GLA Funding Extension for Peckham Rye Station

800px-Rye_Lane_Station_1880Following the Peckham and Nunhead Community Council meeting, Southwark Council and Network Rail have asked the Greater London Authority (GLA) for an extension to the funding they are contributing to the Peckham Rye Station redevelopment project.

The GLA had promised a sum of £5 million, which would expire in Spring 2016. For this target to be met, planning applications for the redevelopment would have to be submitted by next month. This race against the clock was partly to blame for the rushed and ill-conceived plans issued by architects Weston+Williams and Network Rail last month, which prompted fraught concern throughout the Peckham community.

Thankfully, Southwark Council last night issued a statement on their website suggesting that “although the decision needs to be finalised, the council is confident that” the GLA will agree to an extension. The acceptance of an extension is designed to allow local people to be more involved in the plans for the station, surrounding areas and businesses, as they should have been from the beginning.

The initial plans for the station square to be opened up began in 2008 and came from local people and members of Peckham Vision. Discussions continued between the community and the council until Network Rail pledged their involvement and ultimately, their investment. It was at this point that any consultation between the planning process and the community stopped and the ‘Gateway‘ Juggernaut began to pick up speed. Although this GLA funding extension is a win on the side of the residents, our council should never have let pound signs come before people.

 

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Get in touch if you would like to contribute to our film about the Peckham Rye Station and Gateway Area Redevelopment Project. Just email: production@spectacle.co.uk

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‘Gateway’: Corporate Language of Control

Preferred Plan by Network RailThe area surrounding Peckham Rye Station, set for redevelopment by Network Rail and Southwark Council, has been dubbed the ‘Gateway‘. Their intention to cash in on Peckham’s recent prosperities endangers the independent, artisan businesses within the arches and the 1930’s building surrounding the station. In January, the plans were revealed detailing commercial and retail units, and seven-story’s worth of luxury accommodation. While community efforts to halt the construction are bubbling, with council meetings being called and the local distribution of flyers, it is still important to note the strategic use of limiting language by various bodies of power and not to adopt such terms ourselves, or face being pigeonholed.

gatewaydefinitionA simple Google search produces interesting definitions for the term ‘Gateway’ – “a place regarded as giving access to another place” and “a device used to connect two different networks”. In the context of the station, the overground links and rail services certainly do give immediate access to central Peckham and all of the available industries around Rye Lane. However, by defining the area as such, limits it to being perceived only as a port of access and undermines it as an attraction in itself.

The Gateway AreaPeckham Vision illustrates (above) the locations of various creative and cultural businesses on the station redevelopment plan. Similarly, our previous blogs have tried to highlight how the Peckham ‘Gateway Area’ is in fact a place full of creative enterprises, long-standing businesses and new, independent initiatives such as bars and breweries, galleries and studios. All of which are contributing to a gradual increase in footfall and popularity of Peckham, which is attracting people from all over town. Yet the plans have chosen to ignore Blenheim Court, Blenheim Road, Dovedale Court, Holly Grove and the Station Arcade as an area of increasing enterprise and local economic advantage. Instead, the whole area has been reduced to an entry and exit point for central London commuters who will take up the unaffordable housing, and the gentrified twenty-somethings flocking to Frank’s of a summer’s eve. All of the connotations point away from existing residents, business owners and the local community who actually use, live and breathe the space every day.

The use of the term, as can be seen in the statistics above, began to peak around the 1980’s – a stark correlation with the Thatcher era and large-scale, government-funded programmes for urban redevelopment. The Thames Gateway project, of the same name, is a perfect example.

thames_gateway_470x168This was a Thatcher regeneration investment to turn brownfield land into 160,000 new homes, rejuvenate towns and create 180,000 new jobs along the Thames estuary, from east London, through Kent and as far as Southend-on-Sea and the Isle of Sheppey in Essex. The sheer size of the development meant that the entire region was looked upon not as individual, bottom-up improvements spanning three counties and 16 local government districts, but as a singular overhaul of general degradation. It was former conservative deputy Prime Minister, Michael Heseltine who defined the area as a ‘Gateway’ during a helicopter tour of east London in 1979, and in doing so reduced the home of over 3 million people to “a place regarded as giving access to another place“.

Similarly, last year’s Tower Hamlets Whitechapel Vision Masterplan aimed at the regeneration of the area to transform it “into a key destination for London“, uses the the word again. From page 8 of the ‘vision’:

The creation of “entrance gateways” will help to improve first impressions, create a sense of arrival and define Whitechapel as a place and destination in its own right. This can be achieved through high quality buildings and public realm improvements at these gateway junctions.

Despite the complete disregard that Whitechapel is a already a place of interest for many Londoners, the onus on developing the area alongside new Crossrail networks for the enjoyment of newcomer’s “first impressions”, without recognition for the people that already live and work there, just stands to show where the loyalties of our councils lie. The grandiose over-expenditure on the part of Network Rail for amenities already available in Peckham, such as bars, galleries and artisan studios, reeks of this outmoded, 80’s planning.

The same generalisations can be said for things like the Gateway Drug Theory, which suggests that drugs such as alcohol and cannabis create a pathway into harder drugs, addiction and crime. Various sporadic experiments have supported and refuted the hypothesis, but all-in-all, the term used is limiting and sees populations as a generalised whole, detracting credit from the rational, decision-making individual.

this is not a gateway

Organisation, This Is Not A Gateway, was formed to create a platform for people who care about the future of our streets to discuss, debate and critique the ever-changing urban policy of cities and towns. They argue that all too often, decisions regarding vast redevelopment of urban areas are isolated to a small population of upper-middle class, white men that will likely never step foot on the soil they homogenise. In describing the choice of name for the organisation, they put it perfectly:

There is no beginning or end of a city, there is no place of entry and exit, there is no entrance that can be opened, there are no gateway texts, no gateway knowledges. In choosing to recognise ‘gateways’ we give others the ability to create boundaries, borders and limitations to our lives.

The historical use of ‘Gateway’ has always been about management. It reduces and simplifies places and people so that they can be effectively herded and categorised, which establishes control.

EileenClaridgeNetworkRailEileen Claridge, the sarcastic Network Rail representative instructed to attend the January 18th ‘public consultation’ meeting, who kindly stated that corporation was “not a charity”, is the terrifying example of this control tactic. In Network Rail’s 2012 winter newsletter, Eileen was interviewed about her new position as one of eight “asset development surveyors who look after enhancement projects for Network Rail Commercial Estate”:

What does your job entail?

We identify and develop potential new income for commercial estates.

 

What are the challenges?

We’re tasked with raising the company’s income
by finding brand new opportunities.

 

What would you be doing if it weren’t this job?

I’d quite like to be a mounted policeman!

I can only draw comparisons to the Peterloo Massacre of 1819 at Eileen’s closing statement.

 

Please feel free to leave your comments below.

Get in touch if you would like to contribute to our film about the Peckham Rye Station and Gateway Area Redevelopment Project. Just email: production@spectacle.co.uk

See Peckham for more blogs and information.
Or visit PlanA, our general blog on urbanism, planning and architecture.

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A small triumph for Peckham at the Community Council Meeting

Ruth Kennedy discusses the deputationThe Peckham and Nunhead Community Council Meeting at Harris Academy Peckham on Wednesday 12th February saw Peckham residents and local business owners gather to discuss, directly with Southwark councilors, the plans for Peckham Rye Station.

A crowd beginning to gather for the Community Council Meeting, Wed 11 Feb

The chair announced the deputation that had been devised by local Peckham people, including Eileen Conn of Peckham Vision.

Chair of Peckham & Nunhead Community Council Meeting

Ruth Kennedy, a Peckham resident for over 20 years, read the Deptuation Statement to the room. It outlined the lack of communication between Southwark Council, the GLA and Network Rail, and the subsequent lack of consultation with local people regarding the developing plans. It emphasised the threat the plans pose for the local economy, in particular the cultural quarter, and disputed the size and scale of the primarily residential block developments surrounding the station. The lack of basic priorities that the public had asked for, specifically public toilets and the open square, were also brought to Southwark’s attention.

Ruth Kennedy delivers the deputation to Southwark CouncilRuth concluded by asking two questions:

Please can we meet to co-construct a process of meaningful ongoing collaboration, that will see this development through to a fantastic transformation for Peckham?

Can we begin the next phase with the curation of a robust, creative workshop, involving all three partners and the community, so everyone is hearing the same messages, and is engaged in collaborative problem-solving together?

A long applause for the deputation!…which received tumultuous applause.

Cllr Fiona Colley agrees with the issues raised in the deputation

Councillor Fiona Colley (pictured) thanked those involved for devising the deputation and enthusiastically agreed to both points. She announced that a meeting between Southwark Council and Network Rail would be taking place next week in order to discuss the plans and that the speed of the development was controlled by a deadline for the Spring 2016 GLA fund of £5million, which in order to be completed, a planning application would need to be submitted by next week. Therefore, Colley has arranged to meet with the GLA to seek an extension of the deadline.

Local Peckham resident BarryShe agreed that the issue of public toilets needed to be addressed and apologised for the way the subject was handled at the January 18th Public Consultation meeting. With regards to the threat to industry as a result of the redevelopment, Colley was wholeheartedly behind protection of these businesses and incorporation of them into new plans so they are not priced out. As such, she announced that Southwark Council would not be using compulsory purchase orders for this project and that betting shops and payday lenders would be excluded from the area. She also said that the plans for Dovedale Court demonstrated a real “lack of vision” and clarity, and that Network Rail did indeed only give generic answers to question of potential rent prices at the last meeting.

Peckham residents and business owners deliver the deputation

However, the issue of the seven-storey, residential buildings proposed around the station were keenly glossed over. Colley agreed that she saw little reason for the 30’s building to be torn down and that the height and density of the residential blocks should be discussed further with Network Rail, but she did not oppose their existence.

Peckham & Nunhead Community Council Meeting

Among the victories that Peckham has won here, we are in danger of compromising on other aspects of the redevelopment that also pose a real threat to the carefully balanced ecosystem of Peckham Rye. It certainly suits Southwark Council to shift blame to Network Rail, yet we must remember that all parties were aware of the scale of the redevelopment plans.

Nick Dolezal agrees with deputation

Please feel free to leave your comments below in answer to these questions or any other statements throughout the blog.

Get in touch if you would like to contribute to our film about the Peckham Rye Station and Gateway Area Redevelopment Project. Just email production@spectacle.co.uk

See Peckham for more blogs and information.
Or visit PlanA, our general blog on urbanism, planning and architecture.

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