Saturday, 19 December 2015

Terrifying loss of accommodation from industrial areas in London

[adapted from an email chain from Professor Mark Brearley]

There is now substantial loss of accommodation ongoing from industrial areas in London, due to the permitted development liberalisation. Industrial areas are not immune to this strip-out.


B1 offices
Class O – offices to dwellinghouses
Permitted development
O. Development consisting of a change of use of a building and any land within its curtilage from a use falling within Class B1(a) (offices) of the Schedule to the Use Classes Order, to a use falling within Class C3 (dwellinghouses) of that Schedule.

B8 storage
 Permitted development P. Development consisting of a change of use of a building and any land within its curtilage from a use falling within Class B8 (storage or distribution centre) of the Schedule to the Use Classes Order to a use falling within Class C3 (dwellinghouses) of that Schedule.

Most industrial buildings can be presented as B1(a) or B8 if an owner needs to (in order to, for example, get away with conversion to residential). I assume that very few industrial buildings in a city like London will have clear planning status, pinning them a particular one of those anyway-semi-meaningless B use classes. So it all blurs around, and the result is that most industrial accommodation, everywhere, is now triply at risk. At risk from Local Plans that fail to designate for policy protection, at risk from ad-hoc planning decisions that disregard policy, at risk from permitted development that goes around planning.





The image is of is an example, a building currently being converted to residential in one of the Old Kent Road industrial areas, I believe via permitted development. The same is happening in the nearby Parkhouse Street industrial area, against what even the gung-ho local planners would have allowed through planning application. The same is happening all over town, such as in the Lower Sydenham industrial area where a building, with a very unfortunate relationship to assorted fairly rough industrial uses such as a concrete batching plant, is turning residential.

Grim.

We are Londoners, we don’t want a suburbanised city.

Hackbridge industry is now nearly all evicted and the accommodation demolished. More housing estates coming soon. When Mark Brearley was at the GLA he tried valiantly to argue for a more subtle and mixed future, a more urban future, but to no avail... here's what's happening now:



Friday, 4 December 2015

The destruction of the Aldgate Bauhaus, save London Metropolitan University

With the intended move to a single campus, London Met is saying that it cannot support the Cass, the loss of which would be a tragedy for art, design and manufacture in this country. 
The Cass should remain in the East End, where it belongs, as an independent centre of excellence.
 
The Earl of Clancarty  
House of Lords debate, 3 December 2015




The Cass is being crushed, bits of it (including Musical Instrument Making - the last remaining course of its type in the country) are being hacked away. On Thursday there was a debate about is in the Lords. The transcript is below.

I have also collated links to articles about this in the press below the transcript.

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Sir John Cass Faculty of Art, Architecture and Design Debate in Lords

Question
11.17 am
Asked by
The Earl of Clancarty
To ask Her Majesty’s Government whether they will intervene to halt the sale of the Sir John Cass Faculty of Art, Architecture and Design building, Central House in Aldgate. 
Baroness Evans of Bowes Park (Con):
My Lords, the strength of our universities rests on their autonomy and government is, rightly, discouraged by statute from direct intervention in their affairs. The consolidation of the estate of London Metropolitan University, as set out in its One Campus, One Community strategy, is entirely a matter for the university. The Higher Education Funding Council expects any university to take appropriate professional advice when engaging in any major sales of its estate. 
The Earl of Clancarty (CB):
My Lords, does the Minister appreciate that, with the intended move to a single campus, London Met is saying that it cannot support the Cass, the loss of which would be a tragedy for art design and manufacture in this country? Will she accept that the Cass should remain in the East End, where it belongs, as an independent centre of excellence—a solution that the Government could expedite, as they now own one of the three campus buildings? This is a matter for the Government. 
Baroness Evans of Bowes Park:
My Lords, I am afraid I must reiterate that this is not a matter for government intervention; it is for the university to make the decision. However, I can certainly say that this Government absolutely support art and heritage in this country. That is why we announced in the comprehensive spending review £1.6 billion of capital investment in culture across our country in 2021.
Lord Cashman (Lab):
My Lords, does the Minister agree that, in view of the importance of the creative industries both nationally and regionally, we should be expanding and developing art and design colleges, that Cass is a total success, that there is no necessity for its move, and that its closure is not in the long-term interests of east London?
Baroness Evans of Bowes Park:
I thank the noble Lord for his question and am delighted to tell him that in the comprehensive spending review the Government indicated that they will support the £100 million development of a new Royal College of Art campus in Battersea, subject to the business case. We agree that the creative industries are extremely important, which is why we are, for instance, helping to support that project.
Baroness Gardner of Parkes (Con):
I declare a past interest in that my husband did silversmithing there at the same time as Baroness Serota’s husband, who was a much better silversmith, I might add, and had been doing it for many more years. Can the Minister assure me that those courses will continue, because they are extremely valuable?
Baroness Evans of Bowes Park:
As I have said in answer to a couple of questions, I am afraid that I cannot comment on this particular case. It is a matter for the university. But I am very happy to talk about the fact that the Government provide around £60 million of funding for specialist art and music colleges, which do this country proud.
The Earl of Glasgow (LD):
My Lords, the Sir John Cass faculty is one of the most successful and highly regarded educational institutions in London, maybe even in Britain. Part of its success has always been attributed to its location in the East End close to the City, where it has thrived for more than 250 years. It seems that it is now likely to be forcibly moved out to Holloway, due mostly to London Metropolitan University’s financial difficulties. Surely this is the sort of situation in which the Government should step in and help.
Baroness Evans of Bowes Park:
I know that noble Lords around this House value university autonomy. As I have said, this is a matter for the university, not for the Government.
Lord Berkeley of Knighton (CB):
My Lords, does the Minister appreciate that with this move we will lose the only musical instrument building course in the country at a time when the Chancellor is quite rightly, and very admirably, focusing on building up the arts? But this is about the next generation. How are we going to train people for the future?
Baroness Evans of Bowes Park:
My Lords, as I have said, we provide more than £40 million in funding to specialist arts and music colleges around the country, such as the Courtauld Institute of Art, the Liverpool Institute for Performing Arts, the Royal College of Music and the Royal College of Art. This Government are committed to supporting the creative industries in this country. 
Baroness Nye (Lab):
My Lords, following on from the noble Lord’s question, would the Minister say what the Government are doing to allay the very strong concerns of the arts and creative industries community that the introduction of the EBacc, with its concentration on STEM and not STEAM subjects, has meant the downgrading of art and design, and that without the facilities, courses and teachers at places like the Cass the next generation of creative talent is being diminished?
Baroness Evans of Bowes Park:
I reassure the noble Baroness that, in fact, since the introduction of the EBacc, the proportion of pupils in state-funded schools taking at least one GCSE in an arts subject has increased. In 2005, entries for GCSE art and design were 2% higher than the year before, and for music the figure was 3% higher. We absolutely believe that the arts and culture are part of a well-balanced broad curriculum, which we support.
Lord Mawhinney (Con):
My Lords, will my noble friend accept that the Government’s commitment to art and design is admirable, as is their commitment to the autonomy of universities?
Lord Foulkes of Cumnock (Lab):
That is a difficult one.
Baroness Evans of Bowes Park:
They have all been quite hard so far, so I thank my noble friend for his question.
Lord Hughes of Woodside (Lab):
My Lords, will the Minister tell me, as an innocent in these matters, why she does not agree to at least say that the concerns of the House, which she has listened to, will be transmitted to the university concerned? Churning out figures about the millions of pounds that have been spent is no good at all to the people who are losing this very valuable asset.
Baroness Evans of Bowes Park:
As I have said, this is not a matter for government. But I am very sure that the university will take note of what has been said this morning.
Lord Wallace of Saltaire (LD):
My Lords, does the Minister accept that music teaching in schools is a very important part of building resilience and self-confidence and improving self-discipline, and that cutting state schools’ provision of music—the number of music teachers is currently going down—is a major step back for precisely those state schools that need to build all those qualities in their pupils?
Baroness Evans of Bowes Park:
I entirely agree with what the noble Lord says about the value of music and the enjoyment that pupils can get from it. But as I have said, in 2015, GCSE entries for music were in fact 3% higher.
Baroness Hayter of Kentish Town (Lab):
My Lords, I turn the attention of the Minister to the other bit of the Question, which is about the physical building in this ancient area of Aldgate, just beyond the Roman and medieval city walls. What steps can the Government take to preserve this building? It and the Whitechapel Gallery alone have survived the replacement of our physical heritage by ever-more anonymous, overpriced sky-scrapers, which serve neither the local community nor the built environment.
Baroness Evans of Bowes Park:
I am afraid that this is not a matter for the Government. As I said in my original Answer, the Higher Education Funding Council expects any university to take appropriate professional advice when engaging in any major sales of its estate.

Killing the Cass would be a tragedy for British design [Observer]
‘Aldgate Bauhaus’ could fall prey to capital’s craze for luxury flats [Financial Times]
Chipperfield and Rogers protest against "destruction" of London design school [Dezeen]
Don’t destroy the Sir John Cass Faculty – a wonderful part of creative learning and life [The Guardian]



Tuesday, 1 December 2015

Making in London: the Old Kent Road and Ice Cream, by Mark Brearley

On 1st August this year my colleague Mark Brearley went for a walk around the Old Kent Road with his daughter. 

They spoke to Ossie the ice-cream guy in 8 Sandgate Street, the place they had looked at a few months earlier and considered buying as a new home for Kaymet (their tray factory), off the Old Kent Road. Ossie's family have 55 ice cream vans based in Bermondsey, Peckham (Mani’s by the car wash place http://www.manicaterers.co.uk) and Camberwell. On Sandgate Street he has raised the roof and fixed the building up well, with a high mezzanine and so on. He does vans for Glastonbury and other events, and liveried up ones for the London Eye and several such places. They have 30-something Kelly's of Cornwall branded vans - like a franchise. He said they need to be around there because most of their business is in Central London. He said the Southwark planners told him that the area would all become housing in future, and he worries that his and all the businesses will all be pushed out to Kent.

There are also lots of caterers / food preparers in the area of the Old Kent Road, which is currently being primed for 'regeneration', for example there is one behind the Kaymet factory, in the Glengall Business Centre (http://www.berkeleycatering.co.uk/index.php). 

Here’s an extract from Mark's list of London manufacturers, covering the Old Kent Road, plus some:

Sadly the old Kaymet Sylvan Grove factory was demolished last week. To make way for, you guessed it, a block of flats! 
Piece by piece our city sub-urbanises. We all need to shout out  stop!