Quantcast
Channel: OPEN Dalston
Viewing all 180 articles
Browse latest View live

Time is running out to save Hackney's Grade II Listed Haggerston Baths for public benefit

$
0
0


Hackney has invited developers and others to lodge, by 19th June, "expressions of interest" in its Grade II listed Haggerston Baths. Included is the former 100' by 30' public swimming pool which controversially closed 15 years ago. Hackney's agents BNP Parisbas has described the offer of a 250 year lease as an "outstanding opportunity" in an increasingly desirable location.

The south facade of Haggerston Baths, with seperate entrances for men and women, in Whiston Road

The Wren Revival style building was designed by Alfred Cross and built for Shoreditch Borough Council in 1904 at a cost of £60,000.


Alfred Cross' original 1904 plans for Haggerston's Public Baths 


Internal modernisations were carried out in 1960 and it was Grade II Listed by English Heritage in 1988.

The western facade, in Swimmers Lane, with  its iconic chimney 

The Haggerston Baths were planned at a time of cholera and smallpox outbreaks locally when three families would share one house and "scarcely one" house had its own bath, It was hoped at the time that promoting cleanliness would also "raise the moral tone" of the working classes. The building had 1st and 2nd Class Slipper Baths, as well as a public laundry ,where the local residents could wash their clothes as well as themselves.


Opening day in 1904.The amphitheatre style raked seating was more recently removed. 


The pool hall, with its magnificent roof, was built both for swimming and as a public hall. Boxing matches, dances and other events were held there.


Internally, there are three original 28' Lancashire boilers in the basement but, following the 1960s modernisations, only the 2nd Class Women's slipper baths now remain ( Bring your own soap -Ed.).

The Save Haggerston Pool Campaign reported that as recently as May 2014 Hackney's Mayor Pipe stated "The problem with Haggerston Pool is not that it is about to be put up for sale, which it is not, rather that any owner is faced with finding in excess of £25million to invest in refurbishment, redevelopment of the west wing, and restoration of the pool and hall". Following the recent advertisement the Mayor stated "unfortunately, with ever- shrinking resources, we simply cannot prioritise this project. We will only consider working with an appropriate partner, such as someone who is prepared to use the building for the benefit of the community or to revitalise the local area".

Sadly. since the building was closed 15 years ago, it has suffered ongoing damage and vandalism. The Victorian Society has expressed concern that, unless investment is urgently made, the building could be lost for public use if not entirely. 


The Pool Hall as it appears today

The Save Haggerston Pool Campaign have called for a public meeting, to discuss the bids which Hackney have received and to consider whether adequate community benefit would be achieved by the redevelopment proposals.






BBC Gardeners' Question Time at Dalston's Eastern Curve Garden

$
0
0
Last Monday BBC Gardeners' Question Time came to Dalston and recorded  its weekly show at the Eastern Curve Garden including answering questions from a live local audience. 


Eric Robson, Bob Flowerdew and James Wong with OPEN members Marie Murray and Brian Cumming who manage the Eastern Curve Garden

 The show will be broadcast  at 3pm on Friday 7th August, and repeated at 2pm on Sunday 9th, on Radio 4 FM. If you miss that you can always hear a replay on the BBC website


The BBCs request to broadcast from the Garden came after a recent visit, during the Chelsea Flower Show Fringe event, which the Garden has participated in for the last four years.


Camilla, Duchess of Cornwall, shares a joke with Marie Murray on a recent visit.

 The BBC panel showed their wide ranging expertise by answering questions relating to gardening on balconies and fire escapes, the best plants for reducing city air pollution, music as an aid to gardening, the best herbs to top the Curve Garden's yummy pizzas, eradicating mildew ( Beware dry roots - Ed.) and the opportunities for snail farming.


The Eastern Curve Garden is Dalston's only community managed green space. It's a meeting place for people and plants where you can enjoy a huge range of activities for all ages whether you love plants and gardening, music, arts, crafts or just a relaxing with friends and family. What's more its got some of the tastiest food and drinks to rival any of the hippest cafes locally.


(Fancy making a sustainable, locally sourced, organic wood fired snail pizza.....anyone? Ed.)

Allpress Coffee Roastery in Dalston Lane - an exemplar of regeneration

$
0
0
After months hiding behind builders hoardings J S Gould's light industrial building, set in the Dalston Lane (West) Conservation Area, has now been revealed. Not as yet another block of private flats but as an exemplar of regeneration. Carefully designed, refurbished and fitted out, the former joinery workshops have been reinvented as the Allpress Espresso Coffee Roastery and Café


"We fell in love with this 1930s building and its history as a joinery where things were made by hand."said the new owner Tony Papas."The building has great bones and it’s been exciting to bring back the utility of the original design again."


Imported green coffee beans are stored in elegant silos before roasting


The beans are air-roasted in computer controlled conditions.


And everything is powered from solar voltaic panels mounted on the original saw tooth roof


Roasted beans packed and ready for wholesale distribution


The roasting operations are fully visible from within the building which also has coffee blending and training areas, and large spaces for events and exhibitions.


And then there's the coffee bar and open plan kitchen/restaurant (Tony is a total foodie, so expect something very tasty. Ed.) 

"We have a unique use, we are bringing back the building to its original purpose and we have the opportunity for people to come and experience our working process and enjoy the end result. Freshly roasted coffee!" Tony Papas

Hackney Planning Committee blights Dalston's nursery school

$
0
0
This evening, Hackney Planning Committee's chairman used his casting vote to approve a private development which will overshadow and blight Colvestone Primary School's nursery facilities.

The front entrance of Colvestone Primary School - a grade II Listed Building in the gothic style

Council officers and the developer recommended that only an average of 2 hours daily sunlight over 50% of the Nursery's open space was all that was required. Numerous local parents and children attended the planning meeting to support objectors' pleas to preserve the sunlight, but the Committee upheld the recommendations.



Looking south from Colvestone School nursery's outdoor designated  learning space as it is today . A three story blank wall on its southern boundary will replace the sunshine and the open aspect


After the approved development this will be the view south from Colvestone School Nursery's outdoor learning space 
“The design of the building has taken into account the sensitive nature of the building near school facilities, especially playgrounds. The rear wall is to be painted white to maximise light to the rear.
From Design and Access Statement Appendix II 5.4 June 2015 Chan and Eayrs (Developers)

The objectors were represented by Colvestone School's Head Teacher who stressed that the nursery's open space was a designated learning resource, not merely a playground, and that adequate sunlight was so important to the children's health, well being and education. A local resident objected that the developers's Sunlight Report was based on wrong information and its author had not even visited the site. Another local resident objected that the development would damage the setting of the Grade II listed building.


The new development will also compromise sunlight into the nursery's interior space

Colvestone Primary school is a Grade II Listed Building and an important landmark at the gateway to the St Marks Conservation Area. The Hackney Society, the local Conservation Area Advisory Committee and OPEN Dalston had all urged that the scheme be rejected because of the negative impact on local architectural heritage and because of overshadowing.

The objectors, who have no right of appeal to a Planning Inspector, are now considering whether they can fight this environmental injustice through the Courts.

An architect's drawing of the proposed development on Colvestone Nursery's southern boundary. The nursery will be confronted and enclosed by a three storey blank rear wall on its southern boundary obscuring the sunlight,

The developer's representative also pointed out that the '"studio flats of this unique building would be filled with natural light". So there's a comfort.

(Bling design trumps the sunlight of future generations of children. Ed.)

  

Is Hackney selling our school children's sunlight?

$
0
0
Evidence has been revealed that land next to Colvestone Primary School, which Hackney sold and is now owned by developers Chan and Eayrs, is subject to a restrictive covenant protecting "the right to uninterrupted and unheeded access of light and air" over the school's land. The covenant would have been known to the developers when they purchased the land.


Looking south from Colvestone School nursery's outdoor learning/playground space as it is today.  A three story blank wall on its southern boundary will replace the sunshine and the open aspect

Last Wednesday Council  officers recommended, and Hackney granted planning permission, for a three storey development on the school's southern boundary which will deprive the nursery school's outdoor learning area/playground of most of its sunlight.


After the approved development this will be the view south from Colvestone School Nursery's outdoor learning/playground space 

"We believe that simple things like the natural light that fills a space and awakens your spirits...enriches life in a way that is priceless"
 from Chan and Eayrs, Developers, website,

At the Planning Committee meeting the developers claimed, and Council officers agreed, that school childrens' outdoor spaces only require an daily average of 2 hours sunlight over half of the open space.

A request has been made to the Council to say whether it will protect the school's sunlight by using the restrictive covenant to stop the planned development.

It is unusual for a developer to invest large sums in a planning permission for a development which could never be implemented, however restrictive covenants can be removed by agreement between the landowners.
Is Hackney selling our school children's sunlight to the developers? (...or has it already done so? Ed.)


Chan and Eayrs who have announced that their 'Herringbone House' Jude Street development, marketed for £2.25million ( 4 bed/3 baths and sprinklings of antiquities), has been sold.

Haggerston Baths Campaign has called a public meeting

$
0
0
The Save Haggerston Pool campaign has called a public meeting and invited Council representatives to outline the "expressions of interest" which they have received from potential bidders for a 250 year lease of the Grade II Listed building.


The meeting is on Thursday 8th October at 7pm in the VLC Centre, Whiston Road E2 8BN, next door to Haggerston Baths. The proposals received will be on display to view from 6pm.


The meeting will be chaired by the Campaign and is the first opportunity for the public to question and debate the future of the Baths, with Hackney's Assistant Director of Property Services and its Cabinet Member for Health and Community Services, since the Council announced its intention to invite offers for Haggerston Baths last June.


The Baths have been closed for 15 years and the Victorian Society has warned that the building is seriously "at risk". We have reported on the plight of the Baths here. You can read the Save Haggerston Pool campaign's website here. You can see recent photos of the interior of  the Baths on Spitalfields Life here


You can also read about a recent visit to the Haggerston Baths by Iain Sinclair here

"It’s like breaking into an Egyptian tomb, labyrinthine corridors insinuate in every direction, stairs snake towards unfamiliar offices and storage spaces, into sinister chambers where utilitarian grey tubs, the remnants of the second-class female baths, look more suited to archive footage of cold-hosed lunatics. The swimming pool is drained and the three churchy windows towards which I used to swim, as through a flooded cathedral, in my laboured choppy crawl, before breaststroking back again, were covered over. The natural light that used to flood the high-ceilinged hangar is excluded, in favour of sanctioned entropy. Haggerston Baths is another of those decommissioned non-places kept in a persistent vegetative state, like the Gothic mass of the neighbouring Queen Elizabeth Hospital for Children in Hackney Road, until the right development package comes along. And meanwhile spiders knit their spectral nets. Shivering phantoms stand before empty mirrors in white-tiled washrooms where the taps leak coal dust."
"Swimming on the 52nd Floor" Iain Sinclair, London review of Books 


100 years of black music in London - film festival this weekend

$
0
0
This weekend, 3rd & 4th October, sees a film festival celebrating the heritage of black music in London. Events take place at The Russett, Hackney Downs studios, Amhurst Terrace E8. Go to Sounds Like London Facebook page for more info. It's going to be packed!


One of the festival organisers is the brilliant young film maker, and OPEN member, Winstan Whitter. Winstan made the film "The Four Aces - a legacy in the dust" which will be screened on Sunday at 8pm. It documents the history of Dalston's Four Aces Club, which for 30 years was north London's legendary home to black music and a second home to black musicians. The club, housed in Dalston's old 1886 circus building, was demolished to make way for the Dalston Square development.


Winstan also worked with OPEN Dalston members to make the short film "Save Our Heritage" which tells the story of our local community's campaign to save something of Dalston's architectural and cultural history for future generations.

The Future for Haggerston Baths : public meeting Thursday 8th October at 7pm

$
0
0
The Save Haggerston Pool campaign has called a public meeting and invited Council representatives to outline the "expressions of interest" which they have received from potential bidders for a 250 year lease of the Grade II Listed building.


The meeting is on Thursday 8th October at 7pm in the VLC Centre, Whiston Road E2 8BN, next door to Haggerston Baths. The proposals received will be on display to view from 6pm.


The meeting will be chaired by the Campaign and is the first opportunity for the public to question and debate the future of the Baths, with Hackney's Assistant Director of Property Services and its Cabinet Member for Health and Community Services, since the Council announced its intention to invite offers for Haggerston Baths last June.


The Baths have been closed for 15 years and the Victorian Society has warned that the building is seriously "at risk". We have reported on the plight of the Baths here. You can read the Save Haggerston Pool campaign's website here. You can see recent photos of the interior of  the Baths on Spitalfields Life here


You can also read about a recent visit to the Haggerston Baths by Iain Sinclair here

"It’s like breaking into an Egyptian tomb, labyrinthine corridors insinuate in every direction, stairs snake towards unfamiliar offices and storage spaces, into sinister chambers where utilitarian grey tubs, the remnants of the second-class female baths, look more suited to archive footage of cold-hosed lunatics. The swimming pool is drained and the three churchy windows towards which I used to swim, as through a flooded cathedral, in my laboured choppy crawl, before breaststroking back again, were covered over. The natural light that used to flood the high-ceilinged hangar is excluded, in favour of sanctioned entropy. Haggerston Baths is another of those decommissioned non-places kept in a persistent vegetative state, like the Gothic mass of the neighbouring Queen Elizabeth Hospital for Children in Hackney Road, until the right development package comes along. And meanwhile spiders knit their spectral nets. Shivering phantoms stand before empty mirrors in white-tiled washrooms where the taps leak coal dust."
"Swimming on the 52nd Floor" Iain Sinclair, London review of Books 



Mansion Global USA seeks overseas investors for Dalston's exclusive new tower block “FiftySevenEast”

$
0
0
On line marketeers Mansion Global, part of Dow Jones, has launched its promotion of “FiftySevenEast - Dalston with a view” - the 15 storey tower development on Kingsland High Street (next to Dalston Kingsland station) now under construction. "East London is about more than hipsters" it says. Its about "looking for a return on investment.Prices start at £470,000 rising to £1,500,000. 

 

The FiftySevenEast tower was planned to be 19 storeys, as this image shows, but was later reduced to 15 storeys

Mansion Global's mission is to connect "the world's affluent real restate buyers with prestige properties across the globe", and advises that London's East End is "attracting more and more foreign buyers ". Imperial Dragon, who specialise in UK investment for Asian clients, are also marketing the development. 


The new residents targeted for Dalston - as promoted by the FiftySevenEast marketeers

OPEN Dalston opposed planning permission for FitySevenEast because, although huge profit is derived from stacking up the site, the real cost is the detriment to the surrounding area by over development and a failure to confer adequate community benefit.


The development will dominate the High Street, and so diminish neighbouring listed heritage buildings. Like a lighthouse in reverse, it will block sunlight from local homes, businesses and public spaces, and it will create high winds locally.


News article in London's Evening standard. It refers to an OPEN Dalston meeting arranged with London Mayor, to discuss public space, but Boris didn't intervene to improve the scheme.

Dalston's greatest need, for affordable rentals, family homes and children's play areas, are largely ignored. Of 98 flats there will be only14 "affordable starter homes", all in the front block with their own 'poor door', and even those are at prices requiring more than double the average Hackney household income.

Hackney's former Deputy Mayor, Karen Allcock, and Councillor Laing, were employed by the developer's PR company Four Communications at the time when  it was promoting re-development of the site.

The original scheme was unanimously turned down by the Committee after OPEN Dalston's vociferous campaign and 1,300 signature petition. The amended scheme only received planning permission after a special meeting between the developers and the Hackney Planning Committee, at which the public was not allowed to speak. The meeting was called, we were told, to "clear up misunderstandings" which had led to the earlier refusaL.

After approval the FiftySevenEast scheme was then sold on to Taylor Wimpey which had itself won planning permission to build an exclusive gated development on former public land sold by TfL, above the Western Curve railway tunnels , also on Kingsland High Street.  Both schemes are now under construction.
 

Taylor Wimpey's seven-storey Western Curve scheme, just south of FiftySevenEast, is also now under construction. It is nearly double the height of its neighbours and even some of the new flats are below British Standards.  Hackney Council provided over £1million in public funds to help  make the scheme possible ( Also known as 'corporate welfare'- Ed).


Independent report reveals loss of sunlight to Colvestone School nursery

$
0
0
A leading UK firm of independent environmental surveyors, Anstey Horne, has reported  that a planned development adjoining the Colvestone Primary School's nursery will result generally in "an increase of three to four times the existing levels of overshadowing"  and that the development will leave"around half of the (playground) space in the proposed scheme's shadow for a significant amount of the day for much of the year."Anstey Horne commented that the test applied in the developer's own  report were "simplistic" and "would potentially provide a misleading impression."They go on to state " we cannot agree with the report's conclusion that the increase in shadowing will be modest and that the area will continue to receive plenty of sunlight."


Colvestone Primary School south facing outdoor play/learning area for nursery school children is used throughout the day, year round, weather permitting

The private development of a café and flats obtained planning permission on 2nd September, through the use of the Committee Chair's casting vote, despite strong objections from local parents and the Head Teacher warning of the risk to children's education, health and well being. Hackney's planning officers failed to consult their colleagues in the Learning Trust which is the body responsible for education in Hackney.


How Colvestone Nursery School outdoor play/learning area will appear after the development which has received planning permission. 

Anstey Horne go on to report "The effect of the  proposed scheme will be to completely close of the open aspect to the south....This is of real concern as the additional overshadowing is likely to adversely affect the benefits that sunlight brings to the playground, making the area not just less pleasant, gloomy and cold but also preventing the drying out of the ground and surrounding surfaces. More persistent overshadowing here in colder months may prevent frost, ice and snow from thawing and increase the growth of moss, slime etc potentially making it more slippery. This is obviously of concern given the worst-affected space is dedicated area for young children's play throughout the day and year...not just at break and lunchtimes as was assumed"

The development site was once owned by Hackney and it is subject to a restrictive covenant protecting sunlight to the school's land. Hackney have failed to reply to Freedom of Information Act requests, and a local Councillor's letter, asking whether the Council will now act to prevent the loss of sunlight. 


The developers, Chan and Eayrs, say on their website, "We believe that simple things like the natural light that fills a space and awakens your spirits...enriches life in a way that is priceless".
(Indeed it is, so why are they trying to take our kids sunshine away? Ed.)

Look out Dalston! More demolitions coming with TfL's Crossrail2

$
0
0
TfL has announced plans for public consultation on the development of the Dalston Junction/Dalston Kingsland section of Crossrail2 - a new underground line costing £30bn. Construction is hoped to start in 2020 with lines running by 2030. TfL's has identified five Dalston sites, marked A-E on the map below, where there will potentially be considerable impact, including demolition and redevelopment buildings.
  

The area shaded purple is the proposed underground platform with the new aboveground ticket offices at each end marked with a red triangle. The numbered sites marked are all said to be required for the construction. TfL suggest that redevelopment of those and adjoining sites could contribute to the cost of the Crossrail2 development (What? More unaffordable TfL flats? Ed.)


The Nat West bank building at Kingsland High Street is within Site C, and the shops and homes on the south side of Bradbury Street are within Site B.


574-586 Kingsland Road , south of Dalston Junction, are within Site E and also under threat of demolition

Dalston's previous experience of TfL's consultation regarding the East London Line development did not inspire confidence, as you can read about here and here. It could all have been so much better.

TfL's Crossrail2 consultation will close on 8th January 2016 and, over the next 2 months, we will publish further information to help inform your response to TfL's plans. So watch this space and post comments on this blog.

Contact info@opendalston.net if you would like to join our team which is already examining and preparing a community response to TfLs  plans.




Colvestone school - Dalston resident sues Hackney to Save Our Sunshine

$
0
0
A Dalston resident has issued judicial review proceedings against Hackney's grant of planning permission for private flats which would severely overshadow Colvestone School's nursery playground. It is claimed that the decision amounts to an environmental injustice which will prejudice future generations of children as well as permanently damage the setting of the Grade II listed school building and the Conservation Area.


The legal challenge has won immediate support from local parents and residents who have created an on-line petition "Save Our Sunshine" which urges Hackney to enforce historic property covenants protecting sunlight to the school's land. You can help by signing the petition and, most of all, by going to the community's Crowdfunding appeal and contributing something to the cost of surveyors' evidence and barristers' and Court fees.


The Nursery school playground is used throughout the day, year round, as a learning and play space for children up to 5 years old. The southern boundary will have a three storey blank wall looming over the playground blocking out the sunshine and the sky.

The legal challenge has been issued following a study by independent sunlighting consultants, Anstey Horne, who commented that there would be "an increase of three to four times the existing levels of overshadowing"  and that " we cannot agree with the report's conclusion that the increase in shadowing will be modest and that the area will continue to receive plenty of sunlight."


After the loss of sunshine to the playground will be less pleasant, gloomy and cold but also "more persistent overshadowing may prevent frost, ice and snow from thawing and increase the growth of moss, slime etc potentially making it more slippery."

The court claim has been served on Hackney, and on the developer Zoe Chan at her Bayswater address. Hackney is expected to serve an acknowledgement of the claim shortly. In the meantime Hackney, Ms Chan and others have commented on the allegations in the Hackney Citizen.


Children already at the school, and those looking forward to joining the nursery class, were not consulted about the development in advance. However news of the development has been greeted with disbelief, not only by parents, but by many younger residents as well.

(The Colvestone School dispute is one of a number of recent controversial schemes involving pressure on Hackney's education land  and the interests of private residential investors. Ed)


Luxury flats will make Colvestone School nursery "resemble a prison"

$
0
0
The featureless rear wall of a block of luxury flats "would not only block the sunlight over much of the playground for most of the day  – making the space dark, damp and cold – but it will also resemble a prison wall"said Dalston's Judith Watt  who has issued Court action against Hackney Council to challenge its' grant of planning permission for the development next to a Dalston nursery. You can help the parents' campaign by signing the petition and donating towards expenses.



This view from Ridley Road market shows the development site and Grade II Listed Colvestone School. The school nursery's open space is between the site and the school and currently receives adequate sunlight. The three storey block of flats, with ground floor cafe, could be built right on its southern boundary. 


(Judith tells me that, at 9.55m, the wall is about three times the height of the Berlin Wall. Ed.)

The development will block sunshine from the playground as well as the view of the school which is at the western entrance of the St Mark's Conservation Area. The Head Teacher told the planners that the development would make the open space less useable and cause a risk to the toddler's health and their sense of well being. The Council Committee granted permission using the Chair's casting vote 


An architect's shadow diagram showing the nursery school and the overshadowing effect of the new block of flats.

Apart from the shadow making the nursery's play/learning area slippery with moss, slime and ice, sunlight deprivation is recognised as a serious risk factor for toddlers developing rickets which causes deformed bones. Children with darker skin, which absorbs less Vitamin D, are particularly at risk. Due to the increase in cases of rickets England's Chief Medical Officer, Prof Dame Sally Davies said in 2013 that all children should be offered vitamin supplements to safeguard their health. Hackney has since offered free vitamin supplements to all local school children 



The developers, Chan and Eayrs, say on their website, "We believe that simple things like the natural light that fills a space and awakens your spirits...enriches life in a way that is priceless".


(Indeed it does. Perhaps the developers would donate their profits to Hackney to help pay for the vitamin supplements for future generations of our school kids. Ed)


Look out Dalston! Don't get hit by a runaway train (Crossrail2)

$
0
0

£30 billion Crossrail2 is coming through Dalston. Hurrah! We'll finally be on the tube.

But look out Dalston! Transport for London has also outlined proposals to demolish and re-develop many of our much loved streets and houses which, they say, is necessary to make Crossrail2 happen.  


Let us take you on a walk around the Dalston streets which TfL have got their eyes on. And consider the implications.  Are there alternatives? Read more here   



Hackney to sell Dalston's "Cultural Quarter"

$
0
0
Hackney has resolved to sell four of its central Dalston sites as one "comprehensive development/ refurbishment package" for "regeneration".  Hackney's Cabinet reached its decision on 23 November without any prior public consultation.


The four sites, to be marketed as the "Dalston Quarter", include the Council's land on part of the Eastern Curve Garden, the former Railway Tavern and the 1865 houses on Ashwin Street, the former CLR James library and the last surviving 1790 Georgian Houses on Dalston Lane.


Hackney owns the entrance land of the hugely popular Eastern Curve Garden. The Kingsland Shopping Centre owns the remainder of the land. The Garden, within Site 1, would be unlikely to survive as we know it if  part were to be developed in a way which compromised present uses.

Although some of the sites are vacant, following demolitions, a number include historic buildings. The Council report states that "buildings with heritage significance will be cherished" but it also reminds of its duty to obtain "best consideration."


Hackney is presently converting the former Railway Tavern,within Site 1, into flats and is marketing the ground floor and basement for commercial uses


V22 Gallery presently occupy these three houses, within Site 1, at 10-16 Ashwin Street for exhibitions and artists' studios

Many of the buildings are occupied by social and cultural enterprises which will be directly affected by the Council's plans for a "comprehensive development/ refurbishment package" . Tenants are often required to give up possession to enable "refurbishment" to proceed. Hackney's report states that the cluster of businesses are "major assets to the character of the town centre" but has also not ruled out private residential development


The last surviving 1790 Georgian houses, within Site 3 at 16-22  Dalston Lane, are occupied in part by Hackney Co-Operative developments and the Farm Shop


The former CLR James library is part of the Council plan. It is part of Site 3 and is presently occupied by Hackney Community Voluntary Services

For three years, since the leaked report "Dalston's heritage under threat", OPEN has been pressing for an extension of Dalston Lane (West) Conservation Area. Although Hackney plan to designate a seperate new Conservation Area covering the High Street, it has done virtually nothing so far to give these town centre buildings heritage protection. Its reasons for delay remain questionable.


Although the Council's "vision" is for a "vibrant exciting quarter" with "spill out places" and "pedestrian meandering" (That's enough estate agency waffle. Ed.) it is clear that the existing businesses and diversity already within the area could be at serious risk from the "comprehensive" treatment of all 4 sites, as a single package, which the Council is planning.

Looking forward to 2016. A Dalston future.

$
0
0
In the post of March last year we celebrated OPENs tenth birthday which concluded by foreshadowing some developments for 2016.


We welcomed, after three years of campaigning, the proposed new Dalston Conservation Area (which it is hoped will go before the Council for approval in January). But we also raised concerns about areas which had been missed out -  what Hackney has called Dalston's "Cultural Quarter" - the Reeves Printhouse, the Railway Tavern, the old houses at 10-16 Ashwin Street and 16-22 Dalston Lane, Why was Hackney not conferring Conservation Area protection on them as well, we asked? Was there another plan?


It now appears that on 23 November Hackney's Cabinet approved plans to sell four of these Dalston sites in a single development agreement with a private sector partner. It's Finance Director confirmed that the plan would "maximise capital and rental values" for the Council. The Council had not consulted anybody about whether such a strategic decision, affecting many of Dalston's much loved public buildings and cultural enterprises including the Eastern Curve Garden, should be disposed of in such a manner or, indeed, at all.


The Council responded to the Hackney Citizen by saying it would be consulting on the plan. But how can the Council consult genuinely now, after the strategic decision has already taken by its Cabinet?


We also foreshadowed the planned implementation of Crossrail 2, aka the Chelsea to Hackney tube (although it will no longer being going to Hackney Central). The plans now appear to threaten demolition not only of historic buildings in Dalston and Kingsland but possibly whole streets of businesses and homes, for example Bradbury Street. Transport for London have allowed until only 8th January for the public to respond to its proposals. You can read our review of the plans, "Look out Dalston! Dont Get Hit By A Runaway Train ", and you can make your views known to TfL here, Consultation closes on 8th January.


Crossrail2: OPEN Dalston's proposals to TfL for limiting the damage to Dalston.

$
0
0
OPEN Dalston has today responded to TfL's consultation plans for a Crossrail2 tube station in Dalston. Whilst welcoming the plans there are likely to be major impacts on local homes, businesses, amenities like Ridley Road market as well as to the historic environment. Whole streets may be demolished. You can read our proposals to TfL, which suggest alternatives to their plans, here.

You can let TfL know your views by completing their questionnaireor sending an email to crossrail2@tfl.gov.uk . TfL's public consultation closes today 8th January at 5pm .

We reproduce an below an extract from our representations which relates to our proposals for surface level ventilation shafts.

6          Ventilation Shafts – design and location


Construction of surface ventilation shafts in a tight urban area like Dalston carries the risk of demolition of character buildings and an obvious potential to create a featureless void which will make a negative contribution to the surrounding area which, in Dalston’s case, is one of considerable sensitivity.


We wish to make proposals to Crossrail2 to consider mitigating this. We wish to explore with TfL firstly the possibility of heat generated in the Underground being recovered to supply heat and/or hot water to neighbouring properties ( most likely to those developed on left-over land which Crossrail2 acquires for its railway construction operations) and, secondly, to capture, at surface level, the surplus heat and CO2 emissions from the Underground, which would otherwise go to waste, for their use for plant growing.


The recycling of heat generated in underground railways is not a novel idea, and has been utilised in Stockholm, Paris and Islington. Heat recovery would contribute to significant energy saving.
The recycling of surplus heat and CO2 emissions for plant growing is innovative and would contribute to bio-diversity. The imaginative development of vent shafts could, by good design, create such functionality and mitigate the environmental damage caused to their locations. The capturing heat and CO2 has been devised and successfully trialed in Dalston by the award winning scientist Charlie Paton who also invented seawater greenhouses.

Dalston resident wins right to fight for kids sunlight

$
0
0
Dalston resident, Judith Watt, has been granted permission to judicially review a decision by Hackney's Planning Committee. She is challenging a development of private flats which will severely overshadow Colvestone School Nursery's outdoor classroom.


A 9.5 metre high block will extend right across the southern boundary of the school's outdoor classroom , blocking out sunlight and obscuring views from Ridley Road market of the Grade II Listed school building


Councillor Stops,  Chair of  Hackney's Planning Committee, used his casting vote on 2nd September to ensure that the development was approved. He did the same to approve the demolition of Dalston Lane's Georgian terrace. Usually a casting vote is used to preserve the status quo until there is a majority for change - but not in Hackney.

Hackney's Mayor, Jules Pipe, has written to Judith to share his concern about the development but said that he was powerless to interfere with independent planning decisions. When it originally sold the development site in 2002 Hackney had sought to retain the "right to uninterrupted light" to the school, Hackney is still investigating whether it can enforce the sale restriction.


 Judge can only overrule a bad decision if a procedural error can be proved. In other words, Councils' are entitled to foul it up, provided they do so properly. Judith applied for permission to judicially review the decision at a Court hearing on 28 January and was successful. Judge Cranston found that her claims are arguable - that Hackney had misapplied sun lighting guidelines, had overlooked an earlier relevant planning refusal and had failed to consider national, London Plan and local policies designed to protect the health, education and well being of children. In due course there will be a one-day trial of her claims.


The developers, Chan and Eyres, whose planning permission is being challenged described their designs as "sensitive to the amenity of surrounding buildings" and to "maximise natural light into habitable rooms". Their website, before recent amendment, stated "We believe that simple things like the natural light that fills a space and awakens your spirits...enriches life in a way that is priceless"
But if Judith loses her judicial review and the development proceeds, the nursery school childrens' open space will lose most of its sunlight and be plunged into shadow.  


London Fields 'Quietway' causes massive local row

$
0
0
If you've been approached recently by cycle campaigners on-line, or on Broadway Market and Queensbridge Road,  you will be aware of the traffic planning scheme to install 13 road blocks in the London Fields area and to create, as its centerpiece, a cyclists Quietway along Middleton Road. You might also have seen local residents arguing with the cycle campaigners and read the recent story in the Hackney Citizen. The planned TfL Quietway has turned into a massive local row.


This map is a snapshot of annual mean air pollution in the London Fields area based on 2010 data. The red and orange corridors show that Mare Street, Richmond Road and Queensbridge Road exceeded the World Health Organisation's, and the EU Directive limit for safe air , namely  40ug/m3 for  nitrogen dioxide (NO2) - a poisonous and  carcinogenic gas produced by vehicles.

The new Quiteway cycle routes are part of  the GLA Mayor's policies, and Transport for London's plans, to promote cycling and discourage driving in London which in some places, frequently, suffer from the highest level of air pollution of any world city. It is estimated that at least 9,000 Londoners suffer early deaths every year from air pollution.


Research has shown that children exposed to air pollution are the most vulnerable to intellectual and physical detriments including higher incidences of asthma and other chronic diseases like strokes, heart disease and cancer.

But the massive local row isn't between car owners and cyclists, nor about the lifetime illnesses which traffic pollution causes. No one wants fume filled streets. The row is about the transparency of the traffic planning process and whether construction of up to 13 roadblocks will make a bad thing even worse.



The TfL Quietway2 route includes a cycle path crossing the middle of London Fields and along Middleton Road

The general public first became aware of TfLs plans, for the construction of the Wathamstow to Bloomsbury Cycle Quietway route, from a press release in December 2014. TfLs agent, Sustrans, had been working with local Council's  and the London Cycling Campaign for over a year previously on the plans. Sustrans were later awarded the 3 year contract, after OJEC public advertisement,  to implement the Quietways.

TfL publically states that Quietway route consultations will be carried out by Council's locally. But Hackney's consultation is not about the route.  Local residents and park users are not being consulted about the the carve up through London Fields (already used by up to 4,000 cyclists per day) and whether it should run along Middleton Road. Hackney Consultation is limited to whether to instal up to thirteen road blocks around the Middleton Road route.


"Just tell them its common land and so we can do whatever we want with it"

London Fields is common land, also called Lammas Land, like the lands that were requisitioned by the GLA for the London 2012 Olympics. London's common land is protected by the Metropolitan Commons Act 1866. The Bye Laws for Hackney's public open spaces forbid cycling and building structures on them without express Council permission. The exclusion of the commoners from any part of the common land would first require a local inquiry by the Secretary of State.


Hackney's consultation presents a number of Options.  Option 1 proposes thirteen roadblocks, and two bus gates, which divide the area into 3 'cells', which preclude through traffic crossing the area, but enables local residents to have access via a limited number of entry/exit points. This option is opposed by four local residents' associations but supported by TfL and the Council. Cycle campaigners argue roadblocks are needed to ensure a safe Quietway route for cyclists of all abilities along Middleton Road .

Such was Hackney's enthusiasm to be one of the first London Councils to have a Quietway, it decided to immediately implement all thirteen roadblocks, and divide London Fields, as a "trial". Without any public consultation at all. There were red faces all round and an embarrassing climb down when the Council was faced with democratic outrage.


So far as drivers don't switch to other modes of transport (walking, cycling buses etc) Option1 will inevitably increase the distances travelled by local and through traffic to reach their destinations, and so increase air pollution generally.


This illustration was produced by the Mapledene Area Residents Association to highlight its concerns, regarding increased air pollution, and increased cycle traffic across the London Fields common land. It recommends Option 4  -  width restriction on Middleton Road to stop HGVs using it.

Another effect of the roadblocks will be to concentrate traffic, and its pollution, by pushing significantly more vehicles onto unrestricted roads, particularly Richmond and Queensbridge Roads which are not only already the most polluted roads locally but also where many schools and nurseries are situated.


You can read the Council's documents and make your views known to them about the London Fields scheme here.  NOTE: public consultation closes at midnight Easter Sunday 27th March 2016.

The Council's consultation does not suggest any Quietway route except Middleton Road, although Albion Drive already has about 50% less traffic than the minimum for a Quietway, whilst Middleton Road has about 100% more. Hence the need for 13 roadblocks to make a safe Middleton Quietway possible - which is the route already upon decided by the authorities. 


Public transport money could perhaps be better targeted at reducing air pollution where there are the most numbers of Hackney inner-city children - around schools and estates. Targeted schemes are being tried in other cities

It wont be the first time that TfL and Hackney Council have decided that the most expensive, and least beneficial transport scheme is the one that's good for us. Ed)

Dalston resident wins Court battle to save the sunshine for nursery school kids

$
0
0
After lengthy and hotly contested court proceedings, a local resident has won her battle to save the sunlight for future generations of school children. A senior judge of the Planning Court has revoked Hackney's grant of planning permission for a three storey block of private flats which was to overshadow a nursery school's outdoor space.


Kids and parents of Clovestone school celebrate the Court victory which has saved their sunshine

The block of flats was to be built right across the southern boundary of the nursery's playground/outdoor classroom at the Grade II Listed Colvestone Primary School off Dalston's Ridley Road.


An artists impression showing the scale of the development which has now been defeated


Before making their planning application the developer/architects' firm, Chan and Eayrs, had personally surveyed the site. They had even counted the bricks to establish the height of the walls which surround  the Nursery school's outside space. But their sunlight expert modelled the outside space as if it were virtually in full sun, with only fence posts and not the high brick walls which enclose and already partially shade the space. The expert then calculated and advised the Council that the area would still remain "well lit" after the planned development. 


The Nursery Head Teacher had written twice to Hackney's planning officer to object to the modelling error. Others, including the school's Head Teacher, went to the Committee meeting last September 2015 and objected in person. An adjournment to obtain an independent sunlight report, to correct the error, was refused. The Committee members voted for and against granting the planning permission in equal numbers but, on the recommendation of Hackney's case officer, permission was given by the use of the Committee Chairman's casting vote.


Chair of Hackney's Planning Committee, Councillor Vincent Stops, in happier times

The developer/artchitect Zoe Chan, pictured below with her partner Merlin Eayrs, attended the Committee meeting, with their sunlight expert, and heard the community's objections but neither said anything about the error in their report. Ms Chan was later named as an 'interested party' in the judicial review Court proceedings, but took no part in them.



After the decision to grant planning permission, local resident Judith Watt paid for an independent sunlight opinion. It advised, contrary to the developer's opinion, of a potential "increase of two to three times the existing levels of overshadowing". An application was immediately made to the High Court for a judicial review of Hackney's planning permission. Judith also wrote to Hackney's Mayor, who said he shared her concern about the effect of the development but that he was powerless to intervene in planning decisions. ( True. Planners and Committee members must act independently from political influence. Ed.) Judith's judical review application was initially rejected by the Court but she appealed successfully and battled on. And now she was getting the benefit of a second independent expert's advice and reports, which were paid for by the Council's own Hackney Learning Trust.( So public money was used both to fight the case as well as to defend it. Thanks Hackney! Ed). 

Eventually in April, six months after the Court case started, the developer's expert acknowledged his error -  the surrounding brick walls had been omitted from his calculations. The loss of sunlight, he now calculated, would be more than double what the Committee had been told.

But, despite this set back, Hackney not only continued to defend its Planning Committee's decision but it produced further evidence from the same developer's expert who had mislead the Committee originally. Hackney argued that the original error would have made no difference because more than 50% of the outdoor area would still have a yearly average of at least two hours direct sunshine a day and this exceeded the British Research Establishment (BRE) minimum guideline for playgrounds. The fact that most of the sunshine would be during the summer holidays, and that in winter the area would become totally overshadowed, was not considered relevant. As for any adverse impact on the health, education and well being of the children, Hackney said that the Court had no power to interfer with the planning permission because the Committee members were well aware of the consequences from what the Head Teacher had told them before the decision was made.


The Judge, His Honour Mr Justice Gilbart, revoked Hackney's planning permission. He found that the effect on the children from the loss of sunlight was an issue of critical importance. The error in the developers' advice to the Committee had, he said, created a "misleading picture" which had resulted in "unfairness".
 It was also argued, for Judith, that the BRE guideline was not a formula to be applied mechanically in every case, regardless of the actual context and effects of the loss of sunlight. The Judge found that, even though the accepted guideline on minimum sunlight for playgrounds would be exceeded, the Committee could still have refused permission.


Steely and determined, Judith Watt arrives at Court 2 of the Royal Courts of Justice, The Strand. She's a woman with a passion for social and environmental justice and her win is on behalf of future generations of Dalston's children.

Judith expressed delight at the Court's decision saying "Only one in ten of applications for judicial review are successful so we've beaten the odds. It has been a long slog to get to this point but worth it to protect the children’s right to sunshine."

Judith's solicitor, Bill Parry-Davies, who acted under a "no win no fee" agreement, commented "It has set a useful precedent for challenging decisions where later evidence shows that a planning authority had been misled, innocently or otherwise, by a developer . The judgment also reflects the importance of carefully considering and safeguarding the benefit of sunlight in the context of each individual case and treating guildelines as just that and not as fixed rules. Sunlight is so important, paticularly for the health and well being of children - indeed, it's essential to life itself" 

The case has been reported here in the Hackney Citizen

Although the planning permission has been revoked, Dalston residents should watch out because there is likely to be a new application to develop the site in due course. Let's hope that it will be more respectful of local needs.



Back stories:

Dalston resident wins right to fight for children's sunlight
Luxury flats will make Colvestone School Nursery resemble a prison
Independent report reveal loss of sunlight to Colvestone School Nursery
Hackney Plannning Committee deicison blights Dalston Nursery Schoool

Viewing all 180 articles
Browse latest View live