Discussion in 'Brixton' started by editor, Jun 3, 2014.
No 1-bed units at all - all 2 and 3. Curious.
Buy to let investment market is what they'll be aiming at I'd guess.
I give up. Brixton is going to be all flats, offices and boutique shops.
Real people and real work will be exiled from the borough.
On Radio 3 last night they were discussing culture and sleep - in particular with reference to HG Wells Time Machine.
Whereas previously the Morlocks from the Moorlands could work in the daytime cleaning hospital and hotel laundry at the Walton Lodge premises, they will now be further marginalised into early morning/late evening cleaning jobs in Your New Town Hall and various service flats it seems.
Lexadon is a developer who rent out (at the high end) themselves. They don't normally sell to others AFAIK.
Lexadon tend to develop to hold rather than sell. So although they are unlikely to be sold on to investors, yes they are likely to be let.
Lexadon must be absolutely RAKING it in now. On Coldharbour Lane alone they own multiple large and lucrative properties. The owners are some of the richest multi millionaires in the country.
Can't help thinking it would be nice if they gave a bit back sometime. After all, they are operating their upmarket business in one of the most deprived wards in Lambeth.
is it empty? back in the day that would have been raved hard.
With its financial power - secured by locked-in gains of tens of million pounds - Lexadon can buy anything it wants and make even more easy money.
Tax rules, planning laws, housing policy and population growth have created a perfect brew for the Knights.
Its not just Brixton this is happening in. Soho is under threat and Denmark street "tin pan alley" is going to be "redeveloped".
Had a look at the Standards property porn section on Wednesday.
The Hat Factory in Hollen street (Rushy put picture up of it) is according to ES (page 30 of property porn section) being redeveloped into "12 chic apartments" for "bankers, business executives and the idle rich". ( And ES think this is all wonderful. They keep on going on about the wonderful benefits of Crossrail to put up house prices. As though that was the point of any infrastructure or regeneration development. )
I remember Hollen streets Hat Factory being the home of small media companies. Apart from its "sex and sleaze image", as ES puts it, that is now going as "Soho (is) lurching upmarket" Soho was a good example of an area which was a mixture of housing and real work as CH1 puts it. Film and media had been in Soho for years. Made it an interesting place. Ken Loach and Mike Leigh still have offices in Soho.
page 38 of same edition of ES business media section has article on those opposing what is happening to Soho.
No area in central London is now safe from property developers.
A public 'consultation' is being held on Sat 24th Jan for all of three hours.
Apparently this will be repeated on 31st January
On behalf of Lexadon Property Group you are invited to a public consultation to view and comment on the proposals at the former Laundry Factory
Walton Lodge 374 Coldharbour Lane London SW9 8PL.
Saturday 24th and 31st January 2015 10am to 2pm
Unusual for Lexadon to stage a consultation - maybe they think it necessary to try to gain some public acceptance on this particular project?
Went to see the consultation plans. Well its flats with business units underneath. They did say that they would be re looking at the plans.
Gave me a chance to take some photos of the Laundry now all the equipment has gone. Its a magnificent space. Does not look like much has been altered since it was built. I did say it would be good if some of the original features could be kept.
best brick mountain i've seen for a long time.
read today that 70% of new builds in London are sold to "overseas buyers". makes my blood boil. time for Boris to fuck off.
great pictures. all that value and industry to be replaced by little boxes for rich people to bed down in for a few years before moving to the country.
it'll be like a richman's ghetto soon - posh shops, posh people, all being served by the minimum wage slaves who will make up the rest of london. christ, i haven't seen a mondeo man in london for about 20 years. i honestly think the place is going to start creating a lot of boredom and unhappiness.
History of the laundry on the companies website. At end of it some old photos of inside of laundry. Shows how little has changed.Mainly employed women. Was family owned business to the end.
They built buildings to last back then.
I went too (in the morning). Most people drifting through seemed to be from the Barratts development next door (understandably).
Time will tell, but the impression I got was that this actaully was a case of consulting the neighbours - as opposed to presenting a finished scheme ready to wham into planning as the Higgs Triangle developer did.
Seems at this stage that Lexadon are offering a fair bit of employment generating space in the form of office space, along with some retail similar to Brixton Village, with varying amounts of residential (which, being Lexadon, would be rental at a full price).
They seemed open-minded about making a access through the laundry building (and retail units they propose) through the railway arch behind into whatever Brixton Central are cooking up between Lambeth and Network Rail. However it was illuminating to find that there had been no contact on this issue as of now between Lexadon, Lambeth Regeneration or Network Rail.
I should say that High Definition was around to ask the clever questions, and managed to get us access to the offices in the front part of the building (which might make nice flats - though I don't recall if this was on the plans. I will check next week, when they are running another open day.)
I'm not convinced that there's really that much scope for actual change in this consultation. It might be handy for them to get a few ideas off locals, but it's still going to be unaffordable upmarket private flats.
*hoping to be proved wrong.
To be quite honest I think they need to get their commercial/business lettings side sorted out. Jerry Knight was there, and was not actually that different to what I expected. He said that he now has a tenant sorted out for the Angel (though he did not give details). If the Angel was sorted out - and the business units at the Viaduct I think he would have more credibility as regards a mixed development in the Walton Lodge Laundry.
I don't know what to say about the affordability. Are you going to the Tale of Two Cities on Monday? Be interested to hear what their prescription is.
IMHO the current situation is closely related to the cure for the so-called crash. QE forcing interest rates down and assets prices up. Seemed to be the message of the BBC2 programmes The Super-rich and Us.
You're right. Why bother building any more flats or houses? They're only for the rich so lets just stop and shrink the supply further, that will help bring down prices.
Dianne Abbot seems to be proposing interesting policies re development and property taxes - but will this block her from becoming the Labour candidate, and even if she was elected Mayor, would she be allowed to put this into practice?
The power of capital now seems as great or greater than the mediaeval church if you ask me.
These are excellent pictures.
As for keeping these features at the back, Lexadon were discussing this.
That said, the plans on display involve digging out a basement, having office space in the basement, retail/arcade at ground level and flats above with a totally altered roof, curved so as not to obstruct light to the Barratts block.
In discussion they were talking about having a block of flats right at the back leaving the possibility of keeping the existing factory structure as a retail/market space potentially linking in to the railway arch at the back and the Brixton Central development in Valentia Place (should that be built).
I expect it will boil down to construction cost vs rental income, and an approach keeping the existing structure at the back could be cheaper to build and manage. They certainly seemed to be up with events in Brixton Village, and see duplicating this as one business model.
The Angel is to become Sodo Pizza. They have branches in Clapton, Shoreditch and Honor Oak.
Could you say how you know this?
I've looked them up and they're certainly pushing all the on-trend buttons - craft beer, serving specialist, exposed brick walls etc. Pricey at £8-£10/pizza though.
I have reliably been told this too.
It appears that your reliable source is unreliable!
Cheaper than Firezza
Or that a journo with a history of describing £8-10 meals as unaffordable and berating the type of people who attend such establishments isn't the person you want breaking your story!
Either way, let's wait and see. I commented in haste and have just realised that the previous poster who mentioned it was a random newbie so wish I had not!
This kind of needlessly personal response really makes me despair.
If they did indeed bother to look at the site before responding, they would have found very little to support your strange assertion, but would have most likely come across the most comprehensive review of Brixton restaurants and cafes online - and - dare I say it - quite probably found it a fair and reasonable.
Sorry, I've not heard of them but Sodo's pizzas would certainly have been substantially pricier than those of the highly rated and hugely popular Franco Manco - their prices range from just £4.50 to £6.95.
But I don't think it's aimed as a dig at you - but an assessment that a smallish business might not want to repeat an OTC experience?
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