The Herne Hill Society blog

Mary Portas and Herne Hill

The Queen of Shops’ Review on the Future of our High Streets has certainly provoked much discussion, national and local. Some of her proposals can be applied to our own  ‘High Street’ here in Herne Hill, especially in the light of discussions about the next developments in and around the Railton Road pedestrianised area.

Nationally, the Association of Town Centre Management (ATCM) have responded to the Portas Review with a Manifesto for Town Centres and High Streets, available to download at http://tinyurl.com/72nahcd. And 17 January saw a very useful debate in the House of Commons, which can be read in full in Hansard, the daily record of Parliamentary debates, at http://tinyurl.com/7ap6y8r. The Government’s response to the Portas Review will appear this Spring.

Meanwhile, here’s a question:  do we have a “High Street” - or a “town centre”?  

A bit of both, maybe? Herne Hill’s layout  makes our community more like a village or small town than a typical High Street, which suggests long straight row of predictable shops, owned by national or global chains, clustered side by side.

In contrast, our shops reach out along Half Moon Lane, Norwood Road, Dulwich Road and of course the fine semi-pedestrianised area of Railton Road, with a few outlying clusters up Herne Hill itself, round the corner on Milkwood Road, in Rosendale Road and further along Half Moon Lane. The road layout of Herne Hill, with everything channelled under one railway bridge, can be frustrating for drivers and traffic planners, but it makes for a very convenient shopping layout, as nothing is more than a few minutes from the centre.

More important for us all, too, is the fact that most of our shops are individual, distinct small businesses, often  family-owned, thriving on the hard work and vision of their owners and staff, and succeeding - or at least surviving - by serving our community. There are one or two outposts of national or London-wide chains, in the grocery and estate agency sectors. But in their different ways, most premises are unique, and this adds enormously to the joy of shopping in Herne Hill.

And it’s not like some picturesque tourist villages (or even some ‘Villages’ nearer home), tricked out with shops selling little the locals want to buy, or charging ludicrous prices because ground rents make this inevitable.

We have an amazing variety of shops, catering to almost all our needs. It makes for a business cluster that sustains our community, attracts regular footfall, and increases business for all.

So would Mary Portas approve? She would probably be delighted, but might want to repeat some words of advice:

• Consumers’ expectations  get more demanding every year. The small businesses that survive will need to focus on what she calls Experience, Service and Specialism. 
• And we, as consumers, need to be aware that where we shop will, in the long run, determine the choices we have. It may be worth paying a bit extra to support a small local business.
• Landlords have a key role to play. They seem too happy to take their rent rises and but leave sites standing empty for years, like missing teeth, instead  of working with enterprise to attract new tenants, if only on a short-term basis, maybe as pop-up shops. 
• Markets? Street markets can really add life an area and draw in shoppers and visitors who might normally go elsewhere. It’s timely that, through the Herne Hill Forum, and in consultation with local shops,  a consultant is now looking at the possibility of encouraging street markets (along with other initiatives) in consultation with existing traders.

There’s lots more in the Portas Review: but we might end with an important idea voiced by the Town Centre Managers: “Town centres are often the heart of communities [and] small businesses are the lifeblood of the town centre itself”.

Join the debate and share your thoughts with other Herne Hill residents!

Proposal for the former Petrol Station site

Herne Hill's greatest eyesore is the former petrol station site at the foot of Herne Hill, next to Sainsbury's.

The current site owner, Goldcrest, says they 'are keen to work with local residents to develop and improve the neighbourhood'.

Would you like to see their proposals and have your say? Then come to the Herne Hill Baptist Church on Half Moon Lane on Wednesday 16 November, 14.00 - 20.00.

Goldcrest's brochure states that:

Our plan for this site is to develop student accommodation above retail space on what used to be the petrol station between Herne Hill and Milkwood Road.

Please do come to our exhibition to see what our plans include.

If you cannot make the exhibition, we’d still like to hear your views and answer any of your questions

Call: 0800 458 6976
Email:hernehill@yourshout.org
Text: 07797 806537

Red Post - restored! And news on the former petrol station site

In a previous post we reported that our smart new red post (as in Red Post Hill) had been vandalised.

Fortunately the missing parts were found safe nearby, and have now been re-instated. Voila!

More good news: in case you missed the posters on the shuttering around the old petrol station at the bottom of Herne Hill (by Sainsbury's), Goldcrest Land has acquired the site. This has been an eyesore for so long that it's getting hard to recell what it looked like before.

It seems that Goldcrest are keen to talk to local communities. We are going to have a short exploratory discussion with them next month. It's likely that they will want to have an open meeting at the Herne Hill Forum before too long.

Planning and licensing report #2

The planning group has objected to the following applications:

6 Hollingbourne Road

An application for a lawful development certificate for a rear dormer has been opposed because of its size, and lack of harmony with the existing building and its effect on the overall appearance of the building and its neighbours.

84 Railton Road/corner of Chaucer Road

There is a long history to this block of flats. It received permission in 2001 but was built larger than the plans showed with an adverse impact on the adjoining conservation area. It is also poorly designed, especially its windows. There have been a number of applications for retrospective permsiiom, all turned down, failed appeals. This latest application is to alter some of the design details, and while these are an improvement it would not alter the fact that the building as a whole is larger than that permitted. We have objected and asked for appropriate enforcement action to be taken.

49 Elfindale Road

Another application for a lawful development certificate for a rear dormer. We have objected for the same reasons as 6 Hollingbourne Road.

Localism or Neighbourhood Planning

David Taylor, Vice-Chair of the Society writes

You could be forgiven if you missed the publication of the Localism Bill just before Christmas, with its 425 pages, but it could potentially have far-reaching consequences for local planning and how new development is progressed.

The Bill is the main plank in the coalition’s plans to revamp the planning system and there are a number of aims, including

• Lift the burden of bureaucracy
• Empower communities to do things their way
• Increase local control of public finance
• Open up government to public scrutiny
• Strengthen accountability to local people

All very worthy, you might think, but what might it mean in practice? The government says it wants to change the relationship between citizens and the state: the cynics might say they actually want to further reduce the power of local councils and elected members, by giving local people more influence over what happens in their local neighbourhood. There are a number of proposals in the Bill that are important nationally, such as the intention to abolish the Infrastructure Planning Commission, which has the power to deal with major schemes such as power stations and airports, and a proposal to abolish regional planning, except in London.

Of much greater significance for Herne Hill is the intention to introduce neighbourhood plans. These, once adopted, would become part of the statutory planning system, supported by the local council but developed and agreed by a ‘local neighbourhood forum’. But what would constitute such a forum? Outside London, there is a recognised system of parish councils, but in London, such forums might be based on wards or areas decided by local people. These forums would have the powers to develop neighbourhood plans, which would have to be agreed by local referendum, after an independent examination by an inspector appointed by the local authority. These plans can promote more development but not less than the existing local plan so it can perhaps be seen as an attempt to encourage developers against the threat of local opposition. Indeed, the government’s Chief Planner has been quoted as saying the Bill is ‘not a Nimby’s charter’. This may not matter so much in SE24, where there are few development sites but it could be a recipe for conflict in outer areas of London and more rural areas where local people generally oppose much new house building.

How might a neighbourhood forum operate in SE24? The area is administered by two local authorities and two local organisations, the Herne Hill Society and the Herne Hill Forum, already exist. These have different roles and functions but there is some overlap and synergy. Could these two organisations and two local authorities agree on the basis for a local neighbourhood forum? The Dulwich Community Council also covers the Southwark part of  Herne Hill and how would the existing ward councillors and planning officers feel about part of their powers and roles being taken by a group of possibly self-selecting local people? The Society and Forum do have elections for their officers but from a small electorate. There would also be a need for local people to spend a lot of time on this and, although the local authorities would be required to help develop and support a forum, do many local people have the skills and time? The Government has announced plans to appoint outside experts to help local communities to develop expertise to get involved in this process. It is important to remember that the proposal to set up neighbourhood forums is not mandatory and will only happen if a local community or the authority wants it to take place.

Civic Voice, the body set up to replace the Civic Trust, has welcomed the proposals overall but has a number of concerns about the details. It stresses that there needs to be independent support advice and facilitation to enable communities to get engaged with the process and says it’s important that authorities work closely on cross-boundary issue. This is clearly important for those living in SE24. It welcomes the proposals for stronger enforcement powers, a topic the Society feels strongly about, as we have been quite involved in a number of enforcement cases in recent years. Civic Voice would like the Bill to have a community right of appeal which would mean that where a local authority gives permission for something which is against what is in the local plan, those opposed to the proposal would be able to appeal to an independent inspector. Local authorities will, we are sure, not want this included.

There is much more in the Bill, including a Community Right to Buy, where a local community would have to right to try to acquire certain local assets, and a proposal to introduce Neighbourhood Development Orders, whereby certain forms of development would not need individual planning permission, if they were supported by the local community and were not contrary to the local plan. Can we envisage a local group working with the owners of the former petrol station site to produce a scheme which might meet local aspirations more closely than the last proposal (which was opposed by the Society and turned down by the Council)?

The Bill may take over a year to become law. There are still many aspects where there is insufficient detail to fully gauge the impact on our area but the Society will be encouraging local councillors and others to make sure the implications of the Bill are made clear.

David Taylor coordinates the Society’s planning group, and would welcome by email any comments on the proposals in the Bill, and how it might affect Herne Hill.

To learn more, go to the websites of the Department of Communities and Local Government and Civic Voice

The old 'petrol station' site #3

What an eyesore this is.

The fact that the fence is now breached on both sides has led to people walking though from Herne Hill to Milkwood Road.

This is understandable but with the site being in the state it is, must be a cause for community safety concern. Another major worrry is the apparent instability of the fences on both roads, which must be a danger, as well as being very unsightly.

We have written to Lambeth Council and look forward to hearing some resolution to this situation soon.

Planning and licensing report #1

49-51 and 75-79 Norwood Road

These premises, Sebastians and Hypnotik respectively, have been operating illegally as night clubs for some time, causing a lot of local concern and disturbance. Both were subject earlier in 2010 to enforcement notices from Southwark Council, requiring them to cease operating as night clubs. Both appealed against the enforcement notices as they are entitled to do, and the Society, along with the police, council and other local residents submitted evidence to the Planning Inspectorate. The inspector ruled that in his opinion both premises had been operating as night clubs, whereas their legal planning use is as a restaurant only and the appeals were therefore lost. It remains now for both premises to comply fully with the enforcement notices.

Site in Milkwood Road

This site has an existing permission for a housing development of 49 flats, but appealed against the earlier refusal of a scheme with 55 flats. The Society submitted comments to the Planning Inspectorate objecting to the scheme and the appeal was turned down, partly on grounds of scale and appearance but also because the flat sizes were below Lambeth’s normal standards. The permission for the later scheme still exists, and although the flat sizes in this scheme are up to standard, in terms of bulk and appearance, the Society’s view is that it is still unacceptable.

31-33 Elmwood Road

The Society objected to a scheme to replace an existing house with two new houses in a style which reflected the scale of adjoining houses but with modern elements to the design. Our objections were based on the view that any replacement should either be a replica of the adjoining Edwardian houses or a wholly contemporary design. The Council has recently approved the scheme, the rear elevation of which was amended during the consultation process.

66 Brantwood Road

A revised scheme has been submitted for a rear extension, following the Council’s refusal of a earlier scheme to which the Society objected. Although the revised scheme is smaller and less intrusive it still results in a high blank wall immediately adjacent to the neighbours’ house and the Society has again objected. The Council’s decision is awaited.

Dorchester Court

There has been a recent major application for the complete renewal of the heating system in this listed building. It is a retrospective application as some of the work has already been carried out and is opposed by many residents and the 20^th Century Society. This society is currently considering its response.

9 Danecroft Road

The Society objected to an application for a Lawful Development Certificate to build a full-width rear dormer: the Council has refused the application.

Site of former Public House, 18-24 Herne Hill Road

The Society welcomed a proposal to erect a 4-storey block of flats on this vacant site, but the Council has refused permission on grounds of design and over-development.

Planning news: November 2010

18 Woodquest Avenue

An application submitted earlier in 2010 for conversion of this property into 3 flats was refused permission. A new application is for conversion to 2 flats : we have objected again on grounds that the plans show incursion into the neighbours’ garden and the requisite notice has not been served on them and that the parking survey was flawed as it was carried out at 8:00 pm. This showed no parking problem. As anyone who lives in that part of the area will know, the streets are solidly parked during the day by all-day commuters, and the conversion of this large house into large flats could result in more cars looking for parking spaces.

18-24 Herne Hill Road

There is a proposal to build a 4-storey block of 9 flats on this vacant site. It fits well on the site in a contemporary style and the Society has welcomed the proposal to do something positive to this derelict site. We have made a couple of minor suggestions to seek to improve the appearance.

9 Danecroft Road

The Society has objected to a proposal to build a full-width dormer on this house as it will dominate the rear elevation and possibly cause overlooking to the neighbours. The proposal is contrary to the Council’s own guidelines on such matters.

Site opposite 251-275 Milkwood Road

The applicant for this site has appealed against Lambeth Council’s refusal of a scheme with 55 flats. This scheme was rejected as a result of our objections - although a later scheme with 49 flats was approved. The Society has opposed the appeal on the grounds of over-density and lack of car parking. The decision on the appeal, which will be made by a government-appointed inspector, is awaited.

31 Elmwood Road

There is a proposal to replace the pair of unattractive 1950s houses on this site with a new house, similar in proportion to the neighbouring houses but using a striking modern approach in terms of materials and some design features. The Society feels the design is inappropriate in this location and has suggested a completely contemporary design might work better. We have pointed out that a replica approach has been used in an adjoining street. The application has been recenlty amended but not in a fundamental way, so our objection is likely to remain.

Brockwell Park changing rooms

There is a proposal to revamp the existing block of changing rooms near the Lido. It will make it much more attractive and we have welcomed the proposal.

Save the Herne Hill Velodrome

I expect you will have heard about the new campaign www.savethevelodrome.com. An extract from Hillary Peachey's Press Release (17 Sep) follows:

An alliance of residents and cyclists has been formed to save a former Olympic stadium from closure. The Herne Hill Velodrome is the oldest cycling track in the country and the home of the 1948 Olympic Cycling Championships. But now it faces closure due to deterioration and lack of funding.

There is no alternative track in London for the hundreds of children who ride and race there. In the past, that has included Bradley Wiggins, the three-time Olympic gold medallist, who began his competitive cycling career at Herne Hill.

The inaugural public meeting will be held on Wed 6 Oct in the Great Hall, Dulwich College. Starts at 19.30.

You can also join the facebook page here

The old 'petrol station' site #2

Compare and contrast.

All we know is that the owner of the site promised the van would be removed yesterday, but turned up with too small a trailer! Four men and two women seen leaving it by the broken fence on Milkwood Road.

I suppose the wreckage will stay until someone eventually builds something there... The fence on Herne Hill has been repaired and it looks as if the temporary gate has gone.