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Brixton Rec/central Brixton consultation and the 'Rec Quarter' proposals

Winot said:
Which parts are underused Gramsci?
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There is large space in basement that is now used for storage.

There are also spaces like by the pool that are used for storage. By the main pool was space to sunbath for example.

There are outside spaces that are partly cordoned off now.

The main atrium was designed to be more like an indoor public square. There used to be a pub and a cafe over the pool.

Over the years bits and pieces of the Rec have been cordoned off or used for other purposes.

BRUG have managed to get Better to refurbish the social / meeting room upstairs. It now is much improved.

The way the Rec works now is that u come in do your exercise and leave. That was not the original idea when Rec was built. It could be much more social place and community hub.
 
High Definition said:
Those of us who live and work in Brixton need to get our act together and tell Lambeth Council and Network Rail that Brixton Central is NOT an empty space. and that we need to start .

This issue is going to be discussed at the next meeting of the Brixton Neighbourhood Forum. The Forum brings together a wide range of local community representatives, from residents groups to the Market Traders, but meetings are open to all who live or work in Brixton. The meeting is on Friday 2nd May at 7 pm at the Vida Walsh Centre, 2b Saltoun Road SW2.
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Just thought I would emphasize this meeting.
 
Gramsci said:
There is large space in basement that is now used for storage.

There are also spaces like by the pool that are used for storage. By the main pool was space to sunbath for example.

There are outside spaces that are partly cordoned off now.

The main atrium was designed to be more like an indoor public square. There used to be a pub and a cafe over the pool.

Over the years bits and pieces of the Rec have been cordoned off or used for other purposes.

BRUG have managed to get Better to refurbish the social / meeting room upstairs. It now is much improved.

The way the Rec works now is that u come in do your exercise and leave. That was not the original idea when Rec was built. It could be much more social place and community hub.
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A pub :eek:
 
I went to the Brixton Neighbourhood Forum meeting on May 2nd. The Forum is independent of the Council.

The issue of the Brixton Central consultation was discussed. Here are my notes.

Here are notes from the Brixton Neighbourhood Forum meeting on Friday 2nd of May.


Brixton Central recent consultations by Fluid and Council have led to concern about what will happen to existing business and how development may lead to further gentrification of area.


Three people spoke about their concerns:


Rep from the market traders ,a rep from the artists studios in Valentia place and a member of Brixton Society who had gone around the site and produced a map and detail of existing uses. ( post up after this post)


Below is my summary of issues raised at meeting.


Valentia place used to contain engineering works. They left 3 or 4 years ago. Since then Network rail has been running down the use of the arches.


At moment some of the arches have been let as studio space. The artists had got Arts Council funding to develop the arches. Network Rail did not support this in the end.


Rumour has it that Network Rail would like to turn Valentia place into a Bermondsey market style development. This is the reason for running down the use of the arches.


Network Rail is reputedly not giving out new lets on arches to light industrial uses. Such as car repairs etc. Which are useful businesses for local people.


Popes road , which may be affected by new development contains the street market, and several shop units. One of which is the Latin American shop that provides a meeting point for the Latin American community in the area.


There is danger that if Popes road is redeveloped the Latin American community will lose this asset. The market traders will face several years of disruption. Stuart said that when they last did some works on Popes road he was moved around the corner and lost a lot of passing trade.


The arches in Brixton Station road are nearly all in use. A complaint about the recent consultation was the existing use of the arches was not acknowledged. The arches from Brixton road up to Popes road opposite the Rec contain a lot of affordable cafes and shops. They are mostly leased on short term basis. So have little long term security.


Beyond Popes road the arches are used for storage and light industrial. Also a DIY shop. Some sell vegetables on wholesale basis.

The market needs infrastructure- storage, car parking. Stuart said that Lower Marsh market declined after losing most of its storage.


There is a four storey building in Popes road by the station that has not been in use for a long time. This is the only large empty site that could be redeveloped apart from the former Ice Rink site.


In front of this building are the public toilets and the compactor machine for the street market. Any redevelopment of this site could cause loss of toilets and infrastructure necessary for the street market.


Stuart of the market traders said that the market in Brixton Station road is doing well on Saturdays.


The rep from BRUG said that the Brixton Rec had a lot of potential. There was a lot of underused space. There is survey being done of the Rec.


Another rep said that the Rec building had a lot of potential to be used more as a public space. Any designs/ plans for the development of the Brixton Central site should be should make sure that the different buildings complemented each other.


It was also pointed out that the wider view needs to be taken into account. It was often uses at the periphery of an area that played an important role. They were overlooked as they are designated as being on the periphery.

Issues/ Questions


  • Respect the existing business on this site. Most of this site , except former ice rink site, is in use. Start with looking at existing uses.
  • Artists. an important part of Brixton. Those in Valentia space should be consulted on how to remain and how Valentia place/ Popes road may be developed.
  • Market. Storage space and car parking is essential for market. Storage space needs to be retained and car parking provided.
  • Traders. Construction work must take account of the concerns of street market traders about loss of business.

High Definition
 
Uses of area: not my notes. part one as to much to post up on one post.


Brixton Central 1 . Street markets a) Electric Avenue between Brixton Road and Atlantic Road, market stalls on one side of the roadb) Popes Road - market stalls on both sides of the road. c) Station Road between Brixton Road and Popes Road - single row of stalls weekdays (additional stalls weekends).Previously there were stalls in Station Road between Popes Road and Valentia Place, but no longer in use

Issues and concerns raised by market tradersNeed for customer parking to be provided - customers won't come to the market to do their weekly food shop if they can't parkMaintain storage units in arches in Brixton Station Road - essential for traders to have access to arches so they can store stands and goods overnightMinimise disruption to the market during building work - if sections of the market close then risk that customers won't return - particular concerns about the section of the market in Popes Road where Network Rail plan to create a new station entrance

2. Other retail usesI have ignored Brixton Village and Granville Arcade as these are outside the Brixton Central Masterplan area. This leavesa) Atlantic Road Shop units in arches on railway side. Very few vacant units. Mainly A1 retail. On the S side of Atlantic Road, from Brixton Road heading west: modern shop units in block between Brixton Road and Electric Lane; Brady's pub (disused) on corner of Electric Lane and Atlantic Road; one storey shop units between railway arch and Electric Avenue. b) Electric Avenue: two storey shop units on both sides of Electric Avenue, selling similar goods to the market tradersc) Popes Road: On the west side is a large single storey retail unit, formerly a Tesco store, but now subdivided into three units. The units stretch back approx 70 metres with additional storage areas to the rear. At first floor level above the retail units there was previously e customers car park for the Tesco Store accessed via a ramp from Valentia Place but now disused. Network Rail are the freeholders. The former Tesco building is leased (on a long lease) to Mr Shah, who also operates operates retail units in Atlantic Road. d) Station Road - arches under railway line between Brixton Road and Popes Road, mix of retail, cafes and takeaway food, punctuated by entrance to the station (with shop units on one side). Shop units on the north side of Station Road in section between Brixton Road and Beehive Place and on ground floor of the Recreation Centre.

3. Valentia Place railway arches- former light industrial, now artists workshops Area between railway lines bordered on the N by railway arches (which are the rear of units in Brixton Station Road), on the W by retail units (former Tesco store) facing Popes, on the E by Valentia Place by gates, on the S by 16 double height arches Around a third of the arches are currently occupied, one by a market trader, and 6 are used by artists as studio space (including two by the Bureau of Silly Ideas). One arch is leased from Network Rail by the owners of the Walton Lodge Laundry in Coldharbour Lane and formerly used to provide access to the site for refuse vehicles when the laundry was in operation. The laundry operation closed at the end of April 2014 and the future of the building is uncertain. The western-most railway arch (at the end closest to Popes Road) is an open space. It adjoins the rear wall of a storage yard used by a trader (fish stall) in Brixton Village, so could potentially provide a direct access route from Valentia Place arches to Brixton Village.I saw inside some of the arches used by artists. The arches are dry and are double height with mezzanine floors used as studio space.

Issues and concerns raised by artists occupying the studio unitsConcern that Network Rail want to turn Valentia Place into a replica of Borough Market, selling luxury foodstuffs, and that artists and creative businesses will be priced out of the area.There is demand for the arches in Valentia Place from artists but Network Rail are reluctant to lease vacant units, preferring to keep them vacant in preparation for redevelopment.Some of the Masterplan documents suggest that Valentia Place has been identified as suitable for retail development. This is unacceptable and the arches must continue to be designated as B1c (light industrial or workshops).A scheme was proposed a few years ago for the arches to become a centre for small arts organisations and Arts Council funding had been secured, but was scuppered when Network Rail pulled out. A similar scheme could be included as a Masterplan proposal.

4. Arches in Brixton Station Road E of Popes Road - storage and light industrialBetween Popes Road and Valentia Place and Gresham Road arches are used mainly for storage of goods by market traders, but also include some retail and light industrial. Arches in good condition, lined with plastic sheeting and dry. No vacant units. Arches furthest away from Popes Road and nearest to Gresham Road are double height with mezzanine and suitable for light industrial units e.g. arch used by specialist firm which tints car windows + fits vehicle alarms, ground floor used for work on vehicles, office in the mezzanine. The section between Gresham Road and Barrington Road (which is outside the Central Brixton area) has a mix of storage and light industrial uses, including large vehicle repair firm which occupies space between the arches (accessed from rear via gates on Barrington Road)Railway arches continue west from Barrington Road (also outside the Brixton Central area) with an alleyway on the north side (Orphans Yard) which houses mix of light industrial and creative tenants (including Simulcra Studios)..

Issues and concerns raised by tenants of Station Road archesMaintain storage units in arches in Brixton Station Road - essential for traders to have access to arches so they can store stands and goods overnightEvidence that Network Rail are no longer leasing units for light industrial uses, e.g. vehicle repair businesses - important that these businesses remain in Brixton as they offer employment and services to local residents.


High Definition
 
part two


.5. Vacant/unused sites and landa. Canterbury Crescent (Canterbury Arms, traders car park, the former ice rink site and disused shop unit. Block bordered by Canterbury Crescent, Station Road, Popes Road and the housing estate to the east. The Canterbury Arms is in the Nw corner of the site. Currently a pub, but planning permission granted in March 2014 for demolition and replacement by residential block with restaurant/bar on the ground floor.Next to it, and facing Canterbury Crescent, is a carpark used by market traders. In the SE corner is a disused retail unit (formerly used to sell skateboards) and a car park (formerly used by ice rink employees)Rest of site is cleared land. Previously occupied by the temporary ice rink and before that by the Pope's Road multi-storey car park. Long term future of site undecided, but in the short term (two years) LB Lambeth have announced plans for the site to be used for a mix of community/horticultural and employment uses (known as the Meanwhile Use).

Issues and concerns raised by market traders in relation to the Ice Rink siteView that the site must continue to provide parking for market traders and in addition provide some customer parking (replacing parking previously provided in the multi-storey). During the Meanwhile phase it is important that the site provides parking for customers provide customer parkingb) Railway lands - above and between the railway tracksThe Masterplan Brief suggests that the land above and between the tracks could be developed to provide retail and employment with improved access to the station including a new entrance from Popes Road. However, while LB Lambeth's and Network Rail's plans are ambitious, the space available for redevelopment appears to be quite limited and development costs will be high, given the need to retain and improve access to the station. The space above and between the tracks can be broken down into two sections:

a) Western section, between Brixton Road, Brixton Station Road, Popes Road and Atlantic Road. To the W, the railway tracks occupy nearly all the space at track/platform level between Brixton Road and the station buildings. The space between the tracks widens out a little at the entrance to Brixton overground station. At ground floor level there is a passage way linking Brixton Station Road and Atlantic Road, a flight of stairs leading up to the eastbound platform and a row of retail units. At first floor level there is a ticket office, two small offices used by staff and a narrow triangle of land at the end of the platform which is protected by railings. To the E between the railway buildings and Popes Road is a derelict 4 storey office building (the ground floor of which was formerly a furniture store). At ground floor level the W side of this building faces the pedestrian link between Station Road and Atlantic Avenue. At track level, the building joins the eastbound platform. The W side of the building faces Popes Road (and can be glimpsed through railings behind the public WC).

b) Eastern section, between Popes Road, Brixton Station Road, Valentia Place and the railway viaduct.Area bordered by railway arches - on the north side by rear of units which face onto Station Road and on the south side by double height arches facing onto Valentia Place and used by creative industries. Between these there is one storey building, the former Tesco store in Popes Road, now subdivided into three retail units. This area is identified in the Masterplan as suitable for retail development. Current tenant has a long lease, however, so would need to be bought out.

c) Brady's public house and land facing Electric Lane at the rear of Brady'sFormer pub (Brady's aka The Railway Tavern). Formerly owned by Lambeth Council, now privately owned. Planning permission for flats above bar/restaurant. In Electric Lane to the S of Bradys there are two yards, with separate entrance gates. The owners of the Brady's site have submitted a planning application for a temporary market in the yard immediately adjacent to Bradys - application to be determined. There is a second yard on the Electric Avenue side of this which includes a covered section used by market traders for storage. On the W side of Electric Lane (the Brixton Road side) there are gates providing access to two separate service yards (which appear to provide service access to Sainsbury, Smiths, Boots and Iceland). In between the service yards is a two storey building, mmediately behind the underground station and which appears to house London Underground offices/services above the Victoria line. There was formerly an alleyway, open to the public, leading from Brixton Road to Electric Lane with an entrance to the immediate N of the underground station. This alleyway was closed off when the underground station was redeveloped and is now guarded by a staff only access pad.

Issues and concerns raised by the Brixton SocietyThere are very few vacant or unused sites in Brixton Central other than the Ice Rink site.Share the view of the Market Traders that the Ice Rink site should include parking for market traders and customersOverall, important that the Brixton Central Masterplan takes account of and respects the needs of existing users, including market traders, shops which cater for local residents, and affordable space for artists and creative businesses.
 
map of site:

scaled_full_5283b6ba21f854a8116f.jpg
 
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Crispy said:
Fantastic work as always :cool:
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Just to clarify. I went to the meetings on this.

My notes are in post 32.

The notes in posts 33 and 34 are not mine but I had permission to put them up. They are
High Definition who did sterling work going around the area recording what the uses are at present.

We both shared concerns about the recent consultations.

It was said at one of the early consultation meetings, by a senior Council officer, that development of this area is not going to be "gentrification"

In which case it then it needs to be bottom up. Looking at existing uses and seeing how the concerns of those using the area now can be taken into consideration.

This area is not a blank sheet. Most of it is in use. An affordable mix of cafes, light industrial and artists studios. Also a mix that reflects the diversity of Brixton. See Brixton Station Road ( opposite Rec) for a really diverse mix of cultures and people. This is in danger of being lost.

I also put in a word for the artist studios. Art is an important part of London. I know several artists who are now in process of leaving London due to increasing lack of affordable artists studios. Culture might not seem important. But imo it is. And I am not an artist. London has been a centre of culture. The way that its becoming a playground for the rich will impoverish London culturally.
 
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No I know, it wouldn't be good for the artists who use the space. I just quite like Borough market and it would be nice to have something like that here
 
cuppa tee said:
the real thing is only a short journey by bus, tube or fixed wheel bike.......
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True, but a stroll is better than a bus for this lazy bugger

leanderman said:
Gloomy
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Good point, well made

SarfLondoner said:
Granville arcade is like a replica Borough market and vice versa.
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Sort of, but I can see why people cross London to visit Borough market; I can't say I've ever felt the same way about Granville Arcade except as somewhere for dinner before a night out
 
SpamMisery said:
Sort of, but I can see why people cross London to visit Borough market; I can't say I've ever felt the same way about Granville Arcade except as somewhere for dinner before a night out
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The cheese selection at the much-reviled Champagne + Fromage is brilliant.

Pricey, but good for special occasions
 
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