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Huge proposed development around Lambeth town hall promises 'community space and feel good vibes'

High Definition said:
Found out how Cllr McGlone got to 47% - by including the intermediate (shared ownership) flats and by lumping in the flats which will be built on the Wynne Road site.
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Is this a land swap then?

They were going on about developing Wanless Road Loughborough Junction as part of the deal, then they dropped Wanless Road for unspecified reasons. Now they are going to develop Wynne Road.

Assuming they mean the building more of less opposite the Wynne Road Sorting Office - why was that particular site not bundled in with the fourth regeneration of the Stockwell Park Estate which adjoins it?

Lambeth really are nuts - they still have all these little nuggets of unused surplus property 20 years after they started to sell them off.

Yet most of their time lately they have been energetically evicting housing co-ops etc actually creating homelessness.
 
Olive Morris house will go as part of this redevelopment.

The Remember Olive Collective are holding a rally opposite Olive Morris house this Friday.

The also have a petition to urge Council to keep the memory of Olive Morris alive with a permanent memorial.

retain a public facing memorial of Olive Morris to ensure that the black community struggle is not erased from the history of Brixton.
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11392878_789592461139585_235220570768546671_o.jpg
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Can anyone help. I have assiduously attended the YNTH consultation meetings and over two years I have asked repeatedly for the financial justifications and assumptions of the scheme. I eventually got these figures for the running costs alleged savings.

I know nothing about local authority finances but I thought that the council recovers 50%+ of business rates paid in Lambeth, so it would recycle back at least £800000 reducing the alleged savings to a maximum of £3700000 p.s. If the other figures are that flaky then the saving dwindles to much smaller amounts. Am I right in my thinking?

I have got nothing on capital costs.I am told that there will be nil capital costs, but nobody will tell me how much is going in buying out of leases; who will own the freehold on OMH; whether the council is putting up money upfront ;who is paying the costs associated in moving staff about.

Please help if you can

Leon Kreitzman

YNTH forecasted annual revenue savings
£'000
Rents
1,419
Insurance
20
Rates
1,637
Security
401
Cleaning
376
Electricity
418
Gas
63
Water and Sewerage
37
Planned Maintenance
48
Reactive Maintenance
8
Parking
72
Total
4,500
 
Leon Kreitzman said:
Can anyone help. I have assiduously attended the YNTH consultation meetings and over two years I have asked repeatedly for the financial justifications and assumptions of the scheme. I eventually got these figures for the running costs alleged savings.
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I don't claim to understand the finance. My one observation though concerns the existing 12 Council office blocks that are being sold. No one is talking about the money that this will generate.

The line that Your Nu Town Hall will come at no cost to the tax payer is deceiving. The 12 blocks are owned collectively by the borough. Selling them on comes at a cost in terms of selling on the assets that belong to Lambeth.

It is a similar argument for libraries with regards the Minet and Waterloo.
 
Leon Kreitzman said:
Can anyone help. I have assiduously attended the YNTH consultation meetings and over two years I have asked repeatedly for the financial justifications and assumptions of the scheme. I eventually got these figures for the running costs alleged savings.
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I would say those figures are speculative.

You are dealing here with a development which looks like a PFI but doesn't admit to this. The planning applications are in the name of Muse, not Lambeth Council. Muse is a subsidiary of Morgan Sindall Group plc.

The scheme seems very sensitive to residential development volumes. When it turned out they could not develop Wanless Road depot for some reason they had to add in an newly found development site in Wyne Road.

They are very insistent that they cannot afford to lose residential at Olive Morris House or Hambrook House by reducing the height - otherwise the sums don't add up.

I think what we have here is Muse Development offering a bespoke solution for Lambeth and Lambeth are just backing off, and ducking all responsibility for the consequences, hoping that their dream offices will come true.

Of course us residents have been through this loop 2 or 3 times some of us and await the outcome with cynicism.
 
Lambeth Planning getting a little ahead of themselves. I've just received a consultation letter dated tomorrow, 3 July regarding revised plans for the Town Hall site.

15/02276/FUL If anyone is interested. I haven't looked at it yet myself.
 
Rushy said:
Lambeth Planning getting a little ahead of themselves. I've just received a consultation letter dated tomorrow, 3 July regarding revised plans for the Town Hall site.

15/02276/FUL If anyone is interested. I haven't looked at it yet myself.
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Sheet 1: Summary of Amendments to the ‘Your New Town Hall’ Development (15/02776/FUL & 15/02264/FUL)) and associated Listed Building Consent (15/02263/LB)
• An Environment Statement Addendum Report has been produced in response to an internal Environmental Statement (ES) review, undertaken by Arup on behalf of the Local Planning Authority. However, it should also be noted that the information contained within the ES Addendum does not alter the conclusions reached in the original submission version of the ES.
• In addition to the ES Addendum Report an updated version of the Flood Risk Assessment (ES Appendix Ref SWD1) is submitted in respect of both the YNTH and Olive Morris House applications (reference 15/02276/FUL and 15/?????/FUL respectively).
• Updated Plans Pack and Schedule for YNTH only (15/02276/FUL. An overview of the key changes are as follows:
o Civic centre - Ground Floor Level Increased to +19.55;
o Hambrook House - Tower corner balconies and internal flat layouts revised with refuse store entrance repositioned;
o Ivor House - Retail door position altered with corner dormer window revised/removed.
• Updated Transport Assessment Technical Note (YNTH/Olive Morris) ;
• Archaeological Written Scheme of Investigation for YNTH Site (reference 15/02276/FUL) only;
• Updated CIL forms for YNTH Site (reference 15/02276/FUL) only;
• Updated Sustainability & Energy Statement for both the YNTH (15/02276/FUL) and Olive Morris House (15//FUL) applications;
Please note that any comments previously made in writing to the Council on any of the YNTH applications (LPA Ref. Nos. 15/02276/FUL. 15/02264/FUL and 15/02263/LB) remain valid and as such will continue to be taken into consideration by the Local Planning Authority in the determination of the applications (as amended).

Are we any wiser?
 
CH1 said:
Sheet 1: Summary of Amendments to the ‘Your New Town Hall’ Development (15/02776/FUL & 15/02264/FUL)) and associated Listed Building Consent (15/02263/LB)
• An Environment Statement Addendum Report has been produced in response to an internal Environmental Statement (ES) review, undertaken by Arup on behalf of the Local Planning Authority. However, it should also be noted that the information contained within the ES Addendum does not alter the conclusions reached in the original submission version of the ES.
• In addition to the ES Addendum Report an updated version of the Flood Risk Assessment (ES Appendix Ref SWD1) is submitted in respect of both the YNTH and Olive Morris House applications (reference 15/02276/FUL and 15/?????/FUL respectively).
• Updated Plans Pack and Schedule for YNTH only (15/02276/FUL. An overview of the key changes are as follows:

o Hambrook House - Tower corner balconies and internal flat layouts revised with refuse store entrance repositioned;
o Ivor House - Retail door position altered with corner dormer window revised/removed.
• Updated CIL forms for YNTH Site (reference 15/02276/FUL) only;

Are we any wiser?
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Without actually looking at any of the documents I'll make a couple of predictions:
  1. The corner balconies will now have posts, either supporting them or more likely in the corner to support the structure. It is very expensive to cantilever a floor slab, and feature glazed corners are one of the first things to get rid of to save money
  2. The CIL payment will have been revised to reflect a viability study which shows the scheme is barely breaking even and can't possibly withstand the additional cost of paying CIL.
Someone tell me if I'm right?
 
Having attended some of the early meetings, I've not been actively involved much recently (but thanks to all here who have posted what's going on). I see there are two open days this coming week. I will definately get along and report back.

They are at the town hall on Thursday 9 July, 11am to 6pm and Friday 10 July, 9am to 2pm

Apparently plans, models and documents will be available. Officers from Lambeth and the developers, Muse will be on hand to answer questions. You then have until 24 July to comment

http://futurebrixton.org/townhall/open-days/
 
sparkybird said:
Having attended some of the early meetings, I've not been actively involved much recently (but thanks to all here who have posted what's going on). I see there are two open days this coming week. I will definately get along and report back.

They are at the town hall on Thursday 9 July, 11am to 6pm and Friday 10 July, 9am to 2pm

Apparently plans, models and documents will be available. Officers from Lambeth and the developers, Muse will be on hand to answer questions. You then have until 24 July to comment

http://futurebrixton.org/townhall/open-days/
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I notice the convenient times. Good for officers. Rubbish for a lot of residents.
 
Tricky Skills said:
I don't claim to understand the finance. My one observation though concerns the existing 12 Council office blocks that are being sold. No one is talking about the money that this will generate.

The line that Your Nu Town Hall will come at no cost to the tax payer is deceiving. The 12 blocks are owned collectively by the borough. Selling them on comes at a cost in terms of selling on the assets that belong to Lambeth.

It is a similar argument for libraries with regards the Minet and Waterloo.
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This is a very good point.

Behind the Town Hall plans was the Councils office accommodation strategy which assumed less office space was needed.

Despite the Town Hall site being in the Brixton Masterplan area this scheme was not co produced. It was decided on by Cllrs and officers in relation to the office accommodation strategy. Why I lost interest in it as it was clear that consultation was going to be minimal. The overall strategy had already been decided.

The fact that the Impact Hub which was in Town Hall is being moved to anther temporary site- Pop Brixton - shows that the selling off of office space could lead to shortage of space in future. Also surplus office space could have been redeveloped for housing instead of Council knocking down existing estates ( Cressingham etc)

The whole your Nu Town Hall was the opposite. This was decided by officers not joe public.

BTW Mace are also

Lambeth Council appointed Mace as the multi-disciplinary project/construction manager to manage and co-ordinate the delivery of the council's property refurbishment programme for a minimum period of 3 years.
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Who writes this shit?

Formerly a hierarchical and territorial space management ethos prevailed. This has been replaced by a corporate strategy with regards to space planning and office accommodation moves. All space planning and moves are centrally coordinated through the existing space planning team provided by Workplace Architects, the project / construction manager and facilities management provider.
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OK sorry for the delay in posting up. Yes, I agree the times were rubbish - but I had taken some time off work this week, so happily it coincided.

I popped in on Friday morning (at 10 and then again at 11am) - no sign of any council officers, just 1 person each from the architects and the developers. Not exactly overwhelmed with people.

The points I took away were
1. The Press Building is going to be a 218 cycle store for Lambeth employees only. Plus quite a large area of dedicated showers and lockers. I was told that this would be sufficient for 15% of the total no. of Lambeth staff on site to use. I don't how many staff actually do cycle at the moment and how many will be encouraged to by this? It's quite a big space.
I asked about public bike stores/Boris Bikes and was told that there would be some Boris ones nearby.
2. The 20 storey building is now going to be 14 storeys, but with lower ones around it (10 at the front, stepping down to 4, I think at the back). The figures I was given for across the site housing were 40% affordable of which 70% social rent and 30% shared ownership. The flats will be 1,2 and 3 beds. All the 3 beds will be social rent (I did think at that point, well that's because even a banker won't be able to afford a 3 bed flat!) and the only ones with gardens will be these ones.
3. All housing will be car free (i.e. you can't get a residents permit if you live there). However, the housing at Olive Morris house will have some disabled parking spaces - making use of the existing basement.
4. I had been under the impression that the Old Town Hall was not going to be much used by Lambeth, but in fact I reckon 50% at least will still have Council functions. The ground and lower ground floors will be the Impact Hub (I still don't really understand this) and rooms for community use (but not free). The central courtyard will be improved and can be used by people getting married for photos etc. I like this
5. Ivor House is getting a 1 storey mansard extension and will be all private flats with retail at ground level (retails at ground level also at Olive Morris).
6. A cafe use proposed for just behind Ivor House on Buckner Road
7. Access along Buckner Road to the back of the Fridge will be retained, but controlled. Porden Road will be come 2 way (in and out onto Acre Lane) so that vehicles can service the new flats/existing houses
7. They are hoping to get planning permission by Sept and phase 1 will be 2-2.5 years at which point Lambeth officers will move into their new building and work will start on phase 2 (Olive Morris House and the Old Town Hall).

SB
 
sparkybird said:
They are hoping to get planning permission by Sept and phase 1 will be 2-2.5 years at which point Lambeth officers will move into their new building and work will start on phase 2 (Olive Morris House and the Old Town Hall).
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Presumably they need to begin with the new service centre on the site of the emergency housing department.
Is the residential on the site of Hambrook House part of this first phase, or is it later on, tied in with the Olive Morris redevelopment?
 
CH1 - I think from memory the New Town Hall and Hambrook House are phase 1 and Old Town Hall and Olive Morris House phase 2 (once they've decanted the officers).

Tricky - I guess it was overwhelming objections and I know the Porden Road residents pushed to get the rear storeys lowered. The developer hinted that of course it was never going to be 22 storeys, but we had to push our luck (maybe I'm paraphrasing here...) The knock on effect, she said is that LBL is making less money out of the development. I asked how this was going to impact and she said they were looking at cost savings in the design e.g. in the New Town Hall glass that changed colour in sunlight, which is effectively cheaper than installing blinds in the development. (pfft, I thought this would have been a given!)
 
Further to my comments up thread about how Wynne Road seems to be lumped into the package as a replacement for the proposed redevelopment of the council's Wanless Road depot there have been developments at Wynne Road.

I passed there this morning and was quite surprised to see a tower crane in the middle of a flattened site where the council offices formerly stood (only a month or so ago).

The hoarding surrounding the site says that it is a Pocket Living development financed with the help of the Mayor of London.

I'm wondering if it is included in Your New Town Hall so Lambeth get a targeted amount in subsidies from the Mayor of London by "achieving" a certain quota of shared ownership.

The Pocket Living website says only those on less than £71,000 are eligible (no super rich they say and definitely no buy to let).

Pic of what it will look like on their website:
Wynne Road SW9, Brixton - 25 one bedroom Pocket apartments
8_5424123a4682c.jpg
 
Belushi said:
Not for most people unfortunately, better than nothing but they're aimed squarely at young middle class first time buyers
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I find it difficult to track this - as my own career followed an inverted "W" income-wise before it went down the pan completely.
In any case my starter home (in 1978) was a one bedroom flat in Effra Court.
I would be interested to know how these pocket apartments compare with that.

They don't sound very middle class to me - in terms of size and facilities. Maybe that's all you get for being middle class in 2015?
 
CH1 said:
I find it difficult to track this - as my own career followed an inverted "W" income-wise before it went down the pan completely
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Isn't an inverted "W" an "M"?

Is the £72k salary limit per household (i.e. combined couples income) or per person?
 
Winot said:
"You must earn below £71k, and the average income of a Pocket buyer is closer to £40k."

If not the super rich, still in the top 20% (if you're an individual).

http://www.theguardian.com/money/2014/mar/25/uk-incomes-how-salary-compare

(Edit - Torygraph link replaced with Urban-friendly Guardian link)
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£70+ puts you in the top 4% doesn't it? Unless I'm reading the below link wrong (on my teeny tiny mobile screen)


https://www.gov.uk/government/stati...1-to-99-for-total-income-before-and-after-tax
 
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