Central Brixton Night Economy and Community Asset Sales

[Anna Key]

It might be worth attending the Council Executive on 29th September to hear what's said on two matters discussed many times on these boards: the central Brixton night economy and the sale by Lambeth Council of community assets, i.e. property owned by us held in trust by the politicians.

There are three big resolutions from the Brixton Area Committee on the agenda, one of which condemns their own planning officers for recommending a Merrett nightclub in the old Bike Shop next to 200 flats. Another seeks to designate central Brixton a "stress area." If central Brixton isn't a stress area I don't know what is.

The asset sales resolution is interesting. It contains the statement:
The Brixton Area Committee condemns the Executive for permitting officers to sell off the former Babushkas property on St Matthews Rd without consulting the cross party member working party established by full Council in February to produce a regeneration plan for the St Matthews Triangle area and in which the Babushka building is a significant site.

So they've been flogging off our property without asking.

It then gives a great list of non-residential property owned by us:

the Brixton Area Committee asks the Executive to confirm in which of the following properties does the Council have a freehold/leasehold interest and to supply addresses of properties missing from the list by the end of December 2003:

16/18 ATLANTIC ROAD,
BRIXTON ROAD: 423-7,
429 BRIXTON ROAD,
433 BRIXTON ROAD,
421 BRIXTON ROAD ,
BRIXTON STATION ROAD 15-35,
1-10 ARLINGTON PARADE,
130-140 LYHAM RD,
17-24 PRAGUE PLACE,
74-80 SHAKESPEARE ROAD,
110 BRIXTON HILL,
298/300 BRIXTON HILL,
1A CARLTON MANSIONS SW9,
12-20 ACRE LANE,
95 ACRE LANE,
85 BEDFORD RD,
17 MORVAL RD SW2,
58-66 RAILTON RD SE24,
Reference from Brixton Area Committee (03.09.03) 13
ST JAMES'S CRESCENT: 171,
POPES ROAD (Toilets),
RUSHCROFT ROAD CONVENIENCE,
STRAND CENTRE,
POPES ROAD CAR PARK,
WILTSHIRE ROAD: 85,
BRIXTON HILL 298-300 / RODMILL LANE,
MILKWOOD ROAD: 26-28,
RALEIGH HALL 1/3 EFFRA ROAD,
BELINDA ROAD: 1-35 and 4-16,
ATLANTIC ROAD: 2-14,
ATLANTIC ROAD: 57-61,
BEEHIVE PLACE: 19a,
BRIXTON ROAD: 444,
ELECTRIC AVENUE: 14,
7 GRESHAM RD SW9,
77 ATLANTIC ROAD,
ORCHARD CENTRE CHRISTCHURCH ROAD,
DEXTER ROAD APG,
ANGELL DAY NURSERY,
LOUGHBOROUGH DAY NURSERY,
ANGELL PLAYGROUP,
TULSE HILL ADVENTURE PLAYGROUND,
BRIXTON SOCIAL EDUCATION CENTRE,
EFFRA CENTRE 65 EFFRA ROAD,
MOORLANDS DEPOT,
BRIXTON WATER LANE 34,
BRIXTON HILL NHO,
CENTRAL BRIXTON NHO,
EAST BRIXTON NHO,
NORTH BRIXTON NHO,
ROUPELL NHO,
SOUTH BRIXTON NHO,
TATE CENTRAL & LIBRARY HOUSE,
ACRE LANE: 1-9,
BRIXTON ROAD: 363-365,
OLIVE MORRIS HOUSE,
TOWN HALL BRIXTON HILL,
BRIXTON ROAD: 357-361,
ACRE HOUSE,
HAMBROOK HOUSE,
BRIXTON CHILD GUIDANCE UNIT,
TOWN HALL PARADE: 2-7,
PORDEN ROAD: 17,
PORDEN ROAD: 24,
AGE CONCERN 6 ELECTRIC AVENUE,
INTERNATIONAL HOUSE,
ANGELL PARK ADVENTURE P/GROUND,
BROCKWELL PARK 1 O'CLOCK CLUB,
LOUGHBORO PARK PLAYGROUND,
BRIXTON CENTRE OPEN SPACE,
BROCKWELL PARK,
TULSE HILL GARDENERS DEPOT,
HOLMEWOOD GARDENS,
LOUGHBOROUGH PARK,
MAX ROACH PARK,
MILKWOOD ROAD OPEN SPACE,
RUSH COMMON,
ST MATTHEW'S CHURCHYARD,
TRINITY GARDENS,
WINDMILL GARDENS,
BRIXTON RECREATION CENTRE,
BROCKWELL LIDO,
FERNDALE SPORTS CENTRE,
JUBILEE SCHOOL,
EFFRA PRIMARY SCHOOL,
EFFRA NURSERY SCHOOL,
FENSTANTON SCHOOL,
HILLMEAD SCHOOL,
HOLMEWOOD NURSERY SCHOOL,
RICHARD ATKINS SCHOOL NEW PARK ROAD,
LIVITY SCHOOL

Imagine how much that lot is worth. And it's all ours.

The Council website is so useless you can't link direct to the document. To see the thing you have to use the search > search for documents > advanced search and then search on "Brixton Area Committee". If you set "Result Options" to sort by "Release Date" "Decending" the search should pull the document up first on the list.

[Donna Ferentes]

Is the former Babushkas property the one that's reopening as a cafe soon? I got some bizarre flyer depicting palm trees on a beach, a scene reminiscent of Brixton Water Lane only in the mention of "water".

[Mr Retro]

What would it mean if Brixton was designated a Stress Area?

[Anna Key]

Originally posted by Mr Retro
What would it mean if Brixton was designated a Stress Area?

It’s a policy being applied already by Westminster Council. A description of Westminster’s approach appears here (http://www.davenportlyons.com/www/publications/licensing_bulletin/Licensing_Bulletin_feb_2003.pdf ) and includes the summary:
In Residential Areas and in the Stress Area (Soho and Covent Garden) to refuse all new entertainment licences and variations even when there are no concerns about the premises, the applicant or where (in the case of variations) the increase in capacity is small.

Within the Cental Activities Zone (CAZ) (but outside the Stress Area) there has been a subtle twist in policy. Whilst there is a presumption to grant in non-residential areas, there is now a 1am terminal hour if a licence is granted.

Although the council say there is no general policy to refuse renewals, they will take account of the character of the area, the impact on local amenity and the nature of the operation.

To require evidence of planning permission for all applications including renewals (this may be problematic if the documentation cannot be found and the council may require an application for a certificate of lawful use)

The Policy takes effect immediately and will be applied to all applications that have not yet been determined. The Council will only consider an exception in this regard if there has been a delay in obtaining a hearing.
In a sense we can thank Merrett's behaviour at Living Bar and Dogstar (when he was in charge there) for the hard line now potentially being taken by Lambeth Council. I imagine quite a few night-economy Brixton business people being somewhat pissed off at him. He's killing the goose that layed the golden egg.

And he's still doing it. I walked past Living Bar with friends several times last weekend and he had propped the street door open thereby destroying the lobby system. Each time the inner door was used a blast of loud amplified music saturated the neighbourhood (where children are trying to sleep a few yards away). He does this, presumably, the attract the punters. It's bad behaviour and will be stopped, one way or another.

And Lambeth seem determined to stop him, which is great. But it will also effect the many good night economy business people who run respectible venues. I think there may be an interesting debate on 29 September, not least because there's so much money at stake.

[pooka]

The Council website is so useless you can't link direct to the document. To see the thing you have to use the search > search for documents > advanced search and then search on "Brixton Area Committee". If you set "Result Options" to sort by "Release Date" "Decending" the search should pull the document up first on the list.

There is an alternative way:

1.From the front page, choose <Documents> from the list of pages down the right hand side;

2. From the Documents page, choose <Democracy Web Pages> (under "Committee reports, minutes and agendas" half way down).

3. This gives you a table by Committee, from which you can choose Reports, Agendas or Minutes. They are then listed in descending date order.

If you want to link directly to a page or document, from U75, then RIGHT ClICK on the link (on Lambeth's site) and choose <copy shortcut>. You can then paste that directly into the http:// jobby here.

Thus:
Link to Documents Page (http://www.lambeth.gov.uk/documents/)
Link to Democracy Web Pages (http://www.lambeth.gov.uk/Democracy/comsearch.htm)
Link to Brixton Area Committee Minutes (http://www.lambeth.gov.uk/intradoc-cgi/iis_idc_cgi.dll?IdcService=GET_SEARCH_RESULTS&ResultTemplate=StandardResults&ResultCount=25&FromPageUrl=/intradoc/groups/public/pages/committeedocsbycommittee.htm&SortField=dInDate&SortOrder=Desc&ResultsTitle=&dSecurityGroup=Public&QueryText=(xSectionCode+<matches>+`AFCAA`+AND+xCommittee+<matches>+`Brixton Area Committee`+AND+dDocType+<matches>+`Minutes`))
Link to BAC Minutes 3/9/2003 (http://www.lambeth.gov.uk/intradoc/groups/public/documents/minutes/021671.pdf) (pdf file)

Under BAC Reports, you can find the report on the Nighttime Economy, which is mainly procedural.

I had hoped for something that would attempt to measure the value to Brixton of this activity. And something which might touch on the more genreal question of how you measure a local economy, and thereby weigh the potential benefit, or otherwise, of particular developments.

How do you measure a local economy?Is it the numbers of people in employment, who live there - or their aggregate earnings? Does it matter whether they are employed in the area or travel out to work? Is it the number of businesses operating in the area and their aggregate turnover? What if most of the people they employ travel in to the area to work? Or they employ local people but on low wages and poor conditions? And so on.

It seems to me that without a solid understanding of how to define and measure a local economy, references to it are waffle. I've tried Google to find out what's available in respect of local economics, but without much joy. If there are any experts contributing here, I'd be interested to hear.

[Anna Key]

Originally posted by pooka
It seems to me that without a solid understanding of how to define and measure a local economy, references to it are waffle.
I think you're over-complicating something simple.

The term 'night-time economy' is used in the main resolution to describe alcohol-fueled venues broadcasting loud amplified music into central Brixton bedrooms late at night. This phenomenon does not require a PhD in micro-economics to understand. It's all too obvious. Even my cats understand it.

However, the resolution does say:

The Council should commission some quantatitive research of residents in the Brixton town centre core area, Coldharbour Lane and Rushcroft Road to establish views towards the night-time economy.

Which may well result in residents saying to someone with a clipboard and a sociology masters: "Living Bar makes a filthy row and keeps my children awake at night."

We know this already but it could assist the Council's lawyers should a 'Stress Area' be designated, and night-economy business people - nervous about their profits and angry that their 'right' to behave anti-socially is under attack - go to court to resist the designation.

It's going to be interesting to see how central Brixton property owners and day-time businesses react. I suspect the former will be pleased - it's hard to sell a flat next to an anti-social nightclub - while daytime business may also be relieved.

Night-economy venues can support rents two to three times that of a standard day-economy business and still make big profits. So the night-economy forces up daytime rents and drives the independent traders away.

We saw this in the case of the old Brixton Cycles building. The daytime market rent for the premises should be about £20,000-£25,000 p.a. Merrett is believed to be paying about £75,000. It was on the market for £65,000 according to the planners.*

It is the source of some local amusement that a rent in excess of £65,000 p.a. may be being paid for a shop used as storage space.

then RIGHT ClICK on the link
We're not permitted to right-click in the library. How d'you do it without?

Edited to add:

The agents have been unsuccessfully trying to let the premises (the old Brixton Cycles building) at a rent of £65,000 for the last six months.

[From Planning Committee Applications 9th September 2003 Officer's report, para 5.2.6.]

[Donna Ferentes]

Originally posted by Anna Key
We're not permitted to right-click in the library.????????

[Anna Key]

Originally posted by Justin
????????
It's true! All the library mice have been disabled. I'll ask the librarian why right-clicking is considered infra dig.

[pooka]

I think you're over-complicating something simple.

Well, there may be circumstances where late night "alcohol-fueled venues " do add something to the the local economy without "broadcasting loud amplified music into central Brixton bedrooms late at night". I think you made reference yourself to Plan B.

The question of what constitutes a local economy, and what weight we give to its different aspects, goes to the heart of the whole regeneration debate. It may well be that the specific environmental issues around Living and the Bicycle Shop make them non-starters in any terms, but that shouldn't blind us to the broader case, or try to get behind the use of the word "economy" as some kind of open-sesame for any development.

It would be worth asking about the Right Click - it may just be a cock-up in the installation.

Failing Right Click, I can only think of:

1. On the page of links to the reports (ie

this (http://www.lambeth.gov.uk/intradoc-cgi/iis_idc_cgi.dll?IdcService=GET_SEARCH_RESULTS&%20ResultTemplate=StandardResults<br%20/>&ResultCount=25&FromPageUrl=/intradoc/groups/public/pages/committeedocsbycommittee.htm&SortField=dInDate&SortOrder=Desc&ResultsTitle=&dSecurityGroup=Public&QueryText=(xSectionCode+<matches>+`AFCAA`+AND+xCommittee+<matches>+`Brixton%20Area%20Committee`+AND+dDocType+<matches>+`Minutes`)), choose <View> <Source> on the IE top menu bar.

This should open the source code in Notepad.

2. In Notepad, choose <Edit> <Find> <Title of Document> eg "Brix Minutes: 03.09.03"

This will take you to:


<a href="/intradoc/groups/public/documents/minutes/021671.pdf">
<span class=tableEntry>
Brix Minutes: 03.09.03
</span><br>


You need * /intradoc/groups/public/documents/minutes/021671.pdf> *

prefaced with:

* http://www.lambeth.gov.uk *

to give:

http://www.lambeth.gov.uk/intradoc/groups/public/documents/minutes/021671.pdf

which is what you paste in the http jobby here.

Long winded I know

:(

[Mr Retro]

What area would the stress area cover?

I don't like this bit:

In Residential Areas and in the Stress Area (Soho and Covent Garden) to refuse all new entertainment licences and variations even when there are no concerns about the premises, the applicant or where (in the case of variations) the increase in capacity is small.

A blanket ban on all new entertainment without judging each on their merit is madness imo.

If you can't right click use the button on the bottom right between "Start" and "Ctrl".

[Gramsci]

The late night business operators have brought this on themselves.They have had plenty of time to clean up their act and have stuck two fingers up at residents and the Council.This is what happened in Westminister which is why they are now taking such a draconian line.

I was talking to a friend of mine today- she said she came back to Brixton latish last W/E and could not find any restaurents open.Only places like the Living Bar.This is the problem with the 24 hour economy as Anna has indicated the most profits are in night clubs.If you are a businessman(and they are all men in this sector)you add the figures up and get rid of the kitchen(Living and the former Helter Skelter)and run a bar.I am not against the 24 hour economy but we are not getting European style cafe culture or the convenience of general late night shopping.

I would welcome some proper studies.Perhaps a study of the impact of the Brixton Challenge initiatives(Dogstar) and how they have "contributed" to the local economy?I think that any study will be sanitised if awkward points are liable to come up.

But you are correct Pooka.The draft UDP states the 24hour entertainment sector is good for the local economy.If assertions like this are put in they should be backed up by research.To many Council documents contain statements which are in fact opinions.

[Anna Key]

Originally posted by Mr Retro
What area would the stress area cover?
From the resolution:
4. Urges the UDP Working Group to designate a ‘Brixton Stress Area’ (Coldharbour Lane between Brixton Road and Atlantic
Road) where permission for any new A3 uses or extensions to
existing A3 uses or hours of operation should only be granted in
exceptional circumstances
As ats commented on another thread:
I love the fact that the 'Brixton Stress Area' is effectively designated as the area between one Merritt pub and the other...

[Mr Retro]

Thanks AK - I should pay better attention.

I do think it's a bit over the top though. Just because Larry is an inconsiderate wanker shouldn't prevent more community minded bods from having a go with a night time business.

[Anna Key]

Originally posted by pooka
The question of what constitutes a local economy, and what weight we give to its different aspects, goes to the heart of the whole regeneration debate.
You're right of course. And thanks for the linking advice. Problem solved.

[Bob]

Originally posted by Mr Retro
I do think it's a bit over the top though. Just because Larry is an inconsiderate wanker shouldn't prevent more community minded bods from having a go with a night time business.

What would be nice would be if the venues could be a little more spread out. The weird thing at present is that late at night most of central Brixton is pretty much empty with the exception of the Brixton end of Coldharbour lane and Brixton road. It would be great for instance if there were more places up Atlantic road, further down Coldharbour lane towards Loughborough junction. That would get more streets which have people on them - which would make them safer.

Also there's lots of things that can be done to reduce noise - double or triple doors, insulation, giving more licenses under railway arches, and different sound system arrangements. One of the crazy reasons that most dj bars are so loud late at night is that their speakers have to be loud enough to be pretty loud for the people furthest away from them. This can be easily 50 feet in some of the biggest places with loads of people shouting to each other. If the bars were compelled to have sound systems with lots of smaller speakers the overall amount of sound for people nearby would be lower. Also the people close to the speakers would not shout quite so much - which would also make it a bit quieter. And finally there is no reason I'm aware of that the council can't specify a lower maximum volume later in the night.... or am I wrong?

[hatboy]

"If the bars were compelled to have sound systems with lots of smaller speakers the overall amount of sound for people nearby would be lower. Also the people close to the speakers would not shout quite so much."

I think people who know about sound systems might have an argument with that. I like the look and sound of massive speakers myself.

[Gramsci]

This is one of the problems.As someone pointed out to me a nightclub in planning terms is D2.What happens in practise is that bar owners get an A3 planning category(this covers take aways,restaurents,pubs and bars)then go to licensing to get a music and dance licence.This makes a mockery of the planning system.Ive got no problem with restaurents and pubs staying open late.The main complaints in central Brixton are directed at premises with amplified music-using powerful sound systems that are more applicable to D2 category premises.

As for Bobs point about spreading out entertainment over a wider area.When Lambeth residents have been asked the have said that it should be kept in central Brixton as they see the problems caused and dont want it in their areas.So if the Council through the UDP stated that I dont think it would be popular.

A problem is enforcement.The noise patrols dont have the resources to deal with all problems so the concentrate on premised where their have been a lot of complaints.Bar owners get to know this and take the piss.