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Out with the Old... Network Rail tell businesses to vacate Atlantic Road arches

soupdragon said:
Yes - good point. I sent my email a few days ago. But I figure we should all be writing to our MPs, so worth including in yours! ; )
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The only thing stopping me from emailing my MP is the fact that there are a few business there I would like to see the back of. Pay day loan sharks for instance.

I feel for the decent business that have been there since 70s and 80s when it was tough to make a living, but this capitalism and this shit happens everywhere.
 
mxh said:
The only thing stopping me from emailing my MP is the fact that there are a few business there I would like to see the back of. Pay day loan sharks for instance.

I feel for the decent business that have been there since 70s and 80s when it was tough to make a living, but this capitalism and this shit happens everywhere.
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It's there one in that stretch? There is a cheque cashing place for sure.
 
soupdragon said:
I figure this is a line worth pursuing with MPs. If MPs do see the sense of it, maybe they'll be prepared to ask questions etc of NR, bring pressure to bear. It's perhaps unlikely this will have much impact unless it's an issue happening nationally, but it seems worth making the argument. Below is my attempt at making the argument in an email to Chuka (who's my MP):

I’m writing to raise a question around the manner in which Network Rail seems to be pursuing the eviction of the existing tenants in its arches in Brixton. As other constituents have no doubt made you aware, it seems that tenants are being given 6 months notice to vacate their arches while Network Rail spend a year knocking through the arches between Atlantic Road and Brixton Station Road so that they are combined. Tenants are not being offered first refusal on coming back to the new spaces, and it is assumed that Network Rail’s aim is to lease the larger spaces to higher paying businesses, presumably chains, who will only be attracted by larger units.

As is clear from the online petition opposing the evictions, which has so far gained over 11,000 signatories in the space of two days, there is widespread dissatisfaction with this state of affairs in Brixton.

The question I would like to raise relates to the nature of the service Network Rail provides to the public, and the balance it should perhaps be required to strike between its responsibilities in providing rail infrastructure, and its role as a landlord. It is clear that up until recent times Network Rail (and the other public bodies that preceded it) behaved as absentee landlords, leaving their tenants in a state which, if neglectful, was at least benign. That Network Rail is now so keen to improve the arches comes presumably as a result of the austerity programme of the current government, which in reducing the government grant to Network Rail means they are pursuing a strategy of increasing revenues from their estate – they are sweating their assets. No doubt there is the likelihood that Network Rail is pursuing this strategy nationally.

The attitude from Lambeth Council seems currently to be that they will seek to negotiate a support package from Network Rail, but that essentially this is a matter between landlord and tenant – as such issues contractually are. But it seems to me that Network Rail is not an ordinary landlord. First, they are a public body serving the public, not a private landlord aiming to maximise profit. Second, while they are a landlord, their main focus is the provision of rail infrastructure. The arches they provide to businesses, which in turn form central parts of town centres like Brixton’s, are in effect a by product of this main role – and in a sense it seems that they therefore do not fully recognise it as an aspect of their service to the public. Indeed, treating their tenants with the disdain their current actions seem to belie reveals the way in which Network Rail views its role as landlord as an essentially subsidiary role, where their estate has no bearing on their service to the public save as a means to provide revenue to the provision of rail.

Surely Network Rail is being allowed to look at its role with one eye closed. While the provision of rail is of course of national importance, their service to the public must – to some degree at least – take account of the local contexts of the surroundings the railway lines and arches pass through. It seems to me that it ought to be an aspect of their role – again as a public body, not a private business – to work in consultation with the desires of local communities in pursuing their landlord role. At a minimum, they should be expected to work within the bounds of local councils' master plans, and in instances like this they should be required to consult with local communities.

I would be very grateful if you could find out what scope there is for requiring Network Rail to consult in this manner – if necessary through a change to their terms of reference. I’d also be grateful if you were able to find out the degree to which this is now an issue nationally, and whether there is scope for it to be raised in Parliament.​
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Would it be OK for me to add this to B Buzz (along with some of the other useful subsequent comments)? I think you raise some important points and publishing it on Buzz may encourage others to get mailing.
 
editor said:
Would it be OK for me to add this to B Buzz (along with some of the other useful subsequent comments)? I think you raise some important points and publishing it on Buzz may encourage others to get mailing.
Click to expand...
Yeah no problem – I can't help starting to think a little consolidated campaign website by the tenants (or just a page on B Buzz as they have been going direct to you?) would be handy? with links, videos, slogans, ways to complain, suggested arguments to make etc. Everything is a bit spread out through here, B Buzz, change petition etc? Currently only the petition is easy to share – petition is really great, but needs more...
 
soupdragon said:
Yeah no problem – I can't help starting to think a little consolidated campaign website by the tenants (or just a page on B Buzz as they have been going direct to you?) would be handy? with links, videos, slogans, ways to complain, suggested arguments to make etc. Everything is a bit spread out through here, B Buzz, change petition etc? Currently only the petition is easy to share – petition is really great, but needs more...
Click to expand...
Yep, that's what I've been thinking too. A list of contacts, links etc would be ace.
 
mxh said:
The only thing stopping me from emailing my MP is the fact that there are a few business there I would like to see the back of. Pay day loan sharks for instance.

I feel for the decent business that have been there since 70s and 80s when it was tough to make a living, but this capitalism and this shit happens everywhere.
Click to expand...

You really think Network Rail wouldn't lease a refurbished unit to a loan shark?
 
*clears throat*

These shops are the Heart of Brixton, don't let Network Rail Break it!

With Valentine's Day coming up, any ideas on how to 'capitalise' on this celebration of Love.

I thought that for this week we could ask people to instead of writing a letter to MP's etc, send them a hand made valentines card.

A plain card with your own picture drawn on the front with a little poem inside along the lines of:

Roses are red
Violets are blue
We love Brixton's community Shops
How about you?

We can them send them a proper angry email to them next week.

Am I being a big softy?
 
Last edited:
Interesting quotes from NR spokesman here:
http://londonist.com/2015/02/evicti...ction Warnings For Brixton Railway Arch Shops

seems like NR/Lambeth have not been communicating vis-a-vis " Future brixton" and are now on back foot because of poorly handled PR.
Also interesting that NR leave some arches vacant with no/little effort to market them elsewhere locally as if they are waiting to the right "moment" to cash in on them via higher rents.
 
Jack Hopkins statement:

Over the last few days I’ve been meeting the businesses in the Brixton arches. There was understandably lots of concern and anger about an uncertain future which is why I wanted to reassure tenants that the Council will work with them and Network Rail over the coming months.

Local businesses are absolutely vital to Lambeth, economically, socially and culturally. They are the heart of our town centres and represent the diversity, creativity and ambition of our borough. Many of the businesses I met have been through the tough times and have been a driver of improvement themselves, acting an integral part of the community here in Brixton. Some serve people who mainstream chains and retailers ignore. Others have built up loyal customer bases over decades and want to remain. Their individual concerns and their place in Brixton needs to be understood by Network Rail and I am pressing them to understand that their tenants have more value than simply the rent they can pay.

To that end I will be hosting a meeting with the affected businesses, the Brixton Business Improvement District and Network Rail to try and work through many of the issues which were raised and I will continue to push Network Rail to be a good landlord.

Many wanted the 1st right to return, understanding that the rent levels have been historically low but willing to pay a higher amount. Everyone wanted clarity on the timing and phasing of the work, especially those whose business plans demand they order future stock right now. Most wanted a clearer understanding of the support package that was on offer so that they can continue to trade whilst refurbishment takes place. Some simply wanted compensation to permanently relocate elsewhere and others said that their business could still work if they were relocated to other arches further down Brixton Station Road. I hope the offer from Network Rail will be clear and fair and they work to understand the needs of individual tenants.

It is important to stress that while the council has influence, it has little direct power over what is fundamentally a matter between landlord and tenants but I am confident that by working together we can get a positive deal for Brixton and its businesses. As Brixton continues to get better the Council and the business community is working to ensure that development opens opportunities for local start ups and local businesses, not seeing the character ebb away. Local people through the Future Brixton masterplan have said they want to keep the mix of big chains like M&S, H&M and TKMax as well as independent businesses. We are listening and will always act in line with our manifesto commitment, “Ambitious for everyone, Fairness for All.”

In the meantime I will continue to support the businesses and update the community on progress.
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http://futurebrixton.org/brixtoncentral/cllr-jack-hopkins-on-supporting-brixton-station-road/
 
In these situations, having a positive and practical alternative can help - rather than coming across as nay-sayers / Luddites.

Accepting the reality that change is coming, and that NR are a commercially driven organisation (whatever I might think about that ideologically or morally), if I were an existing leaseholder wanting to ensure business continuity, it would seem that a few relatively simple moves might make things better:

1/ Consultation (moderated by Lambeth? Local Chamber of Commerce?) before plans are drawn up, so that the mix of unit sizes proposed is a good fit (some businesses may want more space, some less - there may be potential for building in the micro-shops that inhabit the corners of the arches). If all the businesses would use a single law firm to represent them in these discussions, this would be better value and ensure that 'divide and rule' was not a viable strategy for NR.

2/ Negotiations (including realistic discussions about rent rises and other lease conditions) that make it possible for some units to be 'pre-let' - the businesses paying a deposit to confirm their intentions.

3/ Phased working, so that the units occupied by businesses which won't be returning are re-developed first, allowing businesses that are staying to re-locate without loss of continuity.

Amazingly, that seems to be enough - could be a win-win for all concerned:
  • Central Brixton Project gets some tidying up and some shiny new units
  • Politicians get to say that they brokered a good deal for the community
  • Businesses that are part of the fabric of Brixton get to stay - hopefully strengthened by improved environment.
  • Network Rail gets guaranteed rents up-front for some of the units - no 'voids' while they are being marketed - better cash-flow.
  • Network Rail gets good corporate PR
  • Network Rail gets to amalgamate the units that are not booked by exiting uses to make the larger spaces they want for renting on the open market.
  • And we get to keep the shops and services we support.
Any thoughts? Of course, I may have missed out something important.

I'm an architect. If some people with other relevant skills were to offer their time, perhaps we could offer business owners a session to talk these sort of ideas through with the aim of developing an alternative proposal that has sound foundations that could gather broad support?
 
mxh said:
The only thing stopping me from emailing my MP is the fact that there are a few business there I would like to see the back of. Pay day loan sharks for instance.

I feel for the decent business that have been there since 70s and 80s when it was tough to make a living, but this capitalism and this shit happens everywhere.
Click to expand...

I don't think the sentiment here is that ALL existing businesses/uses/character should be preserved in aspic. It is that businesses that want to stay and are prepared to make an effort to stay deserve some support in convincing Network Rail to adopt a more flexible, less rapacious approach.
I can't imagine payday loans businesses being the sort of organisations that would stay with long-drawn out negotiations, so any sort of re-negotiation is likely to sort the wheat from the chaff. Although, as someone above points out, NR are unlikely to turn their noses up at payday loans companies when re-letting empty units.
 
Dil Green said:
In these situations, having a positive and practical alternative can help - rather than coming across as nay-sayers / Luddites.

Accepting the reality that change is coming, and that NR are a commercially driven organisation (whatever I might think about that ideologically or morally), if I were an existing leaseholder wanting to ensure business continuity, it would seem that a few relatively simple moves might make things better:

1/ Consultation (moderated by Lambeth? Local Chamber of Commerce?) before plans are drawn up, so that the mix of unit sizes proposed is a good fit (some businesses may want more space, some less - there may be potential for building in the micro-shops that inhabit the corners of the arches). If all the businesses would use a single law firm to represent them in these discussions, this would be better value and ensure that 'divide and rule' was not a viable strategy for NR.

2/ Negotiations (including realistic discussions about rent rises and other lease conditions) that make it possible for some units to be 'pre-let' - the businesses paying a deposit to confirm their intentions.

3/ Phased working, so that the units occupied by businesses which won't be returning are re-developed first, allowing businesses that are staying to re-locate without loss of continuity.

Amazingly, that seems to be enough - could be a win-win for all concerned:
  • Central Brixton Project gets some tidying up and some shiny new units
  • Politicians get to say that they brokered a good deal for the community
  • Businesses that are part of the fabric of Brixton get to stay - hopefully strengthened by improved environment.
  • Network Rail gets guaranteed rents up-front for some of the units - no 'voids' while they are being marketed - better cash-flow.
  • Network Rail gets good corporate PR
  • Network Rail gets to amalgamate the units that are not booked by exiting uses to make the larger spaces they want for renting on the open market.
  • And we get to keep the shops and services we support.
Any thoughts? Of course, I may have missed out something important.

I'm an architect. If some people with other relevant skills were to offer their time, perhaps we could offer business owners a session to talk these sort of ideas through with the aim of developing an alternative proposal that has sound foundations that could gather broad support?
Click to expand...

Nothing wrong with being a Luddite although the term is often misappropriated now and used as a term of abuse.

The movement can be seen as part of a rising tide of English working-class discontent in the early 19th century. An agricultural variant of Luddism, centering on the breaking of threshing machines, occurred during the widespread Swing Riots of 1830 in southern and eastern England. The Luddites' goal was to gain a better bargaining position with their employers. They were not afraid of technology per se, but were "labour strategists".
http://en.wikipedia.org/wiki/Luddite#In_contemporary_thought
 
Winot said:
Well let's see. There are statements in that FAQ that can be used against them if they just went for the highest bidders.
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Hmmm... used against them in what forum? After the dust has settled, as long as they have obeyed the letter of the law (which is entirely stacked in their favour), who will be interested in a discussion of the morality of a faceless bureaucratic entity that has no local presence?
That is the secret of PR - make nice sounds now that will simply be superseded by the real actions.
 
Gramsci said:
Reminds me that Cabinet member for Jobs and Growth is Cllr Jack Hopkins who , as was pointed out in Brixton Buzz article, said on his blog:



So there you have the insightful:rolleyes: analysis of a leading member of the local "Labour" party.

Worth having a look at his blog article:

Its titled "Whose future is it anyway? Get involved or lose out."



I think people have risen to the challenge. The petition makes clear that these evictions are opposed. That this is not what is wanted for "regeneration".



:facepalm:
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I agree, any campaign that focuses soley on tenants rights is doomed. The fact is, there is huge concern about the process of gentrification and the politics of this decision should be opposed in that context.

It is surely better to have a general campaign against 'free market' regeneration that will fundamental change the local character of Brixton. We need to characterise NR decision as simply cashing in on property/rental values at the expense of local businesses and communities and the worst example of 'absent landlordism and' profiteering'. We need a property ownership map of Brixton that shows who owns what properties in the central Brixton area.

I believe this is an issue that will become much more acute this year and there are likely to be more examples of other landlords seeking to cash in. Its vital therefore that if we want mixed economy neighbourhoods that meets the need of local communities and businesses,that we make an intervention.

The Council is a one party state at the moment and however if a broader campaign is launched in relation to gentrification of which the NR and Brixton Arches are just one current example, I think we might get increased traction on this issue and use publicity as means of forcing NR, the Council and other landlords to ensure a more sustainable, inclusive approach to 'improving Brixton'.

The question the whole community of Brixton is asking is ' improving for who ?" I know this is something Rashid Nix Green Party Prospective Parliamentary Candidate would been keen on supporting.
 
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