Electric Avenue, Brixton - news and discussion

[editor]

Sadly, the iconic canopies aren't coming back, but here's what the money is for:

The money will see Victorian properties restored and empty upper floor space brought back into use as new homes. Grants of up to 85 per cent will be available to property and business owners in the area for relevant building work. Eligible works will include:

• Bringing empty residential and commercial premises back into use
• Upgrading windows, shopfronts and signage
• Repairing or reinstating historic architectural details

I asked the Project manager of the project:

While we think that improvements to Electric Avenue are long, long overdue, we can’t help be concerned that these may prove a catalyst in changing the character of the street, with long term local traders being priced out to make way for trendier new businesses and chains – much like what is happening in Granville Arcade/Market Row.

We’ll be contacting Lambeth and asking them what measures they have in place to prevent this (if indeed they are minded to do so).

We’re also be asking them if them what proportion of the new housing being brought back into use will be social housing and/or truly “affordable,” or if it will prove to be yet another cash cow for private developers.

The response:

The Council has limited direct powers to control private businesses, rents etc. However, the THI grants will offer a unique opportunity for existing business and property owners (often one and the same) to improve their premises and capitalise on the opportunities afforded by the THI and wider Brixton regeneration.

All grants will be subject to a signed agreement with a proportional repayment clause that comes into effect if the grantee disposes of a property within 10 years.

More info: http://www.brixtonbuzz.com/2014/09/...funding-but-the-canopies-wont-be-coming-back/

 

[boohoo]

Although it will be great to see the place done up and the buildings above used as homes, I can't help think this is another way to move out a whole bunch of shops tenants and those who live above the shops not necessarily because they want to get rid of the people but because they can make more money. It's all about making more money.

 

[editor]

Although it will be great to see the place done up and the buildings above used as homes, I can't help think this is another way to move out a whole bunch of shops tenants and those who live above the shops not necessarily because they want to get rid of the people but because they can make more money. It's all about making more money.

That's what I fear too. I can easily imagine how lovely and investment-friendly the street will look once it's tarted up ("it's the new Brixton Village!"), and I can equally imagine the trendy little stores all moving in...

 

[leanderman]

That outcome is possible - and undesirable. But the street could do with a tidy-up - trees growing out of houses!

 

[editor]

That outcome is possible - and undesirable. But the street could do with a tidy-up - trees growing out of houses!

I think I'd prefer that to a nu-Brixton Village appearing.

 

[leanderman]

I think I'd prefer that to a nu-Brixton Village appearing.

Surely there can't be the demand for a doubling of the number of restaurants etc

There must be some limit.

 

[editor]

Surely there can't be the demand for a doubling of the number of restaurants etc

There must be some limit.

Trouble is, once you become a full-on, Time Out lauded 'destination' there seems to be very little limit to how many restaurants, quirky bars, trendy shops, crafty stores, hubs and creative industries a place can take.

Twenty years ago, you'd be forgiven for thinking that Hoxton and Shoreditch couldn't possibly need any more bars and restaurants.

 

[leanderman]

Trouble is, once you become a full-on, Time Out lauded 'destination' there seems to be very little limit to how many restaurants, quirky bars, trendy shops, crafty stores, hubs and creative industries a place can take.

Twenty years ago, you'd be forgiven for thinking that Hoxton and Shoreditch couldn't possibly need any more bars and restaurants.

Of course. But it might not be the same.

Some parts of the East End, such as Bethnal Green rd and Whitechapel road/Mile End, are markedly unchanged.

 

[Manter]

Shame the canopies aren't being reinstated,,,,

 

[cuppa tee]

Although it will be great to see the place done up and the buildings above used as homes, I can't help think this is another way to move out a whole bunch of shops tenants and those who live above the shops not necessarily because they want to get rid of the people but because they can make more money. It's all about making more money.

thinking more in the short term I wonder who the owners of all the premises down electric ave who will be copping for these 85% grants are, and whether the refurbished premises will command higher returns than presently. also wondering what will happen to the day to day activities of the market once these extensive works start along with influx of scaffolding, skips etc etc, it could get a bit hectic

 

[editor]

Of course. But it might not be the same.

Some parts of the East End, such as Bethnal Green rd and Whitechapel road/Mile End, are markedly unchanged.

There's already no shortage of trendy cocktail bars on Bethnal Green Road. And a posh cocktail lounge too.

 

[leanderman]

thinking more in the short term I wonder who the owners of all the premises down electric ave who will be copping for these 85% grants are

Probably the same kind of owner as the landlord on BBC R4 today bemoaning the fact that government energy grants had not been paid on his 17 buy-to-let properties that he 'cannot' afford to improve himself!

 

[leanderman]

There's already no shortage of trendy cocktail bars on Bethnal Green Road. And a posh cocktail lounge too.

That's basically Shoreditch. From top of Brick Lane eastwards it has hardly changed since I left there in 2006.

Also, Brixton may be different to the inner East End in other ways: location, transport, access, housing, employment etc.

Brixton may go the same way. It may not

 

[editor]

That's basically Shoreditch. From top of Brick Lane eastwards it has hardly changed since I left there in 2006.

There's loads more trendy stuff to be found east of Brick Lane, honest.

 

[cuppa tee]

Probably the same kind of owner as the landlord on BBC R4 today bemoaning the fact that government energy grants had not been paid on his 17 buy-to-let properties that he 'cannot' afford to improve himself!

that sounds suspiciously close to the thinking behind Oval Quarter

 

[SarfLondoner]

That outcome is possible - and undesirable. But the street could do with a tidy-up - trees growing out of houses!

Doe's lambeth own the flats above the shops?

 

[leanderman]

Doe's lambeth own the flats above the shops?

The property with the tree growing out of an upper wall was owned by a landlord, according to the shopkeeper below

 

[SarfLondoner]

The property with the tree growing out of an upper wall was owned by a landlord, according to the shopkeeper below

People sitting on a goldmine!

 

[TopCat]

Where will the stinky meat shops go?

 

[AnotherAmbition]

We live above one of the butchers, our flat is already what you would call "done up" however they are really nice (high ceilings, large rooms) so its a real shame to see that many of the places down the street seem to be empty. This news can only be a good thing, imo to say it should be left in its current declining state because there is a risk that doing it up could attract further investment is nonsense.

 

[editor]

We live above one of the butchers, our flat is already what you would call "done up" however they are really nice (high ceilings, large rooms) so its a real shame to see that many of the places down the street seem to be empty. This news can only be a good thing, imo to say it should be left in its current declining state because there is a risk that doing it up could attract further investment is nonsense.

I don't think anyone is suggesting that the decline shouldn't be addressed, but there are very real concerns about how this might be done. Several people have voiced their concerns that these improvements could see long term traders and residents being hoofed out.

I'm not sure where you stand on that, but I am very much against such an outcome.

 

[SarfLondoner]

Where will the stinky meat shops go?

I was wondering what restrictions if any will be imposed on the shops and stallholders once it becomes "residential"

 

[colacubes]

I was wondering what restrictions if any will be imposed on the shops and stallholders once it becomes "residential"

It already is residential.

 

[Winot]

I don't think anyone is suggesting that the decline shouldn't be addressed, but there are very real concerns about how this might be done. Several people have voiced their concerns that these improvements could see long term traders and residents being hoofed out.

I'm not sure where you stand on that, but I am very much against such an outcome.

What steps do you think need to be taken to ensure that doesn't happen?

 

[editor]

What steps do you think need to be taken to ensure that doesn't happen?

What I'd like to happen is never going to happen, so there's little point in listing them. Do you have any practical suggestions?

 

[Winot]

What I'd like to happen is never going to happen, so there's little point in listing them. Do you have any practical suggestions?

I'm no expert in this area, I'm afraid. I suspect that there is very little that can be done to stop rents rising as an area is improved/gentrified (choose your preferred term). In terms of residential property I'd like to see the end of tax breaks for landlords and longer protected tenancies, but as you say that isn't likely to happen any time soon. I can't see that not making improvements to an area is a solution though.

 

[Pickman's model]

should have eddy grant open the refurbished street with a rendition of his 1982 single, 'electric avenue'

 

[Pickman's model]

That's basically Shoreditch. From top of Brick Lane eastwards it has hardly changed since I left there in 2006.

Also, Brixton may be different to the inner East End in other ways: location, transport, access, housing, employment etc.

Brixton may go the same way. It may not

shoreditch has always had well-defined borders, and everything east and south of st leonards is tower hamlets, as is everything south of hackney road and east of goldsmiths row.

 

[SarfLondoner]

It already is residential.

I meant once it's re developed/gentrified,

 

[Pickman's model]

Doe's lambeth own the flats above the shops?

tbh councils are often confused about what they own. i am aware of several properties in dalston which hackney have bought twice and even three times in different decades.