New St George Wharf Pier at Vauxhall to open mid-September

I had a nice little post planned for this morning on the new pier at St George Wharf in Vauxhall, but the lovely Tradescant Road blog has pipped me to the post, accusing me of *horrified shriek* edging my way into his SW8 patch! I am so naughty... But who wants to let a small matter of a postcode interfere with interesting local goings on? So, do go and read his post, where he has purloined some photos taken from the pier itself looking back towards St George's Wharf.

You'll see above two unique photos, (captured by my fair hand on Friday night in the face of hundreds of bemused drinkers from Oval cricket ground). The pier isn't quite finished yet and is still boarded off from the general public . I think it needs a few finishing touches as there appeared to be a bit of building detritus still in place. Naturally, I've done a bit of digging and have been told that the pier is to open officially in the middle of September.

Thames Clipper Services will run from the pier and frequency of boats will also be announced in mid-September. Oyster Pay as You go card holders will receive a 10% discount on Clipper tickets and travelcard passengers are entitled to 1/3 off of Clipper prices. I've not been able to determine whether any other services will use the pier, but I'm pretty excited about its opening...

The two faces of Vauxhall

The Evening Standard article naming Vauxhall as the "Knightsbridge of the South" raised a few laughs on Twitter a few weeks ago.  "Which PR agent dreamt that up?" was the inevitable response of @thelondonagent, a central London estate agent.  And the rest of us chortled away merrily, unconvinced that a new Pret a Manger was quite enough to elevate our beloved Vauxhall  to the splendid(?) heights of a Knightsbridge or a Chelsea.  The reason for the silly comparison was the news that the Penthouse flat in the new St George Tower (which looks to be several years away from being finished, even if it's erected at the same rate as Strata aka "the Lady Shave") is to be worth £50 million. 

The article also informs readers that "Vauxhall was known for decades as a rundown area... but is now being gentrified." Most folk who have been reading this blog will know that I favour a gentle regeneration for Vauxhall; the provision of new property that will include social housing, the removal of the gyratory, the addition of diverse shops, and improvements to the landscape. What we're likely to get is a new city, the size of Welwyn Garden City, between Battersea and Vauxhall. But that's another story. The point is, Vauxhall could use some work. We all know that. The clubs around Vauxhall have turned Vauxhall and Kennington into a bit of a residential gay mecca, even for those that never frequent them, but we wouldn't want to be entirely rid of them in the name of gentrification, even if their presentation and noise leaves something to be desired:

(Credit to @markvauxhall for this recent image over the Bank Holiday)

More importantly, Vauxhall is home to people who live in flats that have views like this:

(Credit to Moving Space for the image)

and flats that look like this:

(Credit to Luxury Apartments for the image)

as well as views like this:

(Credit to the Guardian's article on the Improving Face of Vauxhall for the image)

and flats that look like this:

 (Credit to Boidus for this image)

We are an area, a city even, of the "haves" and "have nots".  For better or worse, in a somewhat acrimonious marriage, we are forced to live alongside one another.  I can't see that changing, £50 million penthouse or otherwise.  But what does seem to be happening is that the "haves" are able to afford goods that would previously have been shared by a community as common goods.  £50 million might buy you the best flat on the block, and access to "an infinity pool taking up all the ground floor", but it would also pay for a public leisure centre.  There will always be disparities in income and access to resources, but must they always be such large disparities?  I've supported the nebulous entity of "political liberalism" for some years, but I'm not alone in wondering whether our current form of economic liberalism might have had its day.  And no, I don't have an alternative system.  I'm not envious or jealous of the £50 million flat owner.  Having that much money, I suspect, might lead to one living quite a lonely existence.  Being able to afford anything from anywhere or pay for every service from everybody means that one is no longer dependent on anybody.  You might be able to swim in peace and quiet in the early mornings, but you'll never see a child make their first splash or watch an elderly person swim more gracefully than they can walk. 

A very expensive flat and trappings will probably mean that you never need to walk past the front of Vauxhall Station or use the tube, but perhaps you won't quite be able to escape the alcoholic fumes of those who are not so fortunate.  Just across the road from your luxury penthouse (which I don't doubt, you've worked hard to own) exist a number of sanctuaries for the homeless.  Vauxhall is privileged to house Vauxhall Cross - Centrepoint (accommodation for 27), Graham House - ThamesReach (accommodation for 69) and St Mungo's, who sometimes set up an emergency winter shelter in Vauxhall. At the station, the familiar logo of the Big Issue offices bears down upon those who wait for the buses.
 

That there are issues with alcohol in Vauxhall is apparent to those who are in the habit of night time wandering. Readers might be forgiven for wondering (looking at the picture above) whether those issues are present inside or outside our clubs. That's not a non-sequitur. The pursuance of the previous government's liberal social policy has resulted in 24 hour pub opening and the ever-increasing availability of cheap booze. For some gay folk, that liberal social policy is important. It keeps the clubs open and the alcohol flowing. But the head of Thames Reach is concerned to highlight the other side of the picture.  Homelessness is far less sexy than housing, so whilst plenty of articles mention up-and-coming VoHo, they don't usually acknowledge the presence of those that don't have shelter.  The little known issue of super-strength alcohol in Vauxhall hasn't had as wide a mention as the £50 million pad, but nevertheless, still causes the Guardian to produce headlines such as "Super strength alcohol is killing more people than crack and heroin". 

Thames Reach are currently running a campaign to increase the price of cheap, high alcohol drinks.  These are not drinks that many discerning folk would order from the bar on Saturday night, but they are the drinks that are killing the homeless, our homeless.  Mike Nicholas, spokesman for Thames Reach said in the Guardian, "the vast majority of homeless people living in Thames Reach's 59-bed hostel in Vauxhall, south London, are there because of problems with super-strength alcohol.".  Jeremy Swain, the chief executive of Thames Reach noted, "Of course, alcoholism among the homeless is hardly new. But what is different is the speed of the deterioration caused by the super-strength drinks. Consuming them is akin to pushing the fast forward on your life.".  A can of super strength cider can be bought for as little as 59p and contains 4.5 units of alcohol.  Consequently, Thames Reach are campaigning to persuade the government to increase the prices of super-strength alcoholic drinks (not anything that would affect small cider distributors, since most super-strength cider doesn't go near real apples), and despite considering myself a broad defender of the aforementioned political liberalism, I think I support them.  As I was chatting to a new Vauxhall barber last week, asking him how he liked South London, he lamented "I'm forever being bothered by people asking for 20p or £1, or requests to buy alcohol for somebody who has been banned".

We can't have been the only party to have our sumptuous feast at the Vauxhall Tavern sports day crashed by a couple of homeless folk.  And why should the homeless not be party to the celebrations within the area?  We had enough food and drink and were happy to share.  The event was free, and anybody could walk in the park.  But as we were all sitting there enjoying the sun, I wondered whether those folk would still be around in a few years time.  Might they have pushed the "fast forward" button on their lives through super-strength alcohol?  I don't have an answer or the perfect policy to balance paternalism with liberalism, but I think it's important to keep pointing out the presence of those who are homeless, damaged through addiction and those who are poor.  It matters that we live alongside one another or we'll just end up with ghettos on the edge of central London for those we'd rather not see.  So welcome, £50 million flat buyer, whoever you are, to London's second Knightsbridge.  Your existence might well never be disturbed by the poor, but that does not mean that the poor should not be disturbed by your existence.

Lassco Cafe - Fabulous fun and a few other Vauxhall bits and pieces

On the advice of @PSDInteriors, (see his design review here), I decided to visit Brunswick House Cafe today.  Brunswick House Lassco is a Georgian townhouse in the middle of the gyratory system in Vauxhall (to the west of St George Wharf).  You've probably driven past it, and wondered what it was.  Whilst it's slightly outside of SE11, it's one of my favourite haunts.  When I first discovered the house, in the depths of winter, with the fires burning, I thought it was a quirky private collector's museum (it is, really).  A brief enquiry revealed that Lassco is actually an antique salvage company, selling everything from copper baths to Bakelite radios, and doorknobs to stained glass.  The house is huge, spans several floors and has a properly kitted out ballroom, study and dining room, amongst other rooms.   It was rescued from squatters several years ago, and is slowly being refurbished.  I imagine that when it stood in 3 acres of parkland, it was the talk of the town. Now it looks out over the gyratory, it's slightly harder to pretend that you're part of the landed gentry, but fascinating to visit nonetheless.  Imagine my excitement when I heard that they had opened a cafe.  Apparently, it has been open for a month now, but I failed to spot that...

Consequently, I paid a visit at the first opportunity and discovered a veritable storehouse.  The cafe is based in one very large room in the house, offers an outside seating area (slightly loud, on account of Wandsworth road, but very full nonetheless), and seems to sprawl backwards inside the house, offering additional rooms for expansion, depending on the number of customers.  The best part is that all of the furniture is for sale, so you could find yourself eating at a salvaged table on a stool or a chair, looking on to an exquisite mirror or a veritable array of old-fashioned clocks.

On account of time, we (I took the other SE11_lurker too) only had a bite to eat, but the coffee and hot chocolate (made with bitter cocoa) were excellent.  They offer a full range of Portuguese snacks, including those inimitable custard tarts and muffins, as well as more traditional fare, such as banana bread and croissants.  I ordered a croissant, which duly arrived with a delicious rhubarb and ginger compote.  They also offer a variety of flavours of home-made ice-cream.  Prices are slightly on the steep side for some items, but this is "up and coming Vauxhall" and the venue is probably not a place for common folk to meet.  We felt that £4.80 was slightly too much for tomatoes on toast, but it did look very nice!  On the other hand, drinks and snacks etc. seemed reasonable (at least according to London prices).  Expect to be surrounded by slightly bohemian types with out-of-town houses, large enough to store antiques (and their accompanying large purses!).

Take a look at the menu below, and note that Afternoon Tea & Brunch are available on Saturdays only, and Breakfast and Lunch from Tuesday - Friday.  Although... as we were leaving, I noticed that somebody was scribbling on a blackboard that suggested that the cafe would be open seven days a week, so perhaps they're experiencing phenomenal success.  The staff were friendly and helpful, so they deserve it.  We'll certainly be returning to sample some more of their wares in a week or so, and I recommend it to readers...

In other news, I'm afraid I cannot recommend Aqua Riverside Brasseries (inside the St George Wharf complex).  The service we experienced was abysmal, and we had the misfortune to be served by a waitress who had an entirely "don't give a toss" attitude to all of the customers.  The white coffee we ordered was undrinkable, and a request for milk was met with a shrug of the shoulders, and a repeat request five minutes later.  Perhaps others have had more luck, but that's one we'll not re-visit. 

On the way back, we passed a new cafe (with a highly unmemorable name) at 351 Kennington Lane (next to The Eagle).  In previous incarnations, the shop was a mini supermarket, a tattoo parlour and a deli.  It seems to have been closed for over a year.  I hope the new lease lasts a little longer, as that part of Vauxhall always looks rather subdued and abandoned.  If anybody has the name of the cafe to hand, or has been to sample the food (we were rather full by that stage, having munched our way through the Oval market and on to Vauxhall), can they leave a comment?

New Gym in Vauxhall

No, it's not quite SE11, but local residents finally have access to a new gym in the vicinity, just over the border in SW8. I complained bitterly back in April last year that the only gym within walking distance of most of SE11 was Paris Gym (the gayest gym in town, which just happens to have a male only policy). Well it appears that some good has finally come of St George Wharf down by the river (either that, or MI6 decided that their spies were getting fat).

It looks as though the St George Wharf management have signed a new gym contract with The Gym Group. And the really good news? (Keep this one quiet, or it might become popular... it's open to those of us who have tightened belts for the credit crunch.) Sign up now and they're offering membership for £15 per month - I'm not linked or subsidised with them in any way, but I don't need to be to say that that's a great price. Also, there is no contract (it appears to be monthtly payments) and no sign up fees (at least for now). It's likely to be basic eg. no swimming pool, but for brand new equipment 24 hours a day, it's a great addition to the area (by comparison, Paris Gym will set you back £460 per year). The place opens on August 10th.

If you see somebody who hasn't exercised properly for years panting away in the corner, you can even come and say "hi" :)

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.]