Posts Tagged ‘berkeley homes.’
It’s long overdue, but definitive news that Woolwich’s Crossrail station will get built after all is worth celebrating. But neither the Government/TfL announcement, nor Greenwich Council’s news release, carry much detail on just how much this will cost.
The good news is that there shouldn’t be any direct cost to council tax payers. It’s also good to hear that one funding idea that I’d heard about – allocating all the grants TfL gives out for local improvements to Woolwich Crossrail for a number of years – is also not happening. But there’s still a few details which it would be good to get cleared up.
Here’s what we know, and what we don’t know, and some thoughts suggested to me by someone who knows their way around council finances:
a) The cost of fitting out the station has reduced from £100m to £54m. What happened to the other £46m? Does this mean ideas such as building a pedestrian tunnel to Woolwich Arsenal station have been junked?
b) Of this £54m, £5m is coming from the Mayor’s Regeneration Fund.
c) So how much of the remaining £49m is coming from Berkeley Homes? The council’s press release appears to hint that they aren’t paying much – and there’s been no statement from Berkeley to the stock exchange.
d) Greenwich Council’s contribution – and we don’t know how much this is, either – will come from developers, via a community infrastructure levy. Will Berkeley be paying this levy?
e) Community infrastructure levies have to be paid for when developments begin. Is this why so many projects have got under way in the past few months, to escape the levy?
f) Which new developments are going to start between the implementation of the levy and the end of next year? And which developments will have to pay it? Unless there’s a massive levy on a selected few developments, there’s a risk that Greenwich Council will be collecting this money for decades to come – which could lead to a future cash flow problem.
Now the hard work gets under way on commissioning and building the station – but also on making sure public transport links into and out of Woolwich are worth it. In some ways, North Greenwich, served by slow services taking indirect routes, is a template to avoid, despite being overwhelmingly successful. There’s no point crowing that “the whole borough” will benefit if you can’t even get a bus that runs from Eltham to Woolwich via the most direct route. Still, there’s five years to get it right…
2.55pm update: London Reconnections analyses the Woolwich deal.
The propaganda battle from City Hall and Greenwich Council over the Silvertown Tunnel has gone up a notch again, after the Transport for London consultation reported, surprise, surprise, “continued support for new river crossings in east London“.
Of course, a dodgy survey proves very little. You can offer children a year’s supply of sweets and they’ll take it, but if you warn them their teeth will fall out you might get a different response. In a similar way, you can tell people building a new road will make their journeys easier and they’ll believe it – particularly if you don’t tell them the evidence proves building new roads simply generates more traffic, add to existing high levels of pollution, and will simply add to congestion elsewhere.
Indeed, the leading question which kicked off the consultation gives the game away – “how many times a week do you cross the river by road?” 32% of Greenwich borough residents who answered the consultation said they crossed it four or more times each week – which strikes me as unrepresentatively high.
That said, the 373-strong petition against Silvertown features heavily in the round-up of responses to the consultation, though oddly doesn’t feature in TfL’s report to the mayor – a beautiful example of officials telling their bosses just what they wat to hear. There’s no mention of Greenwich’s Bridge The Gap campaign, an attempt to rig the consultation, except in quotations from the Silvertown petition.
What is striking, though, is Greenwich Council’s desperation to see this crock built – despite anger within the Labour party which supposedly controls it – with leader Chris Roberts declaring: “We stand ready to assist Transport for London in the work necessary to bring these crossings to the next stage of development.”
Greenwich’s neighbours, though, aren’t so excited. Here’s the views of other boroughs, as taken from the consultation.
Barking and Dagenham Council expressed “serious reservations regarding the current proposals. The Council remain concerned that Silvertown tunnel will draw additional vehicles and ‘clog up the local road network’”.
Southwark Council were “concerned that they may be potentially negative traffic impacts from the Silvertown tunnel” and “cannot support the current proposals.”
Lewisham Council:”has concerns that traffic impacts will result from Silvertown tunnel, particularly on the A2 and South Circular, and requests details of modelling of any proposed mitigation measures. “
Hackney Council were “concerned about the potential highway impacts of increased traffic on the approaches to the Silvertown tunnel”
Redbridge Council “raised concerns with how the Silvertown tunnel’s northbound connected with the existing highway network.”
All the above are Labour councils, except Redbridge, which is run by a Tory/Lib Dem coalition.
These fears would impact the most on Greenwich itself, yet they are barely mentioned in Greenwich’s full response. Even Newham’s support for Silvertown was “subject to concerns over additional traffic impacts in the borough and in particular, around Canning Town and Royal Docks”. No such caveats in Greenwich’s response.
Indeed, if you look at the businesses that line up in favour of Silvertown, the you can see just who’s really influencing Greenwich Council’s line.
Berkeley Homes Ltd – “Strongly supports new crossings at Silvertown and Gallions Reach.” (Greenwich Council’s development partners at Kidbrooke Village, Royal Arsenal developers)
Cathedral Group – “Fully supports the proposed Silvertown tunnel.” (Property developer which owns Morden Wharf on the Greenwich Peninsula).
AEG – “Strongly supports Silvertown tunnel which will provide a much needed relief to the area, support AEG’s next development phases on the Greenwich Peninsula and stimulate growth.” (Owner of the O2.)
Quintain – “Strongly supports the proposals, in particular for the Silvertown tunnel.” (Greenwich Peninsula developer whose projects include the socially-cleansed Peninsula Quays site.)
A further report will come from TfL this summer, so expect our elected representatives to be issuing more propaganda and campaigning on behalf of
the people of Greenwich property developers.
But there’ll also be more from the No To Silvertown Tunnel campaign – if you want to get involved, feel free to drop me a line. Watch this space…
Woolwich’s Royal Arsenal development is set to get 21-storey tower blocks after Greenwich Council’s planning board backed an application from Berkeley Homes tonight. (Thanks to Eltham North councillor Nigel Fletcher for the tweet from the town hall.)
The board voted 3-2 for the plans, which will dramatically change the shape of Woolwich, and the riverside, introducing a series of tower blocks between 14 and 21 stories high, blocking Woolwich town centre off from the river.
The existing Royal Arsenal Gardens park will be to a narrow strip between the towers.
Berkeley’s proposals have been heavily criticised by Arsenal residents and one of the three local councillors, John Fahy, who branded it “wholly inappropriate”.
He added in a video posted to his blog earlier this week: “The whole of Woolwich, and the whole of Greenwich, see the river as important to them. It shouldn’t be overshadowed by high residential blocks that will be there not necessarily for local residents, but those who want to invest from other parts of the world.”
Planning chair Ray Walker (Labour, Eltham West), vice-chair Steve Offord (Labour, Abbey Wood) and cabinet member Sajid Jawaid (Labour, Plumstead) voted for the proposal. Voting against were Hayley Fletcher (Labour, Kidbrooke with Hornfair) and Geoff Brighty (Conservative, Blackheath Westcombe), while Clive Mardner (Labour, Abbey Wood) abstained.
Now Berkeley Homes – the council’s development partner at the former Ferrier Estate, now Kidbrooke Village – have had their way, it will be interesting to see whether the company which is set to gain a handsome profit from tonight’s decision finally comes up with the cash to fit out the Crossrail station at Woolwich, an issue featured here last month.
After paying £25m for the station site to be excavated, so far Berkeley has refused to come up with the £100m for the rest of the station – expecting Transport for London, the Government and Greenwich Council to cough up.
Interestingly, Berkeley chairman Tony Pidgeley joined London mayor (and TfL chair) Boris Johnson on a trip to the Middle East earlier this month, while last month, regeneration councillor Denise Hyland said she was “chipper” about the prospects of the council not having to fund the station.
Intriguingly, an image of the proposed station appeared in the council’s weekly newspaper Greenwich Time in February, bearing the name “ROYAL ARSENAL WOOLWICH” – the name of Berkeley’s development. Previous images have seen the legend “WOOLWICH STATION” above the entrance.
Footnote: If Woolwich finally does get a Crossrail station, it’ll have done better out of Berkeley Homes for transport than Kidbrooke. Greenwich Council has handed over control of the roads through the old Ferrier Estate to Berkeley, which is duly planning, with council approval, to close the roads, forcing the 178 and B16 buses away from the new Kidbrooke Village development.
Residents in the adjoining Brooklands Park estate have been left high and dry by this – but Berkeley Homes is refusing to reverse its decision, instead pressing Transport for London – with Greenwich Council backing – to pay for a turning circle so buses can run up to Brooklands Park and back. (See the second petition document here, and the TfL consultation for more.) So far, though, TfL appears to be trying to call Berkeley’s bluff, and says it is happy to reroute the B16 service “if a suitable turning circle can be provided”.
You might not know it, but the park above’s days are numbered. Opened in 2000, Royal Arsenal Gardens in Woolwich, which sits on the site of the old power station, has always been a temporary park, but since 2008 Berkeley Homes, which is developing the old Royal Arsenal site, has planned to build tower blocks on the site.
It’s currently applying for planning permission for the latest alteration to its plans – which will, if approved, dramatically change the shape of Woolwich, and the riverside. It wants to build a series of tower blocks between 14 and 21 stories high, blocking Woolwich town centre off from the river, and reducing Royal Arsenal Gardens to a narrow strip between the towers.
Berkeley is holding an exhibition of its plans today from 3pm-8pm at Royal Carriage Mews, on Duke of Wellington Avenue in the Arsenal site. You can also view the plans online. It really only seems aimed at current Arsenal residents, though, despite the huge consequences of this scheme. I went along on Saturday and was taken by how confident the Berkeley reps were.
As is the way in the borough of Greenwich, this is hardly brand new news, but few people are really aware of the ramifications of all this – the debate seems to have taken place behind the walls of the Arsenal, and not in the open. Only here could a debate about a scheme to add 10,000 new residents go completely unnoticed in the wider community.
Of course, this all suits developers like Berkeley, largely operating outside public scrutiny. At the exhibition, a flyer was pressed into my hand with details of “how to support the scheme”. Support? Huge tower blocks replacing a park and looming over Woolwich? It’s made my mind up to oppose it. There’s a campaign against it from Royal Arsenal residents – and if you want to join them, your objection needs to be with the council by tomorrow (Tuesday).
Of course, the real interest will be in seeing whether the Labour councillors who make up a majority of the planning board will vote against a scheme from the council’s closest redevelopment partner – Berkeley is also redeveloping the Ferrier Estate as Kidbrooke Village, of course, and joined the council in its Bridge The Gap campaign to build a third Blackwall Tunnel. Council leader Chris Roberts, who sits on the board, bought a home in the Arsenal from Berkeley in 2009. Will he sit this one out?
To further highlight the close links between the council and the scheme, architects Allies and Morrison put together the wider masterplan for Woolwich town centre – which envisages demolishing the Waterfront leisure centre (and opening a new one further into Woolwich) and extending Hare Street to the river – as well as one for the Charlton riverside.
There’s one big elephant in the room, though, which could scupper all of this – Crossrail. The “box” which will contain the station, which Berkeley has paid for, has been finished, and the developer’s rightly making a big song and dance about it, holding an open day and fun run inside the box next Wednesday. It’ll make the money back by building homes on top of the station.
But at present, Berkeley’s not paying for the £100m station to be fitted out – meaning that it could just stand empty when Crossrail opens in 2018.
Without that Crossrail station, the viability of the whole Royal Arsenal project would be put into doubt – so you have to detect a certain amount of bluffing from the developer. Negotiations are ongoing between the government, Greenwich Council, Berkeley and Transport for London on finding the cash.
Ideas have included a levy on local businesses or Greenwich Council, which has well over £100m in cash reserves, borrowing the money on the markets and then taking a proportion of the fares at the new station. So far, though, there has been no joy – and if the station is to open when Crossrail does, work will have to start soon.
A similar situation occurred with the extension of the East London Line to Clapham Junction, when Lewisham Council wanted to see a station at Surrey Canal Road, close to Millwall’s ground, to help kickstart redevelopment there. Despite backing from the mayor, the government refused to cough up and there’s a space where a station should be. The stakes are higher in Woolwich, and nobody wants to see the same situation repeated.
Does the Crossrail conundrum put Berkeley Homes in a prime position to get its tower blocks approved? Would these too tall, too dense blocks end up being the price to pay for securing Woolwich’s stop on the line? A refusal isn’t going to help the case for Berkeley to cough up for Crossrail, after all.
All this is conjecture, of course. Such thoughts are not meant to enter councillors’ minds – but the Olympics proved deadlines can put shotguns to their heads, and the very real consequences of failing to get the station built are inescapable. Unless a rabbit is pulled out of the hat very quickly, you wouldn’t want to be in their shoes when the matter comes up in a month or two.
The final day of the Games, and Greenwich Council made its own grab for glory by unveiling a statue of Nike, the ancient Greek goddess of victory, in Woolwich’s Royal Arsenal. Not a giant swoosh from the sportswear giant, but a gift from the city of Olympia, where the ancient Games began, to the people of London in recognition of our successful hosting of the modern Games.
It’s a strange choice of location – overlooking Dial Square, birthplace of Arsenal FC, but nowhere near any Olympic and Paralympic venues. As the crow flies, it’s midway between ExCeL and the Royal Artillery Barracks, about a mile and a bit away from each one.
It’s an odd choice to tuck the statue away on the Royal Arsenal site – a favour for the council’s friends at Berkeley Homes, perhaps?
In fact, the statue’s not even meant to be there in the first place. It was designed to sit on the meridian line, but somehow has ended up in Woolwich.
Indeed, when requesting the gift from the mayor of Olympia, Greenwich Council chief executive Mary Ney said: “We have a number of possible locations within our tourism sites which would ensure the statue was enjoyed by millions of visitors every year.”
It’s fair to say the Royal Arsenal isn’t visited by millions of visitors every year. The Berkeley Homes development is supposed to be a temporary home, but so far no permanent home has been identified, despite the meridian line passing through both Greenwich Park and the North Greenwich/ O2 Arena.
Indeed, if the council had decided to place the statue in Woolwich, why not stick it in General Gordon Square, which has been transformed by the Games’ good vibe and is looking like a success story it has every right to shout about?
But on Planet “Royal” Greenwich, only what gets picked up by a lazy media matters, the reality isn’t really of any consequence.
So a city in a hard-pressed country, whose people have been told they must work a six-day week because of their politicians’ failings, donates an expensive statue to the people of London, on the understanding it’ll be seen by “millions of visitors”. Instead, it gets hidden away on a housing development being built by a private firm which is close to the council, instead of being shown off to “millions of visitors” in somewhere that actually gets visited.
Still, shall we retire for some bubbly?
Unfortunately, nobody told the council’s own tribune, Greenwich Time…
“People living in Greenwich will want it to say ‘Royal Borough of Greenwich’ on the street sign,” council leader Chris Roberts said two years ago when it was announced Greenwich would become a royal borough.
I’m not quite sure the Dear Leader meant supermarkets should undergo the rebranding as well, but maybe the Greenwich branch of Sainsbury’s is hedging its bets for its planned move out of SE10 into (gasp!) Charlton in a couple of years. Any other examples of companies trying to cash in, I’d love to see them…
Indeed, even new wheelie bins have appeared with the “royal” logo. But what about Greenwich Council’s flagship development on the old Ferrier Estate site, Kidbrooke Village? With residents only recently moving in, surely these new places must be brandishing “royal borough” signs?
Nope. Looks like Greenwich Council has surrendered these streets to Berkeley Homes, which has put up its own street signs. Surely considering the close relationship Greenwich Council has with the company – Chris Roberts owns a Berkeley property on Woolwich’s Royal Arsenal development – it would have made sure Kidbrooke Village would have shown off the borough’s prestigious new identity? Or is the “royal” badge really just about promoting the council, rather than its communities?
A couple of weeks ago, I had a wander around Kidbrooke’s Ferrier Estate as it slowly comes down. It was prompted by a local newspaper story about a woman who claimed she’d been driven into mental illness as the estate was demolished around her. There’s far fewer than there were six months ago, but there are people still living on the Ferrier, in isolated pockets, while the old 1970s blocks come crashing down.
Here’s a row of homes entirely boarded up…
…apart from one:
Naturally, this local newspaper felt such a duty of care to a woman who’d been recently sectioned that it opened up the comments on its website so its readers could berate her for, it seemed, the crime of living on a council estate instead of in a semi in Orpington. I’m not linking to it, but I’m sure you can guess the newspaper concerned.
Nobody in their right mind would want to stay in the Ferrier while it comes down. There’s dust and noise everywhere; demolition work has even been taking place on Sundays, with great chunks of concrete smashing to the ground with sickening thumps. Yet, with some people offered substandard properties like this shack in Mottingham, the decision must be a tough one.
Despite all this, Greenwich Council has taken seven people to court in attempt to get them out. A small number compared to the thousands that have been successfully rehoused, but that’s still seven expensive court cases too many. I wonder if there’ll be a ceremony for the last resident to leave?
Meanwhile, up on what used to be the bend in Tudway Road by the station, Kidbrooke Village is finally emerging. Smart new homes have already been built on the site of the adjacent Harrow Meadow sports field (mind that green space, etc), but this is the first indication of what Kidbrooke Village will really look like.
It’s a curious rebranding – the real heart of old Kidbrooke is further north, by the church on Kidbrooke Park Road, surrounded by huge old houses and Morden College. There were still farms in Kidbrooke until the 1930s – the building of the Rochester Way saw to those, and the building of the Rochester Way Relief Road saw the end of the old village green. Indeed, there’s a council ward called Kidbrooke with Hornfair, but “Kidbrooke Village” will actually be in Eltham West. Confused?
Looking back at Adam’s photos from a year ago, I wonder where we’ll be in a year’s time. The last Ferrier residents will surely have gone by then, the first replacement Kidbrooke Village residents will be in. And probably complaining about the building works going on around them. It could be an interesting year ahead…
Thanks to Nick at South East Central for the heads-up.
A few weeks ago I came across demolition work at the Ferrier on a Sunday afternoon – huge great chunks of concrete coming down with sickening thumps. They’re not hanging around in knocking it down.
Photo taken in Tudway Road, Ferrier Estate, Kidbrooke, SE3, yesterday.
It’s a long way from the City, and it’s not in SE9 (and it’s a rum old do when you want to abandon the prime SE3 postcode for something else), and it’s never felt like a village. If Kidbrooke did have a village, wouldn’t it be further north, by the church on Kidbrooke Park Road?
But one day, maybe one day…
4:45PM UPDATE: Adam goes looking for the Kidbrooke Village atmosphere.