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 a 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 retained responsibility to repair, was precarious, dangerous even. V22 has always enjoyed collaborative relationships with other local cultural enterprises, particularly Cafe Oto and the Eastern Curve Garden. V22 proposed  expansion of those 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 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 might 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".  With 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 place to 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.  

 

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.)

Dalston's "Creative Quarter" and community Eastern Curve Garden are again officially at risk

On 24 March Hackney's Cabinet will be considering the sale of some family silver - sites it owns in Dalston's "Cultural Quarter". The sites include 10 -14 Ashwin Street, townscape buildings which are locally listed and in the Conservation Area. They are currently providing affordable studios for 30-40 artists and have a long cultural legacy, including performance arts, since the 1980s. The site also includes the Eastern Curve Garden's only indoor space - its "Hothouse" meeting place, office and toilet. How will the Garden survive if it loses those, on top of having a redevelopment site next door?

Cash strapped Hackney is said to be seeking a sales valuation based on demolition of the buildings and re-development as luxury flats. It has already said that all the artist tenants must leave by 1st April, because the buildings have suddenly become 'too unsafe' to remain. The Eastern Curve Garden is also partly on the site so a future purchaser could decide its Hothouse and facilities have to go too. 

The sell-off is part of a plan to privatise Dalston's "Cultural Quarter"sites first revealed in 2018. The buildings have a rich legacy of cultural and community benefit, but this has yet to be appropriately valued by Hackney. Responding to community outcry in 2018, Hackney's previous Mayor appeared concerned to ensure that preservation of the local heritage, culture, community benefit and affordable workspaces was fully considered. ( What has changed...will the new Mayor feel the same way? Ed.)

10 -14 Ashwin Street was designed by the eminent Victorian architect Edwin Horne in 1870. The frontages have decorative brick, stone and iron work detailing although these are presently disfigured by shabby white paint. Edwin Horne's other houses in Ashwin Street were demolished by World War II bombs and in 2010 by Hackney Council. He also designed the Reeves and Son Artists Colourworks at 18-22 Ashwin Street and the stations at Hackney Central and Grade II Listed Camden Road.

To the rear of 14 Ashwin St is the former engineering works of Tyer & Co who, in 1852, invented the railway signalling system which was adopted throughout the UK and in France. Consultants, instructed by Hackney, reported that this former factory is of HIGH historic value as forming  part of Hackney's industrial legacy.

Entrance to Ashwin St. off Dalston Lane around 1900 - the Railway Tavern's design is also attributed to Edwin Horne

Between 1985 and 1994 the buildings were occupied by the registered charity, Pyramid Arts Development. Pyramid had raised government and charitable grants to buy and renovate the building particularly for the Black community to teach and promote performance arts. The former Government Minster Sir George Young 6th Baronet personally visited to wish them well - as achive film footage reveals. But for some mysterious reason the buildings were bought in the Council's, and not in Pyramid's, name. Hackney seems to think there are now no charitable or other constraints against their sale. 

Pyramid's musicians included the Grammy Award nominee Steve Marshall, Lee 'Scratch' Perry and the American jazz prodigy Clifford Jarvis who mentored many British jazz musicians there. Early participants included internationally acclaimed  Courtney Pine - a founder of the Jazz Warriors.  Also in 1985, Deborah Baddoo MBE opened a dance studio there which focussed on dance and choreography. Since 2005, under V22's ongoing studio management, many eminent visual artists have benefitted from the facilities including Dame Phyllida Barlow DBE RA, Fernando Marques Penteado, Peter Kennard, Fergal Stapleton and others. 

Could Hackney's latest planning policies save the Cultural Quarter from destruction by the mammonists? The recent Hackney Plan 2033 aspires to protect the Eastern Curve Garden and to resist developers seeking to demolish heritage buildings and changing affordable and cultural uses into luxury flats. But the local cultural economy and heritage buildings are fragile. Even if a private developer promised to try and save the facades of 10-14 Ashwin Street, and give its scheme a new cultural gloss, public ownership and the local vibe will be lost. Like the houses of Dalston Terrace which were sold off, demolished and then re-built in "heritage likeness" with no affordable housing at all.

What can you do about this?

You could write to the newly elected  mayor@hackney.gov.uk  to express any concerns which you have. Does 10 - 14 Ashwin St really need to be sold? If so, couldn't there be a binding condition for refurbishment only and for continuing cultural uses? Doesn't obtaining "best value" include valuing existing social and community benefits as part of the reckoning?

This short 2018 film "Dalston Arts 150" reveals Dalston's 150 year long association with the arts and Hackney's original plan to sell off Dalston's Cultural Quarter sites to "maximise capital value and rental revenue for the Council". That plan could now be realised - the privatisation and loss of public cultural spaces.

Hackney Council is consulting on redeveloping Dalston. Have your say.

Hackney Council is now consulting on its proposed Dalston Plan for encouraging development of 600 new homes and 14,000sqm of shops offices and workspaces across 10 local sites. This on the basis that "regeneration....is vital to ensure the future success of the area". You can read the full plan here, a summary here and how to make your views known here. The public consultation closes on 1st October 2021

The Council's map of Dalston's development "opportunity" sites

The consultation is not asking the public whether, but how the sites should be re-developed. The Dalston Plan gushes with aspirational ideas of how careful redevelopment could protect the areas character and diversity and provide community benefit for locals. In the past similar aspirations have been routinely overlooked -  major developments have produced an absence of socially rented accommodation, a paucity of new public amenities for children and green space, the loss of affordable workspaces and cultural landmarks,  overshadowing of open spaces and homes and a rash of chain stores. Will the policies in this new Dalston Plan safeguard better outcomes? Are the policies worded strongly enough? Here are some clues.

Ridley Road market

Ridley Road street market and shops are the economic and cultural heart of Dalston. They attract about 70% of Dalston's shoppers to the area, provide local employment and, for many, are a vital source of affordable goods, fresh produce and of social and cultural interaction. 

"Save Ridley road"campaigners - one of a series of portraits by Dalston photographer Tamara Stoll

Whilst promising to "protect" the market and improve pedestrian circulation, Hackney has designated all of the privately owned buildings on the north side of Ridley Road market as opportunity sites for "infill" redevelopment - developing existing  buildings by up to 5 storeys, extending ground floors out to the pavement line and a new block of 27 flats at the eastern junction with St Marks Rise (That site had been identified as a potential public open space in the previous 2013 Plan. Ed.)

Ridley Road illustrating the proposed block of 27 flats on the corner of St Mark's Rise. 

Such development will be hugely disruptive for the market's shopkeepers and stallholders, reduce space for stalls and circulation for shoppers and sterilise its character.  In addition the Council proposes to  further restrict vehicles using Ridley Road, to plant street trees there and to green over a useful means of access for traders deliveries in Colvestone Crescent ( to create a so called "21st Century Street".  It's already gated 24/7 & the Kingsland Road entrance has also been closed to traders by the security bollards. Ed.) Many stallholders are dependent on using their vans since the Birkbeck Road food cold store was demolished many years ago and never replaced. 

Watch the short film "Ridely Road 2020 - a market under threat" It highlights some of the problems which redevelopment of the market street gives rise to.

Hackney also promises a crackdown on alleged crime and ante-social behaviour in the market. (This was the reason Hackney gave for originally supporting eviction of all the traders from the Shopping Village in 2018 Ed.). 

Birkbeck Mews

The Council owned Birkbeck Road scheme

Also affecting Ridley Road market, the Council propose redevelopment of its own site in Birkbeck Mews for up to 5 storeys to include reprovision of 1,000sqm of existing Ridely Road market traders storage, waste processing and public toilets plus a Market's Office, commercial uses and 11 new flats. (Will those flats be for social rent, or be sold to fund the scheme? How will those essential market amenities, and market access for traders along Birkbeck Mews, be provided during the re-development? Ed)

Kingsland Shopping Centre Site

For years Hackney have been awaiting a comprehensive housing led re-development of this major site to help meet its targets for new housing set by the GLA. The Dalston Plan, at page 120, identifies the site as appropriate for "taller buildings" with capacity for between 314 & 484 flats and up to 10,500m2 of commercial space and 670m2 community/amenity space plus some green open space and "yards".  Total redevelopment  including the Shopping Mall is presently constrained by Sainsbury's long lease and the Kingsland High Street entrance being "safeguarded" for possible development of Crossrail II. ( Presently in the long grass again, and Crossrail I being way over budget and incomplete. Ed.) 

This is Hackney's illustration of the Kingsland Shopping Centre site's total redevelopment potential. Notice how, along its south east boundary, the Eastern Curve public pathway would become a canyon between the existing and the proposed new tall buildings

Following a number of discussions with Hackney, TfL and the GLA, Criterion Capital, which owns the whole site, has published its outline plans to redevelop the Matalan building and car park. The Dalston Plan identifies the northern part of the site, alongside the overground railway line, as more sensitive to tall buildings, due to the possibility of overshadowing Ridely Road market.  

This Criterion sketch of a northern 12 storey residential block by the railway suggests blocks elsewhere will be taller.

Criterion emphasise that a new open space with some green surfaces, called Martel Place, will be provided but this, it acknowledges, will be overshadowed by the existing Kinetica Tower. Other open spaces may also be overshadowed by the tall buildings which loom over from the south side of the site.   (And where is the public playground for older kids we were promised in the 2013 Plan? Ed.)

The designs presented by Criterion last July appear to set the new blocks further back from the eastern curve which may mitigate the overshadowing of the new open spaces and residential blocks planned. 

This Criterion sketch  illustrates the possible footprints of four new blocks with retail commercial and open spaces at ground floor,  26 small "makers" workspaces on the 1st floor and residential floors above them. 

The Dalston Plan refers to building up to 2,000 new homes locally over the next 15 years. It recognises that there is a severe shortage of socially rented and family size accommodation and that most locals have been priced out. It proposes that 50% of new homes should be "genuinely affordable" of which 70% will be for social rent (These policies for "affordable" homes were routinely ignored in previous schemes. See here here and here Ed.).

 Criterion's development is the biggest locally since Dalston Square and has previously referred to all new flats being for rent (ie a "Build to Rent" scheme). Its recent presentation states "While housing numbers and tenures are not yet finalised, social housing will be included in the scheme. Exact numbers will depend on viability, and we are open to Hackney Council purchasing these units." 

Eastern Curve Garden

After a 10 year community campaign the Council has finally abandoned its long held vision of turning the Garden into a hard surfaced public thoroughfare lined with shops (Hurrah! Well done Dalston campaigners!! 😊💕Ed). The Dalston Plan says it will be "protected" as a public "enclosed green space" and it is now recognised as a "key element when producing plans for development adjacent to it, ensuring it retains sufficient privacy and sunlight".

  

The northern part of the Garden is on Criterion's land but its proposals for redevelopment of the Kingsland Shopping centre do not impinge on the Garden - indeed it claims to emulate it by providing complimentary new green spaces 

The Dalston Plan also refers to the Thames House development, lining the Garden's southern boundary, as "existing building stock" whereas the approved development of up to 9 storeys has never commenced and the planning permission granted on 6 June 2018 is believed to have expired.

The proposed 2-9 storeyThames House development would have robbed the Garden of much of its sunlight  & privacy 

 What "sufficient privacy and sunlight" means for the Garden will be back in contention again when a new scheme for the Thames House site  is proposed. 

 Dalston Kingsland station 

The Dalston Plan illustrates potential major development of Kingsland Station to improve accessibility ( The long awaited lifts? Ed) with a Slab over the railway cutting to support more retail and 3 to 5 storeys of up to 49 flats. ( How will the Slab be paid for? By the lack of "genuinely affordable" housing, no doubt. Ed) 

Other opportunity development sites

This post highlights only 5 of the 10 potential redevelopment sites identified by Hackney. Others include : 

130 Kingsland High Street (Argos in Sandringham Rd - 3 to 5 storeys of retail plus up to 17 flats);

Stamford Works ( Gillette Square -  a mix of commercial cultural and community uses); 

36-42 Kingsland High Street (McDonalds - 3-5 storeys of retail plus up to 23 flats); 

Ashwin Street ( sites on its east and west side - 3 to 5 storeys for commercial and up to 17 flats) and

Former CLR James Library (ground floor community uses plus up to 17 flats). 

Bear in mind that although up to 5 storeys is deemed generally acceptable in Dalston, the exception being the  Kingsland Shopping Centre,  previous developments have often exceeded the guideline heights.

Traffic, cycling and walking

The Dalston Plan recognises that Kingsland High Street and Dalston Lane are heavily congested ( More so, despite the pandemic, since implementing the Low Traffic Neighbourhood local road closures. Ed).  It proposes new and improved pedestrian crossings, cycle infrastructure ( along Sandringham Rd and linking up with cycle Super Highway1 at Boleyn Rd) and that the Shopping Centre redevelopment could provide more accessible pleasant east/west routes for walkers and cyclists. ( I hope that will not be space "shared" with cyclists which is hazardous for children, elderly and disabled pedestrians. Ed.)

A further reference is made in the Dalston Plan to ensuring that new developments cater for "flexibility of (commercial) uses" to ensure "vibrancy and vitality in Dalston High Street" ( Oops...I've never heard of Dalston High Street! Ed)  

Can you influence Dalston's future development?

Do you think the Council's draft Dalston Plan guidelines amount to "regeneration"? Is the redevelopment described "vital to ensure the future success of the area"? Or will it cleanse Dalston of its character, vibrancy, diversity and sustainability? The Save Ridely Road and Morning Lane People's Space campaigners have described the plans as "gentrification in action". You can read the full plan here, a summary here and how to make your views known here. The public consultation closes on 1st October 2021  

Hackney reveals nine key Dalston "opportunity sites" with development potential

Hackney has revealed nine key development sites in Dalston with potential for development in the forseeable future.They are  described as "opportunity sites". They appear on this map. Hackney is now consulting the public on its objectives which will shape their future development . 

The "opportunity sites" identified include some which have already been or remain in contention like Ridley Road and the  Ashwin Street "cultural quarter" (including the Eastern Curve Garden) and Gillette Square. Others include Birkbeck Mews where plans are now on hold; Kingsland Shopping Centre which  would be developed for flats, shops and as an underground station if Crossrail2 goes ahead; Kingsland overground station and the former CLR James library 

Hackney has released a summary and a detailed report on the community's views over a wide range of local issues - it has reviewed over 2,000 on-line comments made on its Dalston Conversation website. Hackney have now proposed some development objectives and it is seeking further public comments on those objectives which it says will inform its policies for the 15-year Dalston Plan.

This is a screen shot of Hackney's Dalston Conversation on-line comments map. Hackney reports that, including public meetings,  5,000 people took part in the consultation and over 2,000 people pinned comments to the online map 

10 issues have been identified to focus the public's views on Hackney's local development objectives . They ask us to comment on issues including green and open space, shopping and town centre, Ridley Road, transport and movement, buildings, work space and employment, housing, culture, evening and night time economy, inclusive and safe environment. You can make your comments either on-line here or by attending Hackney's events at CLR James Library on  Tuesday/Wednesday  11/12th February at 4pm – 8pm and at Eastern Curve Garden on Saturday 15 February, 12am – 3pm.

If you go on-line here to comment you will see the 10 issues boxes. When you click on one you can read what the community has previously said, what Hackney's borough wide Local Plan 2030 policy states, and you are then asked to indicate the extent to which you agree or disagree with Hackney's development objectives. There is also very important space at the end of each to make general comments about omissions and reasons for disagreement.

When the 57 East tower was approved there was a policy for 50% affordable housing but only 15%  resulted and none for social renting.

You may find many of the "Objectives" seem positive, but consider them carefully. We have had positive planning policies before but these often seem to have been ignored when permission was granted. Can the objectives be tightened up? Based on your knowledge and experience of the area, is their wording strong enough to protect what we love locally and do they go far enough towards meeting the diverse needs of the whole community. Will there be something left in Dalston for everyone?

There was a  policy to preserve our local heritage but permission was granted to redevelop Hackney's Dalston Lane Georgian terraces with a scheme which resulted in their total demolition with no affordable housing at all

There was a policy to protect public space but buildings have been allowed which plunge public spaces, like the entire Eastern Curve walkway and our community garden, into shadow .

In terms of the objectives proposed, for example, one of the green space objectives is "to protect the Eastern Curve Garden" but the words "as an enclosed managed space" have been omitted. Without enclosure the open space could still become a public thoroughfare and lose its sense of intimacy, its secure environment for children and its financial sustainability. 

Another example : what would happen to the traders and artists who will face eviction by the Ridley Road Shopping Village office/residential redevelopment ? The objectives refer generally to "protecting and promoting" Dalston's market traders and Dalston's arts and culture - but they don't require that workspace of the type which would be lost in that redevelopment must be retained or replaced. How would that redevelopment sit with Hackney's decision that the local benefit of the existing uses make the site an asset of community value?

We encourage everyone who is invested in Dalston's future to spend some time considering the Council's plans and, using your own knowledge and experience of the area, suggest improvements to their development objectives.