Elephant and Castle’s 30-storey additions will only cast shadows and gloom say unhappy neighbours

By Robert Firth, Local Democracy Reporter

Developers have been accused of ‘taking the biscuit’ after unveiling plans for a 31-storey student building by Elephant and Castle station.

The proposals, submitted to Southwark council, would see four linked blocks between 21 and 31 floors tower over the Underground hub’s Bakerloo line entrance.

The two tallest buildings, at 31 storeys and 30 storeys respectively, would provide accommodation for 1,434 students. Two smaller residential towers, at 23 storeys and 21 storeys, would contain 243 affordable flats.

One unnamed resident, who moved into the area in 2020, said they feared the planned development would block sunlight and devalue their home. Commenting on the plans on the Southwark council website, they wrote: “I thought the previous proposals for this site were bad enough but this one takes the biscuit! Developer greed again.

“We strongly oppose the construction of the proposed 30+ floor building, as it would block sunlight to our apartment, obstruct our view, devalue our property, and severely impact our quality of life.

“The proposed development, a towering student rental complex, is ill-suited for the neighbourhood and would bring noise, overcrowding, and strain on local infrastructure.”

Another commenter branded the building a ‘drab mass’, adding that it would ‘dominate’ an area that was otherwise being redeveloped ‘in a positive way’. They continued: “In 10 years what is proposed will look terrible as it will inevitably fall into disrepair due to an uneconomic land use i.e. social housing in a high cost maintenance building.

“More student accommodation will add to already high antisocial behaviour.”

Skipton House, an office block opened in 1993, would be demolished under the plans for the site brought forward by property investment firm, London and Regional Properties. The building has been empty since August 2022.

Of the 243 affordable flats planned, 171 would be available at the cheapest social rents. The rest would be ‘intermediate’ according to planning documents, which can include shared ownership and London Living Rent, which is based on a third of local incomes.

Plans were previously approved in 2016 to demolish Skipton House and build a mixed-use development on the site in buildings up to 39 storeys high. The proposals were later withdrawn due to disagreement between landowners. Fresh plans were submitted in 2019 to add six storeys to Skipton House, which were approved but never built.

Documents submitted to the council as part of the new application read: “The proposed development will transform the currently vacant Skipton House and its congested and cluttered environs into a mixed and balanced community of student and affordable homes, centred around a generous new civic space and extensive public realm improvements.

“The creation of Skipton Circus will enhance the entrance to Elephant and Castle station, providing a welcome green retreat from the busy environ of London Road and a multi-purpose public square for the use of the community throughout the year.”

Southwark council will make a decision on the proposals at a yet unconfirmed date.

Pictured top: CGI of planned student flats and affordable homes development by Elephant and Castle (Picture: Southwark council planning documents)