Vauxhall: Spring Gardens robbery, Linear Walkway cancelled, Ugly pillars completed and Vauxhall City Farm small animals for sale

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(Photo taken from SE11 Action Team (Labour) Princes' Ward Councillors blog)

Well, it's all go in Vauxhall this week.  A shooting on Tyers Street (victim ok), a major fire on Salamanca Place (no serious injuries), a consultation on Spring Mews (proposed hotel/student development near Spring Gardens), and a whole host of smaller stories as follows...

1.  Twitter has been all ablaze this week with a report that two men were violently robbed on Sunday 3rd of July at 1:40am whilst walking along next to Spring Gardens / Vauxhall Pleasure Gardens.  The victims were returning home when set upon by about 8 men, some of whom were on bikes.  One of the victims suffered serious facial injuries.  The robbery took place after Pride, but it was not considered to be an homophobic incident.  Anybody who was around that evening and might have witnessed the crime should call DC Annabel Davenport from Lambeth Priority Crime Unit on 020 8649 2477 or contact Crime Stoppers anonymously on 0800 555 111. 

I'd urge residents, visitors and revellers to be very careful in the early mornings (between 1am and 6am) because this area is regularly deserted and revellers are easy targets for muggers.  In preference to short-cutting through the park at that time, it's better to stick to the main roads (Kennington Lane and Albert Embankment) if at all possible.

2.  Transport Mark has been very observant and has noticed that the proposed Vauxhall Linear Walkway, part of a CLS development, which might have entailed the removal of Vauxhall ski slope bus station, appears now to be off the cards.  In a letter from GL Hearn Property Consultants to the Senior Planner at Lambeth Council, we learn that there exists "a revised scheme which no longer includes an elevated walkway".  So... bye-bye Linear walkway, and hello to some, as yet unannounced scheme that may or may not include demolishing Vauxhall gyratory and replacing it with some unknown thing that is yet to be unveiled in a consultation that hasn't yet been announced.

3.  The Vauxhall Linear walkway may be off the drawing board, but linear parks are all the rage.  Cllr Mark Harrison is soliciting views on the possibility of converting Tyers Street (not sure whether that's all or part) into a linear park.  A full consultation and public letters will be forthcoming if the idea is proceedable, but if you have any early views, do get in touch with him.

4.  The ugly pillars / giant cigarette butts or striking columns (delete as applicable) have been completed and named as the entrance to Spring Gardens / Vauxhall Pleasure Gardens.  Talk about a massive waste of money.  I will not repeat the conversation I heard earlier this week about contacting Dulux to use them for an advertising campaign!  Needless to say, they are, in my view, horrific and entirely out of keeping with other local buildings.  But since Vauxhall is suffering from architectural mish-mash issues generally, it probably won't matter too much.  It has taken absolutely ages (a year?) to erect the monstrosites and it's really good to have the entrance to Spring Gardens fixed (just in time) for summer.  SE11 Action Team Princes' Ward Councillors (Labour) blog reported the finished master piece and there's more info over there.  Apparently, we're to endure an opening ceremony soon....

5.  Tradescant Road reports that the gates to Vauxhall Park which were fixed and then hit by a motorcycle have finally been fixed again.  Hurray!

6.  Cabrini Children's Centre... I'm afraid I don't know much about this one, but a petition has been launched to prevent the closure of Vauxhall's Cabrini Children's Centre.  I had no idea what this was or that it even existed, but I think it is part of the Catholic settlement project at St Anne's Community Centre, 40-46 Harleyford Road.  They're aiming their petition at Lambeth Council and the trustees of the charity.  If you've more info. and want it publicised, drop me a line (details in About Me / Contact).

7.  The Commission for Architecture and Built Environment have waded into the "there's no masterplan for the Vauxhall Nine Elms Battersea high towers mess", which I was going to expand upon, but Tradescant Road has a great piece on his blog, so I recommend that you go and read it there since much of the info. above is behind a pay wall.  Essentially, CABE are hoping to bring all of the Vauxhall developers together to (hopefully) stop the skyscrapers being submitted to Lambeth/Wandsworth in such an adhoc manner.  If only CABE had been reading Lurking about SE11, they could have started planning earlier...

8.  Vauxhall City Farm are selling off some of their small animals.  £35 for a pair of baby guinea pigs, £40 for a giant rabit (eek!) and chickens of varying sizes/prices.  For more info, phone 0207 582 4204 and ask to speak to Jo, or just go and visit them on the farm.

Fire in Salamanca Towers on Salamanca Place, Vauxhall - Residents report absolute chaos

The fire brigade were called to a blaze at 17-storey Salamanca Towers, Salamanca Place at 2:53am this morning and were still on the scene cleaning up and clearing hoses at 9am.

Six people were taken to St Thomas' hospital and one person to Kings College Hospital, suffering from smoke inhalation, but fortunately, there were no serious injuries.  The police on the scene noted that whilst nobody was badly hurt, the 4th floor had suffered extensive fire damage, and the floors below would likely be damaged on account of the quantity of water required to extinguish the fire.

The BBC were alerted very promptly, due to a resident with links to the organisation, and their report notes that nine people were rescued from third and fourth floors by ladder, some from their balconies.  Another ten were helped to safety via internal staircases.

There is a large fire station on Albert Embankment so response was extremely rapid, but the station needed to call for additional support.  At one point, Albert Embankment and Black Prince Road were lined with fire and response vehicles as up to 75 fire fighters tackled the blaze.

One eye-witness awoke to a woman shouting "please help me", and assumed that an assault was taking place outside.  When it was clear that the woman was stuck in her flat due to the fire, the resident tried to help the woman, but could not access her flat due to thick smoke.  Other residents were then awoken as neighbours pounded on their doors, but not everybody knew of the fire or exited the building.  A man on the 16th floor claimed to have slept entirely through the incident.  Residents report that they did not hear fire alarms sound in their flats.

Fire fighters and the residents that escaped the building were offered hospitality by the nearby Park Plaza Hotel on Albert Embankment.  At 9am, the residents still had not been allowed to re-enter the building, as the cleanup operation was still under way.  The cause of the fire is still under investigation.

London-SE1 has some photographs showing extensive fire damage in several flats, and smoke damage up the entire side of the building. The Evening Standard shows a fire engine with fully extended ladder during the blaze.  More photos from LBC 93.7 FM show part of the rescue operation.  A neighbour from a tower opposite appears to have videoed part of the incident.

The building is very near to Tyers Street, wher 20-year old Anthony McCalla was shot on Tuesday 12th July.  Local residents were disturbed for the second time this week by sirens and helicopters.  Let's hope for a quiet weekend.

Spring Mews: The Exhibition - new development for Vauxhall

Board 1: General introduction to CLS

Board 2:  The buildings on the current site on Tinworth Street are mostly unattractive and of no particular merit.  That's probably right.  This is generally an uncontentious planning proposal.  (See yesterday's post for a better map showing location of Spring Mews).

Board 3: Shows some of the other buildings in the area, and Vauxhall Spring Gardens/Pleasure Gardens.  I also took a close up of the map shot, as it shows Vauxhall Conservation area quite clearly.

Board 4:  The main "plus" point re. this scheme is the fact that the developers will rebuild and redevelop Vauxhall Gardens Community Centre.  It will get smaller (currently 16k square feet, reduced to 6k square feet), but nothing comes from nothing, so it's good news for the centre, which is rather tired. 

The comment about releasing family housing in the area with purpose-built student accommodation is not brilliant.  Building student accommodation might just increase numbers of local students.  That's not necessarily a bad thing.  Lambeth doesn't have a great deal of student accommodation (at least, compared with Southwark), and this is quite a good site for it, given that student accommodation won't be too close to the other residential buildings and the area is known for clubs, pubs and night life.

It will be good to have better links through to the river, as the underpasses are particularly bleak at present.  And this development would encourage more footfall in the area behind Spring Gardens / Vauxhall Pleasure Gardens which can only be a good thing as it has recently been something of a crime-spot (most recently an horrific attack on folk partying after Pride), and before that, a stabbing fatality on Goding Street). 

The architectural shots on offer weren't thrilling, but the building isn't too tall for the area, will fit in with local surrounds and bring a little life and business to an area that's rather run down.

Board 5: 80 new jobs is a good thing for the area, and I iamgine it will be popular for new social ventures.  It might add more diversity in terms of shops, although no doubt the thing will end up hosting another Tesco metro too!  The plan on this one is useful, showing the temporary community centre (which will be turned into commercial space once it has been placed back in the main development).  It looks  as though the new hotel has a relatively small footprint, with most of the site being taken up with student accommodation and retail.  Apparently, there is plenty of demand for hotel rooms in London, so we needn't fear them sitting empty.  Whether they're a good thing for local residents remains to be seen, but I hope people will be in favour of developing this patch because it's pretty dreary as it stands.

Board 6: Shows the floorplan for 400 student studios.  There wouldn't be any parking (except disabled), but would be space for 200 bikes.  Let's hope they sort out the gyratory first!  Might be nice to have some extra Boris bike docks here too!

Board 7: It might have been useful to suggest the possible identity of retail/leisure tenants.  Would residents get another gym?  Small shops?  A bar?  Artist studios?  I suppose the information is unkown until businesses are ready to sign the leases.  There's certainly a lack of convenience stores in this patch; it's a bit of a trek to Kennington Lane Teso and the offering further south on Kennington Lane isn't inspiring unless you're seeking crisps and alcohol!

Board eight: Some ideas for the architectural style of the Mews (looks like brick and glass).  This is not the Shard (thank goodness), but neither is it particularly creative!  Still, I suppose Vauxhall doesn't need any more trendy up-turned cigarette butt monuments, so there's reason to be thanful.

Board 9: Reiteration of the above, also noting that the scheme would be sustainable.  Good, good.  Doesn't entirely address added stress to Vauxhall Tube, but if the students don't need to travel in the rush hour, and just use their 200 bikes (that's 1 bike for every two students, right?), there won't be too much problem.  I guess there are also buses too.  The hotel residents might be in for a shock if they try and board at Vauxhall at 8am though...  But, in the grand scheme of things, this is a tiny development, so nobody will need to ask the "won't we all be squashed in a nasty rush-hour crush" question...

Board 10: Submission of designs to Lambeth Council is planned for October 2011, with completion in 2.5 years if all goes to schedule.

Finally, I understand that anybody invited to the preview was invited to contribute ideas re. Section 106 monies.  I asked a local resident to take the above photos for me, so now you can see the early ideas from the sensible (new fencing and improved play area) to the downright mad (new Lido!!)

Archbishop Sumner School vie with Lambeth Council for more space and Kate Hoey steps in with a mini

(Image taken from saveshelley.co.uk)

The parents and governors at Archbishop Sumner Primary School, Kennington (the only local school to be judged by Ofsted as "Oustanding" in 2009) have been hoping for some time to expand Archbishop Sumner, converting it into a two-form entry establishment. 

There is an old school building and grounds, (known locally as Shelley School Site) located nearly opposite Archbishop Sumner Primary and it is owned by Lambeth Council, so it would make good sense to refurbish the site and extend the school.  Unfortunately, Lambeth Council don't see it that way.  They plan to sell off the Shelley site (in the same way as they're currently doing, to the consternation of many locals, with The Beaufoy) to raise funds to plug their huge hole in funding so that they can continue to provide essential services throughout the Borough of Lambeth.  Our local councillors have also provided an explanation from the Regeneration Department on why they perceive that there's "no projected demand for an educational use for the Shelley site".

On July 22nd 2010, local parents held a meeting about their struggles to get their first choice places for their own children, which was attended by Cllr Mark Harrison (Princes Ward), Cllr Pete Robbins (Lambeth Council Cabinet member for Children and Young People) and Kate Hoey MP. 

Cllr Harrison noted at that meeting,

"nobody would deny there is a demand for more places at Archbishop Sumner. The council is aiming to meet that, but the issue is that there's such a pressure on places in the South [of the borough] that there's a risk of people not getting any place at all..."

Instead of expanding Archbishop Sumner, Lambeth Council prefer to expand Vauxhall School as emergency decant space (in case of arson etc.).  Cllr Pete Robbins made clear at last year's meeting, that Vauxhall School has a kitchen that needs to be moved to the ground floor.  As a result of the space left over from that refurbishment, he claimed it was

"incredibly cost effective to put some extra places in, some extra classrooms", but then noted it was "not the [Council's] intention to fill those places."

When local residents asked Cllr Pete Robbins why the Shelley Site (at that point it was the Olive School) couldn't be converted to provide more space, he responded,

"As I understand it, the building itself would not be suitable to be converted because primary schools need specific space standards.  However, there is a site without a doubt so if we had a pot of money that was entirely unlimited, it would be entirely possible to knock it down and provide a new school."

But that wasn't his final word on the matter.  Cllr Robbins was actually rather hopeful that the Shelley Site might be preserved...

"...there will be pressure from the government to sell sites....  I  really think it wouldn't be a good idea to do that and the site needs to be preserved for educational use... these things change all the time, and it's a constant running battle to make sure we get places right.  Rather than sell, we maybe look at trying to rent it on the short-term basis so that in the future, we have it as an option.  Looking at the big picture, we know there will be a big big development possibly at Nine Elms and at the moment, they're not planning to build any schools as part of it so we could have families from there, and things might change again.  In the past, a mistake was made when we were told we didn't need schools, so we did close them and sell off the sites and now there are very very few sites that we can use.  We want to make sure we don't repeat that mistake."

So the meeting ended on a somewhat hopeful note, but in the meantime, Archbishop Sumner parents and governors have been working hard behind the scenes, have set up a "Save Shelley" website.  The deadline for responding to the Council's Consultation on the site is 15th July, tomorrow, and there's a leaflet that you could sign on the Save Shelley campaign to indicate that you'd like the school retained for local educational use.  Additionally, the campaign have produced an incredibly thorough list of residential property that is likely to be constructed within the next 5 years which they expect to contain children who would be within their catchment area.  You can make your own mind up about whether you think there will be more demand for school space within the north of the Borough of Lambeth:

(Image taken from saveshelley.co.uk/) 

Unfortunately for Lambeth's Labour Council, Kate Hoey MP has performed her age-old trick of agreeing with local residents instead of local officials, so she's zooming to the rescue of the parents this evening as they garner publicity to Save the Shelley site.  She'll be trying to cram as many school children into her mini to demonstrate the squeeze on local school places...

(Image taken from telegraph.co.uk)

Kennington Road receiving a make-over: Persian Restaurant, Papa Johns and new bike shop

So, it has been a while since I did any proper lurking.  In my absence, I note that the old Amici has turned into a rather trendy looking "Doost", a Persian Grill and Vodka(!) Bar...  And since you all asked so nicely, I've uploaded the entire menu so that you too can share the Persian goodness...

I'm afraid it doesn't quite compete, but Pizza lovers will be pleased to hear that as well as the already existing Pizza Hut Take away, Pizza Express Restaurant, Lambeth Pizza Restaurant and Dominos Takeaway, we can now add... a Papa Johns takeaway to Kennington Road, next to South London Pacific Tiki Lounge, complete with its own row of cheesy and irritating scooters.  We won't complain though, as it's great to finally have something in the gap.  It has been sitting empty for well over a year...

A few doors further up, on the other side of South Pacific, the most exciting piece of news is the opening of a new bike shop, Balfes Bikes, not another motorbike shop (of which we seem to have in abundance locally), but a real bonafide cycling shop.  Granted, I didn't see it open, and there are no signs or anything up yet, but Kennington People On Bikes has a shiny article and photo of the owners over at his blog.  I'm delighted about its arrival, being an enthusiastic amateur cyclist (the lurker owns no lycra), and I think it's in a great location, given the number of people who now cycle along both Kennington Road and Kennington Park Road.  You can find them at 338 Kennington Road.  Hurrah!

Finally, the ancient Estate Agent, Burns and Shield, that never appeared to do any business appears to have re-opened or re-imagined itself as Capital Kennington, and has received a bright blue faschia upgrade.  Can't get excited about estate agents, but who cares when we have our very own new bike shop?!

It's really good to see an influx of new businesses.  I'm still hoping the burned out sandwich shop opposite Pizza Express becomes something interesting, and if anybody is looking for a large retail outfit, the huge old St Aubyn's holistic centre unit on is Cleaver Street still empty.  Might suit another restaurant... Who knows?

Spring Mews - new development in Vauxhall - Public Exhibition

CLS are holding a public exhibition on a new proposed development, Spring Mews, on Glasshouse Walk in Vauxhall (bounded by Vauxhall Walk, Tinworth Street and the railway bridge). CLS are proposing a new community centre, accommodation for 400 students, a 120 bedroom hotel and some retail/business space (including a convenience store). There is a developer website dedicated to the Spring Mews proposal where you can find more info.


(Image © CLS and taken from http://www.springmews.co.uk/)

The exhibition will take place on Thursday 14th July, from 17:30 - 20:30 and Saturday 16th July, from 11:00 - 14:00 at Westminster Tower, 3 Albert Embankment.

You may remember that CLS, are also developers of Vauxhall Square which I've commented on here and Vauxhall Gardens Community Centre, which will be rebuilt in conjunction with the Spring Mews development above.

More news and views will be forthcoming once I've seen the exhibition.

Shooting on corner of Black Prince Rd / Tyers Street in Kennington / Vauxhall

I've been inundated with emails about a shooting incident on the corner of Black Prince Road and Tyers Street in Kennington / Vauxhall today.  A 20 year old man was shot three times just before 1pm.  Yesterday, the SLP described the man's condition as life-threatening.

UPDATE (14/7/2011): The Sun have named the 20 year old victim as Jaden McCalla and have noted that Jaden's brother, Anthony McCalla, is charged with the attempted murder of Thusha Kamaleswaran this year on March 29th in Stockwell.

The BBC report that the shooting occurred outside of the Jolly Gardeners (known to most locally as Zeitgeist). Witnesses heard multiple gun shots and police and an air ambulance were dispensed shortly afterwards, although the injured man did not travel to hospital in the helicopter.  Locals report that police took around 15 minutes to arrive at the scene and observed that police raided Arrowsmith House shortly afterwards on Tyers/Wickham Street in connection with the shooting.

Police pictured at the crime scene by Tweeter @stephenkhay and paramedics on scene from @Cainux.

UPDATE (13/7/2011):  The BBC have issued an update in conjunction with the incident, reporting that 7 males have been arrested and the victim is now said to be in a "serious, but stable condition".

Anyone with information should call the non-emergency police crime hotline by dialling 101 or Crimestoppers anonymously on 0800 555 111 or alternatively, email the local Princes Ward Safer Neighbourhood Team at princes.snt@met.police.uk

Lambeth Council turn down £2.7 million Community bid to purchase Beaufoy Institute

(Photo taken from a thread on Beaufoy Institute on Urban 75 here)

Lurking about SE11 has learned that a "community" bid to purchase the Beaufoy Institute on Black Prince Road from Lambeth Council for £2.7 million has failed.  The Heart of Kennington Ltd represented the coming together of a number of local organisations, The School of Communication Arts, Lady Margaret Hall Settlement, South Bank Mosaics, Stark Investments Limited and two other potential arts based schools learned on Monday that their bid had not been successful.  Since the bidding process was largely anonymous, the winner has not yet been announced and the local community are beginning to ask questions.

At a Kennington Oval Vauxhall forum AGM meeting on 7th June, David Toothill, (Southbank Mosaics) introduced Marc Lewis who runs the School of Communication Arts and he introduced the bid to all present.  You can see various community messages of support recorded and videoed, and the Heart of Kennington Ltd were the only people who appeared before the local community to discuss their bid.  Local councillors were present at the meeting, but perhaps felt that another company's bid would be more beneficial for Kennington and Vauxhall.  Or, more likely, it was felt that somebody else's bid would put more cash on the table.  Is a much-loved community building being sacrificed for short-term financial gain for the Council, as it rapidly attempts to shed its assets?  Or, does the would-be purchaser have plans for the local common good of which nobody is aware?

The School of Communication Arts, we were informed at the meeting, are a not-for-profit social enterprise organisation funded by the advertising industry, preparing young people for a career in the creative sector.  Whilst a private enterprise, a large percentage of their students are backed by grants and scholarships.  The school is currently based in Worgan Street in the Methodist Church hall, but is Vauxhall based with roots in Graphite Square.

The Heart of Kennignton partnership were hoping to take the building at the back of the Beaufoy and build 250 student rooms, in clusters of six and make it the only dedicated art student accommodation in London, where students and artists could work together.  The accommodation was intended to fund the rest of the enterprise.  Once the main 1907 Beaufoy Institute had been brought back to Grade 2 standard, it would have been gifted to the Lady Margaret Hall Settlement.  LMHS would have guaranteed a place for the London School of Communication arts in the building so that the school (about 50 students) was ensured a lasting legacy in the area.  LMHS would then have helped choose two similar schools in areas pertaining to the arts eg. design, photography, acting, journalism to bring three creative schools under one roof.  Space was to have been ensured for other partners such as the Southbank Mosaic project and it was envisaged that the partnership would provide creative arts services for the community.

The project might never now come to fruition.  The community and all involved would probably do well to wait for further details to be announced, but at present, nobody has publicly identified the successful bidder (or even whether they exist).  I will say one thing.  If this is the way that the co-operative Council intend to work, with utter lack of consultation and reception of community views, its methods are not to be favoured.  Lambeth residents would do well to advise residents in other areas not to advocate the Co-operative Council vision.  It may just be that the Council have chosen a bid partner with whom to develop something that will benefit locals, but they have shown complete disregard for involving the local community in a frenzied last-minute sales process.

See Vauxhall Society's article on the Battle of the Beauyfoy here.

Northern Line Extension to Battersea: There are drawbacks, but a defence must be made

(Photo taken from 9th May Rail News article about the Northern Line Extension)

I've been meaning to comment on the Northern Line Extension for a while, but I've been taking time to formulate a view.  This may prove controversial locally (and I'm reserving any full support until the positions of temporary shafts are known), but I'm broadly in favour of the Northern Line Extension provided that the developers agree to certain stipulations around minimising disruption which are likely being hammered out at present.  (Clearly, the developers won't listen to me, but the local community is calling for relocating certain shafts, which may prove necessary!)  I will obviously blog about and publicise the campaign groups who are arguing the other point of view, but as a local blogger and public transport supporter, my view is generally favourable.  Before you go any further, you may wish to read further information on the NLE proposals at Treasury Holdings' Northern Line Extension site and/or complete their online questionnaire by the deadline of 17th June 2011.

The Northern Line Extension would see the Northern Line Charing Cross branch splitting at Kennington (it terminates at Kennington for all intents and purposes at present) with two new stops added to the branch, one at Nine Elms (on Sainsbury's site) and one at Battersea Power Station.  I like the idea of being able to get the tube from Kennington Park to Battersea Park, and of expanding the underground to overlooked areas in South London. 

My major criticisms of the scheme strategic and don't pertain to the developers.  The main issue that I have is that the proposed extension is not a TFL strategic transport decision, but a developer-funded initiative.  Ideally, for any extension, the tunneling equipment hire expenses should be allayed through a wholesale expansion, rather than a one line extension.  The Battersea stretch of Northern line could branch north of the river to Victoria.  The Northern Line tunnel should be expanded west beyond Battersea (which could receive two stations, not just one) to link with Clapham Junction rail station and then onwards to the district line.  Finally, the Bakerloo line is would prove a much more worthy candidate for expansion than the Northern line.  Camberwell, Peckham, Dulwich, Upper Norwood, Beckenham, New Cross, Lewisham and Catford should receive underground linkup with their overground railway stations.  The money is not there, but it seems that this is possibly through years of overlooking south London's Underground requirements, and it's a shame that this window of opportunity can't be made to do more than a minor two-stop extension.  This seems to be one of the criticisms made by a ranty-Anonymous insider on Vauxhall Civic Society, but the fact it would have been better to do a wholesale strategic expansion does not remove the good of expanding and adding two stations to the Northern line.  I remain unconvinced that everybody is so busy focusing on the Olympics that they're overlooking VNEB.

There is also a related issue that the proposed Northern Line Extension is of major benefit to Nine Elms and Battersea, and of less benefit to Kennington, which will experience quite high levels of disruption.  The money being used to fund the NLE could be put to better use to improve Vauxhall (and will result in the Vauxhall-end developers facing a heavy levy for a line less accessible to their residents).  Tradescant Road also makes the criticism (as does David Boardman of the Kennington Association Planning forum) that the NLE will be funded with private money that would have otherwise entered the public purse for amenities such as libaries, schools, health etc.  I think that criticism should indeed be admitted, but the NLE clearly costs above and beyond normal Section 106 costs and the developers must by statute provide certain public services.  I suspect that whether or not you see the NLE as a good thing will depend on how much you value the expansion of the Underground tube network into South London and whether you think this balances the disruption that will inevitably result.

We are hoping that Lambeth Council will ensure that Lambeth doesn't lose out and that Vauxhall gyratory issues are resolved (more on this in a later post).  I think that arguing that Kennington will be disrupted is a NIMBY issue rather than a major criticism of the plan to expand the NLE.  (Mind you, we haven't yet been told how long/if they'll have to close Kennington tube station for the development, and *that* might irritate a greater number of people than at present, but I suspect those people won't pay any attention to the issue until it arises, by when it will be too late to stop the closures!)  Wapping became a distinctly undesirable place to live for some commuters when its tube station as closed for an age a year or so back. 

I do sympathise with people who will be inconvenienced by the permanent or temporary shafts at Kennington but a straightforward utilitarian "greater transport good" argument can be made to support the NLE.  Successful oposition to the NLE would ensure that the development could not proceed at Battersea.  I cannot see that there is enough opposition at present, considering that most of it emenates from Kennington and Oval residents, to stop the very determined Treasury Holdings from regenerating their building.  I suspect that wider London sentiment would fall favourably with the dilapidated iconic Battersea Power Station owners to avoid the loss of a much-loved building.

I intend to write a second post re. the developers contribution at the KOV meeting that took place last night, and answered many questions that will be of interest to local residents unable to attend.

Community rallies around single mother from Vauxhall: Donations to Vauxhall City Farm

(Image taken from an article in Get Surrey about Pimms arriving at the Rehabilitation Centre)

Yes, you read that right... Horse and Hound (a publication unlikely to be read by anybody around here, except maybe the Countryside Alliance) are reporting that our local Vauxhall City Farm in Tyers Street last year acquired a 5 year old pony (Pimms) who, unbeknownst to them, was pregnant.

On discovering the pregnancy, Vauxhall City Farm sent the pony away to a Rehabilitation Centre in Surrey (this reads as a story from the 1950s!!).  Her foal was born on Friday 27th May and has been named Saphie (after Bombay Sapphire).

Unfortunately, this has meant that the farm has had to pay for vet costs for Pimms and Saphie.  Obviously, this was not in the farm's budget for the year, and like almost all charities, they run a tight ship.  Vauxhall City Farm are thus appealing to the public for funds.

Local residents tend to be very generous towards the farm because they do some fantastic work with local young people and with disabled children, teaching them to ride and take care of animals.  If you want to continue the tradition of generosity, it's possible to donate securely to Vauxhall City Farm here.

2011 Summer fetes and festivals around Kennington, Oval and Vauxhall

Last year I wrote a post about summer fetes, festivals and bazaars in Kennington, Oval and Vauxhall, which proved quite popular and may help you to plan what you'd like to attend...  I always recommend North Lambeth Parish Fete as it's a great opportunity to look around Lambeth Palace.  Anyhow, in chronological order, here goes:

Albert Square and St Stephen's Association Summer Fete - Saturday June 5th.  
Oops...  I missed this one (sorry!!) as it was last week, but hope they had a good time anyway.  Also, I sadly seem to have missed a Roots and Shoots June Open Day, last Saturday too.  It seems they're not taking part in "Open Garden Squares" this year so I hope they'll do another open day later in the year.  Obviously summer arrived, and I failed to notice...

Portugal Day - Sunday June 12th - 11:00 - 18:45
Kennington Park (Yay... It's back.  This was lots of fun last year, and open to absolutely everybody for free).

Harleyford Gardens Open Day (part of open Gardens weekend) - Sunday 12th June - 14:00 - 17:00
Entrance from 37 Bonnington Square/Harleyford Road, SW8 1TF


Friends of Vauxhall Park Summer Fair - Sunday June 19th - 14:00 - 17:00
Vauxhall Park

North Lambeth Parish Fete - Saturday June 25th - 14:00 - 17:00
Lambeth Palace Garden (Entry £3.00, concessions £2, families £6)

Kennington Association Table Top Sale - Saturday 2nd July - 10:00 - 13:00
Outside of the Doghouse Pub (This replaces a summer bazaar and should complement the KGS Summer Show)

Kennington Gardens Society Summer Show - Saturday July 2nd - 09:00 - 15:30
Roots & Shoots, Walnut Tree Walk, SE11 (Plant/flower entry fee at £0.50 per entry with cap of £3)

Cleaver Square Fete - Sunday July 10th - 12:30 - 16:00 (approx. times only, taken from last year)
Cleaver Square, SE11

Lambeth Country Show - Saturday 16th and Sunday 17th July - 11:00 - 19:00
Brockwell Park, SE24 0NG

GMFA / Royal Vauxhall Tavern Sports Day (or Gay games) - Usually held on August Bank Holiday, but not yet announced so don't know if it's happening this year.  Will amend this if more details emerge.

Zippo's Circus (opens spreadsheet) - Thursday 1st September - Tuesday 6th September 12:00 - 21:00
Kennington Park

Kennington Association Charity Art Auction - Thursday 22nd Sept - 18:30 - 20:30
City & Guilds of London Art School, 124 Kennington Park Road
(Sponsored by Kennington Estate Agents, Winkworth)

You can see from the above that it would be possible to spend your entire summer in and around Kennington / Vauxhall, having a perfectly wonderful time, sipping wine and eating cake.  

I'll be at some of these events, but do feel free to email me your best photos from Portugal Day, as I'm not sure I can make it, and the costumes are something to behold!

Local Tesco smashed to pieces and 281 Kennington Lane refurb

Some of you might have missed the great Tesco-drink-and-smash, being that the store is at the north end of Kennington, but the new Tesco Express at 38-40 Kennington Park Road had its windows decimated at about 1am on Thursday 19th May. 

I assumed from the damage that it was a van job where a gang had tried to steal the cash machine (on the far left of the top photo, you can see the window has been entirely boarded up).  Apparently not.  Tesco may regret their decision to open next to a pub!  It turns out that the extensive damage to all of the front windows is just the work of one very drunk man!  Somebody doesn't like Tesco...

In other news, some of you may have noticed that big gay Tesco on 281 Kennington Lane is currently being refurbished and is consequently closed.  It's going to be re-arranged and presumably enlarged somewhat and will reopen on Monday 30th May.  I've no reason to assume that stock control will improve in any way or that they'll fix the freezers, so it might just be a re-arranged disaster zone as usual, but you never know...

Tell Lambeth Council what you want from the Durning Library in the future

I've not posted on libraries since Vauxhall Civic Society began a campaign in mid-March to persuade Lambeth Council to provide facts and figures on budgets re. libraries in Lambeth.  Lambeth accidentally turned the Society's general correspondence/questions into a Freedom of Information Request, and Kate Hoey appeared to back the Vauxhall Society's request for information).  However, it transpired that the Council had made an "administrative error" re. the FOI request, and so reclassified their correspondence as a "General Enquiry" which would receive a response by 25th March.  On the 25th March (presumably no longer bound by the more stringent requirements of the FOI request), the Council promised to publish the requested information as part of a "general information hand out" promised for April.  The contents to be released would need to be confirmed at a 4th April meeting with the new Head of Libraries in Lambeth, John Pateman.  Unfortunately, John Pateman was in office for precisely... 1 day... before resigning on account of "a sudden family crisis".  So it must have been quite a surprise for the Vauxhall Society to receive last week (now May!) some of the information they requested.

Unfortunately, I'm not at all clear quite where the information they requested is located...  There are some general documents available at the bottom of "The Facts" page here.  Perhaps that's what's meant.  The Vauxhall Society say that the budget figures have still to go online, so that will be interesting and I await their analysis with interest.  Vauxhall Society have pointed readers to various pages on the Lambeth Council website that mention a new "Libraries Commission".  Lambeth  inform us that they've set up a Libraries Commission to "gather evidence" and "make recommendations" to the Council.  The Commission will be headed by Cllr Nosegbe, cabinet member for Culture, Sport and the Olympic Games. 


In the meantime, the Council note that they have to make "£1.2million of savings from the Cultural Services Division in 2011/12 and... restructure posts across the division".  It doesn't sound promising for the staff in question.  However, Lambeth also state on their website, "the intention... to continue staffing the nine existing libraries with their current opening hours".  One wonders how fewer staff (or perhaps less experienced staff) will continue to provide the same level of service.  It would be possible to cynically conclude that they will be unable to do so, which could result in worse "customer service" (since when are library users customers??), which will provide good reason to actually close a few libraries.  As I say, that would be cynical.  We will await the results of the Commission.

I saw it asserted back in February (in a variety of places) that the Durning Library (our local in SE11) was on a list for potential closure.  The Council denied the speculation was true and quashed the rumour hard, but not prior to it being printed in the South London Press.  The Vauxhall Society noted back in March that Cllr Steve Reed, Leader of Lambeth Council, promised a "review of the options", and it appears the time has come.  I'm slightly unclear why, in light of the promise to keep the nine libraries open for the same hours, a commission is actually needed, but perhaps it's sensible, given the fact that Lambeth's libraries appear to be underused, causing visits per head to be very expensive.


So... time for action.  There will be two "open space sessions" (Saturday 4th June, 10am-1pm, Lambeth Town Hall and Tuesday 14th June, 6:30pm-9:30pm, Lambeth Town Hall) where residents will be able to "design their own working agenda". That should prove very interesting, and is presumably a Co-operative Council working method.

To write to the Commission, giving your views (in case an open space session is not your thing), you can email: LibrariesHaveYourSay@lambeth.gov.uk .  The consultation closes on 1st July 2011.

(Very) Little Kickers - Football classes for children from 18 months to 3 and a half years

Again, this one has been in my inbox for far too long, but back in April, I received info. on Little Kickers classes, which were due to start (and I presume have done so) at Kennington Park Community Centre, 8 Harleyford Road, SE11 5SY on Friday May 6th.  The weekly football is bookable in blocks of 6 (£48) or 12 sessions (£96).

The 9:30am-10:15am Little Kicks class is for children aged  18 months to 27 months.
The 10:30am - 11:15am Junior Kicks class is for children aged  2 years to 3.5 years.

You can sign up and find more info from the Little Kickers website.

£588 million funding black hole in Vauxhall Nine Elms Battersea infrastructure

Ok, so I've been a bit of a bad blogger recently, but sometimes I find I can't fit my real life work and spare time projects and activities into 24 hours so I periodically have to drop a few things. In light of all the cuts and planning and development etc. I'm going to try and catch up from where I stopped, so be prepared to be inundated for the next few days.

I left off back in April with a KOV meeting, focused somewhat on the Strategy for the Vauxhall Nine Elms Battersea Opportunity Area, but as one commentator noted, I failed to cover an impromptu note from the floor detailing work performed by David Boardman (and others) from the Kennington Association Planning Forum.  I know that planning matters can be dull, but the big story here is that the KA Planning Forum claim that the funding gap in the Vauxhall Nine Elms Battersea Opportunity Area (mostly on account of the Northern Line infrastructure) is not £58 million, as highlighted by the Development Infrastructure Funding Study (DIFS) (commissioned by the GLA and developers), but a whopping £588 million.  This is a major regeneration news story that has not (as far as I know) been noticed by the mainstream press at all.

I was going to try and write it all out to explain where the money is missing, but it was easier to develop the graph produced by KAPF and add a few explanatory notes.  As you'll see, the first graph shows an admitted £58 million funding gap, but the DIFS study didn't make it very clear that developers were refusing to fund £62 million of required police, health etc. spending and that £63 million funding was supposed to come from borrowing, despite the fact that Wandsworth Council don't like to borrow on account of it being costly to tax payers.  That means that the original deficit was closer to £183 million. You can see it all detailed on this first graph. See the penultimate page of the revised chapter 12 VNEB OAPF for the figures used in Graph 1:

Once the document had been out for a while, KAPF analysed it and found significant weaknesses.  They specifically  sympathised with the company asked to write the DIF study (Roger Tym and Partners) on account of their being asked to "believe a number of implausible things".  So here's a few reasons that KAPF think the developers are wildly optimistic on spend:

*  When working on funding for any transport project, the Department of Transport ask that an optimism bias be added.  This is to account for the fact that major engineering projects are unwieldy and expensive.  In the VNEB OAPF, £800 million was allocated for the Northern Line Extension.  But by the time the DIFS emerged, the optimism bias had been removed and the NLE had been reduced to £564 million (shaded light pink).  KAPF chose to add £130 million (a 23% optimism bias) back into the costs (shaded bright orange).

* Affordable housing was reduced in the DIFS to 15%, despite the fact that Lambeth's Affordable Housing targets are 40%.  If only 15% of the housing built was affordable, the developers would be able to raise a levy of £40k per dwelling.  If  40% of housing built was affordable, a levy of only £25k per dwelling is possible.  High levels of affordable housing would reduce the funding, leaving costs at the same level.

* By assuming lower levels of social housing, there has been an economizing of both healthcare and education costs.  In order to estimate numbers of children for schools, Wandsworth assumed a 10% child yield (1 child in every 10 properties), but child yield in Lambeth is currently 20%.  Wandsworth also removed 25% of children from their calculations on the assumption that they'd be educated privately.  KAPF think that if the midpoint figure of their estimates is used by both councils, a secondary school is definitely required.  That's another unanticipated £74 million (shaded bright yellow) on top of current education provision (shaded light green).  If KAPF are correct in their estimation, they also think that a primary school will need to expand to being four form entry.  If a new primary school is required, the costs go up further (this is not shown on the graph).

* The KAPF review of the infrastructure report goes into plenty more detail over other issues, but I want to provide a broad overview.  By far and away the largest problem is the lack of green space in the VNEB.  It is certainly deficient, and this was proved by the refusal of the Secretary of State to permit the appeal of the developers on the Bondway.  In the Mayor's Planning Framework, the linear park (a long green strip running from Vauxhall to Battersea) was intended to be 1500m long and 50-100m wide, a total of 11.3 hectares.  By the time the developers had finished with their Infrastructure study, they had reduced the total park space to 3.5 hectares!  Assuming it was still to be 1500m long, it would only be approx. 23m in width.  

The national standard for green space is 2.4 hectares of open space per 1000 people,  Lambeth's open space projections assume that the entire Borough will eventually have 1.44 hectares of green space per 1000 people.  If the VNEB were to be constructed with a park of only 3.5 hectares, the area would be unproceedable.  To reintroduce the missing hectares, and bring the VNEB up to the level of Lambeth's most space deficient ward (Ferndale), would cost the developers, by KAPF's  estimations, £200m (shaded bright pink).

So, on a basic reading by a local planning forum, you can see that the sums don't add up.  A deficit of over £588m is not something that can be papered over.  I know that there have been more developments on the VNEB (including the leader of Lambeth Council coming on board for the project) since I updated last month, so I'll blog about that in due course.