Cross River Tram is dead. Crossrail might die. Long live the tube?

I made reference, yesterday, to the fact that Lambeth Council had mentioned the Cross River Tram in their Local Development Framework. I think, perhaps, that they forgot to remove it from the document because I doubt (sadly) that the scheme will ever come to fruition.

Today though, I spotted a rather interesting article article in the Evening Standard. The writer, Simon Jenkins, suggests that Boris should kill off Crossrail. Unfortunately, due to the nature of the "limited pot" (now "empty pot") of public money, one always knows that some Londoners will benefit through certain initiatives whilst others won't benefit at all (or will even become worse off). The Crossrail project is one example of a piece of transport that doesn't benefit South London at all. Due to my love of all things public transport, I'm not in a position to oppose it, but Simon's article has made me wonder... Apparently, TfL are close to bankruptcy, and unlikely to stump up their share of cash for Crossrail. If Boris were to eradicate the Crossrail project to plug the hole in his transport budget, Simon wonders whether he'd choose to plough that money into the tube.

The spare money in the pot from ditching Crossrail would be £5.6 billion.

And it was only the other day, (reported in Southwark News here) in early March at the London Assembly that Boris suggested "the potential of extending the Bakerloo Line for instance... is something we should drag onto the agenda". Do we think that any of the spare £5.6 billion could be channelled towards improving the tube connections in South London? It would be great to connect Camberwell, Peckham, Lewisham, Croydon and Brixton. How much does it cost to add tube stations and extend the lines? It certainly wouldn't cost that much to re-open Camberwell tube since the infrastructure is in already.

That would be a project which would mean South Londoners could stop asking "What has Boris ever done for us?"

Local Development Framework - Draft Core Strategy [Section 8]

About two weeks ago, I started to summarise Lambeth council's draft "Core Strategy", sections 1 & 2, and then 5, 6 & 7. Today I'm posting the final installment (section 8) . (The other sections are either references or dull/repetitive).

The core document is the most important document contained in the "Local Development Framework". The entire document is 116 pages long. These three posts are a cut-down version, mostly just summarising what was written. I've not changed their wording much, but have shortened and simplified because it contains some interesting ideas for the Borough.

I've used the Lambeth Council document headings where possible, but have not summarised every section as it's a highly repetitive document. The terms in purple are the "key" definitions.

The insightful comments in red are my comments. Due to length of the document, I've split my summaries into separate blog posts.

SE11 readers might like to focus on the "Vauxhall" and "Oval" elements of Section 8 in this post because they are the most pertinent to the area. However, anybody seriously interested in the plans for Vauxhall should dig out the Vauxhall area Draft Supplementary Planning Document:

Section 8 – Policies for Places and Neighbourhoods

The document breaks the Borough into nine different parts, and whilst not intended to cover every part (p58), do attempt to reflect aspirations. [I think these are the most interesting parts… One gets a better picture of what might happen when the Borough is broken down into small sections.]

Waterloo (p59):

The London Plan identifies the potential for 15k new jobs in the area. There is an existing population of 5k people, with potential for additional 1500 dwellings by 2016. The heart of Waterloo is dominated by railway infrastructure and the IMAX roundabout/viaduct and Road constitute a confusing, traffic dominated environment, but there are opportunities for improvement, including Waterloo City Square project, which aims to retain provision for buses (and potentially any Cross-River tram proposal) [they are joking, I presume! It is interesting that the Lambeth LDF continues to mention the tram. I’m not sure if they forgot to take it out, or whether this is deliberate.] There are other initiatives – TFL’s “Legible London” related to pedestrians, and South Bank Centre’s plan re. pedestrian movement.

Waterloo Station (p60) may present a major development opportunity arising from need to remodel facilities to increase capacity.

There are two large hotels in the area, and permission has been granted for 3 more. There are significant health and education uses too. King’s College has plans to expand its presence at Waterloo.

Policy for Waterloo (p61):

Waterloo will be developed by supporting sustainable development for jobs and homes. Waterloo station and immediately adjoining areas has been identified as providing potential for loose cluster of tall buildings. Arts and cultural expansion will be supported. Transport capacity at Waterloo Station and better linkage to Lower Marsh could prove possible. Use of Hungerford car park as extension to Jubilee Gardens will be promoted.

Vauxhall (p63):

Vauxhall part of London Plan priority Areas for Regeneration, which includes Vauxhall/Nine Elms/Battersea. The vision is a place of growth with a heart that will be a good environment for pedestrians and cyclists. Vauxhall is known for its gay community, Portugese community and night life. Vauxhall City Farm is important. The bus station, MI6 and St George’s Wharf are now local landmarks. A series of sites, adjoining Nine Elms and Battersea present opportunities, but public transport capacity is limited and planned upgrades to Vauxhall underground will be absorbed by current demand.

Policy for Vauxhall (p64):

The Council will support mixed use development at Vauxhall (housing, retail, leisure, commercial etc.) and development can provide at least 3500 new homes and 8000 new jobs by 2026. The borough will support the development of an accessible pedestrian and cycling environment with public art and linkages to the River. There will be a seeking of improvements to public transport and highway, particularly seeking the removal of the one way traffic system. [Did I read that correctly? What on earth do they want to do to the main road? I thought the one way traffic system was comparatively new! This development needs to be carefully observed.] Along the river, Lambeth are anxious to avoid creating a wall effect, blocking out the Thames and want sufficient gaps between buildings. Spring Gardens and Pedler’s Park are to be improved to create high quality public green space.

Brixton (p67):

Brixton is a major town centre, famous for markets and significance to London’s African and Caribbean communities. Much of it is in a conservation area and its character is creative and diverse. It has a large leisure centre which is a community focus, but also has the highest levels of deprivation in the Borough. Brixton is part of the London Plan priority Areas for regeneration. Brixton has a high number of retail units, many of which cater for specialist African and Caribbean goods. Vacant units in 2008 was around 11%, comparable to the national average. Due to development at Battersea and Elephant, Brixton requires a strategy to survive. Commuters must be encouraged to spend when passing through.

Brixton underground is undergoing work to increase capacity by 14% and will benefit by the phase 2 extension of the East London line. A new public space will be created at Brixton Central Square by amalgamating Tate Gardens and Windrush Square. The new Evelyn Grace Academy will move to permanent place on Shakespeare Road in 2010, providing 1100 secondary school places, and a Play Park will be developed at Max Roach Park.

Brixton’s strengths are its independent shops, markets and creative businesses and key objectives for regeneration in Brixton are the reinvigoration of the town centre as a shopping destination, growth as a centre for creative/cultural industries and promotion of self-sustaining communities.

Policy for Brixton (p69):

Brixton market will be supported through physical and other improvements and arts, creative and cultural industries will be expanded. The town’s popularity for leisure and nightlife will be expanded, and provision for a theatre will be supported. A new Exchange Square will be supported, linked to a new station entrance, revitalised railway arches and retail/residential development on the Popes Road car park. High Street re-invigoration can be supported. Acre Lane will have employment opportunities protected. Train station could receive improved access and public realm should be improved.

Streatham (p71):

Streatham is one of Lambeth’s major town centres (as well as Brixton) and the High Road is a defining feature, being one of the longest high roads in Europe. Although it’s a conservation area, it has fallen from its hey-day as one of the busiest shopping areas in south London. There are 461 units on the street in 2008 and demand is high, with only 8% vacancy. Large retailers have been deterred due to small unit size, and there is no “anchor” store. There are many Somali owned businesses, reflecting the local population. Streatham has had fastest growing population of any part of Lambeth and has become more diverse with large Somali community and Polish community. The “Streatham Hub” comprising the Ice Rink and Swimming pool is the largest development opportunity in Streatham and new planning permission was granted in 2007 for a redeveloped complex, 250 homes, a Tesco and new bus interchange. This redevelopment has been complicated. The former Caesars nightclub and Streatham Megabowl also offer opportunities to revitalise the area. Streatham Library could be developed. TFL has invested in two stations and is improving the High Road itself. Secondary schools are oversubscribed. Streatham Common will receive improvements to help it gain Green Flag status.

Policy for Streatham (p73)

Streatham’s role as a major town centre will be supported and enhanced to re-establish its place as a destination for retail, leisure, hotels and commerce. Streatham Hill will have its “gateway” role improved so that it’s an attractive destination, with some taller landmarks around the station to provide a focal point and refurbishment to the station itself. There will be support for creation of additional retail, leisure and commercial space.

There will be focus on provision of retail, cultural and outdoor space (possibly for a market) in Streatham Central. Streatham Village will become the heart of Streatham and focus for the community by creating new public spaces and improving connectivity. Streatham Hub (the southern gateway) will provide attractions for the wider catchment area and development of a site for a large food superstore, as well as leisure facilities, town centre parking etc.

Clapham (p75)

The town centre is well served by food and convenience shops. The district had 232 retail/service units in 2008, with vacancy rate at 9%. There’s a low level of non food shopping, as needs are met elsewhere. There’s a desire for a weekly street market. Leisure and hospitality play an important role in supporting jobs and businesses and the night-time economy is on Clapham High Street. The level of anti social behaviour as a result impacts on residential areas and expansion should be limited. The popularity of the tube in Clapham massively strains its capacity, and the northern line between Clapham Common and Stockwell is seriously overcrowded. Clapham Common is a prime open space in south London and with the High Street, lies within a Conservation area. It’s extremely popular for leisure activities and hosts festivals for thousands of people.

Clapham High Street will received a new library, council Customer Service Centre, Health, café, performance space and residential units in Mary Seacole House. A replacement leisure centre will be developed on Clapham Manor Street, along with residential units. Old Clapham Library will be retained for housing, and artists’ space.

Policy for Clapham (p76)

Council seeks to reinforce distinctive character of the Old Town, its historic heritage, Clapham Common etc and provide leisure community uses through redevelopment of Mary Seacole House, redevelopment of Clapham Leisure site and retention of Clapham Library as well as enhancements to the town centre to improve environment for pedestrians and cyclists.

Stockwell (p78)

Stockwell is a small district centre and occupied by high proportion of convenience ships compared with restaurants, cafes etc. There was only 3% retail vacancy in Stockwell (11% nationally). There are many Portuguese businesses. Transport is good with tube station at heart and bus routes. The neighbourhood is residential with high proportion social housing and small number of conservation areas. Stockwell High School (secondary school with 1300 pupils) is being redeveloped. Over 65% of residents have lived in area for over 8 years (that must be very high for London!). Area has vast diversity of cultural backgrounds. Years ago, Stockwell had numerous civic institutions, but these have mostly gone. There are smaller community facilities, including Springfield Centre. Most residents travel out of area for employment.

Stockwell is part of London Plan priority Areas for Regeneration. A master plan was commissioned in 2008 to build on earlier plan in 2001. [Again, this might be problematic… If a town centre as large as Elephant can be stopped in its tracks, it doesn’t bode well for Stockwell redevelopment]. There are certain priorities, trying to change “inward looking” “island estates”, introducing more retail frontages, using open spaces, and addressing the issue of being segregated by busy roads which is a problem for pedestrians. Lambeth PCT want a resource centre in Stockwell and lack of local shops will be addressed.

Stockwell policy (p79)

The council will support Stockwell as a district centre by encouraging retail, commercial and civic uses and improving traffic for pedestrians as well as improving housing estates and connection between them.

Oval (p80)

Oval is a local centre at junction of major roads with tube station in the middle. It has a clear and distinctive sense of place due to the presence of St Mark’s Church. Kennington Park and the Oval cricket ground are nearby. [I actually disagree with this. I think “Oval” is very poorly defined locally. Vauxhall and Kennington have relatively clear boundaries, but Oval is in between Kennington, Camberwell, Brixton, Stockwell and Vauxhall, leaving a rather small residential area that might be termed “Oval”. Many locals would say they live in “Camberwell”, “Kennington” or “Stockwell”. Indeed, the correct name of the cricket ground is “the Kennington Oval.] Pavements are wide, but roads are busy. Diverse buildings, with Victorian terraces and public housing predominating.

Retail vacancy rate was 11% in 2008, matching the national average. Resident population is younger than borough and London averages. Car ownership is low. Accommodation in area is flats, and home ownership is considerably lower than overall borough.

The major issues for the area are: how to derive more benefit from Oval cricket ground, improve quality of environment for residents and visitors around the Oval cricket ground, realise the potential of St Mark’s church yard. [This has essentially been partly addressed through the introduction of Oval market]. Also, there is a need to support improvements to Kennington Park, including heritage aspects [Interesting phrase. I wonder which particular heritage aspects they want to look at. I wonder whether the Friends of Kennington Park know this.]. Also, examine opportunities, including Oval House Theatre’s relocation to Brixton [Eek!! I didn’t know that. Why do they want to move?] There are other sites for development eg. Offley Works, 43-55 Clapham Road, 137-143 Clapham Road and St Agnes Place [again, this is all likely to be delayed due to credit crunch, but I will be keeping a close eye on Offley Works and St Agnes Place, both being SE11].

Oval policy (p81)

The council will support development at Oval stadium to extend range of facilities for local community [this probably refers to the hotel that some local residents are worried will increase local traffic and provide little extra for the local community], improve the relationship of the stadium with adjoining area, particularly Harleyford Street. They’ll seek to improve quality of shopping space and seek appropriate re-use of Oval House Theatre. The council seek to improve traffic and environmental conditions for pedestrians, and linkages between Kennington park and shopping frontages on Clapham Road and Kennington Park Road. [It will be interesting to see what exactly is proposed. I suspect that the linkages for Kennington Park will all be at the back where they’ll work to join up the sports part of the park with the front section. Kennington Park Road is notoriously busy and will only be adversely affected by turning the southern Elephant roundabout into a T-Junction, so I’ll be interested to hear about how the shopping front linkages are going to work without delaying the traffic.]

Local Development Framework - Draft Core Strategy [Sections 5, 6 and 7]

Lambeth council recently released a draft version of its "Core Strategy", which is the most important document contained in the "Local Development Framework". The entire document is 116 pages long, although the Council welcome comments. I've been sifting through it over the past few days have and produced a cut-down version, mostly just summarising what was written. I've not changed their wording much, but have shortened and simplified because it contains some interesting ideas for the Borough.

I've used the document headings where possible, but have not summarised every section as it's a highly repetitive document.The terms in purple are the "key" definitions.
The insightful comments in red are my comments. Due to length of the document, I've split my summaries into separate blog posts.

Section 5 – Spatial Planning Issues

In order to achieve sustainable development over next 15-20 yrs, the Core Strategy must address 6 key issues:

1. Accommodating population growth (p24)

According to the mayor’s London Plan, Lambeth must find space for additional 1100 homes every year until 2016/2017. This target has been exceeded for the three yrs since 2005/6. Demand will come as Lambeth children grow up, existing households break into smaller units, and adults/families migrate to the borough to find work and a place to live. Affordability is a struggle in Lambeth where entry level price for housing is high compared with household income. Lambeth’s essential public services find it hard to retain key workers because they can’t afford to live close to whether they work. Lambeth need to identify an additional four pitches for gypsies and travellers in Lambeth.

2. Achieving economic prosperity and opportunity for all (p26)

Lambeth is prosperous, but with pockets of extreme poverty. The poverty is in commercially vibrant areas eg. Waterloo/Brixton. Therefore skills shortages are filled by migrant labour which then increases demand for local housing, transport and services. The Core Strategy will contribute to tackling these barriers by maintaining a supply of local job opportunities. Affordability of premises is an issue for some businesses eg. creative sector and social enterprises.

Waterloo and Vauxhall present the most significant potential for commercial development and job growth in the borough, as well as potential for new housing. However, this will not happen unless the capacity of the public transport infrastructure serving these areas also grows at a sufficient rate. Major developers will be expected to help meet the cost of increasing this. (p27) [They will probably be able to tick the boxes to say that this is done if the developers of Battersea Power Station add two additional tube stations to the Northern Line, but I’m not sure whether those will fall strictly in Lambeth. I think that one of them will. It doesn’t really help anybody living towards the south of the Borough]

Lambeth’s hierarchy of town centres presents another opportunity. New shops need to be located in a way that supports, rather than undermines existing town centres. Brixton and Streatham have potential for new commercial and residential development. This will help secure their future in the face of retail and leisure expansion at Elephant and Battersea. Clapham High Street is thriving. Other high streets need careful regeneration eg. West Norwood, Stockwell [where exactly is Stockwell High Street?] and Herne Hill (p28).


3. Tacking and adapting to climate change (p29)

Most important contribution is to reduce carbon emissions by meeting needs locally, promoting alternative to the car, sustainable design of buildings, re-use of existing buildings, renewable energy, safeguarding allotments, retaining/promoting tree growth, urban greening and reducing landfill waste. [I detect a clash of goods between attempting to build the council housing stock on certain open land, versus promoting green spaces in the north of the Borough. Watch this space.] However, there will still be a need for appropriate car usage, and parking, including for those with mobility difficulties.

4. Providing essential infrastructure (physical, social and green) (p31)

It won’t be possible to achieve the significant levels of housing and economic growth set out in the Core Strategy without supporting transport infrastructure. [This point is reiterated throughout the document, but other than the proposed Northern line extension, I can't see where the investment might come from to promote this.] North/south transport is better than east/west transport and major developers in worst locations will be expected to supplement significant future public sector investment. More land is required for schools. Lambeth, particularly in the north has little open space relative to population. More open space is needed for burial sites.

Lambeth has various sites for sustainable waste management, but does not have the quantity to manage 486,000 tonnes (the prediction by 2020) (p33). [This is very interesting, and presumably all Boroughs have similar problems. I wonder what community strategies could be promoted for reducing waste.]

A general theme running through all partners’ programmes is trend towards neighbourhood based delivery so local facilities need to be increased to promote adult learning, skills training, English language tuition, employment support, child care etc. [I detect another clash of goods between promotion of "local" high street services (Brixton/Streatham) and development of large retail establishments (Elephant and Vauxhall). The document does actually mention this, but fails to outline how all of the community/retail areas are to grow co-operatively.]

5. Promoting community cohesion and safe, liveable neighbourhoods (p33)

Some communities feel their neighbourhoods lack stability and not enough households stay long enough to put down roots. [That’s probably a correct assessment if one considers that there’s a yearly churn of 20%! See previous post.] Residents in some parts of the borough feel that communities are essential to stable community and that the loss of family housing to flats is damaging that. The Core Strategy seeks to address that. Multiple social problems frequently occur on existing social housing sites and it’s difficult for those communities to make positive changes. [Unsurprisingly], some of these estates fail the “decent homes” standards. [It’s not clear whether “the decent homes standards” relate to the figure on p14 that one third of council housing is “unfit”. I suspect it doesn’t, but I’m not clear what the decent homes standards are, and since it sounds alarming, it would be useful to have this outlined.] Communities need spaces that allow informal day-to-day contact and social interaction. Lambeth has such buildings eg. youth centres, places of worship, cafés, local shops, but coverage is uneven and some have shortages of useable space, while others have under-used facilities. Space for young people is a priority in areas where unemployment/gang activity is high. [I hope they've read the studies that suggest that unstructured youth clubs can actually increase crime.] Lambeth has no central volunteer centre. [Interesting point. A volunteer centre would be an interesting proposal.] Large church congregations struggle to find good sized premises in good locations. In the South of Lambeth, there’s a lack of play facilities.

6. Creating and maintaining attractive, distinctive places (p35)

Historic assets are currently under used. The Core Strategy intends to pay particular attention to proposed development on the River Thames. High density development will continue to be essential to meet Lambeth’s needs over next 10-15 years. Tall buildings are appropriate for some uses and in some locations. The Core Strategy encourages high density development, including tall buildings, where of high quality and appropriately located. [I still wonder where tall buildings are ever appropriately located. I wish somebody would do some work on whether tall buildings create or deter community cohesion.] The large number of artists is a distinctive feature of Lambeth and they have specific space needs. Local shops, independent businesses and street markets are essential to identity. These include gay businesses in Vauxhall, Brixton/Lower Marsh markets, Portuguese businesses in Stockwell and Somali businesses in Streatham.

Section 6 – Spatial Vision and Strategic Objectives & Section 7 – Strategic Policies

These sections reiterate much of the above, but p38 has an optimistic and visionary idea of Lambeth in 2030. p42 has a map, showing transport hubs and key areas. p46 sets some housing targets that I haven’t seen elsewhere in the document.

---

Section 8 will probably appear tommorrow. It is quite interesting, but is taking a while to summarise because it deals with local areas, and is quite information heavy.

Brixton shopping centre - saved

Readers might recall a news round up post, made at the end of February, in which I commented on my opposition to development on the top of Brixton market.

Well, there has since appeared some positive news. I spotted an article in South London Press which states:

DEVELOPERS have pulled out of controversial plans to build a tower block over a popular market...

But the South London Press can reveal LAP – which had been due to submit a planning application to Lambeth council this month – has pulled out of the project because of the economic downturn.

So, clearly, the threatened development over part of Brixton Market is not over for good, but it is less likely now that nobody has any money to invest. In the meantime, according to the South London Press, the development opposition are going to try to get the buildings housing the market listed! I'll report on anything else I see as it arises.

I really should make it clear, for the record, that I'm not opposed to all development. There are some areas and sites that would benefit from housing, shops, gardens, allotments etc. but I can't ever stress enough the need for sensitive developments, and I'm typically against the new development of high rise dwellings(anything above about 15 storeys) since I think they make the formation of community more difficult. For the record, I support the development of the Elephant and Castle shopping centre, as long as provision is made for some form of discounted units for existing traders.

Additional library for Lambeth... The Library House

At the end of last year, astute local news watchers might have noticed that Lambeth Council was accused of opening "ghost" libraries, shortly before the Council was due to be inspected. It opened temporary book borrowing from three already existing facilities that it ran, but the facilities were never intended to be libraries. Whilst Lambeth Council claimed the "libraries" were pilot projects, some internal emails from staff indicate otherwise...

But the really good news is that Lambeth does have a new library (or at least one that has been given a new lease of life). And guess what? Lambeth Council is trying to close it down. Why are there no headlines? Why no outraged Daily Mail readers? Well, presumably because, like the transport network is at times subject to "the wrong kind of snow", Lambeth Council is now subject "to the wrong kind of library".

According to an article in The Evening Standard (that liberal bastion of merry goodness), about the Library House's occupants,

"Lambeth council had most recently been using it to provide social housing but it had been vacated for renovations.

Yet construction work has not been able to get under way and the squatters have refused repeated pleas to leave during the last six months. The council now faces a legal battle to obtain a court eviction order."

There's a quote by one of the occupants (Simon), who apparently said:

"When we arrived, it was in a real mess. We cleaned up the garden and fixed all the rooms. There were squatters here before us who sold drugs. We are not interested in any of that. We do live an alternative lifestyle, but all we want to do here is something for the community."

Well, how fabulous! I applaud the efforts of all squatters and other anarchist-y types who are attempting to work for the common good, or create that most elusive concept, "community". I think it's really good news that they're offering classes in everything from "Squatting" to "Spanish". And all of that, for no charge at all. Lambeth Council should be encourage such initiatives! It's hardly like they're going to get any money to put all of their empty buildings to good use.

I confess I've not yet visited them because whilst my soul is that of an anarchist, community forming, hippy squatter, my upbringing is one that almost entirely precluded such an anti-establishment option. I think I'm secretly afraid of getting beaten up for sustaining capitalism by doing an ordinary job in a corporate firm. One of these days I might just run away and join one of these self-sustaining anarchist communities. It's so damned tempting. In the meantime, I want the option open to me, so I'm going to unabashedly promote their activites. On Sunday 22nd (this weekend), they're going to be running a Free School. See here for more details.

I've been subscribed to their blog, The Library House, for sometime now and I think they deserve some good publicity. Billed as being in Camberwell, they are actually kind of in no (wo)mans land between Brixton, Camberwell and Stockwell, but it's definitely possible to walk/bus from SE11.

Oh, and I forgot... within the next weeks I'm going to be doing an exposé of some of the Lambeth Council properties in my locality that are currently boarded up because /that/ should act as a good answer to the commentators on the Library House who think that deserving people require housing. Yes, they do, and Lambeth Council doesn't seem to be doing much about it.

Round of News in SE London, and quick note on Brixton market

SE11 is still very quiet at the moment. The only event of note is that the Kennington Association will be having a bazaar on Saturday (21st Feb) from 11am-1pm. More details on the KA blog.

Consequently, I bring you only the pieces of exciting news that have caught my eye in the South East:

The Peoples' Republic of Southwark (courtesy of Camberwell Online) are hoping to set up a Public Meeting to increase Real Life interaction between people in Camberwell to involve more local people with their surroundings. More details on CamberwellOnline blog.

Again from Camberwell Online, funding has been approved for Phase 2 of the East London Line extension which will put more of South East London on the overground/tube. There's a lovely map (for those sad types that like to see coloured lines linking things together) from another blog here. It will be interesting to see how this might create possibilities for better joined up thinking in South London.

I forgot to mention that the nasty, ugly 23 storey building, destined for the end of Black Prince Road in SE11 didn't get the go ahead. London-SE1 did a report on that. There is likely to be an appeal, so we'll keep our fingers crossed. My only concern is that another developer might dream up something worse!

And finally... I'm not too sure how serious this threat is, but I've caught whiff of news which suggests that there is a company who hope to build on Granville Place (part of Brixton market). It's not possible to oppose the plan yet as it hasn't been placed on Lambeth Council's online Planning database. The Friends of Brixton Market have quickly put together some info. and have given instructions about what you can do to keep the market in place and to stop Brixton becoming some sort of trendy shopping mall. I like the market down in Brixton. I think it has great character, and some of the few fresh fish stalls left in London, so I'd be sad to see it turned into a bastion of smart looking chain stores, especially considering that Elephant and Castle will probably go that way any way (and surely with better reason than Brixton). Isn't there a limit to the amount of chain stores that any town centre needs...?

The inspiration for the SE11 blog; 56a infoshop

I've been meaning, for a while, to make a post about (part of) the reason for starting this blog.

I used to work in the SE11 area in a job where I was required to spend a considerable amount of time trudging around Kennington, Elephant, Vauxhall, Stockwell, Brixton, all over really. Whilst working, I chose to walk a great deal, and I took a lot of short cuts through random areas. Such trudging lead to lurking, and the lurking lead to a great deal of knowledge about some really groovy hangouts.

The one that really inspired the blog though was the discovery of the 56a Infoshop on Crampton Street. It was the first place that made me say, "I wonder why more people don't know about this... it's a really good local place to lurk about". I know that Crampton Street is in SE17, but it's one of the places I really wanted to add to the map, even though it's outside the mapped area (and it's also one of the reasons that SE17 is a place that I'm qite interested in blogging).

The 56a Infoshop on Crampton Street is a kind of information resource and food distribution centre and social space, based loosely around a theme of "radical" politics. It appears to be held together by volunteers who work fairly limited shifts. This sounds like a bad thing, but actually the limited opening times almost always guarantee that it's open when it says it will be. At certain times, the Fair Shares food place (I hesitate to say "shop" since I think it would be better characterised as a "way of life") is open, and it sells (not for profit) vegetarian and vegan goods. At other times, they run free bike workshops for teaching people how to fix bikes. My favourite part though, is the kind of archive of books, zines, pamphlets and odd bits of paper based loosely around the theme of alternative politics. It include anarchy, encapsulates feminist info (really hard to find this these days), socialist literature, queer history, alternative histories of London, squatting info, and a whole lot of things that don't quite fit into the categories outlined. Also, they have a fair amount of non-UK related material.

When you first wander into 56a, it's quite odd as it doesn't appear to be "staffed" by anybody. There is no hierarchy, and anybody can come and affiliate (or just lurk there) themselves, if they feel that the space might be useful for them to read, study or hang about in.

There is a website for the 56a Infoshop here.

Edit: There's a great video by some friendly looking ladies about their work too.

How "buying agents" clearly have no idea who has the best parties...

One of the interesting things about the Kennington News blog is that the author of it clearly uses some sort of online news gathering software which just picks out the word "Kennington", whatever the article might be about. This is useful in that the blog includes everything from articles vaguely relating to Kennington (it just so happens that the last block of "blue" aeroplane toilet ice landed through the roof of a couple in Kennington) to those that are highly relevant (advertisements of church fetes, local plays etc.). It also means that any bias against negative news is entirely bypassed as everything that hits the word is covered.

This article on How buying agents found my dream home in London caught my eye today. I am, in one sense rather glad that Kennington - SE11 - will not become occupied in the immediate future by those who do not want to live in a mixed society - rich, middle-income and poor; black, brown and white; Buddhist, Muslim and Christian; gay, bi and straight, all next door to one another. In another sense, I am, quite frankly shocked that somebody would consider the threat of being mugged (on the word of one person) as a reason not to move to the area! As an aside, it is probably the fact that I have spent so much time trudging around all of the back streets around here that I refuse to be afraid (or maybe I really am just foolish) of moving to SE11. I mean who, in their right mind, goes to a local police station and asks how safe an area is? Most police stations only see the worst of an area. I always remember with admiration a friend of mine who said, "everyone told me not to send my children to that school because they would learn nothing, but nobody seemed to think of the fact that the other children at the school might benefit from having my children there".

I think Kennington is a particularly fascinating area because it is one of those places that it is impossible to gentrify. Whilst there will always exist large Georgian and Victorian properties worth millions, those houses and flats will always (I hope) sit alongside 1920s and post-WW2 local authority housing. Long may this coninue, because I think that such social mixing is vital for any area. I do not think that this country is one in which the poor will be less poor, anytime soon (whilst many people say that they want this, it's not clear to me that many people have enacted a viable corporate politic that might make it concrete). But neither do I consider that those who are wealthy should be allowed to cocoon themselves off in boring little safehavens where they might never be accosted by somebody that smells bad. Why is it assumed that people should want (if they are rich) or should be forced (if they are poor) to live in places where everybody else there is like them?

Anyhow, there's no doubt that Regent's Canal beats the SE11 gas cylinders... But perhaps it's me, or maybe not; I think that Kennington, Oval, Vauxhall, Stockwell, Elephant, Brixton and their surrounds still possess something that pulls the kind of people who choose (or are forced) to stick two fingers up in the face of the risk of "crime" and say, "to hell with north London, where is everybody else?"