Massive tower block development planned for Kingsland Shopping Centre

After years of discussion with planners an application to demolish and re-develop the Matalan store and car park, at the rear of Kingsland Shopping Centre, has finally been made on behalf of the owners, Criterion. The plan is for three blocks of up to 14 storeys, and one up to 12 storeys, comprising 254 flats and a mix of commercial uses and workshops on the ground and first floors. All will be crammed onto the site which is just over 9,000 square metres. Development of the remaining front part of the Kingsland Shopping Centre is presently inhibited by Crossrail2 land safeguarding and Sainsbury's long lease. It is a 'car free' development but with some vehicle spaces reserved for disabled residents and commercial uses.

You can view the application and make comments here or alternatively email planning@hackney.gov.uk putting in the subject line Ref: 2025/0167 Matalan Plc, Dalston Cross Shopping Centre E8 2LX

The planned Matalan development showing three towers set back and spread across the site's northern boundary with gaps between them. The fourth tower is opposite Springfield House on the Eastern Curve in the foreground.

Of the 254 flats, 173 will be for sale at market prices and the remainder will be "affordable" of which 36 will be "intermediate" (for shared ownership) and 45 for "low cost rent" (London affordable rent). The affordable ones amount to 35% of all habitable rooms but do not meet the official planning policy target of 50% affordable homes.  84% of the flats would be 1-bed and 2-beds and, although the planning policy target for three beds or more is 33%, only 16% would be family size flats. 

Matalan development looking south from the St Marks Rise/Ridley Road junction  

Although affordable and family size homes are the greatest local needs, the owner claims in its Financially Viable Appraisal that it cannot afford to meet those targets after taking into account its right to a financial incentive as landowner for "bringing forward the development" (£2.2million) plus 20% developers profit  (£25.1million) on the scheme which has a finished development value of about £155million. 

Matalan development looking west from Dalston Lane's railway bridge 

Due to the curtain of existing tall buildings extending across the southern boundary of the Matalan site, and the planned development's own density, 24% of the new flats will fail to meet the British Research Establishment's ( BRE) Sunlight Exposure standard. The development will also cause some 200 "major", and numerous lesser, sunlight losses/transgressions affecting residents flats in the existing surrounding buildings. The owner argues it can't be blamed for the number of flats which will be deficient in natural light saying its site has already been blighted by the existing tall buildings which have taken an "unfair share" of the sunlight previously available. ( You can read about how that happened here. Ed)

Matalan development looking north from the Eastern Curve

The owner argues that these sunlight deficits are acceptable for a dense inner city site like Dalston and claims that the gloomy flats overlooking the enclosed north facing 'square' at Dalston Works, Martel Place, where sunlight rarely touches the ground, provide "an understanding of the local character of an area" and a "useful proxy for acceptable daylight standards in a given location".  

Matalan development looking east from the Colvestone Crescent/Ridley Road junction

The towers will loom over Ridley Road street market but the owner says of the market shoppers "Their susceptibility is judged to be Low. Their sensitivity is therefore Low." (ie They wont really notice or care. Ed.) The owner has also undertaken a number of tests of the potential overshadowing of the Ridley Road street market and concluded that it will receive 240 minutes of sunlight across "much of its area" and that it will "comfortably meet the BRE Guidelines". Whilst this sounds reassuring, the BRE Guidelines set a very low minimum requirement for open spaces, namely an annual average of only 2 hours direct sunlight daily over 50% of their area. The developer provides no detail of the sunlight which will be lost to the street market or of the areas where it will be retained.  

The developer's illustration of the equinox sunpath, which represents the average level of annual sunlight obstruction, concludes that "although there will inevitably be some overshadowing of the market...a significant amount of direct sunlight will continue to reach the market space around the equinox and summer solstice". 

As for landscaping on the Matalan site, the owner has adopted Hackney's request for greater "east/west pedestrian permeability", but unfortunately there will be no direct route out west to get to Kingsland Station when the shopping mall closes from10pm < 8am (from 5pm < 11am on Sundays) -so residents will have to walk a long way around to get there. Designs also adopt a "streets and yards" approach and it is claimed that the open spaces will have "verdant" gardens and "nature trails". However about 75% of all of the "green" spaces and children's playgrounds will be on a residents-only 2nd floor raised concrete podium and others on 7th to 12th storey rooftops.

This artist's impression of a sunlit verdant ground floor Martel Yard - the Plaza which is described as a "flexible open space" and "focal point" with a "pocket play garden" but only 12% of the area will have 2 hours direct sunlight daily on average over the year.   

The developer acknowledges that, at ground level, the public spaces as a whole fail to meet even the BRE minimum guideline for sunlight on open spaces - ie less than half the area will receive 2 hours direct sunlight daily on average annually. These levels of sunlight are wholly inadequate for the planned green spaces, meeting places and children's playgrounds which are essential to a large residential development expected to have some 450 residents and 100 children.

The planned ground level Ramsgate Street children's "nature playground" will not meet minimal sunlight standards 

Eastern Curve Garden is to the south west and won't be overshadowed but the 14 storey towers will be visible and dwarf the Garden's activities. The owner argues that the Garden's character is already one of enclosure by buildings and that "the high quality of the [new] architecture and variation between blocks will positively impact the experience" of Garden visitors  

Criterion critcises Hackney Council for its year on year failures to meet its official annual targets for new homes - between 2019 and 2023 it says Hackney should have built 5,320 homes but only built 3,519. It points out that its proposed development of 254 new flats would contribute significantly to meeting the current shortage of homes. Hackney's recently approved the  Dalston Supplementary Planning Document which recognises Matalan as a development opportunity site for taller buildings - in fact the final version was drafted by Hackney planners in the context of their design discussions with Matalan's owner. Criterion's scheme is likely to be recommended for approval subject to any further improvements which can be negotiated.

You can view the application and make comments here or alternatively email planning@hackney.gov.uk and put in the subject line Ref: 2025/0167 Matalan Plc, Dalston Cross Shopping Centre

PS If there are any sustainable energy, whole life-cycle carbon, circular economy or fire/flood risk experts out there, please have a look at the owner's consultant's reports. We will publish here all informative and helpful comments made. 

(Errrr....I fear the Matalan development is probably already a done deal. Ed.) 

It's back! E8 Arts and Crafts trail : Saturday and Sunday 7th & 8th June

  

Next weekend, Saturday 7th and Sunday 8th June from 11am until 5pm, Dalston (and Hackney) artists and makers are throwing open their homes and studio doors to the public. You can see who's exhibiting, and find an interactive map to guide you on your cultural safari, on the trail's website here

The work exhibited for sale includes fine art, illustration, ceramics, jewellery, fabrics, clothing, accessories and more. 

The trail invites you to spend happy hours browsing art and craft in this Hackney neighbourhood, meeting the artists who live and work here and snapping up bargains direct from the makers!

Rio Cinema to screen "Save our Heritage" and "Hands off" on Saturday 24th May as part of Hackney History Festival

As part of the Hackney Society's  "Hackney History Festival", which includes walks talks visits and events, the Rio Cinema will be screening two of film director Winstan Whitter's documentaries and hosting a Q&A with Winstan and his collaborator on the films, local solicitor activist Bill Parry-Davies. The Rio Cinema filmshow begins a 1.30pm on Saturday 24th May.

 "Save our Heritage" tells the story of our community's battle to try and save Dalston's architectural and cultural legacy from demolition and re-development as an enclave of private high-rise flats.

At risk were locally listed Georgian houses, the oldest surviving Circus entrance in the UK and the "greatest cinema in the British Empire". These heritage buildings had become home to the legendary "Four Aces" reggae club and the "Labrynth" rave venue.The redevelopment scheme was to be subsidised by public funds paid for by Hackney borough residents, the Greater London Authority and central government.

"Hands Off" tells the story of the Shoreditch community's battle to keep its striptease bars when Hackney's Licensing Committee decided to adopt a "NIL" policy to ban their existence. "Browns" and the "White Horse" were both owned and managed by women, fully complied with the terms of their Council licences, provided a safe working environment for their dancers, received no complaints from police and employed numerous local residents. 

Local club owners, dancers, politicians, trade union representatives and the vicar of Shoreditch Church are all interviewed in the film discussing issues of feminism, morality, personal safety, freedom of choice and liberty.

On Sunday 25 May at 1.30pm the Rio will also be screening a third Hackney documentary by Winstan Whitter - "How to get on with everybody", an intimate portrait of the unique life of Herchel Gluck, a Rabbi from the Haredi Jewish community in Hackney's Stamford Hill followed by a Q&A with Winstan, Elin Moe and the star of the film Herchel Gluck.

Friends of Ashwin Street move to secure community benefit on sale of public cultural asset

On Monday 24th March Hackney's Cabinet, as reported here, delegated full authority to its officers to sell two vacant development sites and one key site in Dalston's 'Cultural Quarter': the land and buildings at 10-16 Ashwin St.  Our architectural and cultural legacy was to be sold for "best consideration", with no restrictions on their future uses and with no scrutiny of the final deal by our elected representatives to ensure that the public's interest had been properly secured. (It looked like Dalston's "Cultural Quarter" was being thrown to the wolves! Ed).

10-16 Ashwin St frontages - originally built as three houses in 1870 to designs of noted architect Edwin Horne

The following day, on Tuesday 25th March, a new association called the Friends of Ashwin Street, served an application on the Council nominating 10-16 Ashwin St as an Asset of Community Value (ACV). The stated objective was to ensure that "future uses of the asset shall continue to serve the social interest and well being of the local community as it has done on the past and in particular by the promotion of the creative arts". Signatories of the ACV nomination include current and previous Dalston Ward Councillors, office holders of several Hackney amenity societies as well as a broad section of our local community.  

The former 1862 railway engineering works of Tyer & Co extending behind 10-16 Ashwin St 

V22 London Limited (V22) has been managing the buildings as affordable artists studios for the last 20 years. But its lease had expired and the condition of the buildings, for which Hackney had retained responsibility to repair, was precarious, dangerous even. V22 has always enjoyed collaborative relationships  and mutual support with other local cultural enterprises, particularly Cafe Oto and the Eastern Curve Garden. V22 proposed  expansion of their businesses and developing an Ashwin Arts Centre on site and it enlisted their support for V22's offer to purchase the buildings privately from the Council. V22's founding director had also teamed up with Hackney's prominent property whizz and heritage champion Edward Benyon. Their vision looked ambitious, but achievable.

The community's Eastern Curve Garden uses part of 10-16 Ashwin St's land behind the buildings

Hackney's sale of the site seemed inevitable. They buildings "required comprehensive repair, refurbishment and modernisation, at a very substantial cost" which our cash strapped Council could not afford. The Cabinet report noted that the Council was able to sell the buildings to a private buyer and that a discount of up to £2million off their full market value could be offered if the transaction was likely to contribute to economic, social or environmental public benefit eg "In this case ensuring investment in the asset which will benefit the local community." But how could that local community benefit be ensured when Hackney had resolved that it would impose no restrictions on future uses? (V22 told me they had invited Hackney to consider such restrictions, but it had declined. Ed). Was it all to rely only on verbal promises and personal "trust"? What if V22s Directors, or its shareholdings, changed? What if commercial pressures forced a change in V22's priorities or even a sale of the buildings? 

Colourful brick banding, decorative stonework & barley twist columns have been defaced by a layer of shabby white paint

The day following the Friends of Ashwin Street nominating the buildings as an Asset of Community Value, Hackney did a U-Turn. V22 informed the Friends that Hackney was now requiring restrictions by conditions of sale to the following effect:

10-16 Ashwin Street must be used solely and exclusively for the benefit of the local community, and in particular, as workspace and event space for artists, creatives, entrepreneurs, and community-focused organisations and initiatives. This restriction shall remain binding on V22 and any subsequent owner for a period of 15 years from the date of purchase and

If V22 sells all or any part of the property, it must repay to Hackney the net profit earned on the sale calculated in the first 5 years from purchase at 75% and then tapering down by 7.5% each year to 0% in year 15

V22 has also agreed with Friends that it will extend the restriction on the uses proposed from 15 to 25 years and, in view of the Friends concern about the need to conserve the architectural as well as the cultural heritage of the site, V22's founder has sent this letter of reassurance to the Friends:

The alternative, to V22 buying the site with these safeguards in place, is uncertainty. If the Friends nomination as an ACV succeeded and it wanted  to ensure permanent community benefit eg by forming a Community Land Trust (CLT) to buy it, there would inevitable be further delay (of up to 6 months), the buildings would be "mothballed", remain uninhabitable, deteriorate and probably be put on the open market. The Friends/CLT bid would then compete with developers who could offer more - as the Council report noted, some developers"might be able to take a longer term view" about ultimately achieving a more profitable redevelopment ie luxury flats rather than an arts hub.  We've seen before what happens when there's a fire sale of the family silver to the private sector when Hackney was broke.

Hackney's Dalston Lane Georgian terrace, auctioned as one lot to an off-shore company over the heads of the shopkeepers. Fires,  evictions & demolitions  followed. Finally Hackney bought them back, for double the auction sale price, and they were re-built in "heritage likeness".  No affordable housing at all because apparently phoney replicas are so expensive.

The unanimous view expressed by the Friends of Ashwin Street was that, with the sale restrictions and profit repayment being put in placeto protect the community's interest , and the local community's (including the Friends) support for V22's Ashwin Arts Centre vision, the ACV application no longer need be pursued. Hackney had suspended purchase negotiations with V22 whilst it was considering the Friend's ACV application. The ACV application has now been withdrawn so that those negotiations with V22 can continue.  

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Hackney's Cabinet authorises Council officers to complete a private sector carve up of Dalston's "Cultural Quarter"

Tonight, Hackney Council's Mayor and Cabinet delegated their responsibility to Council officers to make all the decisions on selling Hackney's three sites in Dalston's "Cultural Quarter" to  private buyers. 

This means that the elected Mayor and Councillors do not want and will have no further say on any of the private deals concluded and whether the public's interest has been properly protected.

Hackney recommends private sector carve up of Dalston's "Cultural Quarter"

Tonight Hackney's Mayor and Cabinet will consider a report recommending that all decisions regarding selling off three sites in Dalston's "Cultural Quarter" to the private sector, should be delegated entirely to Council officers.  If approved, it means that the elected  Mayor and Councillor's will have no further say on any of the private deals reached and whether the public's interest has been properly secured.

Part of the former Tyer & Co railway engineering works at the back of the 10-14 Ashwin Street houses

As previously explained here,  the sites for sale comprise the three houses and the rear railway engineering works at 10-14 Ashwin St. In addition there are two vacant plots for development to be sold seperately or along with 10-14 Ashwin Street  - one at 2-8 Ashwin Street which Hackney demolished in 2010 and the second at 3-7 Ashwin St which was destroyed by bombs in World War II. Will there be a Council officer/private sector carve up of these sites without any democratic scrutiny?

 

Middle section of the former Tyer & Co railway engineering works at the back of the three houses at 10-14 Ashwin Street                        

The whole site at 10-14 Ashwin Street was purchased, in Hackney's name in 1985, with government grants and private charitable donations raised by the community educational charity Pyramid Arts Development Company Limited. Pyramid's aims were to encourage the arts including drama, ballet, music, singing, literature, sculpture and painting. It had a stellar line-up of creative people involved but sadly in 1994 financial difficulties forced its closure. (I'm told Hackney refused Pyramid a licence for live perfomance and a bar, so it became financially unviable Ed.). Since 2005 the buildings have been managed as artists studios by V22

Rear section of the former Tyer & Co railway engineering works overlooking the Eastern Curve Garden 

The UKGov grant to help purchase 10-14 Ashwin Street was intended to promote the arts for public benefit, and particularly to benefit the Black Community, not Hackney Council. But the report says Hackney will use the sale proceeds, not to promote the arts for public benefit, but "to bolster the financial resources allocated to projects within the Council's capital programme." It's Equality Impact Assessment states "No negative impacts have been identified as a result of this proposal". ( Hmmmm...As Hackney's Dudley Dryden said to me, when Hackney abandoned agreed plans for a Windrush African-Carribean Centre, "Even what they have will be taken away". Ed.)

Hackney is reported to have spent around £800,000 on doing major structural works and health and safety repairs to the engineering works over the last two years. But, just when its up for sale, Council officers are saying it's now unsafe, everyone must get out, and they are recommending purchasing £63,000 protective scaffolding to catch bits falling off the building.  Did the £800,000 come from Hackney's capital programme which now needs "bolstering". (Is the building more dangerous now than before Hackney spent a fortune on it? Ed.)

Also on the 10-14 Ashwin Street land is the Eastern Curve Garden's only indoor space -  its Hothouse meeting place, its office and a WC. The Council report speculates that "subject to survey and further ongoing investigations, to consider carving out this section" from the land to be sold. How will elected members ensure that the Garden's needs are protected if the private sector deal is left entirely to Council officers? There will be no democratic scrutiny or oversight.

The facades of Edwin Horner's three houses at 10-14 Ashwin Street which have been managed for promoting the creative arts since 1985.

10-14 Ashwin Street are townscape buildings within the Conservation Area and are locally listed as of special importance. The frontage 1870 houses were designed by notable Victorian railway architect Edwin Horne and the 1862 rear railway engineering works was where Tyer & Co produced their patented railway signalling system which was adopted thoughout England and in France.

  

Removal of the shabby white paint will reveal details on the facades including coloured brickwork banding, decorative stonework and barely twist metal columns

These buildings have been independently assessed by expert consultants to have HIGH industrial and architectural heritage value. Planning policies are in place which seek to protect historic architecture and creative uses but, if the site is acquired by mammonists, we can expect endless battles ahead trying to save our local cultural heritage

Local solicitor and founder of OPEN Dalston, Bill Parry-Davies, has written to Hackney's Cabinet raising these points and asking that his letter be given appropriate consideration. If you too have concerns, you can write to the Mayor of Hackney as well by emailing mayor@hackney.gov.uk

£63,000 Council scaffolding job to stitch up Dalston's "Cultural Quarter"

Next Monday Council officers are recommending Hackney buys £63,000 of scaffolding to erect in Ashwin Street, for health and safety, in case bits start falling off its buildings.  There's no price given for the cost of repairs to stop that happening. Or even any independent professional survey to be seen. Hackney are also recommending the outright sale of the buildings, privately, with vacant possession, for "best consideration". Everyone there's been told to get out.  (It does sound like a stich up. Ed.)

If you wanted to read the Hackney Council Cabinet Report, with more about the sell off and the £63,000 of scaffolding which could be arriving soon, you can't.  It's not published on Hackney's website. There's only rogue advance copies circulating marked Supplementary Papers II. 

Update: Hackney have published the report. It's here

True, scaffolding is not really news in Ashwin Street, We've seen it before in 2010, with Four Deaths and a Burial, when Hackney scaffolded and demolished the heritage terrace at 2-8 Ashwin Street. Hackney said it didn't realise that it had owned them since1977 as they gradually fell into dereliction . That site is now up for sale too. And the one opposite, destroyed by bombs in World War II ( I'm getting a sense of deja vue here. Ed.)

The management of Dalston's heritage and cultural buildings, including the Ashwin Street "Cultural Quarter", has been one of neglect, studied decay, sale and demolition. 

Edwin Horne's surviving 1870 Ashwin Street buildings are a fine legacy in Dalston. They should be revealed and cherished, not concealed by scaffolding as if awaiting some mortal fate.  

 (It's rumoured a load of scaffolding has fallen off the back of a lorry locally. Anybody else heard anything? Ed.)