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Sunday, 25 October 2020

Colvestone Primary School's nightmare is back as developers return

A new planning application has been made for re-development of a Ridley Road site which will dominate and overshadoColvestone Primary School nursery outdoor play/learning space and blight the Grade II Listed school and its setting


Dalston's "Save Our Sunlight" campaigners celebrate defeating the previous planning application 

The site has had a controversial history. After a long battle through the Planning Court in 2016 the Dalston community, lead by local campaigner Judith Watt, finally defeated an earlier development scheme which would also have blighted Colvestone Primary School. The developer/architects had presented a misleading overshadowing report to the Council's Planning Committee and Hackney spent about £100K (of our money Ed.) trying to defend its grant of planning permission.  But, although that scheme was buried, some development potential of the site remained. A new planning application for redevelopment has now reared its ugly head.




The vacant site bordering the school was auctioned in 2018, by its owner Zoe Chan, with a guide price of £180K. Hackney Council instructed its officers to attend and bid subject to a budget cap of £200K. Nice Properties Ltd., owned by Ann and Shu Tang, made a bid of £200K, which the Council had no authority to exceed, and so they acquired the site.The new owners now want to redevelop it.


This image shows the Nursery Schools outdoor play/learning space and the vacant triangular site adjoining to the south. The image below shows the proposed rear wall of the planned new development which will overbear and overshadow the Nursery's open space


The image below shows the scale of the previous scheme. The impact on the Nursery of the new scheme's 9 metre high rear will not be very different. 
 

The developer's application does not record any concern expressed by Hackney's planners regarding the scale of the new development and the developers argue that because the Council planners recommended approval of the previous building then it should do so again now

The developer's architects say that, to meet child safeguarding concerns ( overlooking) the rear wall of the second floor terrace facing the school will be built using perforate roof tiles "eliminating any possibilities of [occupants] overlooking to the playground, at the same time allow more sunlight to reach the playground of the school. ."  


How sunlight can pass through the tiles and reach the playground level, which they say can not be seen by residents looking through those same tiles, remains a mystery. A
n independent sunlight expert has questioned the accuracy of the model from which the developer's overshadowing predictions are derived.  Hackney must require the developer to disclose its modelling for independent analysis.


This image is of the overshadowing caused by the previous scheme. The new schemes impact will not be much different. The developer has failed to any provide 'shadow plots' which illustrate the extent of overshadowing year round.

The developer states that the "British Research Establishment ( BRE) have an objective overshadowing test... that at least 50% of open space should receive at least 2 hours of direct sunlight on 21 March" and that  "The proposed design meets the recommendations set out in the BRE Guide",  In fact, the BRE Guide is a guide for quantifying the direct sunlight on open space, not a test of its adequacy  -  what may be fine for a car park is obviously inadequate for a toddler's outdoor play/learning space.


The new building's appearance when  viewed from the south west

The developer says its building will create a new "gateway" to the Conservation Area (We already have a fine gateway - our single-storey Grade II listed Colvestone School. Ed.) and that it could "become over time a local modest landmark". ( Indeed future generations of children will point it out as the blight on their early years. Ed


The new building's appearance when viewed from the west

Whether you like the planned building's appearance or not, a further question concerns its impact on the historic built environment. The new building will partially obstruct the view of the Grade II Listed Colvestone Primary School when seen from the west and from the main entrance to Ridley Road - which is identified as an important view of the buildings within the St Marks Conservation Area of which the school is its western gateway and its earliest surviving building. 


Then there is the issue of the construction noise and disruption to adjacent school children, market traders and local businesses, and to the Council's plans for the future improvement of the market - including creating seating, greenery and better circulation. The development could take up to12 months and the site has no turning circle and very limited vehicular access for which construction lorries will be competing with market traders and local residents.

You can search for and find  the planning application documents on the Council's web site under reference  2020/2206 and make comments on line (Once Hackney have restored the site following the recent cyber attack Ed.). You can also comment on the application by email to planning@hackney.gov.uk putting 2020/2206 in the subject line.

You may find it helpful to read other peoples objections here. (Unlike many other Councils, Hackney does not yet publish any of the planning objections which it receives. Ed.)



   




 

Friday, 16 October 2020

Don't miss out! Ridley Road 2020: Outdoor Film Screening and Planning Objection Workshop.

 

Join friends of #SaveRidleyRoad from 6:30pm Thursday, 22 October 2020 at the Eastern Curve Garden for a screening of "Ridley Road 2020: A Street Market Under Threat" - a moving half-hour documentary depicting the current threats to Ridley Road market and the community campaign to defend it from damaging gentrification.


Featuring many voices of Ridley Road, from traders and shoppers to community campaigners and Council representatives, the film brings the market to life and shows the unity that makes it what it is.

The outdoor film screening will start at 19:00. 

Afterwards there will be help available with how to write an objection to the planning application for re-development of the Ridley Road Shopping Village, and a Q&A with the filmmaker and others.


Hand-sanitiser will be provided, but please bring a mask.


IT'S CRUNCH TIME FOR THE RIDLEY ROAD SHOPPING VILLAGE. The developer's latest plans are available for public comment until 1 November. We need everyone to write an objection. You can find out how to write yours at https://www.saveridleyroad.com/write-hackney-council-a-letter-of-o

It only takes five minutes, but the heritage and future of Ridley Road is at stake. 


Hackney Council's Local Plan 2033 designates the whole of Ridley Road north side as a "development opportunity".

Tuesday, 22 September 2020

Last chance to save the Ridley Road Shopping Village - an asset of community value

Hackney has formally advertised the planning application for redevelopment of Ridley Road Shopping Village - but it failed to give the 21 days notice legally required for public consultation. It has now extended the time.You can comment on-line here until 1st November or send comments by email to planning@hackney.gov.uk  quoting the planning reference 2017/2897 and the address 51-63 Ridley Road London E8 2NP.  The Council must still consider all comments emailed before the Planning Committee meeting which is presently expected in November. 

If it helps, you can read our objections here


The re-development proposals, by an off-shore developer based in the British Virgin Islands tax haven, has attracted controversy since the outset



An ITV news report from November 2018

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The planning application was amended on 27 November 2019 and would, in summary, now involve:

  • the loss of 39 of the 60 units for small independent traders on the ground floor, with space lost being used to service the proposed offices and flats on the upper floors
  • the loss of 50% of the basement's market storage, with the remainder to be offices
  • conversion of the 2 upper floors to "high standard" offices with only 10% to be affordable ( At 80% of market rate - few of the 60 artists presently in occupation could  afford what's "affordable"! Ed.)
  • a new 3rd storey for 1x2-bed and 4x3-bed "very high standard" luxury flats.
  • landscaping, instead of extending the building onto, its forecourt's open space.  

The site had changed hands for £4.5million just 12 months before the developer, Larochette Real Estate Inc, acquired it. It paid £6.5million for the site and has recently filed an amended Viability Assessment claiming that it can not afford any contribution to affordable housing. (Why should it escape community planning obligations if it overpaid for the site? Ed.)

Following a nomination by the local community, last December Hackney declared  that the Shopping Village is an Asset of Community Value. It noted that the existing uses, including facilities for 60 small independent traders, the basement market traders' storage and the upper floors with studios for 60 artists and makers, "furthered the social well being and social interest of the local community". The redevelopment plans will substantially reduce those uses and thus substantially damage the community's interest.


This image is extracted from Hackney's adopted  Local Plan 2033 (LP33 page 227) showing its designation of Ridley Road's north side 

The planning application has been made in the context of Hackney declaring, in its recent officially  approved Local Plan 2033 ), that the whole of the north side of Ridley Road presents "infil development opportunities" (Also known locally as opportunities for gentrification, social cleansing and enrichment of  property speculators. Ed) . 

Hackney claims to be protecting the street market but has recently changed the market stallholders terms and conditions to enable trading licences to be revoked where land is required for development.  Those changes never went to a Council Committee for approval. Larochette's consultants advised that 28 stalls will have to be moved out of the way for at least 12 months when the redevelopment takes place. (That's about 1/4 of the market. Ed.) Other developers are lining up their applications.


Watch this 2 minute trailer of the new film "Ridley Road - a street market under threat". The full 30 minute film is shortly to be publicly released. Through interviews with local traders, residents and the Mayor of Hackney the film reveals the risks which the market's affordability, culture and  heritage, is facing and the community's battle to save it

If you value all that our local Ridley Road market offers, then object now to the development application. And if you want to support our market traders, shop there. ( Use it or lose it - it's much cheaper than the supermarkets.  Ed.) 

Sunday, 23 August 2020

"Ridley Road. Here to stay! Luxury flats. No Way!"

An appreciative gathering of local people attended the first public screening last Thursday of the new film "Ridley Road 2020 - a market under threat" . The film was projected outdoors onto the Shopping Village building which features in the film and is the subject of a controversial redevelopment application which has attracted hundreds of objections from the local community due to the loss of affordable space for up to 40 small independent shops, the loss of studios of 60 artists and the loss of 50% of storage for market stallholders. In their place will be upmarket offices and 5 luxury flats.

The screening was not-for-profit community event taking place on public space with advice to people attending, consistent with government guidelines, about avoiding pandemic risks. Although the Council had confirmed that no licence was required to show the film its Events Office,  which was said to be closed and unable to deal with any applications for advice or support, informed us  that "colleagues are increasingly concerned that you intend to go ahead and they would require confirmation that event will not be taking place at Ridley Road in the current circumstances." No grounds for seeking to ban the event were given and so we could see no basis for cancellation.


The event was also the occasion for the #SaveRidleyRoad team to launch its new manifesto for the market. Many attending the film show signed up in support.
 

Not to worry if you missed the screening. Watch this space, and check #SaveRidleyRoad on social media, because we are planning more screenings - indoor and outdoor - and we hope to see you there

Thursday, 13 August 2020

Outdoor screening of "Ridley Road 2020 - a street market under threat"

There will be outdoor screenings of the new film  "Ridley Road 2020 - a street market under threat" on Thursday 20 August at the Ridley Road Shopping Village.The 30 minute film will be screened continuously from 8.30pm until 11pm, weather permitting. It's free,  just turn up, bring your mask, and meet some of the local people who have been involved with the #SaveRidleyRoad campaign.


Here's a 60 second trailer of "Ridley Road2020- a street market under threat"

The film features market traders, their Association, small business owners and artists who work in the Shopping Village which is slated for redevelopment. It even includes an interview with the Mayor of Hackney.  The film tells a local story but with a universal message. - how regeneration, development and bureaucracy can damage the local economy, diversity and culture.  

It you haven't been following the recent history of the threats to our street market you can read the backstory by following the links in these two posts from earlier this year - here  Latest plans for Ridley Road Shopping Village development and here  Hackney Council is "strangling the market with red tape"

 


Wednesday, 29 July 2020

Dig deep Dalston! Help our Curve Garden reopen


Photo: Hollyhocks and Stik Sandra Keating for Dalston Curve Garden.

Dear friends of Dalston Curve Garden
Many thanks to all of you who have donated and supported our Crowdfunder to help reopen the Curve Garden. Together you have helped raise almost £70,000, since we launched the campaign on 2 July.


We have been bowled over by your generosity and the love you have shown for the Garden, not just through your donations, but in your creative offers of help, your sharing of our campaign among your networks and your many kind words of support and encouragement. It has really lifted our spirits!
The money that you have helped us raise so far, has enabled us to make good progress on the remodeling of the entrance area, paying for workers, materials and fittings. 


Our team of staff and volunteers, supported by contractors, have been making massive efforts to keep moving everything forward. We would dearly love to be able to reopen the Garden as soon as possible in August.
To do that and to be confident that once opened, we can ensure that the Garden can stay open for the rest of this year and beyond, we still urgently need to reach our Crowdfunder target of £100,000. You can help make this happen by making a donation here:

https://www.gofundme.com/f/save-dalston-curve-garden



We understand how tough things can be for many people in these times of uncertainty, but rest assured that every donation, no matter how small, will help push forward the reopening of the Garden and then help ensure that we are able to stay open. You can also help by continuing to share our campaign among your networks. It does make a difference.



The Garden urgently needs to reach our £100,000 target in order to:
• Pay for extensive building works in our entrance area, so visitors can safely adhere to social distancing guidelines.
• Cover the impact of to the Garden's operation of the loss of 60% of our annual income, caused by having to close the Garden and our cafe, during our busiest season.
• Survive the year ahead with far less income, because of the requirement to limitt visitor numbers.

If everyone who has ever enjoyed spending time in the Garden, whether enjoying a pizza on a sunny evening, carving a pumpkin for our annual Lantern Festival, listening to live music, taking part in a free workshop or simply stepping away from the busy streets of Dalston to relax among the trees and flowers, donates a little towards our Crowdfunder, we will reach our target.
We look forward to being able to welcome you back here again soon!

With love and gratitude
from Marie and  Brian and all at Dalston Eastern Curve Garden

Marie and Brian with the BBC Gardeners Question Time crew  

Thursday, 2 April 2020

Artists express fears over loss of Ridley Road's cultural heritage

Despite the lockdown, Ridley Road Market is still trading in essential affordable products. The stalls are widely space, packed out with delicious vitamin rich fresh produce plus you can get a free Vitamin D boost by shopping in the spring sunshine!


Meanwhile Hackney Council planners' decision on the application for redevelopment of the Ridley Road Shopping Village is getting closer. The Council's planning case officer recently commented "It may be on the next sub-committee agenda, so keep an eye out" . The next Committee meeting is on 13th May 




  
Although we have all been in lockdown, campaigners have continued with virtual Zoom meetings and working behind the scene to produce these two short films in which artists based in the Shopping Village talk about their work and the impact which redevelopment could have on Ridley Road and its cultural heritage.




We are saddened to report the passing of Douglas Sparks following coronavirus infection. Douglas was a member of the #SaveRidleyRoad campaign and a musician performing as U K Principal. When the restrictions are lifted we will share memories of those we have lost during the current pandemic.