Hackney to demolish sixteen Georgian houses in Dalston Lane

Hackney has entered a development agreement with private contractor, Murphy, which now proposes the complete demolition, rather than restoration, of the Georgian houses at Nos 48-78 Dalston Lane. In 2005 English Heritage had declared the houses to be "remarkable survivors of Georgian architecture", and a "conservation led" project was to be the centerpiece of the newly designated Dalston Lane (West) Conservation Area. Now, due to years of neglect and vandalism, Hackney's plan is to demolish the houses and redevelop with front facades in "heritage likeness".

'Jon's Scooters' at Nos 62-64 suffered an arson attack and deliberate vandalism in 2004. Nothing was done to shore up, or rebuild, the houses which quickly deteriorated. There were two mysterious fires in other shops as well.

Hackney inherited the sixteen houses in 1984 when the GLC was abolished. In 2002 it ignored the shopkeepers' offers and sold them all, as one lot at auction, for £1.8million to an off-shore developer. Hackney refused planning permission for demolition and redevelopment in 2004 but, whilst awaiting the developer's appeal, two of the houses suffered an arson attack. The Council subsequently demolished Nos 60, 62 and 64, at public expense, in September 2007. Then, in 2010, it bought back all the remaining houses and the three demolished sites for £3.8million - double what it had originally sold them for at auction.. How would Hackney get its money back? (Don't you mean our money? Ed.)

Hackney demolished Nos. 60-64 following the fire damage and deliberate vandalism, and propped the neighbouring houses. No other attempts were made to repair or preserve the remaining houses whilst in the developer's ownership or after Hackney re-purchased them 

The findings of the most recent structural survey, which Hackney accepts, state that "the façade of Nos 48-78 Dalston Lane had significantly deteriorated due to general neglect, weathering, fire damage and subsequent water damage " and is "generally in poor condition throughout, having suffered significant general deterioration".

In 2009 many of the houses were painted black to obscure graffiti. The structural engineers have advised that "The areas of brickwork previously rendered or painted could not withstand the required cleaning process."

In October 2012 Hackney eventually granted itself planning permission for re-development.The permission is to convert the upper floors into 44 flats, including adding a mansard storey, and was to include renovation of the existing Dalston Lane facades and shop fronts. But the structural engineers have now advised that it is "impossible for the facade to support any additional loading that may be imposed by the proposed additional floor at mansard level"  and that it would be "unsafe to attempt to retain the facades following any future demolition of the internal walls, floors or remaining roofs" because "there would be a high risk of collapse". However the Planning Committee voted for partial retention, not total demolition.

This artists impression shows the latest plan to redevelop the terrace. Murphy will have a 125 year lease and market all the new flats privately, with no affordable housing. It will lease the ground floor shops back to Hackney.

Of the existing shop fronts, they have also suffered severe deterioration, except for those of the two surviving businesses, 'Sound and Music' and 'Hy-Tec'. Of those, the surveyors comment, "the shop fronts to Nos 48 and 66 are to be retained however it will not be feasible to retain these in place without damage occurring during demolition and construction and they should be dismantled and stored off site". Mouldings are to be taken to enable reproduction of some of the decorative features of the shopfronts.

The backs and interiors of the existing terrace houses are to be demolished and redeveloped as flats. Open space will be created by taking in some of the estate car parking, which Hackney will compulsorily purchase.

The Dalston Lane Georgian houses have had a sad history. It was once a thriving street of independent businesses but tenants' leases were not renewed, shops were boarded up rather then relet, and no repair and maintenance was done. Despite the Dalston community's campaign, and Hackney's stated commitment to the historic environment, all are now to be demolished. We are now left to hope for a quality scheme and that new commercial tenants can be found for the ground floor shops.

Artists impression of the proposed redeveloped terrace, with reproduction shopfronts, additional mansard roofs and glazed in-fills between the pairs of houses.

OPEN event: Imprisoned Oxbridge boat race protester to join Iain Sinclair and William Taylor event

Trenton Oldfield, who swam into the path of the Oxbridge boat race in April 2012, will speak at the OPEN event this Thursday evening, alongside Iain Sinclair and William Taylor.

Trenton Oldfield's action was a protest against elitism and took place on the eve of government cuts and the 2012 Olympics. Although he risked harm to no-one, save to himself, he was convicted and sentanced to 6 months imprisonment for causing a public nuisance (or, as the Judge put it "spoiling the enjoyment of others"). The Home Secretary considers that his presence in the UK is "not conducive to the public good" and decided to deport him (Trenton is originally from Australia) but this was recently overruled by a Tribunal

OPEN event - Iain Sinclair and William Taylor at Cafe Oto on 19th December

The Banned and the Damned

At this event Hackney's internationally acclaimed, but locally banned , writer and film maker Iain Sinclair will present and discuss his latest book American Smoke - Journeys to the End of the Light" and William Taylor, a Hackney Vicar and a former Director of OPEN, will discuss and screen the film "The UK Gold" - a damning indictment of the unethical practices of British financial institutions.



Iain Sinclair's book is his first full engagement with the memory-filled landscapes of the American Beats and their fellow travellers.  Filled with bad journeys and fated decisions, it is a "delirious expedition in the footsteps of Malcolm Lowry, Charles Olson, Jack Kerouac, William Burroughs, Gary Snyder and more, heated by obsession (the Old West, volcanoes, Mexico) and enlivened by false memories, broken reports and strange adventures".

'Inventive, dazzling, arresting. A superb chronicle of an impossible dream that has descended to a nightmare' New Statesman

'Brilliant, superb. Sinclair has gone from cult author to national treasure' Robert Macfarlane, Guardian
'Wonderful, sharp, amusing, grippingly atmospheric. One of our most dazzling prose stylists'  Daily Telegraph


The UK Gold Official Trailer from Brass Moustache Films on Vimeo.

Winner of the 'Best Documentary' at London's 2013 East End film festival, this independent film, written and directed by Mark Donne, explores the complicity of the City of London as the tax haven capital of the world and the network of overseas British territories, which suck money from impoverished nation states.
" A shining piece of film-making on the darkness at the heart of the City....this is a film no-one should avoid" Daily Mirror
We are guided through the darkness by the film's hero, the William Taylor, who joins a battle where good argument is of little value in a world of closed doors and mutually protective silence - where democracy is no more than an illusion and the cards have been dealt in advance. 'The UK Gold' shows how deep deception is ingrained in our proudest institutions and traditions.
"Fascinating, disturbing and ultimately gripping" Screen International

"The economics of taxation may be quite complicated, but the ethics of saying one thing and doing another is not....In this corner of Hackney we recognise that we have a responsibility to our neighbours. But do the Citizens of the City of London? I’m not so sure" William Taylor, Vicar of St Thomas' church, Upper Clapton

“A story seismic enough to shift perceptions of finance and flag forever”

OPEN events have previously sold out. Book tickets here - book now to avoid disappointment

Dalston to get shaft (ed)

A new 19-storey, 62 metre high Dalston tower, with a four storey frontage building,  is proposed for 51-57 Kingsland High Street on the Peacocks site next to Dalston Kingsland station. We've nicknamed it 'The Teardrop'.
The developer's previous application, Dalston Green, got unanimously rejected by the Planning Sub-Committee. This new scheme does not comply with the Dalston Area Action Plan either.  You can  let Hackney's Planning Committee know what you think of the new plans and you can sign the objectors petiton - see below.

The Teardrop (as it would be seen from Ridely Road market) is planned next to Dalston Kingsland station and is designed by Jestico and Whiles. The total of 125 flats is double the average density expected for this 0.18 hectare site. The developer states it will contribute £100,000 to any improvements to the neighbouring station, although no specific proposals have been announced.

The developer claims the development "contributes to and enables a balanced and mixed community in the area". However, in this dense private housing scheme, only 14  "affordable" flats are planned for the front building ( all for shared-ownership, not social rent, and only 3 family flats) and 111 private  (unaffordable) flats will be in the exclusive tower behind. Prices will rise to over £1million for the 19th floor penthouses. The developer expects a net profit of over £10million (a 20% return on investment is more or less guarranteed). Where is the community benefit? 

The Teardrop will have no car parking (except for 2 spaces for disabled people) and 210 cycle storage spaces. There will be a 'children's playground' on a roof terrace. The site is west of Ridley Road Market but the tower, they say, won't start to overshadow the entrance until, on average, 5pm.

The huge profits come from stacking up the site with private flats. The Daylight and Sunlight consultant (GVA's) report concludes that the overshadowing effect of the proposed tower has “no significant impact". However, of the 37 tests for residential sunlight, their report reveals that 26 (70%) failed the British Standard by exceeding a 20% loss and one amenity area has nearly 50% loss of sunlight in winter. Of 44 tests for residential daylight (excluding Boleyn Road to the west of the site), 33 (70%) will lose more than 20% of daylight.

 The "Teardrop" gets its name from its teardrop, rather than circular, plan form

The climatic effect on our 'public amenity space' ie our High Street pavements, was not tested at all.The tower will, in fact, deduct a bit of sunlight from all of us as well as increase local wind speeds ie the developers profits come at our expense by degrading the quality of our local environmental.  What will Dalston get back to mitigate these effects?

The "Teardrop" as seen looking north along Boleyn Road. The tower's aerodynamic design, it is said, prevents the increased wind speeds accelerating off the north west surfaces from exceeding conditions appropriate for "standing" ie you will be able to stand but will not be comfortable sitting outside.

The developer has already consulted the Planning Sub-Committee, at a recent 'pre-application' meeting, when the public were not allowed to speak. The meeting was intended to remove any 'misunderstandings' which had led to the previous scheme's unanimous rejection.
The Planning Consultants state that "Throughout the pre-application phase consultation took place... including OPEN Dalston ". This is untrue - in fact there has never been any consultation with OPEN Dalston for this scheme.

Four storeys, plus parapet, plus roof terrace, next to the exquisite 1902-3 High Street terrace, which includes Grade II Listed No 41 (Shangai, formerly Cookes) and the locally listed Kingsland pub. Does it enhance or does it dominate the terrace?

The  Heritage consultant (Tavenor's) report is laughably inept. On the subject of Grade II Listed Colvestone Primary school it describes an entirely different building. The consultant also assesses the environmental impact on the Kings Arms, although that pub was demolished several years ago. Fortunately, the Council's Dalston Area Action Plan requires Hackney to undertake its own Character Appraisal  of Dalston's heritage assets to inform its Planning Committee's decisions. Sadly, Hackney's report is not yet available.

The previous planning application for a tower on Peacocks site was rejected on grounds which included it's height , scale and mass being detrimental to the area's appearance, the absence of affordable housing, the reduction in retail floor space and because its design would compromise future development of Dalston Kingsland rail station. The new design is taller, has only 11 affordable homes (of which none are for social rent), has reduced retail floor space and makes no proposals to improve the station.

SEE THE COUNCIL PLANNING APPLICATION DOCUMENTS BY CLICKING HERE.

YOU CAN HAVE A SAY

MAKE YOUR VIEWS KNOWN TO THE COUNCIL BY CLICKING HERE

SIGN THE OBJECTORS PETITION BY CLICKING HERE

"It's not silencing the public because they didn't have a voice anyway."

A developer with plans for a 19-storey tower block on Kingsland High Street had  30 minutes of exclusive access to Hackney's Planning Committee last Wednesday. The public were invited but banned from speaking. When asked why the public must remain silent, Hackney Council's Press Statement to the Gazette,  said "It's not silencing the public because they didn't have a voice anyway". 
 
When will the Planning Committee allow members of the public 30 minutes, at a formative stage, to ask questions, provide information and give opinions to the Committee about the developer's plans

Public refused right to speak at public meeting

Hackney has refused all members of the public the right to speak at the Council "Extraordinary" Planning Committee meeting tomorrow (reported here). The meeting is to allow Rothas Ltd, the developer of a proposed 19-storey tower block on Kingsland High Street, exclusive access to present the merits and benefits of its scheme to the Council's Plannning Committee. The Committee members will then be entitled to discuss and comment on the developers plans. Any member of the public attending must remain silent.

Would Hackney's Mayor Jules Pipe feel he had been stitched up and silenced at the Plannning Committee meeting tomorrow ? 

The Council's Constitution presently forbids lobbying of Planning Committee members before a planning application is formally made and considered. Its policies also enshrine the duty of the Planning Committee to act fairly and impartially as between developers and residents. . A change in Hackney's Constitution requires a vote of all members of the Council. Senior planning officers have persuaded the Committee that its new "pilot scheme for pre-application meetings" with developers is within the rules.

The last time the developer applied for planning permission, with the support and recommendation of Council planning officers, the Planning Committee members threw it out unanimously. The Council hopes that the new "pilot scheme" will avoid such "misunderstandings" in the future.

(Readers will recall our warning last year that, whilst the last application for an 18-storey tower on the site may have been buried, it was not dead. It has now returned to stalk our High Street. Ed)

19-storey tower for Kingsland High Street - Hackney tells public to "remain silent".

Developers' of a 19 storey tower block on Kingsland High St. have been given an unprecedented opportunity to influence the Council's Planning Committee at a meeting, before a formal planning application is made. To avoid allegations of secrecy, the Council has issued a letter to invited members of the public to watch the event live, in the Town Hall, on 17th July at 6:30pm.

This image is of the redesigned proposed tower, on the Peacocks site next to Dalston Kingsland station. The previous version of the tower, was rejected by Hackney's Planning Committee in March 2012. Penthouse apartments are expected to sell at over £1m, there will be fewer affordable homes ( 10% not 13%) and no improvements are now proposed for the station. 

The developer will be permitted 15 minutes to inform the Planning Committee of the merits and benefits of its plans and a further 15 minutes to answer the Committee's questions.

The Council's letter reminds the public, once again, of its "committment to community involvement in the planning process at an early stage" and that invitees are required to follow its rules for the event, which are:
1. You must reman silent
2. You are not allowed to ask questions
3. You are not allowed to give opinions or make pleas

When will the Planning Committee allow members of the public 30 minutes, at a formative stage, to ask questions, provide information and give opinions to the Committee about the developer's plans?

(Former Deputy Mayor, Karen Alcock, is Hackney's Cabinet member for Property and Housing Policy and has declared her employment by the PR company, Four Communications, which promoted the developers previous scheme. Ed)