Loughborough Junction regeneration project, inc. Farm site

Discussion in 'Brixton' started by Crispy, Sep 30, 2015.

  1. Gramsci

    Gramsci Well-Known Member

    Some photos from the event on Saturday.

  2. Gramsci

    Gramsci Well-Known Member

    Well attended. The location imo was a good idea as a lot of people from the estate were there.
  3. bimble

    bimble noisy but small

    Yep I had a look too. Some good ideas around re shared workspace for cooking and tailoring , loads & loads of vagueness, no website for people to get in touch with. I really hope this thing is a success but that depends on local people finding something of value to get out of it as it unfolds.
  4. Gramsci

    Gramsci Well-Known Member

    Some photos of the project ideas.

  5. Gramsci

    Gramsci Well-Known Member

    I am on the email list for info. They were collecting email addresses on the day. But yes website / blog would be good idea.

    Agree about the vagueness. The architects are looking at design and involving local people in building the project.

    Had some interesting chats with local people from the estate. Concerns about "gentrification" coming to LJ. A lot of people on estate use Brixton and feel they are getting pushed out of it. This is not about people being "bitter". Its something I hear a lot. Imo people have good grounds for thinking this.

    And yes success will depend on local people finding something of value. There is general suspicion that Council projects like this will not do much for local people on the estate. That the Council wants the well off in the area like in Brixton. ( This is how its seen).
    bimble likes this.
  6. Gramsci

    Gramsci Well-Known Member

    A few other groups were there. Some who are part of the LJ Works project.

    Tree Shepherd

    Mission Kitchen. This is there website saying that they will be setting up in LJ. Heard mixed views on them.
  7. bimble

    bimble noisy but small

    Well done - I'd forgotten the name, was googling forest enterprise etc.
    He seemed really sound that bloke from Tree Shepherd, and lives locally, and understood very well the climate post-road closures etc.
    Gramsci likes this.
  8. Gramsci

    Gramsci Well-Known Member

    Brixton Energy were there. I am not sure if they will be part of LJ Works or the design. They did say they are looking at interest in doing more solar panels in the LJ area. Seeking to raise funds to do this. Looking for investors.


    They were giving away these :

  9. Gramsci

    Gramsci Well-Known Member


    This group did attend a LJ Neighbourhood Planning Forum some time ago.

    They want to convert the playing courts in Wickwood park/ open space for tennis.

    Another project, whilst well meaning, had mixed reception.

    One person said to me that tennis is what the Council want as it will attract the well off to LJ.
  10. SpamMisery

    SpamMisery I bet you think this tagline's about you?

    Tennis without 'boarders'? Do they mean 'borders' or have I completely missed the point?
  11. Winot

    Winot I wholeheartedley agree with your viewpoint

    I guess the presence of skateboarders on the court would be unhelpful.
  12. Gramsci

    Gramsci Well-Known Member

  13. CH1

    CH1 "Red Guard"(NLYL)

    This reminds me of the spelling mistake on Lambeth Council's regeneration sign outside "Southwycke House"
    Why Lambeth should be regenerating a property in Southend-on-Sea heaven knows.
    (SpamMisery - you'll probably need to trawl back 2 or 3 years to find that one!)
  14. bimble

    bimble noisy but small

    I think that this is where we're supposed to check in to find out more about the plans as they evolve, you can sign up to the mailing list here as well.
    Project - Detail Meanwhile Space CIC
    Gramsci likes this.
  15. teuchter

    teuchter je suis teuchter

  16. Rushy

    Rushy AKA some / certain posters

  17. bimble

    bimble noisy but small

    it's supposed to be being built already in "Spring 2017'.
    Is that soon? it halfheartedly snowed today but I hope it's soon.
    Haven't heard or seen a thing about it for ages, hopefully i'm just out of the loop and there's big community engagement ongoing.
  18. teuchter

    teuchter je suis teuchter

    Oh yeah.
  19. Gramsci

    Gramsci Well-Known Member

    It comes up at the LJ Neighbourhood Planning Forum.

    The flats next to the Farm have been leafleted. As they will be next door it's to make sure they can raise any concerns they may have.

    Apart from that it's grinding on slowly. The date seems optimistic to me.
  20. Gramsci

    Gramsci Well-Known Member

    I been googling to try and find more info. I understand that meetings of the Steering Group are open to public to observe. I think there is a need for a website for the project. There is at moment no way to follow how the project is going and how to input comments.
    bimble likes this.
  21. Gramsci

    Gramsci Well-Known Member

    Got this yesterday:


    Please go online (Search planning applications | Lambeth Council) and use the reference 17/00527/RG3 to give your feedback to the project. So far we have had overwhelming support which we are ever grateful for. We are hoping to get a decision on the planning in May.

    We will be giving further updates on the project as it progresses and will let you know when opportunities for getting involved come about. The first FREE training scheme, run by Tree Shepherd, is already underway. Get in contact with Candice from Tree Shepherd on 02036971538 or email candice@treeshepherd.org.uk to find out details and information on future training. Loughborough Estate residents will get preferential treatment for the training but it is likely there will be additional spaces so please register your interest.

    We are about to start looking for a contractor for the project so we are ready to go if planning is granted. If you have any local recommendations for building contractors please reply to this email (tom@publicworksgroup.net) or call me on 07961443104 and let us know.

    About LJ Works
    A new affordable workspace project funded by the Mayor of London's Regeneration Fund with the potential to include a food business incubator, shared textiles workspace, co-working office and private studios on the Loughborough Farm site and the adjoining site currently occupied as a storage yard for Lambeth Housing.

    The Loughborough Farm will remain and will be integrated with this hive of local industry creating an exciting space that brings craft, jobs, cooking and growing together. A steering group made up of local organisations has been set up to guide the project which is being led by Lambeth Council.

    Tom Dobson
    on behalf of 00 and public works
  22. Gramsci

    Gramsci Well-Known Member

    A couple of images of proposal LJ WORKS - View from Loughborough Road.jpg LJ WORKS - Full scheme.jpg
    brixtonblade and teuchter like this.
  23. bimble

    bimble noisy but small

    Latest on this major project (called LJ WORKS) as tweeted by Lambeth Council just now.

    As far as I can make out this has now been 'called in' to cabinet because the preferred building contractor is saying that it will cost more than £1.7 to build.
    The total funding secured for the entire project from the GLA (not just building but running it promotion etc) was £1.64.

    The decision to give them the job anyway shows as 'for consultation' - I don't know what that means.

    https://moderngov.lambeth.gov.uk/documents/s90577/LJ Works Part 1.pdf

    The Risk Assessment bit in the above (page 6 onward) is interesting. Particularly the repeated mention of a worry about LEMB reacting badly to the land being taken away from the estate.
    Screen Shot 2017-08-11 at 11.41.01.png

    Decision details:Decision - Procurement of building contractor for LJ Works | Lambeth Council

    eta: Please could a kind passing mod change the title of this thread to include 'LJ WORKS' which is what the planned development is now called? FridgeMagnet editor ? thank you.
    Last edited: Aug 11, 2017
    Gramsci likes this.
  24. Crispy

    Crispy The following psytrance is baṉned: All

    There is no way in hell you could clear and prep the site, provide utilties and build all those buildings for £1.6m. What were they thinking?
  25. bimble

    bimble noisy but small

    "The project is the first of a series of regeneration projects planned in Loughborough Junction. Therefore, the quality of the design is paramount in setting a benchmark for change, as well as maintaining the confidence and support of the local community. Thus the quality : price evaluation for lead consultant/ design services was evaluated on a ratio of 60%:40%. As anticipated in the Gateway 2 report, the resulting design quality has enabled a more price-oriented approach to this subsequent main contractor tender (the subject of this report) i.e. 30% quality and 70% price."

    Does that say, we are now prioritising cheapness, because the drawings were quite nice?
  26. Crispy

    Crispy The following psytrance is baṉned: All

    "We got a good designer to design a well thought out scheme, therefore we can employ a less sophisticated contractor because they won't have to a)build something impractical or b)design things that the original people neglected"
    bimble likes this.
  27. bimble

    bimble noisy but small

    Ah, yes i see.
    But if the design is, to your eye, clearly impossible to achieve for the budget available then wasn't it the wrong design?
  28. Crispy

    Crispy The following psytrance is baṉned: All

    Wrong budget, more like
    Or rather, wrong brief for the budget

    Given that the funding application was put together in 2 weeks, I am not particularly surprised
    Gramsci and bimble like this.
  29. teuchter

    teuchter je suis teuchter

    If they have got a well thought out, practical design then this should be reflected in the average price they get back from contractors. It doesn't make sense to use it as a justification to then choose a contractor who will be cheap but do a crap job.
  30. Crispy

    Crispy The following psytrance is baṉned: All

    Well that's how I interpret their own words. It makes some sense. If you provide a design that's got very basic construction details, then you don't have to worry too much about the contractor's skill. Do something swanky or half-designed and the contractor has to bring more to the table.

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