11 May Opportunity or Destruction – The Regeneration of Elephant and Castle
The Elephant and Castle shopping Centre: Once was a figure of hope and regeneration, soon only a memory?
Risen on a site that had been massively destroyed in World War 2, the building opened in 1965 and was glorified for its design and ambition. But in six months’ time, the Elephant and Castle Shopping Centre could be devastated as part of a broader redevelopment agenda for the area.
The formerly proud standing Shopping Centre has slowly but steadily decomposed over the years and owners Delancey want to upgrade the area by creating new work spaces, housing and a new high street like Shopping Centre. However, the livelihoods of many independent traders could be destroyed as well as the vibrant local community. Many shop owners are concerned about their future and feel powerless. The traders took a financial blow in 2014 when the neighboring Heygate Estate, was demolished. As a result, several thousand people who lived near the Shopping Centre just were not coming anymore and in addition to that, traders found their rents steadily increasing, some say by as much as 50%.The fact that bigger brands are to replace them is not only frustrating but unfair as well. If plans are set in stone, only 10% of the new shops would be at an affordable rent and many are scared they will not even be able to afford that. Most shop owners had their business for over 10 years, some even for over 20 years. After a two-year fight against the regeneration of the Shopping Centre, it seems like they are going to lose everything they worked for.
So far, Delancey has worked with the council and traders on a “relocation strategy” so all of them can move locally, but members of Southwark Council’s planning committee have raised concerns that the strategy was not enough to protect the community enough.
Delancey says they acknowledge the problems and worries the committee raised and that there have been several meetings with the council to come to a positive resolution for everyone. Yet shop owners have not heard anything from the council.
Fortunately, a recent voting of the South London council planning committee has resulted in the postponing of the demolishment. The committee voted narrowly against a motion to accept the proposals at a meeting that lasted until 1:30 am. Concerns were raised over the how many affordable housing and retail space will be available in the future buildings. The plans have not been formally rejected but the developers have to propose new changes and ideas for the development to bring voters back on their side. If the next vote is successful, traders might only have until September to make their move.
In this video package that I filmed together with Barbara Owumere we asked local traders of small businesses in and around the Shopping Centre what the redevelopment means for them.
The following infographic showcases the positive and negative impact the regeneration will have on the local community of Elephant and Castle. Mostly benefiting will be the younger generations, while the elderly will have the most disadvantages followed by local traders and shop owners in the shopping centre.
