Co-living is a type of rented accommodation designed primarily for individuals who want their own private living space alongside shared facilities and opportunities to meet other residents. Each resident has a private ensuite room, with access to communal spaces and facilities within the building. Co-living developments are professionally managed and typically offer flexible rental arrangements. Although co-living rooms are not self-contained homes, they provide medium- to longer-term housing, help meet the need for rental accommodation in the borough and count towards Southwark’s housing targets.

At 99–101 Newington Causeway, the proposals include 720 co-living rooms, alongside shared facilities for residents.

Previous proposals for the site, brought forward by The Salvation Army, included conventional residential and student accommodation. However, these schemes did not progress due to financial viability challenges.

The Salvation Army relocated to its new headquarters in Denmark Hill in 2023 and is selling the Newington Causeway site to help fund its new facilities.

The current proposals bring together 720 co-living rooms, a 404-room hotel, co-working space, ground-floor commercial uses and new public spaces. This combination is intended to support the redevelopment of the site while introducing new employment opportunities, public spaces and a financial contribution towards affordable housing in Southwark.

The co-living accommodation would provide an additional housing option for people looking for flexible rental accommodation, particularly single-person households. The proposals also recognise the importance of delivering affordable and family housing across Southwark, with a financial contribution proposed to support affordable housing elsewhere in the borough.

The proposals include a very significant financial contribution towards affordable housing equivalent to the contribution required under the 35% affordable housing policy. Rather than providing affordable homes within the development, this payment (known as ‘payment in lieu’) would be made to Southwark Council to support the delivery of genuine affordable homes in the borough.

The contribution would be secured through a Section 106 legal agreement. Southwark Council would determine how the funding is allocated, with the amount and payment arrangements set out in the relevant planning documentation.

The development would bring additional residents, workers and visitors to the area, which could increase demand for existing services, including GP surgeries, public transport and other local facilities. The level of demand would depend on how the different parts of the development are used. For example, hotel guests would generally stay for shorter periods, while the co-living accommodation is primarily intended for single-person households.

The potential impact on local infrastructure is considered through the planning process, including whether existing services can accommodate additional demand.

Community Infrastructure Levy (CIL)

CIL is a charge collected by Southwark Council to help fund local infrastructure, including transport, healthcare, community facilities and public spaces.

Plot H1, part of the wider Elephant and Castle regeneration, is planned to include new GP facilities for the area. CIL contributions from the proposed development could be used towards healthcare facilities such as this, as well as other local infrastructure.

25% of CIL receipts are allocated for neighbourhood spending, while the remaining funding supports infrastructure priorities across the borough. Southwark Council determines how this funding is allocated and spent. Funding is not automatically assigned to Rockingham Estate or any particular local project.

Section 106

Section 106 is a separate legal mechanism used to secure planning obligations associated with a particular development. These may include financial contributions and other measures, such as the proposed affordable housing payment in lieu.

The purposes, timing and any indexation of Section 106 payments would be set out in the relevant legal agreement as part of the planning process.

The proposals aim to bring a range of benefits to the local community, including:

• New homes and visitor accommodation: 720 co-living rooms, equivalent to around 400 homes, and a 404-room hotel that is expected to contribute to the local economy.
• New public spaces: A new public plaza and landscaped areas for residents, workers and visitors to enjoy.
• More greenery: New trees, planting and green roofs to improve biodiversity and the local environment.
• Improved pedestrian connections: New routes through the site, including improved connections towards the Low Line and surrounding streets.
• Co-working space: Flexible workspace with an independent entrance from Rockingham Street, providing opportunities for local businesses and people working in the area.
• New jobs: Employment opportunities associated with the hotel, co-living accommodation and commercial spaces once operational.
• Construction jobs and local spending: Around 519 full-time equivalent construction jobs per year over the construction period, with around £22.6 million expected to be retained in Southwark businesses, based on an assumption that 10% of construction spending is local.
• Skills and training: Around 33 construction training placements and around 90 work experience placements, supported by the Arada Academies (delivered with Building Heroes) and The Salvation Army’s Employment Plus.
• Social value: An estimated overall social value of around £21.5 million over 20 years, including around £1.9 million of added value from employment and training.
• Affordable housing and infrastructure contributions: Financial contributions to support affordable housing and improvements to local infrastructure.

Southwark Council is responsible for assessing local infrastructure needs and determining how these contributions are used to support services and improvements in the area.

Deliveries, waste collection, maintenance and other servicing associated with the hotel, co-living accommodation and commercial uses would be carefully managed and controlled through a Delivery and Servicing Management Plan.

It is not possible to use Newington Causeway, as it is both a red route and a bus lane, while Rockingham Street is restricted to cyclists. Following discussions with the Council, a loading bay is proposed on Tiverton Street to accommodate servicing requirements.

A draft Delivery and Servicing Management Plan sets out the proposed arrangements for vehicle routing, scheduling and management. Smaller vehicles would be used wherever possible, and delivery times would be carefully managed.

Existing servicing activity in the area, including deliveries to the Travelodge and the new student accommodation scheme, has been raised as a concern. These concerns, along with wider potential impacts, have been considered as part of the Transport Assessment submitted with the planning application. The planning authority will assess these potential impacts and determine whether any changes to the existing roads are required.

The development would be car-free, with no general residential parking provision. The scheme would include generous on-site secure cycle parking, and residents would not be eligible for local parking permits, which would be secured through the planning process.

Being car-free does not mean that no vehicles would visit the site. Deliveries, waste collection, maintenance and other servicing would be carefully managed and controlled through the Delivery and Servicing Management Plan.

The potential effects of vehicle routes, turning arrangements and access restrictions on Tiverton Street, Rockingham Street and the surrounding estate have been raised as concerns. The Transport Assessment takes into consideration the existing use of the office building, including its servicing and parking arrangements, as well as any changes in expected activity as a result of the proposed development.

The current application proposes improvements to the cycle route from Rockingham Street onto Newington Causeway. These include widening the public footpath, introducing additional greening, providing a two-way cycle route and stopping vehicle access.

Arada will be managing the construction of the development and has years of experience working with local communities to help limit the impacts of construction. We recognise that the construction period would bring additional activity to an area where neighbouring residents already experience disruption from other developments, and Arada is committed to minimising the impact on local residents.

A Demolition and Construction Management Plan has been submitted, setting out proposed measures to manage construction impacts. These include delivery scheduling, traffic marshals, designated loading arrangements and monitoring of noise, dust and vibration. Detailed measures and any relevant conditions would be agreed through the planning process.

An Environmental Impact Assessment (EIA) has also been produced, which considers the potential impacts of the proposed development, alongside the cumulative impacts of other schemes in the area.

A dedicated community contact and regular updates are also proposed, so that neighbouring occupiers can raise questions and report any issues during the construction works.

The project team recognises the importance of natural light to neighbouring residents and the concerns raised about potential changes to living conditions. Daylight and sunlight assessments have been undertaken as part of the planning application to examine the potential impacts on neighbouring properties, including homes within Rockingham Estate. These assessments identify changes affecting some neighbouring properties and provide information for Southwark Council to consider when determining the planning application.

The assessments are available to view through Southwark Council's planning portal.

During consultation, it was raised that some neighbouring homes currently benefit from sunlight reflected from the existing building, and whether the proposed building could use fully reflective materials, such as glass or shiny metal, to maintain or improve this. The project team has considered this suggestion, but a fully reflective façade would not be possible for a number of reasons, including those set out below (question 10).

The proposed materials include light-coloured precast concrete and regular window glazing, which are lighter in colour than the existing building's red brick façades and darker glazing. The project team considers that these materials would offer some benefits in terms of reflectivity, and that the proposed building would be no worse in this respect than the existing building. More reflective materials, such as curtain wall glazing, are not considered suitable for the scheme for the reasons set out below and would also be less sustainable than the proposed materials.

Daylight and sunlight assessments have been undertaken as part of the planning application to examine the potential impacts on neighbouring properties. These assessments identify changes affecting some neighbouring homes and will be considered by Southwark Council when determining the application.

The project team recognises that reflected sunlight is important to residents, particularly those whose homes already receive limited direct sunlight. However, reflective surfaces can create glare and unwanted reflections, including potential impacts on nearby railway infrastructure and signalling. Network Rail's current requirements place significant emphasis on managing glare and its potential impact on train drivers and signalling systems, where health and safety is paramount.

The design of the building has also been an important consideration, including how the proposals relate to other tall buildings in the area and the overall architectural approach. These considerations, alongside the townscape views, have informed the development of the current façade proposals.

The proposals comprise a 37-storey co-living building and a 24-storey hotel building, including the ground floors. The proposed heights have been considered in relation to neighbouring buildings and the wider Elephant & Castle townscape.

A wind assessment has been undertaken to examine how the development could affect wind conditions around the site, including pedestrian routes and public spaces. The assessment indicates that the proposals could improve wind conditions in some areas compared with the existing situation. The extensive landscaping proposed will also bring wider benefits, including helping to reduce the effects of wind at lower levels.

A full Environmental Impact Assessment (EIA) has also been produced as part of the proposals, which considers the potential impacts of the development.

The proposals include new trees, green roofs, landscaped public spaces and improved pedestrian connections towards the Low Line. Air quality and environmental assessments have been undertaken as part of the planning application, and the scheme includes measures to improve planting and biodiversity across the site.

The proposals would deliver a significant increase in biodiversity on site, well above the 10% biodiversity net gain target set by national government. Sustainable drainage measures are also included, alongside improvements to the overall urban greening of the site. Green walls are not proposed, following advice from the London Fire Brigade that these can present a fire risk.

The proposed landscaping would provide opportunities to introduce more greenery and improve the environment around the development. Residents have also suggested additional planting, fruit trees and other sustainable management measures, including opportunities to improve nearby streets and spaces.

The project team welcomes these suggestions and recognises the importance of greenery to the wider neighbourhood. Opportunities to make improvements beyond the development site would need to be explored with the relevant landowners and Southwark Council, taking account of maintenance, accessibility and other practical considerations.

Further information about the proposed landscaping and environmental measures is available in the planning application documents.

Local residents and Rockingham Tenants and Residents Association have suggested that the community should have a say in planting choices, including tree species and opportunities for greenery that would benefit nearby homes.

The project team will explore opportunities for further discussions with Rockingham TRA and local residents about planting choices and landscaping. The arrangements for any additional engagement have not yet been agreed. These improvements could be secured through the Section 106 agreement.

The proposed co-living accommodation and hotel would have on-site management, with staff available 24 hours a day to oversee the buildings and respond to issues associated with their operation. The existing site has limited street-level activity on Tiverton Street and Rockingham Street, and the proposed development would introduce more activity to these areas, helping to create a more active and welcoming environment. The development would also have 24-hour on-site security, with CCTV coverage across the site linked to the police.

The proposals include dedicated waste storage facilities, with waste collection arrangements managed by the building operators. These arrangements are intended to minimise the impact of waste collection and servicing on neighbouring streets and properties.

The on-site management teams would be responsible for responding to issues relating to the operation of the buildings, including noise, waste and anti-social behaviour. Information on how neighbouring residents can contact the management teams would be provided as part of the operational arrangements.

The project team has been undertaking public consultation and engagement with local residents and stakeholders since January 2026, and this is ongoing.

Engagement to date has included three rounds of newsletter distribution, reaching a total of 4,435 residential and business addresses, and three rounds of door-knocking targeting residents of Metro Central Heights and Rockingham Estate ahead of in-person consultation events. Three rounds of in-person consultation activities have taken place in:

• March 2026: Meet & Greet events with the project team.
• June 2026: Public consultation events, including an exhibition of the proposals.
• October 2026: A further residents' meeting at Rockingham Community Centre.

Feedback was gathered through in-person discussions, written feedback forms completed at events and online submissions through the project email and website. Those involved in the consultation have included local residents, Chaucer Ward Councillors, Rockingham Tenants and Residents Association, Community Southwark, local community organisations and businesses, and existing users of 101 Newington Causeway.

Feedback has covered a range of topics, including the proposed co-living accommodation, green space and landscaping, and how the development would relate to the surrounding area. Questions have also been raised about building heights, daylight and sunlight, and potential impacts on neighbouring properties.

Engagement with local residents and stakeholders will continue as the proposals progress. Residents and other interested parties can continue to submit comments and questions using the contact details below.

The planning application and its supporting assessments, including transport, daylight and sunlight, wind and environmental documents, can be viewed through Southwark Council’s planning portal. The reference number is 26/AP/2864.

The project website provides consultation information and updates.
Website: www.newingtoncauseway.co.uk
Email:
Freephone: 0800 274 0012
Post: FREEPOST RESIDENT CONSULTATION

Questions about the proposals can also be sent to the project team using the contact details above. Where a question relates to the circumstances of a particular property, further information may be needed to provide a detailed response.