Conservation Area Appraisal

Transcription

1 Bill Linskey Chair Brixton Society The Society is the Amenity / Civic Society for the Brixton area of London It has been in existence for nearly 40 years trying to make the area a better place in which to live or work.

2 The George IV

3 Background: Location: Going south from Brixton to Streatham - half way up Brixton Hill (A23) on the right hand side Heavy traffic on A23; bus lane on both sides; bus stop opposite pub A functioning pub, showcasing young local bands No nearby residents to complain of noise In a conservation area but not listed (even locally) Some unsympathetic alterations had been carried out in the past

4 Conservation Area Appraisal the very important frontage along the west side of Brixton Hill which exerts a fundamental impact upon the character of the 200 year old Rush Common. the splendid George IV public house -a late Victorian extravaganza with charming ironwork, stone balustrades and a jolly copper-clad turret topped by a flying seagull weathervane.

5 Planning Applications by Tesco Installation of a new shopfrontto the front and side elevations (Brixton Hill and Waterworks Road frontages) Installation of an access ramp with balustradingand new entrance steps to the front elevation Installation of plant equipment within the rear enclosed service yard Display of 3 x externally illuminated fascia signs (1 x front elevation, 1 x side elevation), display of 1 x internally illuminated sign above main entrance (corner elevation) and display of 1 x externally illuminated free-standing sign (front forecourt) NO application for Change of Use (A4 to A1) Lambeth does have policy to retain pubs

6 Existing Frontage

7 Tesco s frontage

8 Reaction Local uproar campaign group formed -petition against signed by 3,000+ Public meeting with more than 100 people with local MP, ChukaUmunna(Streatham, Labour, Shadow Business Secretary) Strong local press coverage One letter in London Evening Standard 34 letters of objection submitted to Lambeth including from The Brixton Society, the campaign group, CAMRA and Chuka Umunna MP

9 What happened at Committee Applications vigorously supported by Planning Officers led by Conservation Officer Petition essentially ignored as irrelevant change of use not an issue, so 3000 people don t matter 3 opponents give 3 minutes each With Change of Use not being an issue, we mounted strong attacks on the proposed changes to the frontage, and on the proposed signage and garish lighting

10 The Vote Six councillors present on the Committee Chair moved Officers recommendation Chair and one other voted For In Favour 2 All those Against 2 Abstentions 2 Chair s casting vote For Permission Granted So 2 Councillors out of 6 on the Committee out of 63 on the Council were all it took

11 Canterbury Arms

12 Canterbury Arms photo:

13 Canterbury Arms photo:

14 Planning Application Demolition of the existing Public House and redevelopment to provide a mixed use development compromising 31 residential dwellings (Use Class C3), 162sqm of Public House/Restaurant (use class A4/A3) in a 9 storey building including the provision of a communal garden and 42 cycle parking spaces.

15 The 34 objections included: A 1320 signature petition Objections from London CAMRA Objections from the Brixton Society

16 London CAMRA objected: inside it reveals its Victorian origins with cut and etched glass and iron columns. The serveryis a delight with a glazed-in office -a triumph of Victorian wooden carving and glasswork. To the left of the serveryis a rare example of a glazed-in staircase leading to the private upper rooms. The ladies' toilets are accessible from the bar area via a wonderful corridor with polychromatic wall tiling and floor mosaic. etc.

17 Brixton Society objected: Loss of a Traditional Public House: The Canterbury Hotel is a survivor from the Angell Town development of the 1850s, which pre-dates the arrival of railway services and the subsequent rapid commercial development of Brixton Town Centre. It is a characterfulvictorian public house with extended ground floor space for functions and for billiards/ snooker tables, while many old features and tiled floors remain. Saved UDP policy 27 requires the Council to resist the demolition of public houses like this with distinctive architectural character.

18 Lambeth Planning You cannot resist the demolition because it is not listed and not in a conservation area the owners could knock it down tomorrow Approve this scheme which included many architectural details, the quirky nature of which enhanced the area. (Minutes PAC 11 Mar 2014)

19 Brixton consider yourself enhanced

20 Lessons to be learned No chance of saving a pub without the active support of the Council Policies to save pubs are not enough The Council is not a monolithic body Its various parts do not necessarily pull together

21 How shouldit work?

22 How doesit work