Archive for November, 2008
During the last campaign for Mayor of London, the then Tory Mayoral candidate Boris Johnson has made in plain that he will oppose tower developments in suburban locations. He said: “When I look at some of the plans for the 27 phallocratic towers that Ken wants to erect in the suburbs, I wonder whether we have learned anything from the experience of the last 50 years.“
According to an article in the Evening Standard last May:
11 out of 21 proposed towers in London are at risk of being vetoed by the new Mayor, and three supported by local councils could be kicked out after public inquiries amid growing concern that tall buildings are blighting the London skyline. A further seven, including the ‘Walkie-Talkie’ at Fenchurch Street, were given planning permission before Mr Johnson was elected and he can’t overturn this.
Mr Johnson has warned he will not approve skyscrapers if residents are opposed to them and today confirmed he will redraw the planned skyline as a matter of priority.
In addition, his new planning adviser is Sir Simon Milton, former head of Westminster council who fought off a succession of skyscrapers in central London, including Victoria station.
The Mayor has the power to veto any project before it has been given planning permission.
So therefore we are all strongly advised to let them know our views!
Wandsworth Borough News is publishing each week letters that you sent giving your views and objections on the planning proposal to build two 42 storey towers overlooking the railway at Clapham Junction Station (I will talk about it in a few days).
Click on the picture to enlarge.
A shorter version of the article is also available online.
There are two points that I would particularly like to comment upon, that I highlighted on the paper’s display.
First it is interesting to note that:
“The developer, Metro Shopping Fund – which is made up of Delancey and Land Securities – said it could not afford the affordable housing because of the cost of the station improvements, which include two new escalator entrances – on St John’s Hill and Grant Road.“
This is actually a point that the Battersea Society made in commenting about the proposal months ago, saying:
“The scheme includes a large amount of housing but, contrary to both Londonwide and Wandsworth planning policies, it is not proposed that any of it should be affordable housing. It is astonishing that the proposals are proceeding on that basis. The Mayor of London can be expected to take a close interest in the matter.”
Maybe the developers are showing here their concern for the community, by choosing to ignore the local planning policies.
The Mayor of London (and his office for planning decisions) commented on that point, and while considering that
“in broad terms the application does not comply with London Plan policies. Further discussion is required with the applicant and the Council regarding the provision of transport improvements in lieu of affordable housing provision [...]“
However the Mayor is apparently happy to approve the plan if “reasonable” funding for the station improvement is provided. And you will probably find it interesting to know that Boris Johnson says:
“The towers would be attractive city elements contributing to London’s skyline.”
Secondly, a Wandsworth council spokesman said
“If developers want to build big towers then they have to provide some community benefit; contributing to significant sums of money enhancing Clapham Junction station would clearly be a community benefit.“
In other words, the developers should be able to build whatever they want, as long as they give some money for the station improvement. As the Councillors of Northcote Ward wanted to clarify recently that the Council was not putting forward the proposal redevelopment, it looks at least that they are showing an interest.
In addition I would like to question the second comment from the Council’s spokesman, as saying “the decision would be made solely on planning guidelines“. Does that mean that peoples objections will be ignored?
As we focus on the planning proposal for Clapham Junction redevelopment, other applications for skyscrapers (is Wandsworth an attractive place for tower blocks or is it that some people in the council are fond of very tall buildings?) have been put forward in other parts of Wandsworth Borough.
Two residential skyscrapers supposed to create a ‘new urban quarter’ and comprising 1,000 apartments as well as 200,000 sq ft of shops, restaurants and offices.
Height: Up to 145m (475ft) with 42 storeys and 32 storeys.
Location: 16.5-acre site of the Young’s Ram Brewery, Ram Street, SW18.
The final decision is due on the 2nd of December.
I personally welcome the development of this area. The planning application seems much better proportionate than the Clapham Junction’s one and taking into account the community in term of:
- affordable housing,
- family accommodation (flats ranging from studio to 4 bedrooms),
- shops, community and leisure areas,
- resident vehicule car park and public parking,
- public squares and riverside walk.
However I do object in my letter to the Council about the disproportionate size and shape of the two towers, that would much better insert into the area with a reasonable height. As the surrounding buildings in the immediate context of the site are of an approximate maximum height of about 10 storeys (including the new constructions), a proposed development of this height, design and scale would incongruously pierce the skyline, with little relationship between the proposal and the adjoining buildings, and could actually affect negatively the whole borough in the future.
In addition, I would like to highlight that, as with other planning proposals for Putney (application rejected by the planning committee on the 6th November) or Clapham Junction, insufficient information has been submitted regarding the impact of the tall building. Insufficient details have been provided of the buildings’ impact on long, intermediate and short distance views and protected viewing corridors (as required in accordance with the CABE/English Heritage jointly produced Guidance on Tall Buildings ).
A good example could be learnt for this development from the Victoria Transport Interchange proposal, as plans have been scaled down massively and the developer, Land Securities, was forced to change plans from two 128m towers and a third building of 90m to only one tower of 80 meters and 20 storeys.
You might join me and urgently let the Council know your views about this proposal, especially the construction of 2 white tower blocks 150m high (similar to the size proposed at Clapham Junction).
Contact: Laura Belton or Toby Feltham
on (020) 8871 6644
The Planning Service
Technical Services Department
Wandsworth High Street
London, SW18 2PU
QUOTING Ref # 2008/0955 – Ram Brewery/Capital Studios/Duval Works planning application
Update 28th November 2008: I have just been informed that Brewery site has officers’ recommendation to accept next Wednesday
I have setup a petition against the planning application for the redevelopment of Clapham Junction station, asking for the refuse of the two 42 storey skyscrapers.
Feel free to sign it and tell your friends.
Delancey and Land Securities have been commissioned by Network Rail to plan a redevelopment of Clapham Junction Station. The scheme was originally made by three towers (thanks god they reduced it!) sat on a large podium with Clapham Junction bounding the triangular site to the north, Falcon Road to the east and St John’s Hill to the south.
The project has been designed by architect firm, ColladoCollins, who have planned the first few floors of the scheme be a huge shopping mall offering 25,000 square metres of retail space.
Yes, the leaflet distributed by the Council shows the towers from close up, but they are cut short so you cannot assess the current size.
Have a look below:
Showing the pictures below in its presentation, the designer was saying: “Then you begin to have an idea of the geometry of the towers. And this is rather nice. For the first time you see these tall building emerging…“
Yes, in fact what the local resident can now see properly is how big and overwhelming the development is. In other words: an eye sore to the area!
And, last but not least, for those who doubt about the new tower blocks dwarfing the whole area, just compare with the surrounding existing towers:
Have your say and let the Council know your views!
Martin Linton has published a letter regarding the development proposal in Clapham Junction.
New development in Clapham Junction
Do you want two 42-storey tower blocks at Clapham Junction station? This is the centrepiece of a proposed redevelopment plan for the station approach which will also include a new shopping area and two new station entrances.
I have consulted local people and the overwhelming majority are against towers of that height. So I am opposing the scheme on grounds of height.
They are also against allowing the developers to build 550 luxury flats without any affordable housing. I am opposing it on those grounds as well.
I hope you will also submit your view to the Council and send me a copy.
Councillors will decide whether to approve the scheme in February. They can give it conditional approval – for instance they can say the height of the tower blocks must be reduced or that half the flats must be affordable.
There are benefits in this scheme for station users. The development will allow Network Rail to close the dangerous gap on platforms 15 and 16 and will pay for new station entrances with escalators on St John’s Hill and Grant Road.
(This is quite separate from the £9 million project already under way to provide new lifts to all platforms which fulfils a promise made by the Labour Party to make public transport accessible to all and is funded directly by the Government’s Access for All scheme. It will open next year.)
But improvements to Clapham Junction station don’t mean we have to have two huge tower blocks. They would be among the tallest buildings in London, double the height of council tower blocks on the nearby Winstanley estate and ten times the height of most of the shops in Clapham Junction.
I don’t mind if we have clusters of tall building in the City, in Canary Wharf and in Vauxhall, but two isolated towers would be an eyesore in Clapham Junction. I want our part of London to stay on a human scale.
I also fear that 556 flats and 239 residential car spaces are going to create even more traffic and overcrowding around what is already Britain’s busiest station.
What’s more, the development would cost 250 jobs at the PCS union (who have not yet agreed to sell their building) and 150 jobs at Moss Bros without bringing any significant new jobs into the area.
The station definitely needs a major overhaul, but I don’t see why we can’t have improvements to the station and a new shopping area without having to put up with two huge tower blocks.
MP for Battersea, Balham & Wandsworth
You can contact Martin Lindon here: firstname.lastname@example.org
Battersea Labour Headquarters, 177 Lavender Hill, London SW11 5TE
or at the House of Commons, London SW1A 0AA
Telephone: 020 7207 3060 or 020 7219 4619
Have your say and let the Council know your views!
Proposals by Delancey for the Clapham Junction Station Approach site were presented at an exhibition on the site in January 2008. Members of the Battersea Society took part in a discussion about them with the developers’ agents and architects. This response has been produced and agreed by the society’s Planning Sub-Committee to reflect the concerns of members about these proposals. The full document can be found (pdf format) by clicking here.
In summary the Society’s response points out that there is an urgent need for an overall vision for Battersea Town Centre, extending to 2020 and beyond. As a minimum this should cover St John’s Road, St John’s Hill, Lavender Hill, Falcon Road and Grant Road. Wandsworth Borough Council, as local planning authority, is responsible for ensuring a masterplan is produced.
- Decisions about redevelopment of the Station Approach site should be made in the context of this vision and masterplan. A key aim must be to revitalise the shopping centre.
- The station must be made to function properly as a major transport interchange, not only for people changing trains, but for those changing to and from other modes of transport. That means there must be radical improvements for bus passengers together with the provision of secure cycle parking on a large scale.
- Any major housing development must include affordable housing, including some family housing.
- Clapham Junction station is a landmark site, but the proposed towers (shown upper right in an artist’s impression) are excessively high.
If you have any comments or questions about this proposal or the Battersea Society’s response, please get in touch with the Battersea Society.
Have your say and let the Council know your views!
In response to our questions about the station of Clapham Junction redevelopment, the Council told us that there is only a choice between:
- either the construction of the 2 skyscrapers of 42 storey each + refurbishment of the station,
- or nothing at all for the next 30 years.
In fact, none of this is necessary: an alternative planning exists
Network Rail’s Strategic Plan for the station has committed to the provision of a new entrance, additional passage capacity and improved access by rafting over the station.
P77: In the medium to longer term further growth requires key capacity constraints to be addressed such as London Bridge, Waterloo and Clapham Junction.
P81: Clapham Junction Remodelling: Track layout changes to provide straightening of platforms 14 to 17 and lengthening of all platforms is proposed to facilitate train lengthening. In addition the provision of additional passenger capacity and improved access by rafting over the station and providing a new entrance to the station. Remodelling of the depot access would be required due to the extension of platforms 7 and 8.
The extension of the East London Line (that could reach Clapham Junction by 2015-2018) requires it as the station is already running at capacity.
The present proposals are nothing more than an opportunity for Network Rail to save money by joining forces with a commercial developer whose sole interest is to maximise the retail and letting potential of the site to the detriment of the local community and rail passengers.
This is written in black and white in the Network Rail Strategic Business Plan October 2007:
P157: We are also exploring opportunities with privatepartner investors to develop significant station improvements at the following stations:
• Clapham Junction.
Last but not least, remember, back in November 2006, that plans were slightly different, not involving any towers, as the Council was talking about:
8. Create an additional station entrance on St John’s Hill to ease overcrowding.
The council has proposed reopening the old station entrance at the top of St John’s Hill from Brighton Yard. This would provide direct access onto the station footbridge which is planned to have lifts serving each platform. The new entrance would relieve much of the existing congestion – particularly if some of the bus stops and cycle parking could also be relocated. [...]
The DfT has now confirmed plans to install lifts from the overbridge to the platforms. The council will insist that this includes a new entrance at Brighton Yard.
9. Improve the station environment.
All aspects of the waiting environment at Clapham Junction and other local stations should be reviewed. Passenger safety is the main concern. This can be achieved through higher staffing levels, improved security and lighting and better information for customers.
Facilities at all local stations should be reviewed, including drop off points for cars, taxi/minicab ranks, shelters, cycle parking and clear signage for bus services.
The new South West Trains franchisee holder promises £40m of station improvements including better lighting, booking halls and waiting rooms. The council is trying to establish which local stations will benefit. Commuters will see extra staff at stations and guards and CCTV on every train.
Have your say and let the Council know your views!
YES to a station redevelopment
NO to the skyscrapers in Clapham Junction
As I wrote before, the planning application proposal to redevelop the site of Clapham Junction Station, received by Wandsworth Council, includes the construction of 2 TOWER BLOCKS OF 42 STOREYS EACH (same number of floors as Tower42 – the Natwest Tower).
We, the local residents, urge the Council to organise a wider consultation, including providing scale models within the station itself and door to door surveys addressing local residents’ concerns for the proposed development and the infrastructure required to support it (including security, parking, schools, etc).
Find below some considerations about the project:
Inadequate redevelopment of the station
- According to Network Rail’s own information, the scheme will not answer all of the current over-crowding problems and future redevelopment will be required.
- Almost no information exists as to the detail of the advertised plans. However it appears that the station access will be moved further away from the main crossroads with St John’s Road and will rely mainly on the footbridge.
- There are no plans to develop the already over-crowded underpass.
High towerblock design inappropriate and confrontational
- These shiny tower blocks will be highly visible from miles around.
- They will overwhelm the existing community, and will be of inappropriate form, size, height, design, materials and appearance with our neighbourhood of Victorian and low rise developments.
A thousand new residents, and no planning for coping with them
- The proposed housing consists entirely of small units, with no family housing (272 one-bedroom, 276 2-bed. and 8 3-bed. flats). Who is going to live in skyscrapers right above the busiest railway interchange in Europe? (train-spotters?)
It will make the area completely congested
- The station is already very congested at peak times (transfers between rail services, bus, taxi, car, walking, cycling). All the evidence shows that the problems will get much worse with over 1000 additional people concentrated in this small area around the station.
- Only 239 parking spaces will be provided for 556 new households. Will the new residents obtain residents’ permits for on street parking in the surrounding area?
- During the 3 year duration of works, the whole area will be blighted by construction, noise, lorries, dust, etc.
The new development is the most significant landmark project in the Borough since Battersea Power Station was started 80 years ago.
You can act before it is too late: let the Council know your views!
Download our leaflet and distribute around you.
You may have heard that the Council have received a planning application to redevelop the site by Clapham Junction Station to provide residential and commercial use with a new station.
I think most people will welcome this development as it includes two new station buildings complete with ticket halls, escalators, lifts and also new shops, medical centre and a cinema.
However, the new proposal includes also the construction of 2 TOWER BLOCKS OF 42 STOREYS EACH, which will be part of the development on this site. They are, it seems, going to be bright blue and yellow in colour which will be noticed for miles around. It will look rather out of place amongst the Victorian houses, shops, Debenhams (the old Arding&Hobbs), the Grant, the former City Hall…etc.
I understand that the construction of two towers is a way of funding the regeneration of the station, as neither the Government nor Network rail wants to finance this scheme. But it’s not only a question of providing immediate money for the station. Have the Council thought out how this large complex will affect the local amenities (schools, hospitals…) and all the other various extra facilities for this large number of new residents all located in the already over busy area of Clapham Junction Station? How is it going to affect us, the neighbourhood, in terms of noise, traffic, housing market…?
If you would like to join us complaining to the Council about the project, please use one of the following
Council: Planning Application/Mark Hunter [Ref: 2008/4488]
or write to:
Planning Service – Technical Service Department
Wandsworth High Street
London SW18 2PU
Please also contact/email and let them know your concerns:
- Mayor of London, Boris Johnson: email@example.com
- Battersea MP, Martin Linton: firstname.lastname@example.org
- Email the editor, in Wandsworth Borough News: Kerry McQueeney: email@example.com
Near Putney station, the local residents have just successfully challenged the construction of towers that the Council’s planning officers described as ‘alien’ and ‘confrontation for confrontation’s sake’.