Major new Art Hub development for Kennington and planning permission approved for Pathways at St Anselm's

I've been sitting on this little nugget for ages, but was advised to keep it under my hat.  A year or so ago, 373 Kennington Road (currently the place in which Cactus TV studios are based) was put on the market for £2.7 million, carrying planning permission for residential development on the site.  At the time, I heard a rumour that it had been purchased by new owners who intended to turn into an art gallery, but after that, things went suspiciously quiet...

It has now been brought to my attention that Space Station Sixty Five (a gallery that is currently based in East Dulwich) plan to open a sister gallery in Kennington at 373 Kennington Road.  According to Lambeth Weekender, It will officially open in 2014, but is to host preview shows in the meantime.  The gallery directors note that it will have arts studios, a cafe, a bookshop and a retail centre (so, no residential development, it seems)!  It's being billed as a "community arts hub".  Cheekily, the directors also suggest it will put Kennington on the "London arts map", but arguably, we cornered the arts market some time ago, with the City & Guilds School of Art (Kennington Park Road), Gasworks (Vauxhall Street), Danielle Arnaud Contemporary Art (Kennington Road) and Beaconsfield Art Gallery (which is currently being expanded by Damien Hirst, in Newport Street).  Also, I think there's a new gallery planned for Tyers Street in the Vauxhall Pleasure Gardens.  But, it certainly will change the landscape, and bring additional arty folk to Kennington. 

If the Beefeater gin distillers ever manage to pull off their plan to convert the gin factory into a visitor centre, that quiet corner of Kennington would become a hive of activity.  I've no idea what that means for the future of the TV studio, but the site is 1,673 square metres, so it offers quite a few possibilities.  In hard times, the addition of any creative business that might provide employment should be welcomed, and in another coup for Kennington, St Anselm's Church were granted planning permission for their own Pathways project (a combined restaurant, cafe, educational, worship and community hall facility).

In less positive news, it looks as though the 216 Kennington Road Tesco is due to come to fruition soon.

Kennington Cross (minor update re. 216 Kennington Road and a new project?)

I've lost count of the number of people who have emailed, left comments on the blog and sent Tweets with questions and info about what's happening at 216 Kennington Road.  All that any of us know is that white lines have been painted, sections of the kerb have been dug up and a new loading bay has been installed at the side of the development.  I'm presuming that this is in anticipation of the yet-to-be-confirmed Tesco, but I'm also presuming that it might help with the construction work required for the new flats in the development (which I think are part of the same planning consent as the alleged supermarket).  No more info. I'm afraid, but thanks to those who've been asking and those that intially notified me about the works.

Also, I've noticed an intriguing new project, "Pathways at Kennington Cross" which looks related to the old St Anselm Project, whose website seems to have disappeared offline and into oblivion.  Does anybody have any news on that project and is it still in the pipeline?  "Pathways" states that it's:

...an exciting new programme which looks to create a variety of sustainable businesses, run by ex-offenders, based at St Anselm’s church.  The programme will include an 80 cover bistro and restaurant (inspired by our success at The Clink, the first commercial restaurant operating in a prison: the aim is to provide employment, skills training and links to accommodation for ex-offenders and local young people...

In other words, it sounds similar to the St Anselm Project... I'm wondering whether they've just recreated their website?

Change of use due to expire on 216 Kennington Road, preventing possible Tesco arrival

The new Tesco planned for Kennington Park Road has been developed relatively quickly, and permission has been requested to install air conditioning, fridges and lighting.  All of the posts on the matter can be found under the 38-40 Kennington Park Road tag.  I'd guess that the Tesco will be up and running before the end of 2010.

But today, it's heads up to Sean Creighton (known locally for his useful and detailed newsletters) from RCDT/LMHS who has informed us that the original planning permission (obtained back in 2007) to change 216 Kennington Road from D2 (assembly and leisure usage) to A2/B1a (services and business use) has nearly expired.  The original 2007 application is  07/01817/FUL. (It's due to expire on 17/1/2011).  The use of this building as a supermarket (allegedly Tesco) has been contentious from the start, on account of the fact that it was originally set aside under Section 106 for community use, but was missed off the Council's list, and the usage expired.  One interesting point that I've heard reiterated by several locals is that there were a number of nearby community organisations who hoped to use the building.  Whenever anybody telephoned the agents (I tried myself on several occasions), the caller is always told that a tenant has been found and the building is "being held".  Nothing much has happened in the intervening three years, other than numerous alterations of planning applications re. times of shopping delivery by lorry and the numbers of flats that may be built.

If local people from a variety of organistions were to object to the 216 Kennington Road Tesco being re-granted a change of use, and the Council were to agree (tricky, since they granted the permission above ), then there's a chance that local organisations might get a look in again.  The new application for change of use can be found under 10/03318/FUL on the Lambeth Planning database.

I used to be rather vociferously against the use of the site for a Tesco on account of the fact it was intended for community use.  More lately I've pondered that it would be better to be occupied than for it to remain empty.  But sitting on an empty building for three years and failing to develop it means that an organised community campaign (on the basis the building was always intended for the community, and Lambeth Council messed up) might well release the building for locals again.  The key question of course, is whether any local organisation has the money to lease it?

Planning Appeal on 216 Kennington Road (possible Tesco)

Since I was assuming that the opening of 216 Kennington Road as a Tesco was a virtual certainty (and the owners of Aby Convenience Store at 297 Kennington Road seem to have assumed thus, since they've shut up shop), I've not been taking much notice of the endless letters Lambeth Council keep sending out.  I was just assuming that the store would soon open.  There appears to have been a slight delay though, so I've just been leafing back through correspondence to figure out what's happening.

A letter on 22nd July noted that Gallagher wished to extend the opening hours by two hours (from 7:00 - 21:00 to 7:00 - 23:00) 7 days a week.  A second letter on 27th July corrected the first letter, which had omitted to mention that the extended opening times would apply seven days a week, and which added that the application would not be heard at the Planning Committee on 4 August 2010, but would be heard at the next possible date.

In the meantime, I've received a third letter which notifies of a Planning Appeal to the Secretary of State contesting hours of operation and deliveries on Bank and Public Holidays.  If you wish to comment in favour of the appeal (against extended opening) or against the appeal (in support of extended opening), you must quote reference APP/N5660/A/10/2130094, send three copies of your comments (by 31 August 2010) to:

The Planning Inspectorate, Room 3/19,
Eagle Wing, Temple Quay House
2 The Square, Temple Quay
Bristol, BS1 6PN

Alternatively, you can make your comments online at:  www.planningportal.gov.uk/pcs

So, I presume the thing will open in the end, but whether it will open from 7am to 11pm each day is under dispute.  One recent Tweet sent my way complained that there were no cash points between Elephant and Kennington Tesco, so if they do have to open a Tesco, let's hope they'll think to install a free cash point.  It would be useful to have one in the centre of Kennington.

Meanwhile, I notice that Ladbrokes and Pizza Express have both received a lick of paint and external improvements, and Kennington Cross is looking quite polished at the moment.

More on 216 Kennington Road (likely to be a Tesco)

I received a letter at the end of June, advising that Gallagher are attempting to vary a condition (one of opening hours) for the ground floor level on 216 Kennington Road (likely to be a Tesco Metro).

Gallaher are applying to change the opening hours from 07:00am - 09:00pm (Monday to Friday) to 07:00am - 11:00pm (Monday to Friday).

If you agree, disagree or want to comment, you can email lambethplanning@lambeth.gov.uk quoting reference: 10/02164/FUL

The deadline is 20th July 2010.

216 Kennington Road (again)

Sorry everyone, but yet again, there is another planning application on 216 Kennington Road, SE11...

In August and September, I blogged that the application to change the use of the basement portion of 216 Kennington Road (old cinema) from D1 to commercial was refused. Prior to that, in May, I blogged that I oppose a bid by a large commercial retailer. Many residents heard on the grapevine that Gallagher are representing Tesco, who are behind the request. So, you'll be unsurprised to learn, if you've not already read it somewhere else, that another planning request has been made.

The planning request is on Lambeth Planning Database here where you can submit comments.

There are a various local voices that say that since the ground floor of the building was originally set aside for community use (this was sadly a missed opportunity), it should be used for such. The problem is that no tenant has been found (but then, I think it has been "off the market" for some time now, due to the Gallagher/Tesco planning application bombardment.

There is another body of people who have suggested it would be better to have a retailer occupy the space than nobody at all, but I do wonder why it has to be Tesco. For my very long blog moan about our local Tesco, see my post from June (and photos of empty shelves) at Trouble at the Big Gay Tesco in Kennington. The page is still getting large numbers of hits, and regular comments, and indeed a defence from somebody who (presumably) works there, alleging staff cuts. With such poor service from the brand at the moment, I hardly think we should be encouraged to support another store in the vicinity.

It all raises the question of how often any company can continually submit planning applications to the local authority, without the authority opening a debate about change of use of buildings (or new developments) to local residents.

216 Kennington Road, planning permission refused

I've just heard that despite the fact that the officers approved the application to extend the range of uses for the building underneath 216 Kennington Road, the council actually refused permission.

I made a post last week in which I mistakenly noted that permission had been granted, so I ought to state very clearly that 216 Kennington Road does not have planning permission for retail usage.

Watch this space. I wonder if the decision will be challenged.

216 Kennington Road and 38-46 Albert Embankment planning

I've edited the post below slightly in light of Cllr Mark Harrison's comment that the council haven't granted planning permission re. 216. Instead, their officers have indicated that they are in favour of approval. It remains to be seen whether approval is granted.

You might recall from this post back in May that planning permission had been sought for 216 Kennington Road. I was against the request since I was hoping the site might be put to use for some kind of community facility.

It seems that the council have granted permission the council officers have recommended that permission will be granted to allow a retail unit to be put in place (the rumour is Tesco, but nobody knows for sure). The new shop will presumably service everybody who has purchased a flat in the oddly named Kennington Park Square (it's not very near the park!) just behind the site and those in 216 Kennington Road itself (a large residential development) and a number of residents on Kennington Park Road. Even I have to concede that it's better to have something in there than for it to remain empty.

Also, if you read the post I wrote back in June when I was trying to keep up with the number of nasty high rises on our horizon, it is worth noting that we've had an appeal (against the refusal of planning permission) withdrawn on item number 3 (38-46 Albert Embankment) which is on the site of the Texaco garage. That leaves one less ball in the air in terms of pending sites.

In addition, I nearly forgot... I raised the matter some time ago that TFL (despite local objections) had applied for planning permission for one of its excellent cycle scheme pods in Windmill Row (a very bad location due to overcrowding of pedestrians and traffic). The council sensibly overturned the request so that's good news.

I'm sorry it has all gone so quiet... It's silly season in Kennington and what with swine flu and holidays etc. there's not so much to report.

216 Kennington Road

It appears that planning consent is being sought (as from yesterday) for change of use on the ground floor of 216 Kennington Road from D1 (Assembly and leisure use) to Classes A1/A2/B1/D1 (retail or financial and professional services or business, office or community). Do look up reference 09/01201/FUL on Lambeth Council Planning database.

Additionally, permission is requested to build eight flats (and two new windows) on the first and second floors.

I don't think additional flats are necessarily contentious (although I'd be grateful for comments), but local residents have many times made clear that they do not support the ground floor being used for non D1 purposes (most notably retail purposes). Originally, I understand that the ground floor was intended for community use under an old Section 106, but I think that may now be lost to history.

I was emailed about this planning request by an informant (who I shall refrain from naming) who also adds: "Most interesting is that application is made by Gallaghers but these are acting on behalf of TESCOs so presumably they are intending Tesco express or Metro - so impact on local retailers won't be good"

I don't know how the information that Gallaghers are acting on behalf of Tesco emerged, so I shall have to leave that as merely hearsay for now, although I have no reason to doubt its veracity.

So, it's time for the people of SE11 to unite again... You know what you have to do. Click here to comment on the proposal and submit your objections. I see no reason to object to the housing (it's in keeping), but only to the change of use requested for the ground floor. However, if somebody leaves a comment with a good reason to object to the proposed housing, I'm happy to consider it and amend this post.