Victory for residents - 8 Albert Embankment

Local residents have once again secured a major victory against the London Fire Authority’s handling of the plans to develop the site behind 8 Albert Embankment.

Residents of Whitgift House and Whitgift Street, supported by your local Labour Team, have consistently called for the Fire Authority to drop its unsatisfactory developer, Native Land. We are pleased to report that this hard work has paid off, and that members of the London Fire and Emergency Planning Authority yesterday voted to discontinue using Native Land.

Joining local campaigners Visakha Chandrasekera and Michael Ball at the London Fire Authority HQ this afternoon; Councillor Steve Morgan and Labour candidates Joanne Simpson and David Amos spoke out on residents’ behalf and publicly called for the abandonment of Native Land. Steve and Joanne also both met high level management of the Fire Authority last week to warn the body that they intended to publicly denounce the use of Native Land. Steve and Joanne highlighted three main issues: lack of public transparency, woeful levels of affordable housing and a contemptuous lack of regard for the opinions of local residents.

Your Labour Team is delighted that the Fire Authority has finally decided to listen to the concerns of the community and has realised that an alternative developer would produce a better deal, not only for local residents, but for the financial future of the Fire Authority too. This is a fantastic result and thoroughly deserved of the hard work and dedication of the local campaign.

You can be assured that your three Labour candidates David Amos, Chris Marsh and Joanne Simpson will continue to monitor this issue closely and ensure that the Fire Authority proceeds in its new choice of a developer in a transparent way. Your local Labour team will continue to support residents to ensure we secure the best benefits for the community.

Pictured: local campaigners at an earlier protest against Native Land outside the Fire Station

Residents say no to Fire Authority's dodgy developer

Residents of the Whitgift Estate and beyond have reacted angrily to the London Fire & Emergency Planning Authority (LFEPA)'s decision to continue working with their completely discredited development partner (Native Land) for their plans for the fire brigade sites behind 8 Albert Embankment.

In May the Planning Inspector threw out Native Land's scheme on the grounds it would unacceptably reduce light to Whitgift House and Whitgift Street. This was after a sustained campaign from local residents, supported by local councillors, Kate Hoey and Lambeth's Planning Committee.

The developer has ignored local concerns about light, local businesses, and affordable homes. It claimed that the development would not be viable if it included affordable housing, but has refused to reveal details of the secret deal cooked up between them and LFEPA, which is believed to involved a figure of £40 million.

Residents and councillors recently met with a fire brigade official to explain that the community has no confidence in Native Land and that they must employ a new development partner and start afresh if they want engagement from the local community.

LFEPA have ignored this demand - Native Land have put together a new proposal for the sites. They attempted to exhibit their new plans this evening - but local residents protested outside the sham consultation meeting.

Pictured: Maddy Howatson, Joanne Simpson, David Amos and Eileen Bagge outside the Fire Brigade

Victory for Whitgift Street residents as Planning Inspector throws out Fire Brigade scheme for blocking out the light

In a major victory for residents of Whitgift House and 2 Whitgift Street, the Planning Inspectorate has thrown out the appeal by developers of the Fire Brigade Headquarters sites.

Lambeth Council's planning committee rejected the scheme back in December 2011, but the developers appealed to the Planning Inspectorate. An Inquiry was held in February and March this year.

The scheme would have developed the site sitting immediately opposite Whitgift House, replacing the low-rise warehouses with two huge slab towers of 12 storeys and 15 storeys, which would have blocked out most of the light reaching the residents on the other side of the road. The Planning Inspector agreed that the reduction in light to Whitgift House and 2 Whitgift Street was unacceptable, and rejected the developers' appeal.

He stated: 'there would be harm to the living conditions of the occupiers of Whitgift House and 2 Whitgift Street as a result of loss of daylight which would be a substantial loss of amenity.'

Local residents represented their interests at the Inquiry, presenting their own case to the Inspector. Councillor Mark Harrison and Kate Hoey MP supported residents by giving evidence at the Inquiry.

Mark said: 'I'm delighted that the Inspector has listened to residents of Whitgift Street and recognised this development would block out the light from their home lives. This decision vindicates residents' long and effective campaign, for which they deserve huge congratulations. They have shown that bullying developers can be defeated. We welcome new homes and new jobs in Lambeth, but not at any price. I hope a new proposal for these important sites comes forward which respects the rights of existing residents and brings the benefits from development which Lambeth needs and expect.'

Mark argues against Fire Brigade development at Planning Inquiry

On Friday local councillor Mark Harrison gave evidence to the Planning Inquiry which will decide whether the redevelopment of the Fire Brigade HQ will go ahead. The proposed development is over three sites - the riverside fire station building, the large warehouse site on Whitgift Street, and the small site at the corner of Black Prince Road and Newport Street.

Lambeth's Planning Committee turned down the development last year, but the developer is now appealling that decision.

The Whitgift Estate Residents' Association, the Friends of Lambeth High Street Recreation Ground, and the Kennington Association are putting their own case against the development at the Inquiry, as well as the Council.

Here is what Mark said to the Inquiry:

My name’s Mark Harrison, and I’ve been one of the local ward councillors for Prince’s ward since June 2009. I’ve lived in the immediate area for eight and half years, have been very closely involved in the Ethelred Estate’s Tenant Management Organisation for many years and know very well the problems of worklessness and deprivation which many residents suffer from. I’ve also worked very closely with the Whitgift Estate Residents Association, Vauxhall Gardens Estate Residents Association, and Friends of Lambeth High Street Recreation Ground over several years.

Over time as a councillor I’ve come to realise importance of the KIBA policy (Key Industrial and Business Area) and the need to defend it against incursions. Once the principle is conceded developers have opened a door allowing them to develop a residential scheme. The point of KIBAs is to preserve land for employment. In the Newport Street/ Southbank House KIBA there are many businesses employing local people which, because of the nature of their enterprise, could not share their site with housing – like Costa Coffee (70% employees local), and James Knight (50% local employees). We need to have businesses providing jobs for people living locally – residents of local estates who might have low skills and qualifications but who are willing and able to work in a food preparation facility, a mechanics, a dry cleaning facility, or a shop. Central London also needs sites for services like these which enable the West End and Westminster to function, and minimise unnecessarily long delivery journeys. KIBAs allow us to preserve a mix of employment generating uses and prevents Lambeth becoming an economically dead dormitory suburb.

For these reasons the sacrifice of the principle of a KIBA should only be for the most persuasive of reasons and the highest quality building. This is neither – it’s a development with a hugely negative impact on local communities and few benefits.

In particular the offer of 7% affordable housing is totally derisory. If Lambeth is to compromise on the principle of the KIBA policy, and allow a mixed use development, the development HAS to provide both more employment space AND the 40% affordable housing we expect and demand.

I’m not an expert on viability studies – all I know is that they seem to change with the wind and that I don’t trust them for a second – but to me they are irrelevant in this case. Why should we sacrifice this crucial point of principle because a developer claims the sums don’t stack up? Frankly, that is not the problem of residents of our area. If we are suffer the negative effects of this development, then the least we should expect are a decent number of affordable homes and a decent number of jobs. This does not provide this.

The developer has previously tried to persuade me that the development is great because it will enable the London Fire Authority to pay to upgrade its fire stations across the capital. Obviously LFEPA is keen to upgrade Lambeth Fire Station – but how it chooses to pay to do that is not really a concern of local residents. And upgrading fire stations in north London is certainly of no benefit to residents living around this site. It’s up to LFEPA how it finds the cash to upgrade fire stations across the capital, but residents of north Lambeth should not be singled out to foot the bill. We should not be pressurised into accepting an unacceptable development on these grounds.

This alone would be sufficient to reject this development, but then there is the issue of loss of daylight for the residents of Whitgift House, which residents have spoken eloquently about this afternoon, and which I believe the expert witness Mr Littlefair was very clear would be totally unacceptable. In addition to the residents of Whitgift House and 2 Whitgift Street, we need to consider the damaging effects that plunging Lambeth High Street Recreation Ground into darkness will have. We have worked hard as a community over the past few years developing a fantastic refurbishment plan for the park, which will help make it pleasant and safe, and build a new water feature. We have serious concerns that the dingy light left by the development will hinder plant growth and cause the water feature to moss up; as well as reducing the amenity for park users as it is left in the shade.

I would like to also briefly highlight some of the other objections the three councillors for Prince’s ward made to this application:

We’re particularly concerned by Building G, to the east of the viaduct. The plans were for this building to be entirely affordable housing. We strongly believe this would accentuate social segregation and work against the key planning principle of creating mixed communities. In our area we have a cleavage between the rich riverside strip, and the two large and deprived estates on the other side of the viaduct. This development relegates its affordable housing to the side of the viaduct which already suffers from severe deprivation. Building G should contain more private housing, and more affordable housing should be on the west side of the viaduct. We also feel there has been a missed opportunity to include a retail unit in the ground floor of Building G, which would join one of the few local small local parades of shops (Black Prince Road) which is flourishing and expanding. We also feel Building G has an inappropriate appearance – it is surrounded by handsome and well proportioned Victorian buildings which the current design has no relationship to. It appears the architect has designed Building G as an afterthought, unimaginatively using the same style as the unrelated buildings west of the viaduct, and not even bothering to square off the south side of the site to create a right angled building which would suit its prominent corner plot.

Finally there is the level of parking spaces. I’m not aware if the number has changed since we first objected, but we strongly believe this should be a car free development, with the exception of parking for the fire brigade, disabled drivers and car club spaces. This is Lambeth policy across the borough for all developments, and we particularly feel that this city centre location means residents do not need to add to congestion by owning a car.

More road changes around Lambeth

Gas main replacement work is going to result in part of Lambeth High Street being closed for up to three months. The section between Black Prince Road and Whitgift Street will be affected.

The section of Newport Street between Old Paradise Street and Whitgift Street continues to be closed because of building work.

That means traffic will have to go via Lambeth High Street, Whitgift Street and Newport Street to travel north/south.

Officers have also informed us that the developer of 20 Albert Embankment (Hampton House) has applied to vary the kerbline of the pavement and permanently 'stop up' part of the wide pavement there, in order for the building there to be constructed. The plan below shows how the pavement will be squared off and narrowed to accommodate the new buildings.

Dates announced for Fire HQ planning appeal

The Planning Inspectorate have now set the dates for the London Fire Authority'a appeal against Lambeth Council's decision not to grant planning permission to their scheme for the Albert Embankment, Whitgift Street  and Black Prince Road.

The dates are:


23 October 2012 - deadline for comments from interested parties (residents)

26 February 2013 – date of the inquiry.

The case is now on the Planning Inspectorate's website.


Your councillors objected to the plans - read our objection here.

Costa Coffee proposes 25m hopper for Old Paradise Street

Costa Coffee have submitted a planning application to increase the capacity of their roasting facility next to the railway on Old Paradise Street.

The plans include a 25 metre high hopper for roasting coffee - about the same height as the police building and Sugden boilerhouse chimney on the same street.

The plans have the potential to affect residents of Gabriel House, and users of Lambeth High Street Recreation Ground (Old Paradise Gardens).

You can view and comment on the plans here.

Developers to appeal fire HQ redevelopment

On 31 July it was announced that developer Native Land and the London Fire Brigade are going to appeal Lambeth Council's decision to reject their plan to redevelop three sites around Albert Embankment and Whitgift Street.

Residents of Whitfgift House have been fiercely opposed to the scheme, which will deprive most of their homes of sunlight for much of the year. Local councillors supported residents by making our own objection when the scheme went to the Planning Committee last year.

The appeal means that the Planning Inspectorate will now decide whether the multimillion pound redevelopment goes ahead.

Fire Authority spin doctors messed up the announcement of the appeal by accidently copying Kate Hoey MP into their email discussion about when to reveal the news. They revealed their main motivation by saying 'I am keen the timings are exact on this. £40million is not a sum to be sniffed at and the comms are important to get right to help with the appeal.'

Kate Hoey responded:

'We will fight the fire authority tooth and nail over this ridiculous scheme. As a publicly accountable body they have totally ignored the wishes of the local community. The developer they are in cahoots with are being greedy and involved only to make huge profits. They will not get away with this.'

Planning Committee see Whitgift Estate's concerns for themselves

On Saturday morning members of Lambeth's Planning Committee made a site visit to the Fire Brigade HQ and associated buildings which are the subject of a major planning application. Dozens of concerned local residents joined the visit to make their objections to the scheme known.

Residents of Whitgift House showed how the proposed new residential slab blocks would overshadow their building, depriving it of almost all daylight during the winter months. The Friends of Lambeth High Street Recreation Ground explained how shadowing from the new buildings would affect plant and tree growth, and make the new play fountain prone to moss growth. And local councillors Steve Morgan and Mark Harrison explained how putting all the social housing for the scheme into a building on the other side of the railway tracks would contribute to social segregation in the area, and not create a mixed and balanced community.


The application is due to go to the Planning Committee tomorrow evening.


Pictured: participants in the site visit look across to the Whitgift Street site from the back of the Fire Brigade HQ.

Councillors object to Fire HQ redevelopment

Prince’s ward councillors’ objection to 10/04473/FUL – Fire Brigade HQ redevelopment

We wish to object to this development on the following grounds:

-Proportion of affordable housing. 7% is completely insufficient and far short of Lambeth’s 40% target. We are suspicious of the developer’s claim that any more would make the scheme unaffordable – they have radically revised their scheme on several occasions, having previously said this would be impossible.

-Level of parking spaces. The site has a PTAL level of 6 with excellent access to public transport. There are excellent bus, tube and bike hire services within walking distance and most of central London is walkable from the location. Therefore it should be a car free development. Only parking for the fire brigade, disabled drivers and car club spaces should be provided. The unnecessary 69 parking spaces will significantly increase traffic in the area. Residents of the new buildings should not be entitled to on-street parking permits.

-Location of affordable housing. Building G is entirely affordable housing. This accentuates the division the railway viaduct makes between a wealthy riverside strip of land and the deprived estates to the east of the viaduct. Affordable housing should be located to the west of the viaduct and Building G should contain private housing to create a better mix of housing tenures in both locations. Currently the proposal contravenes the London Plan policy to create mixed and balanced communities.

-Loss of commercial space in Building G. Building G is opposite the shops and pubs of Black Prince Road, and is an obvious place for a ground floor retail/ restaurant unit to contribute to the successful local cluster of businesses operating there. Lambeth’s planning policies do not allow bedrooms on the ground floor in this area because of the risk of flooding.

-We believe the design of Building G is a missed opportunity to create a well-designed and well-proportioned building which will complement the similar-sized heritage buildings around it (the Ragged School, the Queen’s Head, and the Jolly Gardeners).

-We also have serious concerns about the effect on light to Whitgift House. Analysis by GL Hearn commissioned by Lambeth Council clearly states that all but one of the windows tested will transgress the BRE Report guideline values for VSC. All rooms will transgress the BRE report guideline on the first floor, and 10 rooms will transgress the BRE guidelines on the second floor. There are further transgressions on the higher floors. It further states that 28 of 63 windows would not meet the BRE guidelines on Sunlight amenity. These reductions to the daylight and sunlight amenity are considerable and will have a serious impact on the amenity of the residents of Whitgift House.


Whitgift House residents have launched a petition against the scheme - you can sign it here

New Florian Place proposals to be publicly exhibited

Developers have announced an exhibition of their revised proposals to redevelop 8 Albert Embankment, the site to the rear on Whitgift Street, and the site at the corner of Black Prince Road and Newport Street. All used to be part of the London Fire Brigade headquarters.

The previous proposals did not make it to Lambeth's Planning Committee as officers objected to the loss of employment land, and local councillors objected to the lack of affordable housing.

The new proposals are significantly revised:

-the proportion of affordable housing rises from 10% to 29%

-there is an increase in commercial floor space

-there are big changes to the heights of the new buildings, to better preserve the views of listed buildings

The exhibition will take place on:

-Friday 11 February between 2pm and 6pm

-Saturday 12 February between 10:30am and 1:30pm

at: Lambeth Fire Station, 8 Albert Embankment, SE1 7SP

You can view the planning application and comment on it on Lambeth's Planning Database

Strong local reaction against proposed Newport Street nightclub

Local Labour councillors are supporting residents objecting to a nightclub opening in Arch 145, Newport Street.

The applicants have applied for a licence allowing alcohol sales, music, refreshments and entertainment until 6am at weekends and 4am on weekdays.

Councillors alerted local residents to the application by sending a letter. Lambeth's Licensing Department have received 18 objections, as well as a petition with 24 signatures, ahead of next Tuesday's Licensing Committee meeting.

Councillor Mark Harrison is planning to speak against the application next week. He said:

'Newport Street is a quiet residental street and is not appropriate for a late night club. Noise from the club and its customers risks disturbing residents of Newport Street, Lupino Court, Whitgift Street, and Gabriel House. I'm a supporter of our Vauxhall nighttime economy, but nightclubs can't be allowed to spread into quiet residential areas like this.'

Local councillors to oppose development

Developers have submitted their application to redevelop the Fire Brigade's buildings at 8 Albert Embankment, Whitgift Street, and the corner of Black Prince Road and Newport Street.

You can see all the details of the plans on Lambeth's Planning Database

Local councillors were surprised to be told that only 32 of the 360 proposed flats will be affordable. Lambeth's target for all new buildings is 50%.

Councillor Mark Harrison said 'we are planning to oppose this development, as 10% is a derisory proportion of affordable housing. New developments need to benefit everybody in Lambeth, and not just provide private flats for wealthy people. We understand that the developers are paying for a refurbished fire station, but we don't think this is an excuse for not providing affordable housing.'

Planning matters

8 Albert Embankment

Developers are holding an initial consultation event about their plans for the former headquarters of the London Fire Brigade at 8 Albert Embankment. The site is in three parts - the landmark building on the riverside, a large site between Whitgift Street and Southbank House (pictured), and a small carpark site at the corner of Black Prince Road and Newport Street. Developers are proposing a mixed use development providing a new fire station, homes, retail and commercial space.

They are holding an exhibition at the Fire Station at the following times:
Thursday 25 June, 4pm - 8pm
Friday 26 June, 3pm - 6pm
Saturday 27 June, 10am - 1pm

You can also share your thoughts or request more information by contacting Azizun Choudhury on:
0870 066 8734
azizun.choudhury@fourcommunications.com
8 Albert Embankment SE1 Consultation, FREEPOST RLSX-KHXT-BGSR, Four Comunications, 48 Leicester Square, WC2H 7FG



Bondway, Vauxhall Cross

Planning permission is being sought for a 42 storey building just outside Prince's ward at Vauxhall Cross. Lurking About SE11 Blog has a good summary of the issues with links to the application and the Viva Vauxhall group's objections.

All in a week's work for SE11 Labour

Last Saturday residents from the Ethelred and Whitgift estates met at Pory Hall for a coffee morning with councillors and Kate Hoey MP. It was a good chance for people to meet their neighbours and chat, discuss some of the problems both estates are facing, and an opportunity for Ethelred TMO board members to update councillors on efforts to get the Council to sort out the estate's CCTV and doors. There is some optimism that the new Lambeth Living Chief Executive is keen to sort the problem out, but there is a still disagreement about the service charge residents will be expected to pay.

On Monday the Vauxhall Gardens Estate Tenants and Residents Association met for the first time in a few months. Major works are underway across the estate, and there was concern that scaffolders are blocking streets and car parks, and that builders are not cleaning up after themselves properly. Mark Harrison offered Labour activists' assistance in taking round a petition against coaches parking on the streets around the estate at weekends, which has been causing a nuisance in the area for several years.

On Tuesday the Kennington, Oval and Vauxhall Forum held its quarterly public meeting at the Pedlars Acre Hall in Kennington. There was concern that pavements are being left in a poor state when street lighting is replaced. Complaints were raised against the lack of a review of the Kennington controlled parking sub zone, which Cllr Stephen Morgan promised to take up. There was an update on the Mayor of London's cycle hire scheme - Lambeth will be applying for planning permission for around 30 docking sites in the north of the Borough. John Kazantzis, Lambeth's Cabinet Member for Business, gave a overview of how Labour is trying to help small business in Lambeth through the recession. Finally, Stephen Morgan gave an update on plans for a craft school and museum on the Beaufoy Institute site in Black Prince Road, and plans for a community hub on the old Lilian Baylis School site. Both are progressing well, if slowly.

On the same evening Labour supporters joined members of the Portuguese community at the Casa Madeira restaurant on Albert Embankment for a fantastically-successful fundraising dinner. Leader of Lambeth Council Steve Reed, and London Assembly Member Val Shawcross both practised their Portuguese, to the pleasure and amusement of everybody there.

Ethelred coffee morning announced

Our next community coffee morning will be for residents of the Ethelred Estate, Whitgift Estate, and Ethelred Towers. Over the next couple of weeks people will be receiving invitations to this event, which will be held in Pory Hall, on Lambeth Walk.

The coffee morning will take place from 11am to 12:30pm, on Saturday 4 April. Pory Hall is on the first floor of Pory House, above the the ACA Enterprise shop. In the picture shown it is behind the murals. Many thanks to Ethelred TMO for allowing us the use of the hall.

Your councillors and Labour Action Team will be there, along with TMO Board members, and committee members from the Whitgift and Ethelred Towers boards. The police Safer Neighbourhoods Team have been invited.

Strawberry planting

Children, parents, and grandparents are invited to a special strawberry planting session, taking place in the Lambeth High Street park.

The session is organised by the Garden Museum and the Whitgift residents association.

It will take on 30 March, from 2pm to 4pm.