathrooms

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private outside space for each homes

reliable district heating

green measures such as solar panels, and reductions in water and fuel

use.

2.2.6 The Council has started discussions with the local community and will continue

to lead this engagement. The Council wants to ensure there is transparency in

decision making and that residents lead the way in terms of options and

design. An Independent Tenant and Leaseholder Advisor has been appointed

and a local project group has been established with the aims of:

Providing a voice to all residents and stakeholders affected by works

Ensure local issues are addressed when decisions are made about the

proposed works

To ensure that the Council provide information and timely and appropriate

way

To comment on communication from the Council

2.2.7 Resident involvement, including representatives from the school and from the

existing businesses, in the design outputs will be key to progressing the

options element of this work as well as the preferred option and masterplan for

this option. A key component of the design work is therefore using a variety of

techniques and models to communicate and visualise the options for residents.

2.2.8 Following the completion of the master-plan of the preferred option, it is

currently intended that the masterplan will be put to a resident’s ballot

alongside a document detailing the council’s commitments to residents. The

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resident’s ballot will ask residents if they are happy to proceed with works

based on the contents of the master-plan and council’s commitments. The

Council will develop a ballot policy over the duration of the programme of work

which will take account of GLA ballot guidance.

2.3 Planning Policy Context

2.3.1 The Tustin Estate is subject to the Southwark Planning policy framework

including the Old Kent Road Area Action Plan (OKR AAP).

2.3.2 The Old Kent Road Area Action Plan (OKR AAP) establishes a minimum

target of 20,000 new homes in the area. The OKR AAP does not anticipate

any of the increase in housing coming from Tustin Estate.

2.3.3 In addition to new homes the AAP envisages a doubling in the number of jobs

in the OKR opportunity area (10,000 additional jobs) and the social

infrastructure that will be required to support this growth including a new

secondary school, two new primary schools and expansions of 9 existing

primary schools. Healthy active lives will be encouraged through

improvements to parks, ensuring there is affordable food and places to meet in

the area. A new health hub is planned on Verney Way which would provide a

range of services including GPs and primary health care facilities for the Old

Kent Road area.

2.3.4 It is anticipated that growth will be driven in part by the proposed extension to

the Bakerloo Line from Elephant and Castle to Lewisham via at least 2

additional stations on the Old Kent Road. The nearest of these stations would

be on the former Toys-R-Us site, on the opposite site of the road to the Tustin

estate, which would make the Tustin estate a 15 minute journey from Oxford

Circus. TfL will be consulting in September 2019 on further details around the

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tunnel alignment and location of the station box and anticipates submitting a

Transport and Works Act Order (TWAO) to Parliament in 2021. Construction

would start in 2023 and completion would be in 2030.

2.3.5 The OKR AAP establishes indicative masterplans for the main development

areas on the OKR. The council expects to submit the AAP to the planning

inspectorate for examination in 2020.Options for the Tustin estate can inform

the approach to development on sites around.

2.3.6 Over 8,000 new homes in the OKR area have been consented or are subject

to application/pre-application. Of most relevance to the Tustin estate are

proposals for 254 apartments in a mixed use scheme at 227 Ilderton Road,

131 homes at 313 Ilderton Road (Floyds Buildings Merchant), 565 homes on

the former HSS Hire depot at 775 Old Kent Road, 200 homes on the Daisy

Business Park on Sylvan Grove, redevelopment of the Aldi store on the Old

Kent Road to provide a new supermarket and homes and a number of

schemes on the northern side of Manor Grove and Hatcham Road.

2.3.7 LBS has 1:500 scale models of the schemes that have been approved and are

at pre application stage on the neighbouring sites. LBS also has a 3D digital

model of the Old Kent Road Area (Vu City) , that has approved and pre

application schemes modelled onto it. These resources will be available for

use as the project proceeds

2.4 The Site

2.4.1 The Tustin Estate is a 1960’s/1970’s brick and cavity construction estate

located to the north of the Old Kent Road and to the west of the Ilderton Road.

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2.4.2 It is located within the Old Kent Road Area Action Plan (OKR AAP) but has not

been identified as a development opportunity. It is also located in the Old Kent

Road ward.

2.4.3 The site is approximately 5 hectares and is home to 526 residential units, a

one form entry Primary School, retail units, TRA Hall, open space, resident

parking and district heating system.

Residential Blocks – Low Rise

Building name Number and type Dwelling size Tenure Council Tenant (T) Leaseholder (LH) Freeholder (FH)

Ullswater House 48 Flats 48 x 1B 48 T

Bowness House 34 Maisonettes 1 x 2B, 33 x 3B 20 T; 14 LH

Hillbeck Close 32 Flats 28 x BS, 4 x 1B 27 T; 5 LH

Heversham House 98 Maisonettes & Flats 25 x 2B, 53 x 3B 71 T; 27 LH

Kentmere House 38 Flats 12 x BS, 26 x 1B 36 T; 2 LH

Manor Grove, 1 - 55 46 Houses

15 x 2B, 6 x 3B, 9 x 4B 11 T; 19 FH

Manor Grove, 57-79 8 x 2B, 5 x 3B, 3 x 4B 4 T; 12 FH

Residential Blocks – Towers

Ambleside Point Grasmere Point Windermere Point

217 Flats + 13 new ‘hidden homes’ (i.e. additional new homes currently under construction within the envelope of the buildings)

Non Residential

PILGRIMS’ WAY PRIMARY SCH – 1FE

1 x TRA HALL – Windermere Point

Retail units – GF Bowness House

Address Current Use GIA Sqft

801 Employment Agency 1,921

803 Day Care and Learning Centre 977.5

805 – 809 Restaurant 3,155.9

811 Hot Food Take Away 941.4

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813 Convenience Shop 1,057.9

815 Accountancy 870.8

817 Restaurant 635

819 Hair & Beauty Salon 957.1

821 Church hall Not known

2.4.4 Residential Units: The site comprises of three 20-storey towers, four 2-storey

blocks and 3-midrise housing blocks. The low to mid-rise blocks are known as

the ‘low-rise blocks’ and have not been subject to the Southwark Housing

Investment Programme. The three towers, known as ‘the towers’ have been

the subject of major refurbishment works (see details in paragraph 2.2.1).

These works including the creation of 13 hidden homes are due to completed

in late 2020. Manor Grove properties similarly have their own identity as they

are all houses, are predominately freeholder properties and arranged to the

north of the site.

2.4.5 Pilgrims Way Primary School: The Primary School is a 1 FE primary school

with a nursery class located in the heart of Tustin Estate. It was opened in

1967 to serve the residents of the wider estate. A children’s centre was

opened in 2007 to provide additional activities and services for parents and

children in the local area. The school is located in the middle of the Estate and

is somewhat sheltered from the noise and pollution arising from Old Kent Road

and Ilderton Road. It occupies one level, has good outdoor facilities with many

trees, a pond, large open play area and astro-turf pitch; each classroom opens

out onto an outdoor space. The school benefits from staff car parking.

2.4.6 Retail units, Bowness House: Retail units on the ground floor of Bowness

House front onto Old Kent Road. The retail units are serviced from the rear of

Bowness House and benefit from an area of public realm that steps back from

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the Old Kent Road and creates some relief from the road. Ventilation

arrangements require improvement.

2.4.7 Tenants and Residents Hall: A new Tenants and Residential Hall is being

created as part of the Major Works programme. It will be located on the ground

floor of Windermere House.

2.4.8 Open Space: The Estate benefits from a significant proportion of open space

with some of the school’s open space being made available to residents. The

open space provides both routes through the site and between blocks as well

as access to green space and trees.

2.4.9 Parking: There is a total of 173 parking bays across the estate, with 5 of these

being for blue-badge users. There is a total of 18 garages located on Manor

Grove. Parking is an issue across the estate especially the impact on residents

from retail and church users.

2.4.10 District Heating System: This provides heating and hotwater to Kentmere

House, Hillbeck Close, Manor Grove and Heversham House. (It does not

serve Ullswater House and Bowness House). Residents have a variety of

opinions about the provision of heating via a District Heating System.

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3.0 The Design Brief

3.1 Programme of Work

3.1.1 The below table identifies the six stages of work that will be progressed to

determine an improvement and / or rebuild scheme for the Tustin Estate.

3.1.2 The scope of services (1- 4) will be led by the architectural practice with 5-6

being led by the Council.

3.1.3 The indicative timetable should be refined as part of your programme

submission.

Area of Work Dates

1. Community Engagement October 2019 – April 2020

2. Site Analysis & Feasibility October 2019 – December 2019

3. Feasibility & Options Development October 2019 – January 2020

4. Master-planning preferred option (including engaging with planning authority)

January 2020 – April 2020

5. Finalise council commitment document May 2020

6. Hold Ballot June / July 2020

3.2 Scope of services

3.2.2 The purpose of this commission is to develop an approach for the Tustin

Estate through a rigorous process of open evaluation of a range of costed

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design options. The starting point is that nothing has been pre-determined and

all options for the Estate should be explored. Only the three towers will not be

subject to change.

3.2.3 The scope of this commission will comprise developing a number of proposal

options, selection of a preferred option and further development towards a

master-plan of the preferred option.

3.2.4 Resident engagement will be a key part of design development, evaluation and

selection and an ongoing process is envisaged at each stage of the process.

3.2.5 Interface with other Council-commissioned analyses and surveys shall also be

required throughout the process. These include:

Stock Condition Survey

Equalities and Health Impact Assessment (EqIA)

Cost and Benefit analyses of each option as it is developed; this will

include sub options, related to the extent of refurbishment

Viability Assessment

Socio-economic baseline study

Housing Needs Assessment of the estate

3.2.6 The preferred option masterplan shall be underpinned by a vision for a high

quality, environmentally sustainable, healthy and mixed neighbourhood

creating social value; up to date school facilities; flexible business units

catering to local needs; space for play and relaxation in safe surroundings with

access to nature and car parking.

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3.2.7 Where the preferred option selected is for wholesale redevelopment or for a

large amount of new homes on infill sites, the expectation is that the master-

plan meets with GLA requirements for estate regeneration ballots and the

Mayor of London’s Good Practice guidance on estate regeneration (see link in

Supplementary Information).

3.3 Service Outputs

3.3.1 The following paragraphs set out the outputs sought for each of the 4 elements

of this scope of services.

Community Engagement

3.3.2 The Council considers that residents should have as much clarity as possible

on the process of design development and welcomes initiative in this regard,

for example strengthening in-house engagement processes by working with

local organisations.

3.3.3 The Council will lead resident engagement of the programme of work however

architects will lead engagement on the service outputs. Engagement with the

community shall be at least carried out according to the Protocol for the

Consideration of New Development Proposal (see Appendix 2), and go further

in response to resident feedback. Each engagement activity shall be supported

by visual, virtual and physical aids.

3.3.4 The community engagement work shall include but not be limited to:

o Regularly onsite presence every week –regular drop in days every week

o Attendance of monthly project group meetings where requested

o A minimum of 4 public events

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1. Establishing the principles workshop

2. Deliverable options

3. The preferred option

4. The preferred option refined

o Consultation reports

Site Analysis

3.3.5 Site analysis shall set out:

o Site constraints that significantly impact on the redevelopment potential of

the site. Note, some work regarding existing constraints has already been

undertaken by the Council and this is available to share.

o Consolidated utilities map

3.3.6 Proposals should advise on what studies will need to be commissioned (by the

Council) in order to complete a robust feasibility study commensurate with this

stage of works.

Feasibility Study options

3.3.7 At least the following feasibility study options shall be developed with regards

to low-rise residential, commercial and education however further options may

arise from the consultation with residents.

Option 1 - ‘Maintain the Estate only’ with enhanced landscaping

Option 2 - Refurbishment and infill

Option 3 - Partial refurbishment and partial demolition and redevelopment

Option 4 - Full demolition and redevelopment

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3.3.8 All options should be developed with a sub-option for including and excluding

Manor Grove.

3.3.9 All the options will provide an improved public realm with high quality safe

spaces for play and relaxation.

3.3.10 Options 2-4 shall deliver the requirements of the design guidance, summarised

as:

o an increase in Council Rented Homes;

o modern high quality homes fit for the future (irrespective of tenure);

o a mixed-tenure and inclusive neighbourhood with units ranging from 1 bed

to 3+bed and larger homes according to the housing need on the estate;

o improved primary school environment and facilities with possible

replacement and /or expansion;

o retail units (providing necessary ventilation and sound insulation)

o community spaces including provision for young people and sports either

on or adjacent to the site;

o densities in keeping with Tustin Estates inner city location but not

replicating the high-density developments emerging nearby.

3.3.11 All options will contribute to the council’s Great Estates Programme. The

preferred option for the Tustin Estate could contribute to the council target for

new council homes (managed by the council and at council rents) dependent

on the outcome of the selected preferred option.

3.3.12 The options development study shall comprise the following elements:

Option 1: ‘Maintain the Estate only’, landscaping and public realm

improvements

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This option shall set out completing the works identified in the stock

condition survey over the next 30 years and a design proposal for

improved public realm only.

Option 2: Refurbishment and infill

This option shall set out a design proposal for: refurbishment of existing

buildings, the school and retail units; new-build infill housing to ensure an

increase in Council Homes; provision for community space and

improvements to the public realm.

The design proposal for the infill developments shall comprise locations for

a new residential block or blocks and / or additional units on upper levels.

Option 3 Partial refurbishment and partial demolition and redevelopment

This option shall set out a design proposal which may include refurbishing

one or more of the existing buildings and demolishing and rebuilding

others, including or excluding the school.

Option 4 Demolition and Redevelopment

This option shall set out a design proposal for full demolition of all the

buildings (except the 3 towers) and wholesale redevelopment of the

school, residential buildings and public realm.

3.3.13 Each option shall set out:

a capacity analysis in table form: quantum of residential units; and a

schedule of non-residential uses and residential accommodation;

a benefit analysis. This shall be informed by the Council-procured cost

analyses to develop a fully cost / benefit analysis of each proposal. Key

criteria for benefit analysis shall be: achieves viability (meets available

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funding); community benefit; social value; delivers additional Council

Homes that are affordable to tenants, leaseholders and freeholders; meets

design objectives;

a response to the EqIA as provided by the Council;

benefits appraisal, based on information from the cost and viability analysis

carried out by the Council;

high-level life-cycle assessment of the proposals showing how they have

meaningfully reduced embodied carbon through material efficiency and

selection and operational carbon through passive design

biodiversity and habitat survey; and

provision of a 3D digital model to go into the VU City model.

Master-plan

3.3.14 The Masterplan of the preferred option shall be developed to RIBA 1/2 concept

design and shall include but not be limited to the following elements:

o Vision statement with key principles for redevelopment

o Plan layout at suitable scale to illustrate the scheme/ parts of the scheme

o Axonometric drawings, key views onto the site and sectional views.

o High-level schedule of accommodation, setting out residential mix and

typology across tenures; densities, numbers.

o A movement strategy; servicing strategy; and parking strategy for all users.

o An environmental strategy including ‘Cleaner, greener, safer’ s tatement

setting out the existing baseline position and the proposed approach to

lowering environmental impacts.

o Phasing/implementation plan for a commitment to one move (where

feasible)

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o Benefit analysis review

3.4 Design Requirements

3.4.1 The scheme design shall deliver physical properties which enable a safe and

inclusive community to thrive and prosper and ensure, in accordance with

Strategic Policy SP2 of the New Southwark Plan (Amended Policies 2019)

‘Regeneration that works for all’ that ‘we revitalise our places and

neighbourhoods to create new opportunities for residents, promote wellbeing

and reduce inequalities so that people have better lives in stronger

communities’.

3.4.2 The following paragraphs set out guidance for design. These draw from

Southwark’s Planning policy documents as well as the TCA residents’

manifesto. As the site of the Tustin Estate sits within the boundaries of the Old

Rent Road Area Action Plan and is flanked on all sides by opportunity areas

identified in the AAP OKR (areas16, 17 and 18) reference shall be made to

this Planning policy document for design guidance. The Area Action Plan

makes a specific reference to Manor Grove stating ‘The streetscape and

mature trees on Manor Grove should be retained and enhanced’.

Character and Heritage

3.4.3 Particular attention is drawn to the following vision for the wider Old Kent Road

as set out in the AAP OKR, notwithstanding the retained 3 towers which will

remain.

o Old Kent Road as a boulevard with strong street frontage to back-of-

pavement and high-quality public realm that ensures place-function as well

as movement function;

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o the hierarchy of streets and a range of high quality different typologies;

o Mitigating anti-social behaviour, safety and enhancing the experience of

being in the public realm.

Urban grain: building blocks, streets and open spaces

3.4.4 The proposed disposition and distribution of buildings shall adhere, as far as

possible, to the principles for street grid layout, public realm and open spaces

as set out in to the OKRAAP for sub-area 4.

3.4.5 The design proposals for the public realm shall:

o place good quality public green space at the heart of development;

o make provision for spaces for relaxation and play. Play spaces should

provide for toddlers through to older children and be available to everybody

on the estate regardless of tenure. Relaxation spaces should be calm and

enable space to walk the dog;

o protect the existing ecology and encourage biodiversity including the

retention of as many of the existing trees as possible and incorporating

them into a new or redesigned open space. Any trees that are removed

should be replaced by new ones;

o provide the necessary infrastructure, such as lighting and benches, to

ensure spaces are inclusive and accessible, with facilities, for all age

groups;

o promote physical health and mental wellbeing and ensure access to

nature. This should include views on to green open spaces from homes;

o demonstrate measures for mitigating anti-social behaviour and crime;

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o work in unison with surrounding sites and facilities;

o incorporate measures to mitigate the impacts of climate change and air

pollution.

Tested options: Heights, massing and densities

3.4.6 Consideration should be made to the OKR AAP guidance regarding building

heights and massing. Where redevelopment is considered, it anticipated that

the tallest building(s) in proposals for the Tustin estate would be between 16

and 25 storeys (tier 2 as set out in Policy AAP 8). Consistent with an approach

which is based around streets, the shoulder heights for most buildings would

be below 10 storeys.

3.4.7 Where new development is proposed as an option, densities on the Tustin

estate development are expected to be not as great as elsewhere on the Old

Kent Road.

3.4.8 Where new development is proposed as an option, it will be informed by the

Resident Manifesto and Southwark planning policy. The tenure mix for the

Tustin Estate shall provide for mixed-tenure, based on firstly replacing or

refurbishing the existing Council homes and then a mixture of new council

homes and homes for sale to help fund any refurbishment proposals and/or

new homes proposals, with a variety of options for leaseholders and

freeholders including shared equity for those that want to remain on the estate,

early buy-back at market value for those that want to sell, and consideration of

rehousing as a Council tenant

3.4.9 Where new development is proposed as an option, the dwelling size mix shall

reflect the findings of the Housing Needs Survey to re-house all existing

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residents; thereafter the units shall be a minimum of 1 bed dwellings with a

number of larger family-sized 3-bed+ dwellings .

The nature and distribution of land uses

3.4.10 The design proposals shall consider the location and interface between

different uses and services. In particular, attention is drawn to the location of

the school in relation to residential buildings.

3.4.11 Options regarding the school shall be based on improving the primary school

environment and facilities as well as developing options to replace and/or

enlarge it from the current 1-Form entry to a 2-form entry school for general

needs primary education. A 2-from entry school would be progressed on the

basis of an in-depth understanding of population and pupil projections and

agreement with the headmaster. Proposals shall comply with all current

legislation and guidance related to school design including the Southwark

School Design Guide September 2018.

3.4.12 The location of retail shall also be considered, and this in the context of the

AAP7 policy: Town Centre, leisure and entertainment, which promotes retail

along the high street, the Old Kent Road.

3.4.13 The location of clusters of accommodation for older people without children

shall be considered.

3.4.14 The policy also promotes community facilities on secondary streets. There is

no requirement to re-provide a Tenants and Residents Association Hall

(T&RA) as this is already being re-provided as part of the Major works

programme at Windermere Point, however proposals shall consider the option

for additional community spaces. This could include a café. An assessment of

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the need for additional space should be considered to reflect any proposed

increase in population.

Climate change, sustainability and the environment

3.4.15 The design proposals shall develop an environmental sustainability strategy

that seeks to lower environmental impacts in design, construction and

management of buildings. This strategy must address all aspects of

environmental sustainability including reducing carbon emissions and flooding

and improving air quality, water quality and biodiversity.

3.4.16 The Council has declared a climate change emergency and has committed to

trying to achieve carbon neutrality by 2030. The design proposals shall

therefore integrate measures to move towards a zero carbon economy and

include renewable energy.

3.4.17 Environmental sustainability must be considered throughout the design

process giving regard to use of sustainable materials and construction

techniques, waste management, use of technology and biodiversity loss and

gain.

3.4.18 Issues around fuel poverty and reducing heating bills very important to the

local community and shall be a key consideration in the development of the

energy strategy.

3.4.19 Where new development is considered, it is expected that a district energy

centre, or linking to one of the Old Kent Road decentralised heat networks, will

form the basis of the energy strategy. This is in line with OKR AAP policy 11,

‘cleaner, greener, safer’.

3.4.20 The air quality is very poor around Ilderton road and OKR.. This area is also

very noisy. Design proposals shall include an air quality improvement strategy

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to mitigate the effects of this in terms of location and aspect of buildings. A

district heating system which reduces the number of existing boilers also has

the potential to improve air quality. Consideration should also be given to

appropriate ventilation and greening measures.

3.4.21 Proposals OKR AAP policy 11 requires development to reduce run-off water to

a minimum 70% greenfield run off rated using Sustainable Urban Drainage

Systems (SUDs). Opportunities to provide engineered and non-engineered

solutions should be maximised.

Movement, Servicing and Parking Strategy

3.4.22 This strategy shall be informed by the OKR AAP sub area 4 sections on

access, servicing and frontages as a wider context. It shall also give regard to

the anticipated opening of an underground station to the south of Tustin Estate

in the future, in terms of movement patterns as well as the Resident Manifesto

which expresses the desire for continuity of parking and an integrated parking

strategy.

3.4.23 The movement strategy shall consider all modes of travel, giving priority to

sustainable forms of transport and provide necessary infrastructure to

encourage use of these forms of transport. Key considerations shall be

movement through and around the Estate and ensuring connectivity to the

wider area.

3.4.24 The movement strategy will address needs for key users including residents,

pupils, parents, teaching staff, customers and employees of the retail units.

3.4.25 The servicing strategy shall set out an approach to all the uses provided,

residential, retail, community and the school. Service routes shall be designed

to mitigate shortcuts through the area.

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3.4.26 The parking strategy will need to balance council aspiration for low levels of

car parking alongside recognition of the current car parking provision available

to residents. Motorbike parking spaces are also required on the estate. It is

expected that this will be a topic of consultation with residents.

3.4.27 Cycle parking should accommodate a diverse range of needs from

conventional parking, cargo bikes, trikes, etc. It should include appropriate

supporting facilities and infrastructure such as safe storage and showers.

Design of off street parking shall be secure and safe.

Phasing and sequencing

3.4.28 The phasing plan shall be such as to cause minimal disruption to residents; the

council would expect that the majority of residents will incur only one move,

from their existing dwelling to the new. In the instance of refurbishment (where

required) a strategy for temporary accommodation and duration of works shall

be set out.

3.4.29 Regarding the sequencing of the development delivery, housing is the priority

and it is expected that housing (new and/or refurbished) shall be delivered first.

It is expected that the school shall be delivered towards the end, although this

is dependent on the design proposals.

3.4.30 Parking provision throughout the phased delivery shall also be considered so

that an adequate level of parking provision continues to be available

throughout.

3.4.31 Options shall take into account the existing and where relevant the proposed

district heating strategy. For example, refurbishment options, should take into

account which buildings are connected to the existing estate district heating

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system; regarding new development options, the phasing shall consider early

delivery of the new district heating system.

3.4.32 Interim uses may also be considered, in particular pop-up shops that shall

enable existing retailers to continue to trade throughout the development

process.

4.0 Tender Process

4.1 Eligibility

4.1.1. This is a closed tender process. Southwark Council is seeking proposals from

up to seven architectural practices with significant expertise and experience in

working on Estate based housing programmes, with a high degree of

community engagement and multi-disciplinary collaboration.

4.1.2. Consortium proposals are welcome and encouraged where 1) the role of lead

practice is clearly defined 2) consortium bids bring additional capacity, local

knowledge and positive benefits to community engagement and local

knowledge 3) enable local small practices to participate.

4.2 Submissions

4.2.1 Proposals should be no more than 14 A4 pages in total. This limit is exclusive

of submission of CVs.

4.2.2 Your proposal is required to include the following as a minimum:

a) Your understanding of the brief including anticipated issues and solutions;

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b) Your proposed methodology for each of the 4 elements of this scope of

services;

c) Your proposed programme including project management arrangements;

d) Exemplar illustration of similar design project, in terms of size/ scale and

use;

e) Relevant experience and knowledge of similar scope /project;

f) Relevant experience and knowledge of a similar community engagement

programme;

a) Please populate the table below.

Service Fee Days Hourly Rate

Personnel (incl. seniority)

Community Engagement

Site Analysis

Feasibility Study Options

Master-plan

Other (should you identify other areas)

Total

b) Personnel CVs

4.2.3 Please send your proposal to Sophie Hall-Thompson by Midnight Monday 23rd

September. Proposals should be submitted via email to sophie.hall-

thompson@southwark.gov.uk

4.3 Evaluation

4.3.1. Submissions will be evaluated against the against the below criteria:

Quality (45%)

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Key observations about the brief, the site and its surroundings.

Evidence of sound project management and programming.

Evidence of high quality design and architectural principles

Evidence of high quality engagement with all stakeholders in equivalent

design processes. This includes the ability to listen to resident concerns,

understand them and fully incorporate them into the design process.

Demonstrable relevant skills and experience including practice and project

team diversity.

Feedback from resident engagement exhibition.

Social Value (15%)

Demonstrates where social value will be added from inception to

completion of this piece of work and in each aspect of the work. This may

include addressing workforce issues such as the BAME and gender pay

gap.

Examples of social value could be where the selected practice

(and those they collaborate with): works / employs local and SME

practices; offers careers advice alongside skills, training and

apprenticeships to local people; finds new engagement techniques that will

increase resident participation and engagement with the work and those

who are hard to reach; uses local supply chains; identifies how your

practice is addressing workforce issues such as BAME and gender pay

gap.

Costs (40%)

A best value fee proposal and schedule for all works outlined above and

any additionalities.

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4.3.2. Council officers will evaluate the submissions against the above criteria and

the three that score highest will be shortlisted.

4.3.3. The shortlisted submissions will then enter a further round of evaluation led by

residents. This will include interviews with project group members and a public

exhibition. The council will appoint the successful practice following feedback

from local residents and discussion with the project group.

4.4 Indicative Tendering & Evaluation Timescales

Project programme & other relevant dates

14/08/19 Council issues invitation to tender

23/09/19 Tender returns are due Midnight Monday 23rd September 2019.

w/c 23/09/19 –

w/c 30/09/19

Council evaluation and shortlisting

Exhibition with local residents

Interviews

w/c 07/10/19 Council appoint successful practice(s)

4.5 Appendices

1. Site location plan

2. Charter of Principles & Protocol for the Consideration of New Development Proposal

3. Consultation Report (Rev 3) October Event, 2016

4. Tustin Estate Parking Bays Map

5. Southwark Design Guide for the 11,000 New Homes Programme

6. Southwark New Homes Design Standards

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7. Southwark New Homes Technical Standards

8. Southwark School Design Guide, September 2018.

9. Environmental Report: Contaminated Land, Flooding, Other Environmental Hazards, 24th June 2015.

10. UK Power Network Letter, 17th June 2015.

11. Tree Survey, 2016

12. Topographical Overlay Survey

13. Desktop Utility Record Pack Overlay

14. Thames Water Search, 7th July 2015

4.6 Supplementary information

a) Tustin Estate Resident’s Manifesto

b) Estate Regeneration National Strategy

c) Better Homes for Local People: Mayor of London’s Good Practice Guidance on Estate Regeneration

d) The London Plan

e) The Council Plan, 2018-19 – 2021-22

f) Southwark Housing Strategy to 2043

g) Draft Old Kent Road Area Action Plan & further Information on the Old Kent Road Area Action Plan

h) Southwark Residential Design Guidance

4.7 Other supporting information to follow

The following shall be commissioned and shared by the council:

a) Stock Condition Survey

b) Cost and Benefit Analysis

c) Viability Analysis

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d) Equalities and Health Impact Assessment (EqIA)

e) Housing Needs Assessment

f) Socio-economic baseline study