Redevelopment at the Cooltan site on Coldharbour Lane, Brixton

Discussion in 'Brixton' started by editor, Mar 5, 2012.

  1. gaijingirl

    gaijingirl Well-Known Member

    I don't think I've seen any recent developments that haven't been described as "luxury"... it's meaningless.
     
  2. editor

    editor Taffus Maximus

    Just as an anecdotal aside, I've only ever met one person who lives in the substantial new development directly opposite me - and that was a French band who had packed 7 of their mates into one small flat.

    I wonder how many have been bought as weekday 'work flats' for out of town commuters.
     
  3. Ms Ordinary

    Ms Ordinary randompointlesschemistry

    Well, I'm glad there are some of those pokey conversions around, because I'd never in a million years be able to afford to live in a "family sized house" in Brixton with my family :) .

    Though I do value Brixton for it's social mix, and would hate to see the (comparatively) wealthier families sell up & move to the suburbs.

    TBH I've always assumed that any privately developed new build flat that I could afford to rent around here, would be at least as pokey, and maybe not even as good wrt sound insulation :confused:.
     
  4. editor

    editor Taffus Maximus

    Fuck cod-luxury developments. Proper, affordable social housing is what we need.
     
    ajdown likes this.
  5. boohoo

    boohoo No.

    One of the ladies at my ante-natal class lives there but will likely have to move as the tenancy does not include children. (A few of the new mums I've met have had to move because the landlords don't want people with kids in their accommodation)
     
  6. Rushy

    Rushy AKA some / certain posters

    From the LDF:


    The list of streets considered to be under conversion stress is here on pgs 9-10. It is pretty long. The minimum sizes for new flats have also changed considerably.
     
    Crispy likes this.
  7. Crispy

    Crispy The following psytrance is baṉned: All

    Good to hear :)
     
  8. Gramsci

    Gramsci Well-Known Member

    As far as I know the flats are rented out not sold. There is a small percentage of the flats let at "affordable rents"- 80% of market rent. All large developments have to have a % of "affordable housing". Though on that site the developer got it reduced slightly.
     
  9. gaijingirl

    gaijingirl Well-Known Member

    When I last looked into this - which admittedly was some time ago - if you had more than 14 (I might be wrong on the figure). dwellings in your new development you had to provide a social/affordable housing element. I found this out because the developer who built flats near us got round this by building two separate identical buildings with just under the required number of dwellings. Apologies if this information is not entirely accurate but it was something along those lines at the time. FWIW they also included commercial units which are still empty quite a few years on.
     
  10. leanderman

    leanderman Street Party: July 2

    Family houses on Brixton Hill seem 'good value' at £500,000 or so.

    I have just seen a three-room 500sq ft flat there (Lambert Road) for £329,000 and not even a garden or cellar.

    That's £300 per sq ft for the house and £658 per sq ft for the flat
     
  11. leanderman

    leanderman Street Party: July 2

    The maths of which, in this conversation with myself, confirms the earlier 'Brixton for young "professionals"' thesis.

    They are forced to pay through the nose for tiny flats, while bigger houses are comparatively cheap because 'posh' families still shun Brixton.
     
  12. quimcunx

    quimcunx Too tall.

    Don't know about that.

    Having children doesn't make you richer than you were when you were a professional couple. Are poorer families living in family houses for £500k or are they are living in 2 or 3 bedroom flats, whether private, council or HA, whether mortgaged or rented.

    When I was buying there wasn't much difference in prices between 1 and 2 bedroom flats.
     
  13. leanderman

    leanderman Street Party: July 2

    I suspect the latter, as you correctly point out.

    I was just trying to point out how ridiculous the price of flats has become in Brixton.
     
  14. Rushy

    Rushy AKA some / certain posters

    You need to be sure that you are comparing the price of a newly refurbed flat with the price of a newly refurbed house in similar roads. That same flat on Lambert Road sold in need of refurbishment three months ago for 205K - that's 359/sqft (based on the actual advertised floor space of 570sqft - not 500).

    Not sure what house you are comparing but if it is the one half way up Leander road (only house I can see around 500K north of Elm Park) then it looks pretty shagged and not a great comparison location-wise. If you can find refurbished 1660sqft house around £500K in any of the streets from Lambert northwards you should take over from Phil Spencer!
     
  15. leanderman

    leanderman Street Party: July 2

    true

    but i'd like to see how they got to 570sq ft. i counted 500sq ft from the floor plan.

    how much do you think they spent on refurbishment? (which turned a one-bed into a two)

    £329000 seems a hell of a mark-up
     
  16. Crispy

    Crispy The following psytrance is baṉned: All

    570 will probably be gross internal, 500 net internal
     
  17. editor

    editor Taffus Maximus

    They certainly seem to be getting stuck in to the site. They're currently laying down a tarmac road entrance and there's a brick building being constructed to the right.
     
  18. Rushy

    Rushy AKA some / certain posters

    It needed a thorough if straightforward refurb - no idea whether they took the opportunity to rewire etc.. Guess 25K? Healthy profit if they get anywhere near asking. I wouldn't bother trying to make too much sense of the market at the moment. It appears to have gone bonkers since Jan.
     
  19. leanderman

    leanderman Street Party: July 2

    Very healthy profit - I am in the wrong job!

    Yes, the market is crazy - and all of a sudden.

    But I guess it had to happen with such high prices in neighbouring areas and even in far-flung places such as Tooting.

    Then there is Brixton Village, Windrush square etc.
     
  20. teuchter

    teuchter je suis teuchter

    As an anecdotal aside, I know one person who lived in a flat in there for a while. It was rented, and a flatshare between several young-ish people. Just like the Victorian conversion flats that person lived in before and after.

    Like Crispy says, we want more small-unit flats as new build, so that existing larger houses can be used in the way that best suits them instead of being split up into awkward flats.

    This obsession with complaining about "Luxury" flats is stupid. We all know it's just developer-speak for bog-standard normal-spec flats. Don't we?
     
  21. editor

    editor Taffus Maximus

    That very much depends on the price.
     
  22. teuchter

    teuchter je suis teuchter

    What has a developer labelling something as "luxury" got to do with the price?
     
  23. editor

    editor Taffus Maximus

    Because some flats sold as luxury flats actually are upmarket offerings and thus come with a price tag to match.

    Pretty obvious I would have thought, but there you go.
     
  24. teuchter

    teuchter je suis teuchter

    So you are telling us that luxury flats with an upmarket price tag, are flats with an upmarket price tag.
     
  25. lefteri

    lefteri Well-Known Member

    a proportion of a development that size will be social housing, either shared ownership or socially rented or a mix of both - If it's a barratt development it is almost certainly jointly run with a housing association and they will have a say in what mix of affordable flats is built. Any development over 25 units or so (if memory serves) must have a percentage of affordable flats - in some cases these are built in a separate building but usually not - the percentage used to be 40% but is now less - it is set by the mayor and since Boris Johnson has been in charge it has been driven down, no doubt due to pressure from developer friends. Any privately sold newbuild flat is called luxury in the marketing blurb - I though everyone realised that, it's basically a meaningless term
     
  26. editor

    editor Taffus Maximus

    Site is totally flattened now and there's a sign up for Barrett Homes. Still no idea what the mystery house being built is for.
     
  27. Gramsci

    Gramsci Well-Known Member

    Im a bit confused here. Is this a Barrret development? As the Planning committee meeting where this was last discussed names Places for People Group as applicant.

    http://www.lambeth.gov.uk/moderngov/ieListDocuments.aspx?CId=441&MID=7151

    A section106 agreement has been agreed. A Deed of Variation on 21/4/2011 between Places for People Group and Lambeth Council.

    Point 12 of Deed says that developer pay for / provide following as part of agreement of application:

    £30 000 for maintenance of open space
    £23 500 for local environmental improvements
    £6 500 for car club
    £178 010 for local education

    Also provision and permanent retention of affordable housing as laid down in 6.3.4 (which I cannot find. Must be an officers report somewhere).

    Permanent retention of business accommodation to provide local employment.
     
  28. editor

    editor Taffus Maximus

    Does that translate into "permanently empty office spaces" like the flats next door?
     
  29. Gramsci

    Gramsci Well-Known Member

    Looks like it to me.
     
  30. editor

    editor Taffus Maximus

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