Brixton planning watch: planning applications and decisions listed

Discussion in 'Brixton' started by editor, Sep 20, 2017.

  1. editor

    editor Walking along the lonely street of dreams

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  2. CH1

    CH1 "Red Guard"(NLYL)

    Somewhat technical.
    Translation: "Only members of the section of RIBA supporting wholesale regeneration need reply"
    editor likes this.
  3. CH1

    CH1 "Red Guard"(NLYL)

    I must confess I forgot about this developer "consultation", though Brixton Bugle evidently didn't - they have a small article on this on page 2.
    9-15 Electric Avenue.jpg
    Doesn't look particularly like they would "re-establish the historic facade". In fact if I am reading the picture right they seem to be putting a concrete tower on the corner, with some sort of pastiche building in between the tower and Boots with Victorian widows on the 2nd and third storey and modern functional but ugly concrete on the fourth and fifth.

    An end to Gramsci 's cherries and foxes. An generally a good effort to reduce the former elegance of Electric Avenue to a hotchpotch more like Whitchapel Market. Which if you read account documents relating to Pagecolt Brixton limited is not wholly surprising.

    Pagecolt have had the site for at least 20 years, as Companies House mortgage certificates show, though I've never heard of them before.

    The development consultant is much more slick - and indeed Hannover Cube LLP seem remarkably uninformative - as you can see from their website.
    Gramsci likes this.
  4. editor

    editor Walking along the lonely street of dreams

    Looks fucking horrific.
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  5. Rushy

    Rushy AKA some / certain posters

    The fourth and fifth stories are a pitched roof set back from the lower facade. So not as imposing from street level as the elevation in the Bugle suggest, but architecturally a bit of a random design. Reminds me of Ivor House. Which also always seemed rather incongruous. Lots of good new office space though.
  6. teuchter

    teuchter je suis teuchter

    My guess at the height they'd try for was about right then :thumbs:
  7. Crispy

    Crispy The following psytrance is baŠĻČned: All

    Ah the old "fade out the upper floors to the point of invisibility so the planners don't notice your three story building is actually six stories" routine
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  8. editor

    editor Walking along the lonely street of dreams

    Anyone have more detail on their retrospective application on Coldharbour Lane (next to Prince of Wales)?

  9. CH1

    CH1 "Red Guard"(NLYL)

    This must be a follow-up from an appeal case last year.

    The alterations referred to were in breach of earlier planning applications, so Lambeth Enforcement took some sort of action (unusually) and it all ended up with a two day appeal hearing, which went on at Roots and Shoots in Walnut Tree Walk in September a year ago.

    Funnily enough the appeals section never publicised any result. I guess in light of this application that Snowden Estates may have been directed to make a compromise application?

    BTW do you recall also posting this on another thread? Still awaiting news on this.
    Gramsci likes this.
  10. alcopop

    alcopop Banned Banned

    They say they want to re-establish the historical facade line of electric avenue.

    Is that correct?
  11. CH1

    CH1 "Red Guard"(NLYL)

    That is what the article says. However as I said I did not attend either of their extremely local consultations (a good mile away in Effra Parade).
  12. Rushy

    Rushy AKA some / certain posters

    Yes. With additional stories set back above. They have also proposed an unusual treatment of the "historical" windows element - a sort of inverse of existing - apparently so as to allow more light in.
    alcopop likes this.
  13. Rushy

    Rushy AKA some / certain posters

    Seems to be the routine now. Put in a consultation for something guaranteed to get local hackles up, then get planning points for having listened when you scale it back to something still oversized.

    Hambrook House is still too high at 14 stories. But everyone was relieved that it wasn't the originally proposed 20.
    sealion likes this.
  14. Gramsci

    Gramsci Well-Known Member

    From the enforcement notice,

    So the owners are slum landlords.

    Attached Files:

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  15. teuchter

    teuchter je suis teuchter

    This is for the 'London Hotel' building, right?

    London Hotel - Private Accommodation in the London Area

    It sounds like quite a major planning breach. I hope they aren't going to let them get away with it by granting retrospective permission that would never have been granted if applied for initially.
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  16. editor

    editor Walking along the lonely street of dreams

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  17. Gramsci

    Gramsci Well-Known Member

    I haven't read all the docs. Just the one I posted.

    At end of that it says,

    So looks like retrospective planning application has a chance.

    It is the London Hotel. Not run as hotel for some time.

    I will need to look at the planning application to see how the poor living conditions are improved without total demolition and starting again.
  18. Gramsci

    Gramsci Well-Known Member

    I think they house vulnerable people the Council can't house. They are the modern Rachmans raking it in. Its a lot of units crammed into small space.

    The enforcement notice says as its not being run as hotel but (small) flats the owners should have paid Section 106 / CIL contribution. Which goes towards affordable housing and local infrastructure.
  19. Gramsci

    Gramsci Well-Known Member

    De 18_03364_FUL-LETTER_FROM_LAMBETH_HOUSING-2126968-page-0.jpg

    Despite the planning officers saying that the accommodation at the London Hotel is substandard Lambeth housing have been using it to house homeless people. This is really crap. Not only that they have written letter praising the owners.

    Housing officers should ensure accommodation they use for homeless people is up to standard.

    This letter is in on the retrospective planning application as one of the documents. So imo Lambeth Housing wrote in in support of the application.
    Last edited: Sep 30, 2018
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  20. editor

    editor Walking along the lonely street of dreams

    Maybe you could drop Private Eye a line, as something doesn't seem right here.
    Gramsci likes this.
  21. CH1

    CH1 "Red Guard"(NLYL)

    editor Gramsci I haven't looked at this yet - but the irony of this is the extension enabling the extra 45 "cramped" rooms to be added was signed off on officers delegated authority by Doug Black some years back and without local consultation as far as I can ascertain.

    The planning inspector's enquiry was to determine whether the alterations were actually included in this planning permission, as far as I understand it.
    One issue would have been the provision of windows and a fire escape on what has become a Lexadon building site - but there is much more.

    So it is interesting to see how this one pans out. BTW in a way the massive expansion of the London Hotel is more intrusive than the Premier Inn up the road, but considering how Metropolitan already destroyed the Victorian aesthetic Rushcroft Road at the Vining Street end you could almost argue that the London Hotel Extension blends in with this!
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  22. Gramsci

    Gramsci Well-Known Member

    Doug Black is the Council Conservation officer? He would have signed it off on effect on conservation area I would assume.

    Looked back at the retrospective planning application and its applying for permission to be a HMO. As the officers regard it as unauthorized development of small flats I'm thinking applying to be a "large HMO" is possibly way to get around this problem for the landlords.

    Its stretching it to say that the London hotel is a house.

    Will have to look later at some more of the documents.
    editor likes this.
  23. Gramsci

    Gramsci Well-Known Member

    I'm two thirds of a way through the planning statement for the London "hotel" and had to stop for today as reading this shit written by appropriately qualified professionals is making me see red.

    So to get around the problem of building unauthorized self contained small flats the owners are going to go for HMO status. To do this they will be removing cooking facilities from the majority of the flats. Expecting the people living at the "hotel" to use communal kitchen at end of hallways.

    So in practice its going to get worse for tenants.

    This is endorsed by Council officers.

    The owners also say that the original use granted as a hotel never was acted on. Despite sign saying London hotel the present owners are arguing that never was the use of the premises historically.

    Apparently actual use over number of years should be given weight. The appeals CH1 mention are referred to.

    The statement also says (and this is backed up by letter from Lambeth Housing) that Lambeth were well aware this was going on for quite a few years. As they were using flats to house homeless people. The lease is also on planning website. It refers to flats as self contained.

    So applicant is saying they will do works to justify HMO status by removing kitchens, building never was a hotel in practice, Lambeth housing knew this and were quite happy with it.

    So this retrospective application was cooked up by Planning officers, Lambeth housing officers and owner to get around the problem that it's not in accordance with Lambeth planning guidelines.

    The whole thing is shit.

    Big time scumbag landlord wins.
    Last edited: Sep 30, 2018
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  24. Gramsci

    Gramsci Well-Known Member

  25. teuchter

    teuchter je suis teuchter

    Reading some of that stuff doesn't make it very clear what the rationale is for reclassifying as HMO. But I don't know if it's necessarily 'landlord wins'. I'd have thought you can make more money renting out X number of 'self contained flats' than you can renting out X number of rooms with communal cooking facilities. Only some (16 of the 38?) of the rooms/flats are used by Lambeth. Anyway the multitude of planning statements are written in a confusing enough way for me to give up trying to understand further, for now.
  26. technical

    technical stripey

    Doug Black was acting head of planning at Lambeth for quite some time - over a year I think
  27. CH1

    CH1 "Red Guard"(NLYL)

    That's right. As people will know there has been shortage of staff and high staff turnover at Lambeth Planning in the last ten years. He was "acting up" at the time of the original application I assume.
    BusLanes likes this.
  28. Gramsci

    Gramsci Well-Known Member

    I take your point. I'm finding hard to follow.

    My view is from the all landlords are bastards point of view.

    I think good question for planning committee is what is this building for? If it is for housing statutory homeless and for affordable rent then it should be treated as self contained flats. As the licence for the 16 flats between owners and Council states.

    Removing kitchens from the self contained flats imo will make things worse for people living in the "hotel? Question for committee.

    I'm going to put objection in.

    One part of Council (planning,) is correctly pointing out this was hotel not flats. That owners, as you say correctly, flouted planning rules. Another part of Council (Housing) is saying they want this as homeless people hostel.

    If it goes to committee thrn in my opinion the issue is is this a hotel or homeless people hostel?

    They should decide on that and make agreements to ensure the best conditions for those that use it.

    I would put uses rights above cost.

    My background opinion is that owners and officers are shits.

    So going to planning committee of elected Cllrs is the issue.
    Last edited: Oct 1, 2018
  29. BusLanes

    BusLanes Pedestrian

    So what should or could be done?
  30. Gramsci

    Gramsci Well-Known Member

    Well comments/ objections can be put in still on planning website.

    Im going to.
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