Future

In 2004, a masterplan for the redevelopment of the Elephant and Castle was finally agreed after several revisions. Headed by Southwark Council and Ken Shuttleworth’s MAKE architects, the massive scheme will see the re-organisation of the road system and the demolition of the 1960s shopping centre opposite and the nearby Heygate Estate. While the plans make no expressed intentions to demolish the Draper estate it is extremely vulnerable. Much of Southwark Council’s financing of the project is based on the sale of its residential sites to commercial developers; this is why the Heygate Estate is going. Understandably, council residents of the Draper Estate and those who value the buildings are worried about its long-term future.

In 2006, planning permission was granted for the erection of a 43-storey (147 metre) residential tower on the site of Castle House. Also named Castle House, this massive building by developer Multiplex with architects Hamilton Associates will have a devastating effect on the Draper Estate. At almost double its height it will establish an ambitious new scale to the Elephant and Castle, overwhelming its closest neighbours, putting them quite literally in the shade and shattering its architectural scale. The new Castle House is, by its own merits, an extremely bold and exciting building. Three huge wind turbines, 9 metres in diameter, will top it which will be capable of generating enough electricity to power its own energy efficient lighting system. It is a vast piece of sustainable design and it is upon this that the regeneration of the area is driven.

The proximity of the new Castle House should make any admirers of the Draper Estate extremely nervous. There are no plans for its demolition, but neither are there plans for its safeguarding. There have been numerous calls for it to be listed or given some certificate of merit. Erno Goldfinger’s Alexander Fleming House, at the northern end of the E&C, although narrowly missing out on listed status, was saved by a certited effort to find a sensitive commercial scheme. The Draper estate is similarly a great piece of civic design; its problem is it lacks a prolific architect around which to rally. One wonders whether it can survive when the new civic tenets are; sale, redevelopment and sustainability. Under this emerging epoch the estate is unconnected to the modern themes. However, it can be made relevant. It is a robust building. Like so many of its period it simply needs some rehabilitation; refurbishment, a good clean and some ardent admirers, perhaps a high profile article in G2? If it does not achieve any of these one could simply remove the vulgarising mobile phone masts and stick a wind turbine on its roof. It worked for the other guy.