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Dawson's Heights

One might call Dawson’s Heights, Kate Macintosh’s housing scheme for Southwark Council, completed in 1972, ‘Daunting Heights’. As you approach from the north, its fortress-like structure appears quite intimidating. But this was never her intention. Like an Italian hilltop town, there is an element of enclosure, almost protection in the estate’s central court. A significant influence was Macintosh’s home city of Edinburgh. She wanted to exploit the drama of the hilltop location, not just for the residents, but also for the surrounding area. As Kate herself said in a 2017 interview ‘south London is pretty monotonous’ (compared to Edinburgh). Anyone who has walked along Princes Street and looked towards the old town with its vertiginous tenements would appreciate the comparison she makes.

Composed of two ziggurat blocks, the design of Dawson’s Heights recalls a student project by Kate for an opera house in Edinburgh. Shortly before her appointment with Southwark, she had worked with Sir Denys Lasdun, who had just been chosen to work on the National Theatre, where she designed a small experimental theatre. She also acknowledges him as an influence. He came to give a lecture at Edinburgh School of Art when she was a student and she admired his flats at St James’s Place.

So, we can see these elements coming together at Dawson’s Heights. A dramatic site, built on the spoil heap of the Crystal Palace railway. Staggered blocks provide depth, height and outstanding views across north and south London. While access bridges link the two blocks at a lower level.

Accommodation comprises 296 dwellings ranging from one to four-bedroomed units, the latter confined to the lower maisonette blocks. All the apartments are split-level with generous balconies and wide access galleries, large enough for delivery trolleys. All the living rooms are designed to face south, with fully fitted kitchen / diners.

Several of the images below  featured in the exhibition Dawson's Heights: Hilltop Community at 66 Portland Place, between 29 November 2018 and 2 February 2019. This exhibition was created to complement the joint RIBA and V&A display, A Home for All: Six Experiments in Social Housing, which ran from 24 November 2018 to 30 June 2019 at the V&A Museum.

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Dawson's Heights, Overhill Road, Dulwich, London, seen from Forest Hill

RIBA121694
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London, seen from nearby cricket ground

RIBA121695
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London, seen from the west

RIBA121696
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: looking towards the lower blocks

RIBA121700
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: looking north

RIBA121703
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: looking north

RIBA121704
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: oblique of the staggered blocks

RIBA121710
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: the lower eastern access deck

RIBA121714
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: the western access deck

RIBA121715
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: close-up of an access gallery

RIBA121716
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: one of the access galleries

RIBA121718
Southwark. Department of Architecture & Planning

Dawson's Heights, Overhill Road, Dulwich, London: living room in a three-bedroom maisonette

RIBA121720
Southwark. Department of Architecture & Planning
NOTES: Stairs lead upwards to the outside door, and down towards the kitchen (right) and bedrooms (left).

Dawson's Heights, Overhill Road, Dulwich, London: the kitchen / diner

RIBA121722
Southwark. Department of Architecture & Planning
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