Streatham Hub
Tesco’s proposal to redevelop a neglected area adjacent to Streatham railway station has been enhanced by M3’s thorough, analytical approach.
Development Analysis
Tesco had been working on proposals for the Streatham Hub re-development for over 5 years. The development comprises:
- A leisure centre
- 250 residential units
- A store with parking
Progress was being delayed and costs were increasing, threatening the viability of the scheme.
M3 was initially commissioned to undertake an audit of the project to ascertain how it might be brought back in line with the client’s aspirations. We identified a number of areas for improvement, including amendments to planning and legal agreements, design team changes and value engineering proposals.
Town Planning
During our project review, we pinpointed changes to the resolution to grant that would:
- Improve marketability of the residential units
- Reduce the construction programme by 20%
- Cut costs by 10%
Working with the planning consultant, we commenced a series of discussions with the Planning Authority to secure the consent and gain approval for the necessary changes. We were instrumental in arranging a public consultation to explain the benefits to local politicians, stakeholders and neighbours.
Against a difficult political background, we procured both the original and amended consents well ahead of a start on site.
Collaborative Working
Terms for the provision of the leisure centre were set out in the Section 106 and development agreements. Both documents required amendment as part of the new planning application. We worked closely with the client’s legal team and other parties to ensure that the revised documents incorporated all the necessary changes.
The original specification agreed between the parties was necessarily outline in nature. We liaised regularly with Lambeth’s leisure services department and their consultants to ensure that the emerging designs met all the relevant requirements and were approved progressively.
Masterplanning and Design
Our in depth review of the design details revealed that both the density of development and quality of public realm could be improved. We advised the client that the phasing of the development facilitated sufficient time to procure and implement an improved consent without delay to the overall programme. M3 instigated an architectural design competition, briefing a number of architects on the opportunities and restrictions. The subsequent submissions demonstrated a potential for increasing retail sales area by up to 50% and residential accommodation by up to 80%, giving the client new options to considerably increase the asset value.
“ M3 has a certain way of doing things and being a lot
more involved in the process so it’s very hard to pick
out a direct competitor.”
