Feasibility study looking at the sustainability of Peckham Town Centre. It looks at how the regeneration of this part of Peckham sparked the development of the area as whole and considers how it has contributed towards the rise of its status within London.

1. Sadiqa Jabbar
FDA2 Green Engineering and
Environmental Design Project
2003
REGENERATION: FRIEND OR FOE?
How has the regeneration of Peckham affected the area’s
sustainability?

2. REGENERATION: FRIEND OR FOE?
Synoposis
History of Peckham
Transport
Local Community
Local Ecology
Pollution
Energy Utilised
Sustainable Future?
CONTENTS
2

3. SYNOPOSIS
For a long time Peckham was under developed and a
passer-by may have just driven straight through the area
without giving it another thought. However, a few years
ago Southwark Council decided that enough was enough
and eventually began a redevelopment programme to
update the area and bring it into the twenty-first century.
The area of study within this project is Peckham Square
and the immediate surrounding area. This incorporates
the Peckham Library, Peckham Pulse (a fitness centre)
and the linear park and the Square beneath the Arch
(see annotated map). This area has seen a complete
redevelopment within the past few years, which has
raised the morale of the people who reside in Peckham;
thus conveying that Peckham is not a ‘dump inhabited
with low lives’.
The point of this study is to find out what has changed
within the area, how, and what resources have been
utilised. How much embodied energy has been used?
Is it possible to use less energy within the area and still
function as normal? In doing so, the following will need to
be examined:
• the effect on the local community i.e. health, lifestyle
and amenities
• local ecology i.e. what happened to the trees, plants
and grass areas?
• pollution levels created by the development i.e. noise,
chemical (if at all) and vehicle
• the provision of transport
In order to explore the area, various resources will
need to be gathered such as images of the area before
and after the regeneration programme, recordings
of the traffic and the number of people, the Farmers’
market and the local ecology. Primary sources, such
as first hand research, and secondary sources, such as
the Environment Department of Southwark Council,
the local studies library, the RIBA, and the Internet are
possible forms of research for this investigation.
Aerial map of Peckham Town Centre
Diagrammatic map of Peckham Town Centre site
How has the regeneration of Peckham affected the area’s sustainability? 3

4. REGENERATION: FRIEND OR FOE?
OSmap of the
site courtesy of
Digimap, 2003 (nts
- original 1:1250)
Overview of the site from behind the library
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5. HISTORY OF PECKHAM
How has the regeneration of Peckham affected the area’s sustainability?
The name ‘Peckham’ derives from two Old English
words, “peac” meaning ‘hill’, and “ham” meaning
‘village’. It roughly translates to “village by a hill”. It was
first mentioned in the Domesday Book between 1085
and 1087 as ‘Pechecha’, a small plain of two acres of
meadow.
In John Rocque’s 1750 map of the area, Peckham was a
small Surrey village, most of which was clustered around
the High Street. The village had been used as a last stop
over for cattle drovers who were on their way to the
London markets. It allowed the animals to graze one last
time before being sold. At the north end of Old Kent
Road a gas works company was situated on the bankside.
By 1842, according to Dewhirst’s map, many houses and
buildings were constructed. However the land was still
very much used for cultivation and garden markets.
By the 1870s more land was developed; streets were
formed and buildings were constructed. During this
period the first Ordnance Survey at a large scale was
undertaken. More and more people were moving away
from London’s overcrowded inner-city into suburbs
like Peckham where the air was fresh and the water
clean. London was rapidly growing the population
increased from 865,000 in 1801 to 4.5 million in 1901.
Consequently, Peckham was fast becoming part of the
metropolis, and as Peckham Registration Sub District it
grew from 12,563 in 1841 to 93,033 by 1901.
By the second half of the twentieth century, little land
was left in the heart of Peckham as many houses had
been built to cater for the rising population. Among
the buildings constructed two were breweries situated
on the High Street. The gas works and timber yards
situated along the canal head provided local employment;
positions for boatmen also arose. Before its rapid
urbanisation, Peckham had been quite a rich suburb. But
due to population growths leading to densification and
overcrowding, the area’s wealth deteriorated.
Consort Road (Albert Road as it was then) used to be
fields, workers used to travel to the city centre for work
because of cheap workmen’s fares on the railways. But
by the 1880s, industries were moving away from the
centre out to the suburbs thus creating more grid-like
street patterns. More roads were being constructed that
aided specialist services in and around Peckham. Rye
Lane was fast becoming the main shopping area, taking
the glory away from the High Street. During this period
many schools were being established although many
Dewhirst map of the Parish of Camberwell, 1842
Ordnance Survey map, 1914
5

6. were private.
In 1750 people mostly travelled by foot, horseback or
by horse-drawn carriages. By1825 coaches were in
use although omnibuses overtook them in the 1830s,
as more passengers were able to travel within them
at lower fares. After the introduction of railways, this
became the most efficient form of transport as one
could travel faster and further. The twentieth century
brought better transport as trams, trains, and buses were
developed. London Transport’s first post-war bus garage
opened in Peckham in 1951 but it was later demolished
in 1995/6 to make way for Safeway’s extension. The
Peckham branch of the Grand Surrey Canal opened in
1826 and was used to transport industrial materials such
as coal, timber, and road metal. Whitten Timber Ltd
has been along Canal Head for the last eighty-two years
selling various types of softwood.
Improvements within the transport industry saw
Peckham’s population decline in the early twentieth
century. This meant that more people were able to
travel further distances resulting in many commuting for
work in the centre from the outskirts of the city. The
1914 Ordnance Survey map shows the extent to which
the area was becoming densely populated. Emphasis on
public services was rising; on July 9 1925 a fire station
opened along Peckham Road (it was the first to introduce
shift work schedules in London), a number of cinemas
and theatres opened and closed in various locations, and
in 1935 the Pioneer Health Centre opened on St Mary’s
Road. Small parks were created within residential areas
so that people had access to open spaces much closer to
home.
Residential development comprised the introduction
of flats to replace the old Victorian houses as the
area became denser and the need for more housing
due to the bombing during the Second World War.
Consequently the 1960s and 1970s saw the rise in the
construction of council estates. Southwark Council was
established in 1965 and took jurisdiction over Peckham
from Camberwell Council. This created problems in the
long run as the notorious North Peckham Estate proved.
The design of the North Peckham Estate was ill
conceived. Difficult access to local amenities isolated the
residents from the ‘outside’ world. The long concrete
walkways fostered crime due to the lack of visibility
and vigilance. This resulted in the neglecting of estate
maintenance and the consequent run down appearance
Rye Lane and Peckham High Street junction
Some of the housing that replaced the North Peckham Estate
A linear park replaced the canal when it was filled in 1972 and
remains in good condition
REGENERATION: FRIEND OR FOE?6

7. of the blocks. Southwark Council recognised the need for
redevelopment and in 1995 a seven-year regeneration
programme began to demolish the estate and replace it
with open terraced houses and gardens (in sharp contrast
to the dingy, dark, isolating estate of the past).
The regeneration programme included the development
of Peckham Town Centre, the shopping areas, and the
Town Square (Peckham Arch, Peckham Library and
Peckham Pulse - the first healthy living centre in Britain).
The Peckham Library marked the end of the regeneration
programme and won the RIBA Stirling Award for Architecture
The regeneration incorporated the development of the clear open
space on the square comprising modern landscape design
The Peckham Pulse fitness centre opened in 1999
How has the regeneration of Peckham affected the area’s sustainability? 7

8. LOCAL COMMUNITY
REGENERATION: FRIEND OR FOE?
The Peckham Arch was constructed in 1995 to mark the entrance
into the Square
Peckhamites have had a boost of confidence due to the
regeneration of Peckham Town Centre. The area is
more aesthetically pleasing that evokes a sense of pride.
No part of the site is particularly overcrowded which
may lend itself to the low levels of crime. With CCTV
in operation, a safer neighbourhood environment is
promoted. These could lend a hand to lifting Peckham
out of its notorious reputation.
The Peckham Library and Peckham Pulse have
created more local amenities for residents. The Pulse
provides health and fitness amenities for people of all
ages promoting a healthier lifestyle for a resident or
non-residents alike. Both of these buildings promote
Peckham. They allow more youth activities encouraging
young people off the streets and out of trouble.
The Library has a learning centre that enables the
unemployed to develop new skills assisting to improve
their employability and career prospects.
The design of the buildings also encourages young
children and adults alike to enjoy using the facilities and
spaces. The Library facilitates IT equipment allowing
low-cost Internet access, free for school children doing
homework.
The Peckham Square provides an open space in
Peckham that feels quite rare in a mainly residential
area. It acts as a meeting place, a space for socialising,
recreational activities or just perhaps for some peace
and quiet. Although peace and quiet may be difficult to
achieve as two major transport routes surround the
Square. The Linear Park is more ideal for tranquillity
as no major roads surround it and is relatively more
peaceful. As traffic is not permitted within the area,
people are free to walk or jog without worrying about
passing vehicles. One can walk all the way to Burgess
Park by following the park’s route.
The site is utilised as a throughway where pedestrians
can walk through to access Peckham Hill Street, Peckham
High Street, Ryle Lane or one of the two resident
buildings. One can also access the site via a gateway into
the adjacent residential to the East. Some residents can
overlook part of the site from their windows.
The Peckham Arch and Peckham Library’s upper floors
provide shelter from adverse weather. The spaces
below the structures provided shelter from rain/sleet/
snow and shade from the sun. Below the Arch weekend
markets operate; the Arts and Craft market on Saturdays,
Some of the produce on sale at the Farmers’ Market
Farmers’ Market held on site every Sunday mornings
8

9. How has the regeneration of Peckham affected the area’s sustainability?
and the Farmers’ Market on Sundays. The low-rising
steps improve accessibility for people of all ages
from the elderly, young children to people of various
disabilities. Ramps enable easier access for wheelchairs or
pushchairs.
Bicycle racks are provided in front of the Library to
encourage the use of cycles and/or public transport to
reduce congestion on the Peckham roads.
Bicycle racks in the Square
Seating and shelter beneath the Library
9

10. LOCAL ECOLOGY
REGENERATION: FRIEND OR FOE?
Residential property adjacent to the Linear Park
The Park’s pathway follows the route of the canal leading to Burgess
Park
The natural and artificial barrier between the Linear Park and
residential area
Parks were constructed during various stages of history to
create social and recreational spaces for social interaction.
The site consists of an area designated to a Linear Park
over the route of the Peckham branch of the Grand
Surrey Canal. The Park is landscaped with bands of trees,
foliage, and a pathway running along the boundary to the
residential area. It creates a pleasant environment, away
from the hustle and bustle of the Town Centre. The Park
allows some free space for locals to experience a nature.
The Linear Park in a way makes up for the land built-over
to replace the canal, Peckham got back an element of
nature albeit man-made.
However one has to consider the environmental impacts
left by the canal when the Park was created. The soil
may be contaminated with disease and chemicals from
the construction process. Diseases created by people
and objects falling into the water and cases of death
by drowning leading to the gradual degradation of the
water quality. Therefore the canal water is likely to have
become contaminated. One must also consider the fact
that the living conditions in Victorian Britain were very
poor within densely populated areas.
Industries such as timber, coal and building materials
were located along the bank so as to take advantage of
the water transport linking to the Surrey Docks. It is a
possibility that chemicals and produce owned by these
businesses may have been thrown into the canal by
accident or foul play. Consequently this will have a likely
impact on the quality of soil on which the Linear Park was
built.
Before the construction of the canal, the area had been
used to cultivation and garden markets. Consequently the
amount of land available for people to cultivate their own
produce was reduced. Peckham’s location between the
bustling city of London and the countryside, meant that it
was inevitable that it would become part of the growing
metropolis; especially at a time when people were
leaving the city for a cleaner and fresher environment to
live. Even so the banks of the canal were still able to be
cultivated with fresh water (perhaps when initially built) to
irrigate the crops.
The site boundary comprises two major busy roads,
Peckham High Street and Peckham Hill Street, to the
South and West and the residential area to the East. To
make the area safe it has been pedestrianised allowances
only for maintenance and emergency vehicles. The area
also allows safe access for cyclists; bike racks in front of
10

11. How has the regeneration of Peckham affected the area’s sustainability?
Rich shrubbary along the Linear Park area
Unused area adjacent to the site beyond the fence
the Peckham Library encourage cycling as a mode of
transport.
Before a company can consider the possibility of
developing any part of the site, they have to be aware
that the area is considered to be of archaeological
importance. Even though no artefacts have been found, it
is still considered of archaeological importance.
The images on the right show an undeveloped plot of
land. It appears to be unmaintained and plants left to
overgrow. It is located beyond the boundary of land
within this study and so will not be mentioned further.
11

12. POLLUTION
REGENERATION: FRIEND OR FOE?
Bins provided along various parts of the sire, especially areas near
seating
Large refuse bins located in the area in front of the Library
Pollution can occur in various forms; noise, chemical, and
vehicle.
Noise pollution generated by the traffic will affect the
spaces in the Square closer to Peckham Hill Street and
Peckham High Street. There is no barrier to filter out the
noise as it is an open space therefore it becomes difficult
to hold a conversation. The Linear Park provides some
respite as the plants and fence on the West, bordering
the residential area, create an acoustic barrier. The two
resident buildings also act as noise barriers.
Within the fitness centre machines and people using the
gym facilities substitute the traffic noise. The Peckham
Library will by default be quiet any noise would filter from
the issue desk, computers and people in other parts of
the building.
During peak times (morning and evening rush hours)
vehicle pollution in the form of diesel fumes, will
affect anyone getting closer to the streets and roads.
The chemicals from the fumes once inhaled could be
detrimental to a person’s health in the long run.
Chemical pollution occurs as mentioned above from
car diesel fumes flowing into the square. This form of
pollution can also occur in the form of the pollutants
from industrial pollutants that could still exist within the
soil that fills up the canal and forms the park. Gas works
and timber merchants were located on the banks of the
canal. If the area was dug up again, health could be at
risk if the industrial pollutants are still active. The canal
area could still be contaminated with any form of bacteria
created from people drowning, produce falling into the
waters and the Victorian’s attitude towards cleanliness
in densely populated areas. So digging up the site could
reactivate these bacteria into the air and if coming in
contact with skin the bodies of people carrying out the
task.
Litter bins are provided in various parts of the site, where
there is seating there is a litterbin close by. It would seem
obvious to insert more bins in an area if there are more
people to create environmental damage to an area.
The market days are potential periods when the square
would need some clearing up as many people attend the
markets and therefore more likely for litter and rubbish to
fall to the ground.
12

13. ENERGY UTILISED
How has the regeneration of Peckham affected the area’s sustainability?
Whitten Timber warehouse as seen from site with grafittied walls
Various energy sources have been utilised within the
redevelopment processes. The transportation of goods
to and from the site would use energy of the vehicles that
the goods are carried in and the labour that undertakes
the construction and design processes also needs to be
considered. For examples the workers who carry out
the physical labour of machine work, laying down the
bricks, and constructing the buildings. The machines also
take up energy such as lifting, digging, and demolishing.
The drainage of the canal and the actual construction of it
would have used up a great deal of energy as back then
the technology was not as advanced as it is today.
The maintenance of the square and the buildings will
use up energy of the workers undertaking the care such
as emptying bin bags, brushing up the litter, cleaning
up graffiti if there is any, and looking after the park by
gardening regularly. No energy will used for ventilation
or natural light provision as the square is out in the open
and there is no need for this. However street lighting and
the like may be required for the night so that people can
feel safe walking in the dark within the area. Therefore,
electricity is another form of energy used within the
buildings and street lighting on the square.
Changes made over the years to change the landscape of
the area will have accumulated a large amount of energy
in various forms some of which have been discussed
earlier.
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14. SUSTAINABLE FUTURE?
REGENERATION: FRIEND OR FOE?
Overview of the site looking from the Square with the new estates in
the background
I believe that the area can be sustainable for the future
as the buildings have been designed so that they have
little impact on the environment. Compared to past
developments, not a large amount of energy is likely to
have been used. The design of the square is simple and
modern. The buildings provide amenities for the local
community such as healthcare, academic resources,
access to computers and the Internet, training for IT skills
for those who do not have current jobs, and open space
which is rare in Peckham.
The developers have also considered a park for locals
as it creates more activities for people to do. The
whole regeneration has assisted in the morale boost for
locals, which can be seen as just the start of improving
Peckham’s notorious reputation. The rise in house prices
within the area suggests that the area is worth investing
in. There are a range of leisure facilities in addition to
the park, fitness centre and library, such as the cinema
and the shops. The regeneration has created job
opportunities for people and invited more than the locals
to inhabit the houses.
There are plans to extend the East London and Bakerloo
lines to Peckham in order to increase public transport
access to and from Central London. These could be
enforced within the next few years. There is also a
proposal for a new Peckham Wharf to be developed on
the site of the current industrial wharf, which is not in
use.
14

15. REFERENCES
Images:
All images created by author unless stated below.
Maps:
Digimap, 2003, page 4
Local studies Library, 2003, Dewhirst and 1914
Ordnance Survey maps, page 5
Multimap, 2003, aerial base map, page 3
Photo:
Farmers' market bottom image page 8: internet search,
source unknown at time of editing 2013 (possibly scan of
a Southwark newsletter photo)
Links:
CABE: http://webarchive.nationalarchives.gov.
uk/20110118095356/http:/www.cabe.org.uk/case-
studies/peckham-library
Duffy, Jonathon;, 2002, Return of the 'guardian angels',
http://news.bbc.co.uk/1/hi/uk/2317109.stm
Maps: http://www.bing.com/maps/?l
vl=16&cp=51.4760381641931~-
0.068271067112904&FORM=MMREDR (link is
updated from original used)
MRV: http://www.mvaconsultancy.com (website no
longer holds the Peckham Town Centre Improvements
article)
Peckham Partnership: http://www.southwark.gov.uk/
future/pp1.htm (link no longer works)
Peckham Unitary Development Plan: http://www.
southwark.gov.uk/udp/html/Peckham.pdf (link no longer
works)
Southwark: http://www.southwark.gov.uk/future/index.
html (link no longer works)
Southwark October 2001 Newsletter: http://www.
southwark.gov.uk/future/October.pdf
(link no longer works)
Sustainable Southwark: http://www.southwark.gov.uk/
future/sust.htm (link no longer works)
Urban Catalyst (for property prices): http://www.
urbancatalyst.com (website has been updated since last
visit in 2003)
Documents:
Southwark Council, 2003, Local Action Plan: Peckham
and Nunhead
How has the regeneration of Peckham affected the area’s sustainability? 15

16. DISCLAIMER:
Original report submitted in 2003 as part of a module FDA2 Green
Engineering and Environmental Design at University of Greenwich on
the BA (Hons) Architecture programme. The text has been edited
with a new report layout by the original author in 2013.
www.sadiqajabbar.com
sadiqajabbar@gmail.com
S A D I Q A J A B B A R