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PLANNING ISSUES IN KENNINGTON & VAUXHAL
Riverside Community Development Trust
Background paper
PLANNING ISSUES IN KENNINGTON & VAUXHALL
1. Former Lilian Baylis School site, Lollard St, SE11
Following the defeat of the Council’s plan some years ago to demolish the Ethelred Estate the school was moved into a PFI funded new building on Kennington Lane (near Vauxhall), leaving the site empty. This has been used under licence by Lambeth & Southwark Sports Action Zone providing an umbrella for a range of sports activities including those sponsored by other organisations, such as Kennington Association. The former Liberal/Conservative Administration wanted to sell the site. They ran a consultation exercise last year. RCDT note at time attached. The consultation was regarded as unsatisfactory. The Labour Party made the future of the site a big local election issue in Prince’s Ward. They swept into control of the Ward and the Council. They withdrew the school site from the sales list, and instructed the Chief Executive to come up with a range of options that retained a degree of community benefit. There is an issue of whether there is a requirement on the Council to sell the site as a condition of the PFI scheme. The latest information is that when the options paper is ready there will be another round of consultation on the future of the site. There is strong support for a major part of the site to be used for sport and leisure facilities, which the Community Strategy identified as having a shortage in North Lambeth.
For Council’s current public explanation see: http://www.lambeth.gov.uk/Services/HousingPlanning/Planning/PlanningNews.htm
2.
Beaufoy Institute,
The Institute was established as a philanthropic charity to provide vocational technical education linked to the arts and sciences. It was handed over to the London County Council as charitable trustees to run as a technical school for boys. After the Second World War it went through a number of changes of status, and became an annexe when a new school was built in the 1960s at Lollard St, originally called Beaufoy but then renamed Lilian Baylis. The Institute was used as annexe into the 90s. For a while it was then used for a number of temporary events. There are a number of local organisations that wish to take on the Institute to provide e.g. an Artisans School (Lady Margaret Hall Settlement), a cinema museum, and an arts venue. The Council stopped letting it be used for temporary uses and so it is empty. There has been debate as to whether the original building or the whole site is charitable, and therefore whether sale proceeds of the site would go into an educational charitable purpose or into the general Council funds. The Council has decided to sell the site, merge the Institute and the linked Scholarship Fund to create a bigger scholarship fund. This is subject to approval by the Charity Commission. Councillors have made it clear that they want it sold for community use benefit. When the future is finally agreed and approved by the Charity Commission, which may involve quite a lot of lobbying by local groups, then there will be a sale, and whoever buys will have to put into a planning application and there be consultation. An RCDT note from 2004 on the issue at that stage is attached.
3. Kerrin Point, Ethelred Estate, off Black Prince Rd, SE11
This is the site of a former tower block which had to be pulled down following as gas explosion. It has been through planning application and consultation stage in terms of the Council’s desire to sell it and what it wants to see in its place. It is not clear what the present situation is.
4.
This is a special needs school. The Council has agreed that it is to be moved to improved premises elsewhere in the Borough. The site will then be sold.
5. 100 Vauxhall Walk
This is a Council building and site which it planned to sell to CLS Holdings, a major office developer and owner in the area. A condition of the sale was that it provide Vauxhall Gardens Community Centre, which uses part of the building, with appropriate premises. This was going to be in Glasshouse Walk. CLS would have to put in a planning application and there be consultation. Progress has been stalled for several months for reasons which are not clear, but which include the marketing of a site next door by the private owner.
6.
St
George’s plc has planning permission to build a very high tower
block at Vauxhall Cross. This was given by John Prescott overturning
the Planning Inspector’s recommendation of rejection. The scheme had
also been opposed by Lambeth Council and local organisations. There
is no news as to whether
7.
In 2005 and early 2006 L&RP informally consulted the Planners and local organisations on its proposal to build two towers of apartments etc on a site at Vauxhall Cross next to the bus station. The Planners do not regard the application as valid because L&RP have said they want to provide the affordable housing elsewhere, which is against Council policy. L&RP have tried to buy off various groups with promises of Section 106 money. They have failed to reply to a letter with questions from RCDT (attached). The current position is not known. An RCDT note on L&RP is attached.
8. Texaco Petrol Station, Albert Embankment
There
was an application for this site which was withdrawn. Texaco has a
land deal with L&RP, so it will need to be watched carefully. They
also have a petrol station on
9.
Darley House,
The
Housing Department wanted to pull down Darley House and provide
modern social housing. Residents were divided about what they
wanted. There was scepticism among some of the other groups in the
area because of the size of the initial ideas for a new block and
its impact on
10.
11.
Genesis Housing is proposing a large block of social housing flats. There is considerable local objection on a wide variety of grounds. Genesis ran its own ‘consultation’ exercises with groups.
12.
Founder’s Place, next to Archbishop’s Park,
This
is a major planning proposal by
13.
Damien Hirst,
Damien Hurst has planning permission to convert old buildings into an art gallery, workshops and restaurant. This was not opposed and many local activists are looking forward to the work being carried out and the facility up and running.
14.
George & Dragon,
This
is a former pub opposite
15. Potential Planning Developments
It is suspected that there will continue to be planning proposals: e.g.
· for the replacement of older office blocks or their conversion along Albert Embankment
· in connection with the possible sale of the London Fire Authority complex on and behind Albert Embankment
16. Planning Vigilance
Despite the large number of groups in the area, and the planning
role of Vauxhall Society, the knowledge of planning applications is
very hit and miss, and there is very little sharing of information.
The Planners seem to be very selective about who they consult, and
e.g. consult
17. Council Asset Holdings Review.
The Council has a review underway of if its holdings. When published this may well reveal other sites/buildings which may be subject to future planning applications
18. Recent Planning applications
Recent applications inn the Lambeth Council system in November, December and January have included the following.
190-196 Kennington Park
Rd. Approval
of details pursuant to Condition 2 of Planning Permission
05/01101/FUL (Redevelopment of site involving the erection of a five
storey building comprising 28 self contained flats (4 x studio
flats, 13 x 1 bed, 10 x 2-bed and 1 x 3 bed), together with
landscaping and boundary treatment and associated alterations). Ref.
06/02870/DET. Consultation
period ended November 2006. No decision taken at
7 St Mary's Gardens, SE11. Reconfiguration of rear extension involving the removal of side door and replacement of two small rear windows with one larger window including re-positioning of internal WC. Ref. 06/03920/LB. Approved January 2007; Plus. Reconfiguration of rear extension involving the removal of side door and replacement of two small rear windows with one larger window. Ref. 06/03708/FUL. Approved January 2007.
Business, 28A
Land At St
Flats 1 To 63,
Flats 1 To 143,
The Vauxhall Centre, Walnut Tree Walk. Erection of a timber constructed toilet block (incorporating 2 x composting toilets) to be located adjacent to south west boundary of training centre. Ref: 06/04072/FUL. Approved January 2007
Decisions Pending on the following applications submitted in December 2006 and January 2007
9 Denny Crescent. Application for a Certificate of Lawful development (proposed) in respect to erection of a single storey ground floor rear extension and a loft conversion with three rear rooflights. Ref 06/04168/LDCP.
Comfort Inn Hotel, 87 South Lambeth Road. Erection of a full width single storey extension to the front street (West) elevation of the existing hotel for the provision of a restaurant (Use Class A3) and four dual use units for either retail (Class A1) office (Class B1) non-residential institution (Class D1), including excavation of new basement level. Heathdeal Ltd. Ref 06/04050/FUL.
59 Richborne Terrace. Conversion of a single family dwellinghouse into five self contained flats, two 2 bedroom flats, two 1 bedroom flats and 1 studio flat. Ref. 06/04126/FUL.
Roof Top Site, Vauxhall
Telephone Exchange,
Roof Top Site, Vauxhall
Telephone Exchange,
Gateway House,
The Queen Anne Public House, 139 Vauxhall Walk. Installation of iron gates and railings to perimeter of existing driveway at a height of 1800mm and installation of a retractable awning over driveway, in association with the use of the driveway as an external drinking area for the public house. Applicant: Enterprise Inns. Ref: 06/04354/FUL
53 Richborne Terrace. To crown reduce 1 x Cherry tree to rear of property by 35-40% and prune to re-shape. Ref. 07/00401/TCA.
68 Richborne Terrace. To crown reduce 1 x Lime tree to front of property by 30%, canopy to 5.5m over road, reduce back from building and remove deadwood. Ref. 07/00392/TCA.
58 Walnut Tree Walk. To crown reduce 1 x Walnut tree to rear of property by 30%, lift lower canopy and prune back from property. Ref. 07/00333/TCA.
10A St
17 Newport St. Redevelopment of the site, involving the demolition of the existing building and erection of a five-storey building with roof terrace to provide five self-contained flats (one x 1-bedroom and four x 2-bedroom units), together with associated works. (amended to planning permission 06/00753/FUL with regards to change to dwelling mix). Applicant Zeemos Ltd. Ref 07/00150/FUL.
18 Albert Embankment. Erection of eight flag poles for the display of flags and retention of existing inground illumination. (Partially Retrospective). Applicant Albert Hotels Ltd. Ref. 06/04162/ADV.
90, 92 &
Sean Creighton
Development & Management Worker
RCDT
Riverside Community Development Trust
THE FUTURE OF THE OLD LILIAN BAYLIS SCHOOL SITE
In
January 2005 the
The Riverside Community Development Trust considers that any new development on the site must be sensitive and respond to local community needs and aspirations. There should be:
· proper community consultation
· maximum community use
The Trust has indicated to the Council that it is interested in undertaking a community consultation.
There have been several developments relating to the site which indicate the lines on which the public debate in the future is likely to take place:
· Opposition to the Council’s former wish to demolish the buildings as expressed in the draft Unitary Development Plan for the Borough published in
· Proposals by local residents for the use of the buildings for a range of community uses
· The rewording of the revised Unitary Development Plan to reflect the objections and proposals
· The submission of a bid to the Council to buy the site by the All Nations Centre and Lighthouse Education for a variety of community uses and a church facility
· The possibility of the Council seeking to lift the educational designation of the site and have the Grade II listing cancelled
The suggestions for community use made by objectors to the Council’s original proposals include:
· Recreation/leisure facilities/centre
· Educational use
· Housing for the elderly/sheltered accommodation, inc. landscape gardening and plots for residents to grow vegetables;
· Shelters for the homeless
· Swimming pool
· Recreation centre for school community
· Community centre
· Community use/facilities
· Rebuilding, upgrading and incorporation into the University of South Bank
·
· Sports
· Public open space linked to Lambeth Walk Open Space
The Trust welcomes the revised wording by Lambeth Council.
Unitary Development Plan
In its proposals for the Lambeth Walk/Ethelred Estate area the Council originally proposed in (to be added):
‘appropriate proposals for the listed Lilian Baylis school, demolition supported (subject to PPG15 tests) as re use not practical (the building does not meet modern educational requirements) and replacement should be with a higher quality design.’
It has proposed the following amendment (April 2005):
‘appropriate proposals for the Grade II listed Lilian Baylis school and its grounds would be supported (subject to satisfying all statutory tests) to enable redevelopment if the site for a mix of uses, including a mixed tenure housing scheme, community and leisure uses.’
The final wording will await the outcome of the Public Local Inquiry.
May 2005
Riverside Community Development Trust
THE FUTURE OF BEAUFOY INSTITUTE
1. Regeneration
·
RCDT is the successor
body charged with helping the continuation of regeneration in the
area following the end of Single Regeneration Budget funding on
· A high level of local persistent unemployment and low skills attainment level are keys problems that need to be tackled in the regeneration process.
· The development of a variety of new jobs requiring practical skills for local people is an important aim for regeneration.
· The Beaufoy Institute buildings and site are strategic assets to an area in need of regeneration.
· It could be a powerhouse of activity which leads regeneration, increase aspirations and quality of life in the RCDT area and wider.
· RCDT will assess all proposals for their contribution to regeneration for the benefit of local people, especially those living on the estates.
2. Arts & Education
· Arts and crafts were a major industry in the local area from the 19th Century through to at least the 1950s. Local people were able to benefit from training at the Beaufoy and obtain work in local factories, such as Doultons.
· Possibilities for careers in arts and crafts have lessened over the past 30 years because of the increasing demand for academic qualifications for art schools.
· The difference, for example, between a woodworker and a furniture designer, is having an idea and making a drawing.
·
Arts/crafts/media should
be as accessible to all as they were in the 1950s when some of the
· RCDT will assess all proposals for the future of the Beaufoy buildings and site in the light of whether they help foster training in arts/crafts/media equipping local people for jobs in these industries as well as fostering an appetite for life-long learning.
3. Beaufoy Covenant
· The arts/education charitable covenant that affects the Beaufoy could be fulfilled on the site by imaginative proposals which could include:
o the creation of studio-teaching spaces in which local and international practitioners – designers, artists, musicians, writers, etc – share their skills and show their work.
o encouraging lifelong learning from small children to pensioners
o practical training facilities for local unemployed people and local people wishing to re-train
o the running of workshops for all outside school hours
o organising master classes by internationally renowned practitioners
o the building of live/work spaces
· RCDT will assess all proposals for the future of the Beaufoy buildings and site in the light of whether they present a creative and imaginative package which conform to the charitable covenant.
·
RCDT considers that the
proposal that currently best meets the terms of the charitable
covenant, and the regeneration needs of the local area, is the
· RCDT and the Settlement would wish to take on the responsibility for ensuring the long-term development of the Beaufoy.
4. Short-Term Use
· RCDT recognises that the costs involved in refurbishing the buildings and building new buildings on the site will be large and take time to raise.
· RCDT therefore expects that short-term remedial works be carried out to the buildings to make them useable for two to three years.
· RCDT envisages that this short-term use could be on a partnership basis involving other local organisations, and organisations that wish to provide activities and services for local people
· RCDT believes that the development of short-term use will build local community support for the future of the building and the site, and build the base for support of the long-term functions linked to arts/crafts/media training.
· RCDT and Lady Margaret Hall Settlement wish to jointly take on responsibility for interim management and development of partnership activities.
·
RCDT and Lady Margaret
Hall Settlement would want to explore partnership use in the
short-term with organisations such as Lighthouse Education
(after-school club),
Statement adopted by Riverside Development Trust Board 3 August 2004
RCDT
Letter to Jason Mills, London & Regional Properties,
We met last week at the Friends of Spring Gardens meeting and at the KOV Forum. At the later you said that though we had met at the former you did not know who I was.
I am surprised at this since I wrote to you on 13 December providing you with information about the Trust and asking for the Trust to be kept informed of progress with the development.
A number of questions were raised at the KOV Forum meeting.
One of the problems with verbal presentations is that people can mishear or misremember what the answers are. It would therefore be very helpful if you would consider the attached questions and write back to me with the answers.
1. What are the bedroom sizes of the 440 apartments?
2. What is the likely sale price range for each type of apartment?
3. How many of the apartments will be available on shared equity?
4. Who will manage the apartments?
5. How will the cars enter and exit the underground car park?
6. How will the hotel be serviced by taxis and coaches?
7.
What is the wind effect between the proposed two towers and
the
8. Will apartment owners be able to get natural ventilation?
9. How is the noise from the railway, and traffic to be minimised?
10. What will be the energy efficiency rating?
11. What safeguards will need to be proved for installing grey water recycling?
12. What range of retail units would be encouraged in the scheme?
13. When the site for the affordable housing is located, will that be made public knowledge?
14. How many affordable homes will there be and what bedroom sizes?
15. How much is being suggested for each component of the proposed Section 106 package?
16. Will the Section 106 money be paid upfront when the 106 agreement is signed?
17. Which groups have been consulted in individual meetings? (This enables us to know who has not been consulted.)
18. Is a summary of the views that have emerged from consultation publicly available.
19. If services (inc. retail) are to be provided on site, how is this going to help engage new residents to use the facilities on the other side of the railway viaduct and station?
20. What are the educational initiatives being explored as part of the proposed Section 106 package?
21. Is L&R willing to consider setting up with local organisations a local labour market training and job creation programme so that local people can benefit from a wide range of employment opportunities the scheme will provide during construction stage and afterwards?
22. When will Sustainability and Environmental Impact Assessments be published?
23. Have you any projections of the likely Council tax banding of the apartments by bedroom size, and the likely additional revenue to Lambeth Council in Council Tax?
24. What further local consultation plans have you got?
25. Are there any strategic views protection issues to be considered?
26. Has there/will there be an assessment of the dangers caused by any potential flooding of the area the Towers are to be located?
27. How far away from the Underground lines leaving in and out of Vauxhall Station be from the foundations.
28. How long is the projected building period and what changes may be needed to the road system to accommodate the building site footprint (as opposed to the footprint of the final buildings)?
RCDT Background Note
What is London & Regional Properties?
It is a private gorup of compnaies established in1987 and owned by the brokers Richard and Ian Livingstone.
Its website tells us:
‘L&R has a predominantly prime and well secured property asset base in the
UK in the region of €3 Billion.
Our UK investment portfolio includes Landmark Office schemes and
several substantial Sale and Leaseback portfolios of Hotels,
Nightclubs, Petrol Stations, Retail and Leisure property.
L&R has an accomplished Office and Retail Development division and
undertakes speculative Office Development schemes in Central London
as well as Development Projects in partnership with corporate
occupiers and the Government.
L&R also has a Healthcare division specialising in the development
of property solutions and services for the UK Healthcare industry at
local and national level.’
Portfolio
Its portfolio comprises:
Bewlay House offices, NW1
Ashborune Carehomes (91)
60 Queen Victoria Embankment: purchased Noember 2000 – JP Morgan Fleming HQ - offices
55 Baker St mixed development, W1 under development: 2005 acquired fprmer M&S HQ for offices, restaurant and leisure, and residentuial.
PFI portfolio of offices and eductaion establishments across country: 4 offices for Inland Revneue, Newbury Further Education College, Sheffield City Council offices, Copleand Borough Council’s new HQ in Whitehaven,
68 King William S. EC2, offices and retail. Purchased January 2000: new store for Houe of Fasrer and offices
Diageo plc HQ, NW10
St Georges Court, WC1, offices – purchased March 2001 refurbsihment for Ministyr of Defenvce
The Bell Town Square shopping centre, Stratford, retail. Developed 2002
Granite Wharf 750 apartments, and hotel anmd leisure scheme on Greenwich Peninsula – development
Nightclubs and casinos portfolio; acquired July 2001 17 freehold venues from First Leisure, inc. Empire Leicester Square; leased back
America House, EC3
Kingfisher portfolio, nationwide : acqured 180 High St retail units from Kingfisher (Woolowrth’s Superdrug & MVC) in August 2001
Skipton House, SE1 – offices
Shell petrol station portfolio: acquired 200 petrol stations on 999 year leases and leased back to Shell
Laurel Pub portfolio: December 2002 purchased and leasebacked 280 managed pubs out of a total of 623 pubs from Laurel Pub Co
Hilton portfolio: Park Lane; Green Park, Trafalgar Square and Frankfurt
TBI portfolio: 1999 purchased non-airport property estate of TBI – 67 properties
First Central Business Park, NW10 – development for a business park with help from SRB and English Partnerships. First pahase let to Guiness in 2002. Development includes fitmess centre, restaurant, residential properties,leisure club and hotel
Antonine Shopping Centre, Cumbernauld – under development
Advisor to Texaco on disposal of many of its petrol stations and purchased August 2004 14 of them and other properties
Subsidiary: Community Healthcare Investments Limited
Vauxhall Leaves The Fringe
Estates Gazette /
Vauxhall is the new Paddington, claims Jason
Mills, Director of developer London & Regional Properties. He says
that, like the
L&R is seeking planning consent for its £350m
Vauxhall Cross scheme, which, at 750,000 sq ft, promises to be north
Lambeth's biggest mixed-use development.
The company's proposal includes 400 homes,
both private and affordable, 150,000 sq ft of offices, which could
be built speculatively, and a 220 bed, four star business hotel. An
Mills dismisses the suggestion that Vauxhall
is an unproven office pitch. "It is a great location in inner
L&R's Vauxhall Cross development stands out
because of the mix of uses, whereas other developers in the area
have focussed on the residential market. If Lambeth Council grants
planning permission for the scheme next year, it will be a bell-wether
for the North Lambeth market.
Taste for development may give pair
the last laugh on £115m buy
The Times 08/10/2005
London & Regional is estimated to have
developed about 1 million sq ft – equivalent to a Canary Wharf tower
– in each of the past seven years of its near two-decade history. A
penchant for development, in addition to buying property
investments, sets Richard and Ian Livingstone, the brothers behind
London & Regional, apart from many of their private competitors.
London & Regional is gearing up for a 4 million sq ft development
drive in
Separately, the company has appointed Make,
the architectural practice led by Ken Shuttleworth, formerly of
Foster & Partners, to lead plans for redevelopment of Michael House,
the former Marks & Spencer headquarters in
Paying so much for what was effectively a
development site, with no income, was regarded by many in the
industry as a bold move. However, with the
Meanwhile, the brothers are pressing ahead
with the next phase of First Central, a 1.3 million sq ft office
development at Park Royal. It will be funded by syndication to
private investors - in what is thought to be the first time that
such a significant speculative office project has been financed in
this way. It is understood that London & Regional hopes to raise
more that £55 million, of which £16 million would come from private
investors, with the rest from Royal Bank of
Quiet Brothers Continue to
Rock the Property World
The Times /
The low-profile owners of several
They may have a personal fortune of more than £250 million and a
property portfolio worth nearly £5 billion, but few outside the
commercial property world had heard of the Livingstone brothers
until their company popped up as a bidder for Somerfield, the
Richard Livingstone, a chartered surveyor, and his brother Ian, a
former optometrist, are two of the most discreet businessmen in a
famously indiscreet sector. They may own such landmarks as the
London Hilton on
Even though Ian Livingstone is married to a journalist, the brothers
don't give interviews and refuse to have their photographs taken.
Their company, London & Regional, has its Headquarters in
As a chartered surveyor, Richard specialised in advising on central
Despite the business's low profile or perhaps they would argue
because of it, London & Regional is rated as one of the most
successful young property companies of the past decade. Even many of
their competitors give them grudging respect. One said: "They have
enjoyed an incredible run." Another said, less magnanimously: "They
appear to be very lucky people."
Tony Gibbon, partner at BH2, the niche City property consultant, has
advised the brothers on several key deals in the City of
Gary Wilder, managing director and head of asset finance at Nomura
International, who has worked with the brothers on more than £2
billion of deals, said: "They are not image seekers. They are very
humble in their approach and don’t seek publicity. They are
incredibly bright and understand property and finance, which is a
rare combination."
Another of their contacts said the brothers did not care what people
thought of them, adding that they tended to shy away from the
merry-go-round of drinks parties that are a key feature of the
property scene.
This has led some to describe them as arrogant and difficult to deal
with, an accusation that they and their partners in the financing
world would dismiss. The key to their success appears to have been
getting their timing right and taking risks by buying unfashionable
assets. One friend of the brothers, who asked not to be named, said:
"They have always been contra-cyclical and tried to avoid running
with the crowd. They just look for opportunities where they believe
they can add value."
The brothers borrow heavily from the major banks to fund
acquisitions, but friend claim that, in contrast to many other
debt-backed private players, they have a huge cashpile available to
fund deals, which enables them to take greater risks. In the early
1990's, in the midst of the commercial property crash and the first
Gulf war, the brothers bought a valuable portfolio of distressed
assets which they subsequently sold to Development Securities, a
listed property group, for about £100 million - a substantial
profit. They reinvested the proceeds, buying empty buildings for
development in central
The petrol stations are owned jointly with the Tchenquiz brothers,
the Iranian property tycoons, and the partners are hoping to sell
them for more than £400 million. Since the Shell deal, L&R has
expanded its sale-and-leaseback portfolio through deals with
companies such as Kingfisher, Accor, First Leisure, JP Morgan and
ABB in
The group has also diversified into more unusual assets. It is one
of
In the past three years the Livingstone brothers have also expanded
their portfolio overseas, opening offices in
Not everything has always gone their way, however. In the late 1990s
the pair were embroiled in a row over plans to build a cinema at
Crystal Palace
In a major Crystal Palace Campaign initiative to clarify the status of the proposed mega-cinema multiplex in the new situation following the London elections, MPs, councillors and newly-elected Greater London Assembly members have jointly called on the developer, Ian Livingstone, Chairman of London & Regional Properties Limited to meet with them urgently.
In a joint letter to Mr Livingstone, the elected representatives note with alarm that the L&RP chairman has stated he intends to begin the multiplex construction as soon as possible, and that the so far stillborn stakeholders' forum be used to discuss "only the impact on the community arising from construction work".
Ms Tessa Jowell, MP for Dulwich & West Norwood, and Minister for Employment, as lead signatory, comments that "you appear to be reneging on the undertakings you have previously given" to hold a community forum. She notes that last May Ian Livingstone expressed his commitment to such a forum. Further that on September 25, 1999 he wrote to the Crystal Palace Campaign promising the forum would "start without commitment to particular uses or design", yet "a year has now passed without your having progressed the forum in any way". The time had now come to "review the current circumstances", she wrote.
|
|
EC rules no-Crystal Palace Multiplex without EIA (From the Land is Ours website)
Plans to build the hugely opposed Cinema Multiplex in |
Compiled by Sean Creighton
RCDT
DEVELOPMENT PROCESS
Lambeth Council has begun a process of looking at how
On 28 November 2005 representatives of the following local community and voluntary organisations with interests in seeing improvements to Spring Gardens and/or would be effected by the improvements, attended a meeting convened by Riverside Community Development Trust: All Nations Centre, Friends of Spring Gardens, Vauxhall Society, and Vauxhall St Peter’s Church & Heritage Centre,
The meeting discussed a range of issues about the development process. The following has since been agreed as the basis for consideration by our own organisations and other interested parties.
1.
The Council’s aim to improve
2. The community, regeneration and social value of the Gardens should be paramount in determining the final improvement proposals.
3.
There should be recognition and commemoration of the
international importance of the historical background of the area (
4. The community assets adjacent to the Gardens should be improved and better integrated with the Gardens to increase the complimentary added value of the attraction of the Gardens and those assets.
5. The long-term viability of Vauxhall City Farm and St Peter’s Church and Vauxhall Heritage Centre are integral to the attraction of an improved Spring Gdns.
6. The maintenance and enhancement of the quality of service offered by All Nations Centre to residents, particularly in regard to Sunday/weekday services, the James Kane Nursery and its Saturday school should be integral to the improvements.
7. Imaginative design solutions are needed especially in respect of some of the road and boundary issues which compromise safety especially of children, and which visually detract from the amenity of the Gardens.
8. Capital and maintenance investment should be organised to maximise employment and training opportunities for local people (e.g. contract work in the park, landscaping, etc).
9. Meeting the needs of the different groups of residents, especially those on the estates near the Gardens should be at the centre of the improvements.
10. There should be a continual process of ensuring the involvement of all parties who are identified as potentially being affected by different aspects of the proposals.
11. Ways need to be found by all parties involved in the development process to increase the level of community knowledge and engagement in the process.
12. While there may be disagreements over some of the details of the emerging improvement plan all parties involved should seek to resolve the matters within the spirit of partnership to ensure that the overall improvement goal is achieved.
13. The improvement process should be seen as a long-term project to ensure that the value of the investment in the improvements is not eroded by inadequate spending on subsequent maintenance.
Agreed by:
All Nations Centre – Tope Akinola
Friends of
Riverside Community Development Trust – Sean Creighton
Vauxhall St Peter’s Church & Heritage Centre – Revd. Wilma Roest
Vauxhall Society – Jim Nicolson