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

[Twattor]

not really because the antic/gregarious premises still appears to be a special case and does prove that the arches can be done up individually because even with a different lease it's unlikely that even a company/collective with deep pockets would think it was value for money to open up if they were going to be thrown out in a few months

That depends. If they entered into a very short term lease on the basis that NR knew they were going to need the arch vacant at some stage but wanted some income in the meantime, then they might have been able to negotiate a rent free period and contribution towards fit-out costs. If that were the case it would make their books a lot easier to balance, and it may be an advantageous tactic particularly if they then got first refusal on the arch post NR works.

If NR are really disorganised, then Antic may have ended up with a longer lease that makes it difficult for NR to get them out of without paying them a chunk of money, which would soften the blow of eviction.

If NR are really organised, then they may have surveyed, specfied and monitored the internal works so that there is no need to strip out the interior when they undertake the main remedial works. Depending on the scope of the external works Antic might even be able to trade through.

Any number of possibilities, but all conjecture really as we don't know the facts and all this will be commercially sensitive so no-one's likely to tell us.

 

[cuppa tee]

That depends. If they entered into a very short term lease on the basis that NR knew they were going to need the arch vacant at some stage but wanted some income in the meantime, then they might have been able to negotiate a rent free period and contribution towards fit-out costs. If that were the case it would make their books a lot easier to balance, and it may be an advantageous tactic particularly if they then got first refusal on the arch post NR works.

If NR are really disorganised, then Antic may have ended up with a longer lease that makes it difficult for NR to get them out of without paying them a chunk of money, which would soften the blow of eviction.

If NR are really organised, then they may have surveyed, specfied and monitored the internal works so that there is no need to strip out the interior when they undertake the main remedial works. Depending on the scope of the external works Antic might even be able to trade through.

Any number of possibilities, but all conjecture really as we don't know the facts and all this will be commercially sensitive so no-one's likely to tell us.

I see, so you are basically saying it's likely that network rail and antic/gregarious have come to some kind of mutually beneficial arrangement whereas the longstanding existing traders just get turfed out on network rails terms and that the arrangement will be kept secret to save the parties involved any embarrassment ?

 

[Twattor]

I see, so you are basically saying it's likely that network rail and antic/gregarious have come to some kind of mutually beneficial arrangement whereas the longstanding existing traders just get turfed out on network rails terms and that the arrangement will be kept secret to save the parties involved any embarrassment ?

Not necessarily. I'm simply throwing out a few scenarios, and as commercial lease agreements are usually confidential it is unlikely that we'll ever get to find out the truth.

I just find it a bit hard to believe that NR allowed a new lessee to enter into an agreement just before they announced that they were going to be evicting everyone, and that I expect that they are either hopelessly disorganised, in which case opportunities will have been squandered, or they are more organised in which case opportunities may have been taken.

Whatever the arrangement, Antic must believe it is profitable to continue with the fit-out and open for however long they open for.

 

[Dexter Deadwood]

Possibly they agreed to the higher rent. I don't know.

Lol.

 

[Belushi]

The arches are included in this piece in todays Observer http://www.theguardian.com/uk-news/2015/jun/28/london-the-city-that-ate-itself-rowan-moore

 

[Gramsci]

How is it that this new trendy bar can open in Brixton Station Road when Network Rail insist all the other affordable to us residents business must go. What a load of bollox from NR.

 

[equationgirl]

How is it that this new trendy bar can open in Brixton Station Road when Network Rail insist all the other affordable to us residents business must go. What a load of bollox from NR.

I'd be tempted to ask them that question as many ways as I could until I got an answer (letter, email,social media).

 

[leanderman]

I'd be tempted to ask them that question as many ways as I could until I got an answer (letter, email,social media).

Have they not given an answer somewhere?

Something like: We are going ahead anyway and wait to see what NR does and when.

 

[editor]

How is it that this new trendy bar can open in Brixton Station Road when Network Rail insist all the other affordable to us residents business must go. What a load of bollox from NR.

Hooray! Yet another cocktail bar!

 

[equationgirl]

Have they not given an answer somewhere?

Something like: We are going ahead anyway and wait to see what NR does and when.

I meant ask network rail why, sorry if my post wasn't clear.

 

[equationgirl]

Hooray! Yet another cocktail bar!

Darling, you know there can never be too many artisan cocktail bars!

If f Scott Fitzgerald wrote the great gatsby now he'd set it in Brixton

 

[leanderman]

I meant ask network rail why, sorry if my post wasn't clear.

I see what you mean. I guess the same answer applies though

 

[CH1]

How is it that this new trendy bar can open in Brixton Station Road when Network Rail insist all the other affordable to us residents business must go. What a load of bollox from NR.

You seem to have caught it at a busy time. Every time I walk past there is nobody in. I was beginning to wonder whether it would fold before it even got going!

 

[CH1]

Darling, you know there can never be too many artisan cocktail bars!

If f Scott Fitzgerald wrote the great gatsby now he'd set it in Brixton

If they want to get off to a flying start they should re-badge as the Bang Bang club - like in Twin Peaks - the sordid location looks just right.
I went to the Twin Peaks theme night at The Block (art gallery/speakeasy in the basement of 336 Brixton Road) and it was rammed.

 

[Jamie]

Hi all, what is the latest with Brixton Arches? I can't find any recent updates on timescales etc.

 

[Gramsci]

You seem to have caught it at a busy time. Every time I walk past there is nobody in. I was beginning to wonder whether it would fold before it even got going!

Ur right it looked empty last few times I went by.

It is rather dark. Its a big place and maybe does not appeal in summer.

Its got a late license so maybe they are thinking will make up money then.

 

[editor]

You seem to have caught it at a busy time. Every time I walk past there is nobody in. I was beginning to wonder whether it would fold before it even got going!

I've never seen more than a handful of people in there. I like to try places out but they can get to fuck if they think I'm going to pay £4.50 for 2/3rds of a pint.

 

[bimble]

Hello Forum,
I went to a so called consultation meeting last night where a man from Network Rail explained that all of the railway arches in Loughborough Junction are next to be 'refurbished', with a budget of 25 million.
The arches and the hundreds of little businesses in them are what defines the neighbourhood.
The letters / eviction notices will be going out to all tenants soon he said.

It may be ultimately futile but I badly want to try to do something / anything to help at least slow this down.

Just posting here in hopes of.. I don't know, suggestions, encouragement, ideas.

 

[bimble]

All of these arches scheduled for eviction & renovation (re post above) - the green is Network Rail's property.

 

[DownwardDog]

If f Scott Fitzgerald wrote the great gatsby now he'd set it in Brixton

In my younger and more vulnerable years My Father's Place gave me some advice that I've been turning over in my mind ever since.

 

[Crispy]

View attachment 74137 All of these arches scheduled for eviction & renovation (re post above) - the green is Network Rail's property.

ALL as in every single one? Bloody hell. There'd be rumblings for a while but this is huge if true.
It's a lot of real estate, that's for sure. Some of those arches are really hard to get to mind - sandwiched between back gardens etc.

 

[infanta]

It's worth posting this in the LJ chitter chatter.

 

[cuppa tee]

Hello Forum,
I went to a so called consultation meeting last night where a man from Network Rail explained that all of the railway arches in Loughborough Junction are next to be 'refurbished', with a budget of 25 million.
The arches and the hundreds of little businesses in them are what defines the neighbourhood.
The letters / eviction notices will be going out to all tenants soon he said.

It may be ultimately futile but I badly want to try to do something / anything to help at least slow this down.

Just posting here in hopes of.. I don't know, suggestions, encouragement, ideas.

I heard this was the case for Ridgeway Rd, I think next July was the date mentioned......

 

[cuppa tee]

View attachment 74137 All of these arches scheduled for eviction & renovation (re post above) - the green is Network Rail's property.

Here is the Loughboro Junction Framework plan, the arches are mentioned more than once............
http://www.lambeth.gov.uk/sites/default/files/Loughborough_Junction_Framework_Plan8.pdf
such as here.........

.

 

[CH1]

Here is the Loughboro Junction Framework plan, the arches are mentioned more than once............
http://www.lambeth.gov.uk/sites/default/files/Loughborough_Junction_Framework_Plan8.pdf
such as here.........
.View attachment 74148

I haven't ot time to go through that massive document again right now to fully refresh my memory - but I always felt the tone was a bit wrong.

We have already had a slip-up with Loughborough Hall and Loughborough House.
According to the document Loughborough Hall is a disused Snopake factory - whereas it actually turns out it has been a Celestial Church of Christ for about 20 years (and in reasonable condition internally).

There are supposed to be a series of "Yards" in the LJAG plan - one of which is outside LJ station.
That would necessitate demolishing both Loughborough Hall and Loughborough House.

Loughborough House is currently undergoing an appallingly poor conversion job and has recently lost its period features. Not sure what leverage local people would have had about that - if the building was to be demolished anyway.

As for Lambeth Planning they seem to have little regard for any of this.

LJAG should be co-ordinating a campaign to save the businesses in the LJ arches - but they seem more intent on pedestrianising Loughborough Road.

 

[bimble]

Thanks people for having a look at this.

Mr Network Rail was very clear at the meeting last night: All the arches on that map will be redeveloped, all existing businesses given notice to vacate.

The budget for this redevelopment he said was 25 million and the intention is to get rid of low rent-paying businesses and replace with tenants who will bring Network Rail a profit.

He did not seem to understand that Loughborough Junction is not the same thing as Brixton Village, that if they try to replace all the auto-repair shops with cupcakes & cocktails they will go out of business in no time and they and the area will be left with nothing.

The letters have not yet gone out telling existing tenants about this so I guess not many people are as yet aware.
The letters will probably be the same as those sent out to the businesses on Brixton Station Road, which I think gave people 6 months notice to vacate.

The meeting where I spoke to him was a "consultation" exercise where the architects employed by Lambeth to design the 'Loughborough Junction Masterplan' presented their plans and we local people were invited to have orange squash and put ticks on questionnaires.

As far as I can tell the whole Masterplan is very deeply tied to these plans by Network Rail who are the major landowner in Loughborough Junction, the whole area being defined by the railway arches, but in the end Network rail is a business and not beholden to Lambeth Council or anyone else.

 

[CH1]

1. Just for completeness here is an article from City AM (Monday) regarding arch sell offs

 

[CH1]

2. There is another Loughborough Junction arches meeting tonight at 6.30 pm at Sunshine Arts. Network Rail are sending a representative to answer questions.

 

[Gramsci]

2. There is another Loughborough Junction arches meeting tonight at 6.30 pm at Sunshine Arts. Network Rail are sending a representative to answer questions.

See my post on the LJ thread.

 

[Gramsci]

Thanks people for having a look at this.

Mr Network Rail was very clear at the meeting last night: All the arches on that map will be redeveloped, all existing businesses given notice to vacate.

The budget for this redevelopment he said was 25 million and the intention is to get rid of low rent-paying businesses and replace with tenants who will bring Network Rail a profit.

.[/QUOTE

See my new post on LJ chitter chatter thread #940