Me and
CH1 went. Saw some other Urban poster there as well.
Took notes. Glad I went. The arches are - more than Brixton- an integral part of LJ. What happens to arches will fundamentally change LJ.
- Major point made was that Network Rail are no longer thinking of doing one big regeneration scheme. Only Ridgeway road will be done at this time. So the rest of arches are safe ( apart from rent rises which are still happening).
- NR said they had listened to feedback from earlier meeting and decided to do this regeneration of arches in more "sensitive way". So how Ridgeway pans out will be a test for NR. This will be first project. The overall project will be split into several schemes. Which looks like will be done consecutively rather than all at once. NR have changed the scheme from being a big regen project to now building on existing business and regenerating arches on "piecemeal" approach. "Organic growth" rather than getting everyone out and getting in new tenants.
- The "portfolio asset manager for SW London" spoke most. He was at last meeting. He said that they had now talked to all tenants on that road. That there was a single point of contact with NR now. ( Though comments by tenants later in meeting contradicted this.)
- So NR to be fair have taken on board some of the concerns of local people ( and MP/ Cllrs/ Council according to Asset Manager for NR). IMO the bad publicity from Brixton arches has led NR to try different tack in LJ.
- NR said that existing car repair business will be offered right to stay. NR are in talks with Lambeth about turning section of Ridgeway road into designated car parking for the car repair business. This would mean that the car repair business would have guaranteed place to put cars on road.
- The new policy of NR was no new car repair business due to "fire risk" This would be waived for existing car repair business.
- The other change to the scheme in Ridgeway road is that the emphasis will be on light industrial. So out with the gentrification- ie coffee bars- that appeared in earlier drawings. NR said they had listened to concerns of locals and now the refurbed arches will be for light industrial use not offices etc. This is to be welcomed imo. NR actually said they had changed the specifications on Ridgeway to light industrial refurb due to comments from locals and business.
- NR said they are starting discussions with existing business (mainly car repair) on there needs. ie what they need in refurbished arches. NR said that they want to talk with existing business rather than just get them out and redo up arch with no consultation. Well that is NR view. Some business at the meeting were more sceptical.
- NR say they have enough empty arches to move business temporarily or permanently to another local arch. NR said they are now holding empty arches vacant so they can do this.
- NR said they are looking at ways to keep refurb costs down. This will mean they can try to keep rents more affordable. Somewhat undermined by one business in unrefurbished arch been asked for big rent increase recently. Led to discussion about what market rent is. NR guy ( who admittedly said its not in his remit as asset mge) said that rents of refurbished arches will be at "market" levels. He appeared to say that NR may not charge market levels for some of the long standing business. Though this was all very vague. Under questioning from some of the local business there they are very concerned about what new rents they may have to pay. So this is ongoing issue.
- I have more notes. But its getting late now. If CH1 wants to add anything? This post is what NR said. Next part on my notes is the Q&A with local business and residents.
- My opinion- this was good meeting. Turning up and telling NR what one thinks is important. NR say they will attend other meetings. IMO its important that local residents voice there concerns.
This is a very comprehensive account.
The thing I noted was the unprofessional Network Rail presentation.
Their PowerPoint equipment was not working, so they ploughed on regardless.
They did not introduce themselves until the end, and most of them sat with their back to the audience.
Maybe that is LJAG's fault - the chair could have invited them up to sit at the table and made the introductions.
As part of the spiel the portfolio manager (Joe 90) kind of blamed LJAG for their earlier large scale plans - saying that Network Rail had only been responding to requests from the community in the form of the Loughborough Junction plan. Now it was clear this wholesale redevelopment was not popular with their existing tenants they were scaling it back and making it possible for tenants to continue with as little disruption as possible because there would always be nearby arches to move to temporarily whilst renovations were in progress.
Erecting a stockade round the car repairers did not exactly fill me with glee. We know what that looks like - from the wretched Coldharbour Car Wash. Moreover I feel this could just be a way of marginalising the garages and edging them out, meanwhile attracting some bistros to the Loughborough Road end.
I was delighted that there was a large turnout from the garages and they spoke up for themselves. Network Rail can be in no doubt that these businesses want to survive and thrive.
Finally I wanted to tell they Network guys to go back to their offices and tell their managers that the local community most would benefit greatly from reopening East Brixton Station. But that was not on the agenda so I held my peace.
