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.

Community Forum for Vauxhall Nine Elms - April KOV Meeting (Part 2)

Click for Part 1 of the VNEB discussion at April 2011's Kennington, Oval, Vauxhall (KOV) Forum meeting.

As you might have observed, the VNEB discussion at April's KOV meeting was extensive. The second section consisted in an update from Maureen Johnson about the part KOV will be playing in consultation, and questions from the floor to Cllr Mark Harrison.

Community Forum – April 2011 Update

Ms Johnson noted that since the January 2011 community meeting on the future of the VNEB Community Forum, she (on behalf of KOV) had met with the Stockwell Partnership. There then followed a meeting with Sandra Roebuck, Paul Ewing (Regeneration), Clive Fraser and the chair of a tenants' forum to map out the shape of a Community Forum. No decisions were made, but an exploration about informing residents took place and proposals were suggested in outline form. KOV and Stockwell Partnership have begun the process, although Ms Johnson was at pains to state that neither body will be the VNEB Community Forum. KOV/Stockwell Partnership will circulate the proposed Aims and Terms of Reference for the new Forum, which will be open to community groups, but won't contain Lambeth officers.

Structure and future of VNEB discussions

The VNEB project will be led by a Strategy Board. Underneath the board, various working groups will exist. The working groups won't be open to the Community Forum as they're technical bodies that must contain Council Officers. Cllr Harrison interjected that the Strategy Board has committed that all officers in working groups will have a duty to report to the Community Forum. Ms Johnson noted that the VNEB project/forum will be part of a twenty year process!!

Questions/Observations

I really dislike audience members making long observations that ramble ever onwards with no constructive end, especially when people are badly informed. Consequently, I've not detailed all of the observations and those that appear as follows are in outline...

Qn Audience member 1: 'The removal of the gyratory must happen first because otherwise the regeneration will be rubbish.... I also recommend the monitoring of pollution around Vauxhall. Accessing technical information is a priority. A rough comparison between infrastructure in place at Canary Wharf compared with that proposed for Vauxhall would be instructive.”

Answer from Cllr Mark Harrison: 'Removing the gyratory as soon as possible is the priority. The reason CLS proposed their raised walkway, which we're not keen on (and probably won't happen) is because they say they can't develop their site until pedestrian flow is resolved. Sorting out the gyratory is essential for that site... Vauxhall Cross has terrible air pollution which points towards the necessity of sorting out the gyratory...'

Anna Tapsell (Kennington Association) made a brief representation on the lack of consultation or inadequacy of consultation on health and community policing on the Lambeth side.

Cllr Jack Hopkins (Oval Ward) observed re. policing that an original study had proceeded down Wandsworth Road to Clapham, including many of Lambeth's poorest estates. Yet, apparently, when the study was returned, it had a much smaller geographical footprint, since the cost of policing infrastructure for the original footprint would have been too great. On health, Cllr Hopkins added that he'd recently spoken to a Stockwell GP, who had observed that only certain parts of Lambeth PCT had been consulted on VNEB, and that there is massive NHS strain existing at present on Wandsworth Road.

Qn Audience member 2: 'How will we stop the Northern Line Extension sucking Section 106 monies from Vauxhall developments? Residents are being harassed by endless planning applications which indicates that developers, and not Lambeth, are setting the agenda...'

Answer from Cllr Mark Harrison: 'Ultimately, Lambeth is still the Planning Authority, and will request the infrastructure Lambeth needs. Local infrastructure will be funded before money is used for anything else. Lambeth will have to make a contribution to the Northern Line Extension if it takes place, but money won't be pumped into it if Lambeth doesn't get school places or Vauxhall Cross isn't made liveable. Lambeth is still the Planning Authority and can still negotiate its own Section 106 agreements.

One reason that so many Lambeth planning applications have been submitted is because the VNEB levies haven't been set, so developers are rushing in early. With every planning application processed, Lambeth are negotiating a Section 106 agreement (some of several million pounds), with all monies going to Lambeth. In future, the VNEB levy might raise money that would also go to Wandsworth. So, for Lambeth, early planning decisions might be good or might be bad. It's debatable.'

Finally, ex-Wandsworth Councillor Jeffe Jeffers observed that VNEB was “a 1970s plan being built in the 21st century” that was based on developer needs without an in-depth strategic analysis of London needs. He noted particular concern about the lack of industrial space in the proposal because the proposed Thessally Rd industrial space is tiny. He added that VNEB will consist of a series of high rise buildings for which the nearest lift repair business is 23 miles away!

Lambeth Council have put the Beaufoy Institute up for sale - anybody want a school?

So, as was widely predicted, Lambeth Council haave instructed an estate agent, Lambert Smith Hampton, to sell off the Beaufoy Institute in Black Prince Road, SE11. Selling off assets is obviously something Lambeth are doing in an attempt to raise funds, but it's a real shame they couldn't find a use for it in conjunction with a private partner. In cash-strapped times, the Council would probably maintain that public interest would not best be served by giving the building away for free, but does stripping North Lambeth of its assets serve local residents well in the long-term?  It rather depends on whom the Beaufoy is sold to, and to what end.

So, if you want to buy a Grade II listed building for, err, an undisclosed amount, you can use it for any D1 purpose - medical/health service, creche/day nursery, art gallery, educational establishment, museum, library (ha ha!), public hall or place of worship.  In 2006, the beaufoy was estimated to need £2 million spent on it to bring it into usable condition.  Any purchaser will also need to contribute to the Council's costs and submit a tender by 8th June 2011.  It looks as though it would be possible for one buyer to purchase the Annexe Extension and another to buy the Beaufoy building itself.

I'm not sure whether there's a covenant on it that would prevent it from being bought and then requesting a change of use, but if my memory serves me correctly, it has to be used for some form of arts/educational purpose.  I wonder if there's a possibility that the extension might be sold first for housing, with the building itself languishing for want of a buyer to inject the necessary capital to turn it into a viable public building.  Time will tell.

Excitingly, it is possible to view the building through the Estate Agent.  I wonder whether they'll accept enquiries from random members of the public.  I've always wanted to look around.  Anybody want to join me? ;-)

Campaign to remove Vauxhall gyratory and Lambeth commits to 40% social housing in Vauxhall Nine Elms Area (Part 1)

The main part of the April KOV meeting concerned the future of the Vauxhall Nine Elms Battersea Opportunity Area and plans for a Community Forum to work with Lambeth Council and other VNEB partners.

Cllr Mark Harrison (Princes Ward) spoke first by announcing his appointment on the VNEB Strategy Board to represent Lambeth Councillors. Cllr Harrison remarked positively, “We don't have a choice in the matter [of VNEB]; it will happen whether we like it or not”. The Strategy Board consists Wandsworth Council, Lambeth Council, the Mayor, TFL and the various landowners in Vauxhall, Nine Elms and Battersea.

For ease of reading, I've divided Cllr Harrison's remarks into several sub-headings, so you can just read the parts you're interested in...

New Lambeth Officers for VNEB

Cllr Harrison reflected that, for the last few years, Lambeth Council had neglected VNEB and left it to Planning Officers. Lambeth have now appointed an executive director (Sue Foster) and a new officer (Sandra Roebuck) to focus on VNEB issues. The project, Cllr Harrison noted, should now gain strategic direction and focus upon Lambeth's regeneration.

Community Forum

Back in January 2011, local residents were invited to an initial meeting on establishing a VNEB Community Forum for Lambeth. Since then, Cllr Harrison noted that there had been a lull at Lambeth as the project was transferred from Planning to Regeneration. Lambeth Council hope that Kennington, Oval, Vauxhall (KOV) forum and Stockwell Partnership will work with Lambeth on community engagement. Indeed, the Community Forum will meet again in May [it was unclear whether this is high level members from KOV/Stockwell or all residents] to discuss a community engagement proposal from the Stockwell partnership, and be provided with an update from the Strategy Board.

VNEB Consultations Soon to Launch

Consultations are about to begin, one from TFL on the Northern Line Extension (9^th May), and one by Lambeth Council on the finalisation of Vauxhall's Supplementary Planning document.

VNEB Strategy Board transparency

Cllr Harrison remarked that he had persuaded the Strategy Board to publish all of their papers online (very good news!) so that residents can access information and the discussions will not exclude them.

Northern Line Extension Funding Paper

Cllr Harrison observed that the Northern Line Extension is pushing forward... An audience member interjected that the NLE represented a disadvantageous “split” on account of having to change lines, rather than an “extension”. [Actually, most trains on the Charing Cross branch seem to effectively terminate at Kennington at present any way.] Cllr Mark Harrison argued valiantly that the NLE was an advantage on the basis of increased train frequency, and reiterated, “It will happen whether we like it or not”. According to Cllr Harrison, a NLE paper has been commissioned on alternative funding options to Section 106 contributions. One idea is for tax incremental funding so that future business rates in Wandsworth could be used to pay for the NLE.

VNEB rebranding
More controversially (KOV audience members were in uproar), a branding exercise for the area has been commissioned at the behest of Wandsworth landowners. The Vauxhall Nine Elms Opportunity Area is felt to be a terrible phrase, so they want a better way of describing the area. Lambeth Council have made it that they will not be tied into its recommendations. Cllr Harrison felt that any branding produced would need to be acceptable to existing communities, which already have strong identities and histories, and cannot just be rebranded.

Social housing

Since the last strategy board, the Homes and Communities agency (social/affordable housing) has become involved in the scheme. The HCA will work out what government policy will mean for VNEB and enable Lambeth to deliver social and affordable housing. Cllr Harrison stated forcefully, “Lambeth is fully committed to 40% affordable housing target in all developments.” [The DIFs study says Lambeth is committed to 15%, but more of that in a future post.]

Future of Vauxhall Gyratory and Public Realm

Finally, the public realm working group chaired by Lambeth is under way. It will focus on improving Vauxhall Cross and “hopefully” removing the gyratory system as well as ensuring the Linear Park is a decent width and size. Lambeth Councillors have met separately about options for Vauxhall Cross gyratory. Cllr Harrison stated 3 options; “do nothing”, “do something”, and “remove the gyratory all together”. TFL have apparently put together a “do something” proposal [not one that residents are privy to, so that's something to request]. The councillors found it “quite impressive”, with plans to narrow roads, widen pavements, add pedestrian crossings, and improve public realm with trees etc. Cllr Harrison slightly hedged his bets saying that he thought [the TFL plan] “would make a big difference,” but then noted, “we're still going to push hard for removing the gyratory altogether.” The local councillors think that there will need to be a fundamental shift from Vauxhall being a motor vehicle junction to being a public space that prioritises people, bikes and buses. Cllr Harrison then admitted, “The Northern Line Extension doesn't particularly benefit Lambeth so at the Strategy Board level, we need to say, “you're [Wandsworth] getting your Northern line, we need Vauxhall Cross transformed”.

I hope to get Part 2 of this post written this evening; an update from Maureen Johnson (KOV Chair) and questions from the floor.

Also, there's a lot more local news to publish, but I'm currently on a short break so it will happen a little more gradually than usual!

Carl Beatson Asiedu murder trial under way

On 1st August 2009, Carl Beaton Asiedu and Peter Lama were stabbed in Goding Street, Vauxhall outside the night club, Life, after their group, Kid n' Play had performed at the venue.  Peter Lama recovered from his stab wounds, but tragically Carl Asiedu did not.  I reported the incident several years ago here and here and mentioned back in March 2010 that an Independent journalist had gone behind the scenes to examine the way police work on murder cases.  I also noted that one man accused of stabbing Carl had fled to Nigeria.  This week, nearly two years later, two men are appearing in court, one charged with Carl Beaton Asiedu's murder and the other with Peter Lama's stabbing.  I've been receiving a number of blog queries about the progress of the case. 

Junior Ademujimi-Falade, 20, is accused of the murder of Carl and has been on trial at the Old Bailey this week.  He denies murder.  Unfortunately, a second man accused of murder, Jeffery Okafor, fled to Nigeria using his brother's name and passport and has effectively disappeared.  Back in July 2010, various members of Jeffery's family were accused of aiding his escape... more info from the Croydon Guardian on the matter.

Abu Mansaray, 20, is accused of stabbing Peter Lama and has also been on trial at the Old Bailey this week.  He has denied stabbing Mr Lama.

See the BBC article on the stabbing too.

Update on New Covent Garden - A local alternative to Borough Market? - KOV Meeting April 7th 2011

Helen Evans from the Covent Garden Market Authority came to speak to the KOV forum about the future of the New Covent Garden Market in Vauxhall.  She first reminded everybody that the 3rd public exhibition on the market had been held in March, but wanted to give the key highlights on the plans for redeveloping the site.

Unbeknown to many, there are 200 companies and 2500 people on 57 acres between Wandsworth Road and Nine Elms that remain a "hidden secret" of the area behind a brick wall.  The site is being redeveloped because the building is older than 20 years and much of it is no longer fit for purpose, but there are many vibrant firms that need their futures secured.

* The northern site will be given to a private development partner to give Covent Garden the money to build on the rest of the site.

* The whole site is part of the Vauxhall Nine Elms Battersea Opportunity Area Framework

* For the people that live in the area, one big pluses will be that part of the site will be developed into a "food focus for London".  There's an opportunity to showcase the amazing range of fruit, veg and flowers to the wider community.

* The second advantage is that the market site will be opened up and access provided through to the river.  Pascal Street (off the Wandsworth Road), which Sainsburys exit comes on to is a dead end that can be opened up.  There are two routes that could be opened up with holes punched into the railway arches.

* The whole redevelopment will be named The Garden.  The market has always been known as "The Garden" in the trade, and Helen Evans wasn't entirely sure about being the "new" Covent Market because it sounds rather like a washing powder.  In future, it will be referred to as The Garden.

 * The Covent Garden Market would be the start of the proposed linear park/road for the Nine Elms area.

One question was asked about the Northern Line Extension, to which Helen Evans responded, "to us, as a business, it brings absolutely no benefits whatsoever because... we have 200 businesses moving large boxes, and most of the business is vehicular... a tube station doesn't benefit us... it is not something we're particularly keen to have... it is being driven by other businesses in the area".

Another question concerned the width of the linear park which Helen Evans clarified would be 40-60 metres at that point.  (I feel on this point that it rather depends which document you read, but more of that in a later post).   In addition, the Sunday market would probably not be continued, but part of the Garden could be turned into a retail market.  It would likely be less of a general market, but with a stronger food focus.  Somebody asked whether it would be like Borough, but the response indicated that what was sold on site would be authentic to the local community eg. Portuguese .  Borough Market, it was pointed out, is held to be a tourist destination and somewhat expensive, but the heart of New Covent Garden market is fresh produce so it could be that the business built on site would be more accessible to the public of the local area.  It would thus likely have a different emphasis to Borough.

A number of questions were raised from the presentation.  I felt that Helen Evans was rather unfairly attacked, especially since she presented as a local business representative instead of sending the usual big name developers.  He presentation was extraordinarily clear and unrushed.  Unfortunately, people laid into her somewhat on matters that concerned the wider Vauxhall Nine Elms area rather than the New Covent Garden market, but her speech was remarkably clear and her vision for the market and passion for its involvement with the local community shone through.  The only point on which she was unable to provide clarification was the height of the tall buildings that would appear on the site that was to be given over to residential development.  (I always assumed that this would be sold to developers, but perhaps not).

Black Prince Trust formed to manage SAZ on Lilian Baylis site - KOV meeting April 7th 2011

I'm going to write a brief series of update posts because I've written up KOV (Kennington, Oval, Vauxhall) forum meetings in the past and I don't feel that the detail is necessary when minutes are available.

First up were the Sports Action Zone (SAZ).  Brian Dickens came to show a video of what's happening on their site (lots of aerobics and basketball) and testimonies from site users.  He spoke about how SAZ, with the help of Kate Hoey have set up a trust named the Black Prince Trust (incorporated March 14th 2011).  SAZ won the £2 million funding (I wrote about that here) that it needed to be able to set up the trust, lease the land from the Council and use the parts of the former Lilian Baylis as a sporting base.  That's very good news, as it least ensures that much of the site remains for the use of the general public.  The Black Prince Trust will have the job of overseeing the way SAZ makes its mark on the grounds of the former Lilian Baylis school.  Of course, the rest of the school will be put on the open market, but given that everything (including the car park) is listed, I'm not sure buyers will be chomping at the bit.

Kate Hoey noted that she, Cllr Lorna Campbell, Patricia Moberley (former Chairman of Guy's and St Thomas' NHS foundation), Brian Dickens (SAZ) and Ann Bodkin (governor at Ethelred Nursery) have been appointed trustees of the Black Prince Trust.  There might have been some others, but the naming was rather haphazard.  Apparently, there is room for more trustees, but the trust had to be set up in a hurry so there wasn't time to consult.  The other "interested parties" (these weren't named), but I'm guessing maybe the Ethelred Nursery is one such have, according to Kate Hoey, formed themselves into a co-operative.

Anna Tapsell, representing the Friends of Lollard Street adventure playground felt that Lollard Street had been absent from discussions and that they'd not been incorporated into the plan.  She also noted that the future of the playground was precarious under the Council's plan to hand the playground to the voluntary sector.  Whilst Anna acknowledged that SAZ had spoken to somebody on site at Lollard Street, she felt that no discussions had taken place in a more official capacity.  Cllr Mark Harrison responded that Lollard Street won't be closing, but that ownership and management of the plaground would be transferred to the voluntary sector.  Kate Hoey noted that people would be angry if Lollard Street adventure playground closes and noted that whilst there are funding difficulties, these are nothing that "can't be sorted".

So... good news for SAZ... I'm still hoping to hear more from them about what they are offering in terms of being able to advertise their programs to readers here, but they do a fantastic job at supporting local children in fitness and health and encouraging them to further their study and stay of the streets.  Also, the above frank exchange of views seems to answer a previously unasked/unanswered question on Lollard Street Adventure Playground.  It 's not due to close, but it will be moved into the voluntary sector.  Not a bad way to go, as long as the voluntary sector doesn't just turn into privatisation by the back door.  At least it's a way to continue providing services in the wake of Council cuts...

Parents protest Lambeth Council decision to sell off of Wincott Street school site for housing

Two days ago I received a press-release stating that local parents would protest on the 5th April at the Shelley School Site on Wincott Street about Lambeth Council's decision to sell the site.  The schools issue is quite complex in Lambeth.  Essentially, Lambeth maintain that in the north of the borough (which includes Kennington, Oval and Vauxhall), there is no shortage of school places.  Whilst I imagine that's technically correct, the problem for local parents is that they perceive that the quality of schooling on offer in the north of the Borough is not up to scratch.  Whilst Archbishop Sumner School and Walnut Tree Walk have Ofsted ratings of Excellent and Good, some of the other local primary schools in the area have only just emerged from special measures.  (I've updated my post on the most recent Ofsted reports for SE11 schools).  To be fair, it must now be maintained that all local schools are rated "Good" or above except for Charlotte Sharman and Henry Fawcett, which are both judged Satisfactory.  But "Excellent" is excellent, and Kennington parents are presumably incredibly aspiring.

Archbishop Sumner and Walnut Tree Walk are both "one form entry" schools, and have a total of 60 places each year between them.  Govenors at Archbishop Sumner are hence carrying out a feasibility study on extending their premises and making Archbishop Sumner a two form entry school in order to meet "demand" for places.  Lambeth Council of course maintain that there is no pressure on places because there is plenty of room at other schools.  Unfortunately, (according to the press release I received, and whose roots I've failed to trace), that means Lambeth are apparently unwilling to wait for the outcome of the fesaibility study and have put the Shelley Site up for sale.  Parents received notification about whether their children received school places on April 5th and protested at the Wincott Street site on the same day.  Many parents think that there is both demand for an expanded Archbishop Sumner School and the building in which to expand into.  It should be noted though that a 2006 Lambeth site review concluded, "The main block is brick built and of single storey construction, dating back to 1972. There are significant condition issues with the external fabric, internal electrical and mechanical systems."

Cllr Pete Robbins responded on the SE11 Action Team blog by acknowledging the frustration of parents whose children missed out on places at Archbishop Sumner, but noted "However, other good primary schools in North Lambeth are not oversubscribed and have places to offer."  Cllr Robbins argues that pressure for school places in the south of the borough is high due to an "explosion" of pupil numbers in Norwood and Streatham and that assets must be sold to fund extra capacity in the south of the borough.

There are a number of sites that the Council plans to sell (the Shelley site, the Beaufoy Institute, the parts of the former Lilian Baylis not being used for Sports Action Zone etc.) that could be used for primary education were there a will, but without capital funds (most of those buildings are in a bad state of repair) and the agreement of Lambeth council, nothing is likely to happen.  Of course, if local anger were particularly focused, parents might attempt to start up a local free school, but it would probably still need council backing.

The issue of quality of education is fraught in Lambeth.  Such questions always are, because everybody wants the best for their children.  However, it's not clear that income from the sale of the Shelley site would directly fund schools in the south of the borough (why not sell off the former Lilian Baylis first?) and consequently, the sale of the Shelley site need not be considered a "done deal" if parents were to campaign hard enough.  Alternatively, of course, parents could put their energy into helping improve the "Satisfactory" schools in the area.

However, one question remains; do the Princes Ward Councillors (Steve Morgan, Mark Harrison and Lorna Campbell) support Pete Robbins and the Labour administration's line that money from the sale of assets in north Lambeth should fund south Lambeth, or do they support Princes ward residents who want to see a local school expanded?  This is an important question.  Residents vote for councillors who will support them and argue their case before the Council, rather than simply acceding to a party line.  If the Princes Ward Councillors are merely supporting the party line, then many local parents will find that their views are not adequately represented.