Beaufoy Institute (Kennington)

[lang rabbie]

a few shots of sculpture

"Those that teach young babes Do it with gentle means and easy ..."

100+ years ago they thought this was important. Now its all to be flogged off due to Bankers.

The stone with the inscription at bottom of the sculpture looks older than rest of it. Is this correct? Sure Lang Rabbie would know. Does it come from the old school in what was Doughty street?That was demolished for Waterloo station.

See post 15 above from 2008

Some more about the sculptor of this panel here.

[Interestingly it got missed from the otherwise fairly complete inventory of sculpture in Lambeth on the Public Monuments & Sculpture Association website]

I think the Lambeth Landmark text has the order wrong, and suspect the panel was moved from the old school along with the other tablet when the railway was widened.

 

[lang rabbie]

The original correspondence from Beaufoy about Mr Nixon's sculpture has now been transcribed from Lambeth Archives department listing.

 

[nagapie]

is the free school going to be in Lambeth

Yes. Old Lilian Baylils site cited as one possibility. But Lambeth council are fighting it as they are not in favour.

 

[happyshopper]

Yes. Old Lilian Baylils site cited as one possibility.

If they are going to go somewhere, letting them use the old Lilian Baylis site has a possible advantage in that the building is listed and in bad condition, so has the potential to be a nightmare in practice. Why do you think the Lilian Baylis School moved to another site?

 

[nagapie]

It does need a lot of work but a Tory backed school will have a lot of money following it so not a handicap for them. I think Lambeth are opposed to giving them any site, thank goodness.

 

[Gramsci]

The original correspondence from Beaufoy about Mr Nixon's sculpture has now been transcribed from Lambeth Archives department listing.

How do u know all this stuff LR?

 

[Brixton Blog]

According to Cllr Mark Harrison (@se11) prospective owners of the Beaufoy Institute will be holding a drop in session at the Tea House Theatre tonight to meet local residents.

 

[Brixton Hatter]

further afield towards Kennington it turns out that Lambeth's controversial sale of the Beaufoy Institute on Black Prince Road (a building pledged for educational purposes and sought by the local community for use as a crafts centre) has two buyers (subject to planning permission being granted).

​

The building's car park has been sold to Bellway Homes (yawn) while the building itself turns out to have been bought - much more interestingly - by the Tibetan Buddhist charity Diamond Way Buddhism for use as a community facility, a place for meditation & education and residential accommodation.

According to the Princes Ward counsellors "they intend to offer a facility which would primarily be used by the Buddhist community but would also seek to engage with and benefit local communities."

 

[boohoo]

Isn't there already a fairly local Buddhist centre: http://www.jamyang.co.uk/?

 

[Brixton Hatter]

Isn't there already a fairly local Buddhist centre: http://www.jamyang.co.uk/?

well I never knew that. Kennington is becoming the Buddhist capital of London!

 

[Brixton Hatter]

Shame the car park is being sold for housing though, given the covenant was supposed to secure the site for educational uses. Cheeky feckers. I wonder what Lambeth will do with their sudden windfall....

 

[quimcunx]

Shame the car park is being sold for housing though, given the covenant was supposed to secure the site for educational uses. Cheeky feckers. I wonder what Lambeth will do with their sudden windfall....

so how can they/ have they got away with that?

 

[lang rabbie]

Don't think the adjacent car park site (previously used for temporary buildings associated with the Lilian Bayliss school annexe in the main Beaufoy Institue building???) was ever actually part of the property owned by the trust fund and subject to the covenant?

 

[Brixton Hatter]

Don't think the adjacent car park site (previously used for temporary buildings associated with the Lilian Bayliss school annexe in the main Beaufoy Institue building???) was ever actually part of the property owned by the trust fund and subject to the covenant?

tbh honest i dont know lang, i assumed the whole site was part of the institute. The car park was blocked up when the building was empty (paranoid about travellers moving in or something) and security guards have been looking after the place for maybe 5 years or more at massive cost. At least the whole place isnt being turned into flats.

 

[aliceisme]

back in the 70s it was part of Beaufoy School - Design and Technology was taught there - can't remember a car park tho

 

[Brixton Hatter]

back in the 70s it was part of Beaufoy School - Design and Technology was taught there - can't remember a car park tho

I had a closer look yesterday and a variety of foundations are visible on one side of the car park, suggesting there were other buildings covering about half the car park at one time.

There's also an ex- pub across the road being turned into flats too.

 

[Daniel Fowler]

I attended Beaufoy School in the 1980s, the Beaufoy Institue was where I went for Metalwork, Woodwork and Technical Drawing classes (the car park used to be the playground). The Beaufoy family made a fortune from Vinegar manufacture in the 1800's. Part of that fortune was used to help educate the poor. The Beaufoy Institute replaced a former school for the poor near Waterloo Station. The Beaufoy Institute was used to educate boys in vocational skills, in World War II it trained women in technical skills while the men were away fighting. (BTW the Beaufoy Vinegar Works got bombed in World War II.)

Beaufoy Institue became the Borough Beaufoy School (a secondary school for boys) when education was being run by the London County Council. The Borough Beaufoy School and West Square Secondary School amalgated into a new Beaufoy School on Lollard Street in 1964 (coincidently the year I was born). The Beaufoy Institue building being used for vocational subjects. Beaufoy School was an all boys secondary, at its peak it had nearly 1500 pupils (around 30 pupils per class, 2 classes per house, 5 houses and 5 years plus a lower and upper sixth form). The houses were named after industrialists (mine was Brunel, I remember Telford but not the others). By the mid 1980's pupil numbers were declining and it merged with Vauxhall Manor (Girls) School and Kennington Manor (Girls) School; becoming a mixed gender school and renamed Lilian Baylis (named after a famous theatre manager who revived the Old Vic and Sadler's Wells theatres and started the forerunner to the English National Opera company). The Lilian Baylis School stopped using the Beaufoy Institue building in 1998. The Lilian Baylis School closed when the new Lilian Baylis Technology School opened on Kennington Lane (2005). The old Lilian Baylis School is listed and will be converted to residential use with the grounds used for local sports facilities run by a new organisation called the Black Prince Trust. The Beaufoy Institue is listed and is to become a Buddist centre with flats built on the land next to it.

The sale of the Beaufoy Institue raised £9m, with £1.5m going to the Beaufoy Trust charity. Surely all the money should go to the Trust as it owned the building? I wonder what the Beaufoy family would say if they were alive today. Knowing that their trust might not be receiving there fair share so minimising the good work the Trust could be used for.

 

[Brixton Hatter]

I attended Beaufoy School in the 1980s....

Thanks for that Daniel, a great bit of history.

Where's the other £7.5m going then?

 

[Roadkill]

. The Beaufoy family made a fortune from Vinegar manufacture in the 1800's.

Earlier than that, actually. I spent a day going through their surviving papers in LMA a few years ago. They had a big works in Kennington (I think) and by 1800 they were supplying large amounts of vinegar to the Navy; not to the Victualling Board, which sorted out the food, but the Navy Board, which was responsible for ships' stores and, I believe, used it as a detergent. If I remember correctly they were one of half a dozen subcontractors for a bigger firm, or possibly a merchant who didn't produce it himself. Either way, they were among the firms investigated after the Navy Board found some of the vinegar was contaminated with hydrochloric acid, although the investigation cleared them. The contracts were all terminated in 1816, when the Navy was being reduced to a peacetime establishment after the Napoleonic War ended. What the Beaufoys' share of the final sum was I don't recall, but I'm fairly sure it was five figures - and you can multiply that by at least 100 to get today's equivalent. They were in a pretty big way of business even then, apparently.

</anorak>

 

[lang rabbie]

This report to Lambeth's Corporate Committee from 2005 must be what I half rememembered when I posted [#45 above] my notion that only the original building was the subject of the trust deed, with the rest of the site having been bought by the former London County Council. But I would be interested to see the original legal documents on which this report was based before confirming the veracity of Lambeth officers' claims, and whether the reported split of £1.5million for the Trust and £7.5million for the council's general coffers is a fair split.

 

[Daniel Fowler]

Can't access that report

Picture of a woman training in the Beaufoy Institute in 1940.

 

[Mrs Magpie]

This report.......

Can't access that report

Neither can I, it requires a password.

 

[lang rabbie]

Have found it on the Lambeth site on this new location.

Lambeth's constant changing of URL for archived public documents is really shoddy information management.

Full text cut and paste below just in case

Item 9 THE BEAUFOY TRUST
All Wards
Executive portfolio:
Report by: Executive Director Corporate Services
160/05-06
Corporate Committee
06.09.2005
Executive Summary
This report provides the Corporate Committee with legal advice in relation to their responsibilities in discharging the Council’s role as trustee of the Beaufoy Trust and recommends that the Beaufoy Institute building be sold.
Recommendations
1) That, subject to the consent of the Charity Commission, the Beaufoy Institute building be sold.
2) That the two separate trusts, namely the Beaufoy Institute and Beaufoy Scholarship Fund be amalgamated and the objects modernised to meet present day needs.
Funding
There are no funding implications.
[table of consultees deleted as formatting lost in cut and paste from pdf]
Report History
Drafted on: 18.08.05
Deadline: 23.08.05
Date sent: 31.08.05
Date Published 02.09.05
Drafted by and contact for enquiries:
Peter Flockhart, Senior Planning Solicitor
020 7926 3051 pflockhart@lambeth.gov.uk

1. Context
1.1 The Beaufoy Trust was set up in 1909 and consists of two parts:
• The Beaufoy Institute and
• The Beaufoy Scholarship Fund
1.2 The Beaufoy Institute was originally administered by London County Council as trustees “for the purposes of the conduct by them in the premises thereof of an institution…for the education of young persons of either sex belonging to the poorer classes with a preference to such of them as are resident in the Metropolitan Borough of Lambeth. The Institute shall be known as the Beaufoy Institute and shall include a Day School, conducted in such a manner as to be eligible for recognition by the Board of Education under the Board’s Regulations for Technical Schools, for the training of boys, who belong to the poorer classes and who have been in attendance at a Public Elementary School, in subjects of technical and manual instruction before entering upon the practice of their trades.”
1.3 Additional property was acquired in the 1920s and 1930s by the London County Council, which forms an annex and the remainder of the complex. This additional land and property is not subject to the trust. [Lang Rabbie emphasis]
1.4 Lambeth Borough Council acquired the property in 1992 from the London Residuary Body and holds the original Institute building as trustee for the purposes of the trust as set out above. The remainder of the site is held by the LEA. The Council’s obligations as Trustee are discharged through the Corporate Committee.
1.5 The Beaufoy Institute land was transferred to Lambeth by the Education (London Residuary Body) (Transfer of Functions and Property) (No2) Order 1992:

​

4(3) all interests of the LRB in the Beaufoy Institute shall vest on the transfer date in the Council of the London Borough of Lambeth and shall be held by that Council upon the trusts applicable thereto by virtue of a scheme made on 20July 1909 by the Board of Education under the Charitable Trusts Acts 1853 to 1894​

Strictly speaking this is not a restrictive covenant but it has the same effect in that no transactions can take place that affect the land without observing the terms of this statutory instrument.
2. Detailed Analysis and Reason
2.1 It has been recognised for some time that the objects of the trust would be difficult, if not impossible, to fulfill. An order of the Charity Commission is needed to change the objects. In September 2002 the Charity Commission confirmed that, in principle, it would be willing to make a scheme that would allow the Council to use the property for wider educational purposes.
2.2 The Commission would need to ensure that any amendment of the charity’s objects was made on a cy-pres basis, ie as near as possible to the original intention of the charity.
2.3 The Commission have indicated that they are unlikely to agree to the use of the premises for a wider community use where a need for education can still be identified. That would not however preclude the non-trust land being used for community purposes. Further if a school were to be relocated on the trust property the school could offer community facilities or use.
2.4 The trust property is the original Institute building and not the remainder of the site which is not part of the trust. The Council is free to use that part of the site for whatever purpose it considers appropriate, subject to any necessary planning consents. Decisions as to the future of the non-trust property rest with the Executive and consequently the Corporate Committee will need to make its views on the trust property known to the Executive so that decisions can be taken in relation to the whole site.

 

[lang rabbie]

cont'd

3. Potential Uses for the Site
3.1 The buildings became vacant when, in 1998 Lilian Baylis moved its Craft, Design and Technology Department from the Beaufoy site, into accommodation on the main Lollard Street site.
3.2 Since then, the site has been used by the Council’s Film Office contractor for location shoots, by the Lambeth Riverside Trust and by the Lighthouse Education Service on a temporary basis. The buildings remained in limited use until September 2004 when a health and safety audit report indicated the premises were unsuitable for use and if occupied could leave the Council liable to litigation in the event of an accident occurring as the result of the condition of the accommodation. The buildings remain shut and a security guard is on the premises.
3.3 A number of long and short-term options have been considered for the use of the site. These have included the possibility of re-locating Michael Tippet Special School. However, following detailed feasibility work, current space standards indicate the site is too small to accommodate a specialist unit for 80 pupils. Additionally, housing a SEN school on the site would necessitate substantial refurbishment and associated costs in order to accommodate the needs of the children. Plans were subsequently abandoned.
3.4 A number of expressions of interest have been received in recent years from community groups who are interested in occupying the site. However, none of the consultees have been able to meet the assessment criteria used to evaluate the proposals. A major factor appears to be the debilitating cost of refurbishment.
Report title here in Arial 10pitch 95
3.5 The Beaufoy site will not be required for decanting pupils as part of the Building Schools for the Future project.
3.6 The estimated repair cost (at February 2005 prices) is £950,000, and if the building were to be fully refurbished the cost would be £2,930,000, assuming a simple conversion only and no new build. There is no budget available within the Education Department to bring the Beaufoy site back in to repair.
3.7 Given the state of repair and the cost of refurbishment there is no alternative but to sell the site.

4. Sale of the Site
4.1 It is possible for the Council as Trustee to sell the site subject to obtaining the necessary order from the Charity Commission. Consent is only necessary for the trust land.
4.2 The Charity Commission have already indicated that as part of a new scheme for the charity, they would be willing to give the trustee a power to dispose of the property by way of sale or lease.
4.3 There is a statutory procedure to be followed on the sale of trust property as set out in the Charities Act 1993. An independent surveyor to act for the trustees must be appointed and the sale must be on a commercial basis for the best price obtainable. Thus if it was to be sold to a community group it would have to be on a full market price basis.
The Head of Asset Strategy advises that it would be in the Council’s best interests to
dispose of the whole site concurrently as this would give enhanced value for the
following reasons:
• Bidders would not discount their bids due to the uncertainty as to what might happen to the other part if offered as 2 lots;
• There would be no issues on boundaries, schemes overlooking, daylighting issues etc.
• There would be no conflicts on development programmes;
4.4 Assuming a disposal of the whole site, the proceeds of sale would need to be apportioned between the trust and non-trust land. The receipt for the trust land would need to be used for the objects of the trust. An amended trust scheme would be necessary so that the funds could be applied to wider educational purposes than the original trust objects, which are no longer capable of being fulfilled. The receiptfor the remainder of the site (the non –trust land) could be treated as a normal capital receipt.

5. Responsibilities of the Council as Trustee
5.1 Like any other trustee, the Council has certain responsibilities as trustee. In relation to land and buildings they have been summarised by the Charity Commission as follows:
• To either occupy and use it for the charity’s purposes or let it for the maximum possible return
• Make sure it is maintained in good condition
• Consider the need for insurance
• Regularly consider whether it is being used for the best advantage of the charity
5.2 Charity trustees “occasioning the destruction of the trust property” are strictly liable at law to make good any deficiency or loss. Thus if the Council neglected the maintenance of the Institute to such an extent that it affected its value it could be made to compensate for loss of value.
5.3 Given that the building is not currently in use due to health and safety concerns ,the Trustees obligations extend at minimum to keeping the building secure and in a ”wind and watertight” condition pending a decision on its long term future.

6. Recommendation
6.1 Due to the cost of repair and/or refurbishment it is unlikely that the building will ever be used to the best advantage of the charity
Accordingly it is recommended to seek an order from the Charity Commission to sell the Institute, to amalgamate the Beaufoy Institute and the Beaufoy Scholarship Fund and the proceeds of sale being applied to amended educational objectives

7. Financial implications
7.1 The disposal of the site (non-trust land) would bring in a capital receipt for the Council.
8. Legal implications
8.1 The law relating to charities is governed by the Charities Act 1993 and the Trustee Act 2000.

9. Other implications
None
10. Appendices
None
11. List of background documents
None.

 

[Mrs Magpie]

Lambeth's constant changing of URL for archived public documents is really shoddy information management.

Isn't it just? I avoid using it unless unavoidable.

 

[CH1]

she really is a Tory. See here on her views of teaching history etc:

Maybe we'll get her as a candidate in the next general election then. She sounds a bit more lively than that posh Nigerian girl we got in 2010 who worked at Coutts. No wonder Tessa keeps getting over 50% of the votes!

 

[Gramsci]

Have found it on the Lambeth site on this new location.

Lambeth's constant changing of URL for archived public documents is really shoddy information management.

Full text cut and paste below just in case

Thanks for putting this up. It makes interesting reading. It says that the building would cost to much to refurbish and was closed for Health and Safety reasons. The Council had the property from 1992. So what kind of ongoing maintenance was going on from that date I wonder? As Trustees that was one of the Councils duties.

I cycle by the building sometimes and it does not look in that bad shape. There are lots of buildings in London of this age being used.

 

[Brixton Hatter]

Bump, cos I noticed something about this building in the Lambeth planning notices this week (yes, total geekery I know.) Fellow posters may remember Diamond Way Buddhism are taking over the building. They're building an extension on the side to add bedrooms and dormitories for people staying there.

It's one of my favourite Edwardian buildings in Lambeth but I've never been inside, except for the time I got in through the open front door, only to be immediately stopped by a sleepy security guard However, an amendment to the planning application led me to the original application which has an extensive photographic survey of the interior of the building - very interesting to look at. It's such a fantastic space with some great features (loads of light, extensive interior tiling, beautifully ornate leaded windows), albeit pretty old and scruffy, given it was neglected for the best part of 20 years.

It's here: http://planning-docs.lambeth.gov.uk/AnitePublicDocs/00330567.pdf

Wider application here (with drawings and plans etc): http://planning.lambeth.gov.uk/onli...ils.do?activeTab=summary&keyVal=M1HKWQBO08Q00

I'm still a bit gutted that Lambeth sold this fantastic building for the knockdown price of £1.5m - a building which was supposed to benefit the community through education etc. The only bright side (if you're not a buddhist) is there will be a cafe there which should be open to the public.

 

[Lolaus]

Does anyone know which housing development company bought the carpark/ open area at the rear of the building? I would love to see the designs of the proposed flats they intend to build. On top of this the Buddhist Center says they will be building on that land and creating a car park and garden of their own back there.

http://www.buddhism-london.org/beaufoy-institute

I hope it won't look shoddy.

 

[Jj87]

Does anyone remember what the houses where called