January 2013 Archives

Refusal on Isle of Dogs to set a precedent?

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Last week the Isle of Dogs 'Skylines' project was refused for the second time by Tower Hamlets (EGi News). The 50 storey scheme designed by Sir Terry Farrell would have provided 749 residential units. Worryingly for other Docklands landowners and developers the scheme was refused "Ultimately on grounds ranging from lack of play spaces for children on site to the reduction of daylight for nearby residents caused by height, to the population density of the scheme and its impact on health facilities." Included within the S106 legal agreement was a contribution of over £1m towards health care facilities. Hopefully this doesn't set a precedent for the likes of City Pride, Cuba Street, Angel House and the recently submitted Arrowhead Quay; all of which are currently at the application stage.  

Another point worthy of note within the planning committee notes for the Skyline project comes from English Heritage, who objected to the proposal saying it would damage the view from Greenwich Park. Below is the view at the moment and below that what the view will look like when the already consented schemes are built out. Really? Does the inclusion of Skylines make all that difference? I'm struggling even to pick it out...


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Isle of Dogs cluster from Greenwich.bmp


Plans have been submitted by Ipsus Developments to Lambeth Council for a mixed use development in Stockwell. The proposed development will provide 118 residential units, 71 for market sale and 47 social units. The scheme will also provide 2,120 sq m gross of office space and 585 sq m gross mixed use retail. Boyer Planning is the planning consultant. See here for the application. 

Qatari Diar stall over Chelsea Barracks scheme

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The Guardian this afternoon reports that the controversial Chelsea Barracks scheme has for the moment been shelved by Qatari Diar. The super prime site bought by the Qatari's for £959m has permission for 325 private and 123 social residential units. It was originally designed by Richard Rogers until Prince Charles intervened, pushing for more traditional architecture and duly got his way. 

They paid a huge amount for the site before the crash and so it's not surprising the figures don't stack up for them. The Guardian reports a Qatari source stated "It now seems a huge gamble to deliver all of this. They (the developers) will take their time and see how the numbers stack up in due course". He added that while the scheme could still be built, "they could sell (the site) any time".

All of this seems a bit odd to me. Ok they paid a lot for the site but with super prime residential values going through the roof and foreign investors looking at London's bricks and mortar, it seems like a no-brainer. Like so many of today's developments the stumbling block is most probably the affordable housing. The S106 legal agreement attached to this scheme means the developer has to provide 123 affordable homes as well as £78 million towards off-site affordable housing within the borough. What's the betting the developers will cry viability like so many others are currently doing in order to try and reduce this? Only time will tell...

The Guardian article can be viewed here.


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Lots Road power station finally shows sign of progress

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Lots Road power station is one of those schemes which has been lying around for what seems like an eternity. A fairly controversial scheme, it suffered due to part of the site being situated in Kensington & Chelsea and part of it lying within Hammersmith & Fulham.

Two large towers are planned, originally the smaller of the two (K&C) was refused. Hammersmith & Fulham gave consent. The developer however was adamant they wouldn't progress until the whole scheme was consented. The Secretary of State in 2006 then stepped in to grant permission. With the 2008 recession and the subsequent housing market crash, the project again stalled. 

Last year the developers gained an amendment to their planning permission which lowered the affordable housing requirement by 100 units. LRR last visited the site at the end of October last year and as expected, nothing was happening, but now it appears there is. This was the site on Friday where diggers are now on site. For consistency we at LRR won't be stating this as under construction and it definitely won't be going down as a 2012 start for our yearly analysis 'Red Book'. Going on the current activity at the site though, we fully expect a 2013 start. 

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Here's what the scheme will look like when completed...

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Great Scott Google...

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...this is Street View like you've never seen before. Bet you can't guess where you'll end up if you go outside. You may be gone for sometime:

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A full planning application has been submitted to Croydon Council by Legal and General Property for the refurbishment of the iconic St Georges Tower (Nestle Tower). The plans include 288 residential units, 265 for private sale and 23 affordable units. The plans also include space for retail and community facilities, as well as car and cycle parking provisions. CBRE is the acting agent. To view the planning application click here.

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Proposed Nestle Tower
Image courtesy of This is Croydon Today, 2012

Renders emerge for tallest residential building in UK

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Following on from the last post re: the Glut of residential towers submitted at the end of 2012, here's the tallest of those in a little more detail. As with large applications there always seems to be a bit of a lag between the application going on the local authority website and the documents going live. Again for City Pride this was no different. Over the weekend however, the all important Design & Access statement has gone live, meaning renders are now available that give an indication of what the scheme will look like.

A bit of background on the project. Irish developer Glenkerrin bought the site in 2008 for £32m, then a pub on a site of 0.6 acres. An application was then submitted for a 63 storey building to provide 430 residential units (mainly private) and a 209 bed hotel. An application was also submitted for off-site affordable housing at the southern end of the Isle of Dogs. Permission was granted in April 2009; however the scheme stalled as the developer went in to administration. Developers Charlegrove who built out the adjoining Landmark development (two towers built between 2007 and 2010 providing 800 units), then bought the site for £43m. Demolition works were completed in Q4 2012 (the site is now vacant and cleared) and a new application was submitted on 4 January 2013. This increases the height by 12 storeys to 75, more than doubles the amount of residential units to 864 residential units and loses the hotel element. 84 serviced apartments are also included. With that, here are those renders...

London Residential Research subscribers can view the building record HERE

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Glut of residential towers submitted at end of 2012...

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Here at London Residential Research we're entering our yearly analysis phase, where we tot up all the numbers (applications, permissions, starts and completions) as well as sales and pricing figures to comment on the market and give the industry unrivalled objective data.

This obviously takes a little while whilst we site visit, call agents and also scan local authority websites. The latter of which has seen a glut of large planning applications submitted at the very end of year, some you will have come across, some maybe not. LRR subscribers can click through on the scheme name to go through to the building record on EGi.

City Pride is one you may have heard of, mainly because if built it will be the tallest residential tower in the UK and by some way. It would also be the second tallest building in the UK, only behind the Shard and taller than One Canada Square. 864 residential units will be built out within a 75 storey tower. Off-site affordable housing application also submitted.

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Plans have also been submitted for Canada Water (Sites C & E) from Sellar; the same people behind the Shard. Here, 5 buildings are proposed between 5 and 40 storeys in height to provide 1,046 residential units as well retail and office space. Note: No documents are as yet online for this application but this is the site as it is at the moment; home to the Decathlon store.

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                                                                                                                        Image courtesy of SE16.com

Another big application, on the banks of the Thames and one which has gone under the radar more than those mentioned previously is Ludgate & Sampson House. Carlyle Group has submitted plans for 9 new buildings up to a maximum of 49 storeys that will include 492 residential units, again with offices and retail along with other uses, adjacent to St George's One Blackfriars (where piling is set to start next month).

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And lastly a development known as 'The Stage'. Recent archaeological findings in Shoreditch, unearthed remains of a theatre run by none-other than Shakespeare himself and even pre-dates The Globe. Understandably the remains will be preserved as the centre piece of the site with a residential tower of 40 storeys providing 385 residential units. 

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Prison to resi conversion?

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Old prisons could be sold off and converted to residential accommodation. News in today reveals that the proposed closures are part of longer-term plans to build a super-prison. Justice secretary Chris Grayling has stated that the closures would take place by the end of March. None of the prisons are in London...but if they were this is what the potential residential yeald would be:

Gaol Capacity
Belmarsh 910
Brixton 798
Feltham 762
Holloway 501
Isis 622
Pentonville 1250
Thameside 900
Wandsworth 1665
Wormwood Scrubs 1277

Add up all that capacity and you get 8,685 units, OK, they'd be pretty small and the views would be limited but on the upside they'd be very secure. Full story in the FT here.
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Evolution of the tube map

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Here's what it looked like in the early days:

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Go here to see the transformation.


Continuing with the underground theme...

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the first section of Crossrail tunnels should be finished by the end of this year. The Standard has a nice aerial slideshow of the work. My personal favourites include Finsbury Circus (below) and the Stepney Green shaft. 

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The tube is 150 years old...

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today. So to mark the event here's a story about venting-off, false facades and charity ball scams, happy birthday tube:

Did you know that the Metropolitan line was not only the first underground line in London but also the first in the world? Way back in 1868 the route between Paddington and Bayswater opened, great news for everyone, everyone that is apart from the residents of  23 and 24 Leinster Gardens.

 

 

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There was a time around 20 years ago when you could smoke on the Tube, there was a time around 100 years ago when the Tube itself smoked. Strange as it may seem the first underground trains were steam powered and if you think that sounds insane you'd not be alone, The Times of the day described the whole idea as "an insult to common sense". However, the engineers had one trick up their Victorian sleeves, condensers.

 

Condensers diverted steam from the exhaust pipes into water tanks on the train, it didn't mean that the Tube at the time was steam free but at least it made the experience bearable, just. However there was one small problem with condensers, at regular intervals the pressure and heat which built up in the water tanks had to be released, a process known as venting-off. Now obviously you couldn't vent-off underground, instead the engineers built in venting-off points along the route which were open to the elements, bad news for 23 and 24 Leinster Gardens.

 

J. M. Barrie, Winston Churchill, Alexander Fleming, Mariella Frostrup, Keira Knightley and Stella McCartney  are just some of the past and present residents of Bayswater, it's a fairly well to do kind of place and Leinster Gardens is right in the middle of it. Back in 1886, the site of numbers 23 and 24 was pinpointed as the best venting off point on that section of the line. But, this being a fairly swanky area, the idea of knocking down the mid section of a Victorian terrace was out of the question, or was it?

 

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Above is an aerial view of Leinster Gardens. Look closely at the dark section in the middle. At ground level it looks like this:

 

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It's all a sham. The engineers got their venting-off point but still retained the character of this prestigious terrace by retaining the facade of numbers 23 and 24, a result for everyone, but probably a bit of a downer for the former occupants, seeing as their houses were now only 5ft thick, with no windows or letter boxes.

 

And so you would think that this is where the history of the two houses ended. You'd be wrong. I'n 1930 a local con man made a tidy little sum for himself by selling tickets to a charity ball supposedly at this address for 10 Guineas each. Guests duly turned up on the night in full evening dress only to discover the horrible truth.

 

Today the tradition continues, local pranksters enjoying nothing more of an evening than sending taxis, pizza deliveries, religious groups, mail order packages etc to the "houses".

 

 

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An in-depth review of the current state of the London residential development market across all 33 London boroughs from planning and construction pipeline to sales and pricing.

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About this Archive

This page is an archive of entries from January 2013 listed from newest to oldest.

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