Elephant and Castle Development Framework

Producing a planning framework for a new urban neighbourhood

Following the decision to stop a developer led procurement process for the regeneration of the Elephant & Castle LB Southwark decided to take a lead in deciding what they wanted to see from the redevelopment of their extensive land ownership in the area. In response they appointed a multi-disciplinary design and planning team, led by Tibbalds Planning and Urban Design to produce a planning and development framework for around 112ha of land focused on the Elephant & Castle.

Project Deliverables:
SPG and OAPF to guide and assess future proposals and to help support the appointment of a future development partner(s)
London Borough of Southwark
Foster & Partners, Gehl Architects, Space Syntax, Martha Schwartz, JMP, Roger Tym & Partners, Arup, GVA Grimley and Battle McCarthy
Southwark, London
SPG and OAPF adopted

Delivering high quality affordable homes was crucial. We helped the Council create a panel of architects, selected for their creative design approach and ability to collaborate successfully with future residents.

We produced a Development Framework (SPG) for the comprehensive regeneration of the Elephant and Castle in Central London. This SPG initiated a long process of transformation. The policy document established a series of principles to help guide the redevelopment in terms of:

  • re-organising the strategic highway network;
  • public transport and the establishment of a new public transport ‘hub’ at the centre of the Elephant and Castle;
  • land use quantum and mix;
  • location of and approach to tall buildings;
  • location of open space and treatment of the public realm;
  • targets for achieving sustainable development and the putting in place of an appropriate site wide energy strategy and ESCO;
  • provision of and securing social and community infrastructure; and
  • phasing, implementation and delivery, including Section 106.

The policy document formed the basis for kick-starting the physical transformation of the area and many of the principles, which underpinned the spatial policy have been carried forward into subsequent policy and the spatial expression of many of ‘moves’ enshrined withing the document have now been delivered on the ground by the Council’s partner Lend Lease and the many other site specific developments that have been brought forward in the area. In addition the key elements of the movement strategy are being realised, which is transforming the public realm of the area.

The planning policy process was followed by the preparation of documentation to select a preferred development partner. Provision of guidance in relation to the selection of the preferred development partner (Lend Lease). Preparation of guidance in relation to the release of a number of other nearby Council owned sites to accommodate new / replacement affordable housing. Provision of ongoing guidance and support to LBS planning team in relation to the submission of planning applications in the area.

In addition and as part of the process we helped the Council establish a panel of architects, selected for their creative design approach and ability to help deliver new affordable housing. We also helped set up a series of housing design competitions and provided support and training for residents within the existing Heygate Estate, as part of the re-housing programme.


  • London Planning Award 2005.

Core Team

Below are some of the key people that worked on this project.

  • Portrait of Jennifer Ross
    Jennifer Ross
  • Portrait of Hilary Satchwell
    Hilary Satchwell
Portrait of Hilary Satchwell

Start the conversation...

Learn more about the Elephant and Castle Development Framework project by contacting one of our team

Call Hilary on 0207 089 2121 or email