What’s going on with Battersea Power Station?

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After a big spike in reporters’ attention following Apple’s decision to move its headquarters into the grade 2 star listed art deco Building, Battersea Power Station has gone quieter in mainstream media over the last months. This doesn’t mean that nothing has changed and Spectacle has been following the latest initiatives of Battersea Power Station Development Company around the beloved building designed by Giles Gilbert Scott. Unfortunately much of the news is not reassuring.

Bad news or good news? Bad and good, as usual, are mixed up in the opacity of corporate communication, where everything can be spun according to the most convenient narrative. In fact, the general public is probably aware that the biggest and richest company in the world, Apple, have expressed their intention to move into the refurbished power plant. Apple has been welcomed almost unanimously in mainstream media (among others:  BBC, The Guardian, Evening Standard) as good news. Meanwhile only Spectacle’s blog reported that the East Wall has been completely demolished in order to make windows and give light to Apple’s offices.

Battersea Power Station - three of the four chimneys have been rebuilt

Battersea Power Station – three of the four chimneys have been rebuilt. (Spectacle, 10/03/17)

This major loss, unreported in the mainstream media, follows a curious ’destroy-to-preserve’  strategy repeatedly applied to portions of the Battersea Power Station. Even though best practice in heritage interventions recommends to keep existing structures, the iconic chimneys have gone and been replaced with replicas. In our opinion this is the most evident distortion produced by developer-led preservation, as shown in our film Battersea Power Station: Selling an Icon.

The demolitions (east wall and chimneys) have been approved by all regulatory agencies (Historic England – former English Heritage – and Wandsworth Council) and justified with the greater good of bringing the Battersea Power Station back to life. But what good has the 9 billion development – one of the biggest in Europe –  delivered so far? The works to rebuild the chimneys have proceeded and, at the moment, three newly built chimneys stick out the spoiled art deco power station. Hopefully Londoners will be able to once again admire the four chimneys back on the Battersea skyline, even though they are fakes. Better than nothing? Maybe. 

PUBLIC NOT PUBLIC

Battersea Power Station Development Company, through it’s Chief Executive Rob Tincknell, have recently announced the opening of a riverside walk in the development area:  “We are delighted that we are able to open new public spaces for London and are starting to bring the power station and its surrounds back into London life” (Reported on the Evening Standard). Despite the enthusiasm in the wording, the ‘public space’ Rob Tincknell is talking about is a private walk squeezed between the river and Phase 1 of the development. This promenade is going to be integrated into the wider riverside walk that will be opened in front of the Power Station. Like the rest of the development, this space is private and merely open to public, which is quite different from being ‘public space’.

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The recently open riverside promenade (Spectacle, 04/03/2015)

While filming the new Riverside promenade, our naive crew, believing in the “public space” hype outlined by the developers, acted as if it was a real public area. Unfortunately we have been brought back to reality when the local security reminded us that the landlord decided that smoking was not allowed on the site. Thanks to this sensible management, our health has been preserved. Nevertheless it seems unlikely that a privately policed space will guarantee free enjoyment of the river. If they were to outlaw picnics (maybe to help food shops in the development) or a protest, there would be little room for complaint: that’s what you get when you privatise public spaces.

The Guardian in the past has warned about the effects already produced by this public/private mix on the shores of the River Thames, that became a “bafflingly complex labyrinth of private obstructions and municipal confusion – and a struggle over land rights that could have serious consequences for common access to the river”. Not a great prelude to what developers offer as a unique experience.

PLANNING NOT PLANNING 

The pretentious 230 pages long ‘manifesto’ on Place Making put forward by the Battersea Power Station Development Company gives paramount importance to mixed use and mixed tenancy. Despite the commitment to deliver housing (and some affordable housing) to London’s population, the Malaysian consortium that leads the development has changed its mind, switching from luxury flats to offices.

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Cover page of Battersea Power Station Development Company book on ‘place making’ (2014)

Battersea Power Station Development Company have put forward an application for a change of use for Phase 3 of the project. Developers are seeking to turn two buildings, by starchitects Frank Gehry and Norman Foster, – whose flats have already been displayed for sale – from residential to office use. The Financial Times, reported the proposed change is due to a drastic drop in the prime housing market price, whereas demand for office space seems to be holding a higher value. Rob Tincknell in the Financial Times had to justify the plan: “The great thing about a long-term scheme like this is we can adjust with the markets. If there’s no residential market and a very strong office market then we will build offices”.

The same Tincknell that now praises flexibility, in the past gave an interview to Peter Watts, for his book “Up in Smoke” about the history of Battersea Power Station, making clear how Battersea Power Station Development Company came up with their surefire recipe to make Battersea the perfect place: “57% residential. Of the remaining 43% that’s about 3.4m sq ft, 1.2m retail and restaurants, 1.7m sq ft of offices and the balance in hotels, leisure and community space.” We wonder what happened to the pseudo-scientific plan for mixing uses and people in the “new place”, allegedly the result of a long consultation with local people. Maybe it wasn’t that important, since Tincknell tells the Financial Times now that “I could easily see us adding another million square feet (of office space)” and taking out a hotel and lots of residential from the scheme.

Battersea Power Station Community Group, virtually the only critical voice in the neighbourhood whose opinion has never been taken into account by the developers, have stood against the proposed plan: “The Gehry and Foster blocks should become social, affordable and mid-priced housing. There could be some office space at the lower levels. But with a housing crisis in London of unprecedented severity, these buildings should not be given over to offices in their entirety”.

Keep following our blog for updates and other contradictions produced by the big bang development of Battersea Power Station

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Battersea Power Station – The untold story of the East Wall.

According to news emanating from the developers of Battersea Power Station via the Evening Standard– Apple (the suits not the manufacturing) plan to occupy almost half of the beloved art deco building (500,000 square feet) in 2021, relocating 1,400 of its employees from Oxford Circus to Giles Gilbert Scott’s masterpiece.

Despite the expectation of a bright future, the shine has come off the PR coup as the building Apple is moving into, won’t be the Battersea Power Station, but rather a new built Battersea Fake Station. After decades of demolition by stealth, in order to provide daylight to the new office spaces, the East Wall has been demolished. The celebrated expanses of patterned brickwork will be replaced with new Art Deco-Style windows.

The historic brick work East Wall came down just a few weeks ago. It was only after the white plastic scaffold covering was removed that activists and residents realised that the East wall had gone.

East side of the Battersea Power Station without the wall - Work in Progress...

What’s left of the Battersea Power Station – The unexpected demolition of the East Wall.

Battersea Power Station and the unexpected demolition of the East wall.

View from the East side of the Power Station without the wall – Demolition in progress … (?!)

Silence in the news left everyone unaware of this latest act of heritage vandalism. Why this lack of information? And what’s the reason behind this decision to demolish? Conservation or profit?

In our film ‘Battersea Power Station: Selling an Icon’, Nigel Barker, Planning and Conservation Director for London at Historic England (formerly English Heritage), described the principle of putting glazing into the East Wall as “quite challenging”.

He added: “One of the key characteristics of the power station was large blank areas of patterned brickwork.”… “If you are going to use that building, if it is going to have a new future then you are going to have to get new light in there.”…”So the decision was taken. Providing (that) the glazing is done in a way that respects and responds to the original design, then we can see it happening.”

Battersea Power Station Development Company got planning permission to put windows in the wall. But what Spectacle and the residents did not know is that they had to knock down the whole wall to realise this plan. Did Historic England know? If so, how does it fit in with their principles of conservation?

Plastic model of the Power Station redevelopment plan.

Plastic model of the Power Station redevelopment plan.

Brian Barnes, founding member of the Battersea Power Station Community Group that has fought for the protection of the site since the 1980s, said that everything has been done “behind closed doors” without any consultation. He reminds us that behind the development planning application there are over 600 documents and many subsequent “variations” which makes it hard to grasp what exactly is going on.

The lack of clarity and the broken promises leave residents and fans of the Art Deco masterpiece with many unanswered questions about the future of Battersea Power Station-  the biggest brick building in Europe.

Rob Tincknell, CEO of the Battersea Power Station Development Company, told The Guardian: “to fill the power station with shops, offices, luxury apartments and £30m-plus penthouses, and surround it with yet more apartment blocks [… is] paying for this [restoration]. You don’t just regenerate this out of thin air.” But this is not restoration: it is desecration.

It started with John Broome in the 1980s who demolished the West Wall and took off the roof. This three decades long process of demolition by stealth of the heritage site has been allowed by Wandsworth Council.

As we can see, the West Wall has never been rebuilt.  Apparently the plan is to create a glass wall so that the luxury ‘ghost’ flats can have the daylight coming through. But the questions are – Who is going to profit and at what cost to us all and to the future generations? Why have the agencies responsible for the protection of our heritage connived in this greedy exploitation of our cultural assets?

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A brief update on Battersea Power Station and the Nine Elms development

bps2

As construction work progresses on the Battersea Power Station site, the Battersea Power Station Development Company’s (BPSDC) ambitious plans for the project appear to be moving rapidly forwards too; last week it was revealed that the company have made an official bid for the proposed Crossrail 2 line to serve the location. An extension of the Northern Line, Charing Cross Branch, is already planned (and will be partially financed by Sime Darby, the Malaysian consortium behind the Battersea Power Station Development Company) from Kennington to the Power Station. The Evening Standard reports that TfL is citing this as a reason to distance itself from the proposal, insisting Battersea Power Station will already be adequately connected.

Meanwhile, on the ground Everyman continue to lease an area in front of the Power Station to screen films and sell expensive, ‘ethnic’ food in the evenings from Thursday to Sunday. Last week our interns, Charlotte and Marta, risked death by falling chimney chunk to check out the event and sneak some surreptitious footage. Surprisingly they survived, reporting only giant Jenga pieces flying around.

Elsewhere, on the neighbouring Nine Elms site, all-consuming construction work has spilled out onto the Thames Path, limiting access to Tideway Village, a floating community of houseboats now overhung by the Riverlight development buildings.

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Oberhausen ‘Gasometer’ as an example for alternative use of Battersea gasholder

Battersea’s ‘listed’ gasholders are being demolished to make way for new homes, shops and business space. Wandsworth council approved the demolition of this and three other adjacent gasholders in Battersea in January 2013, as part of the regeneration of Nine Elms.

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The Evening Standard reported the following on this:

”Objectors say that alternative uses for the site should be examined. Architect Keith Garner says: “In the German city of Oberhausen, there is a gasholder with the same features and it has been transformed into a museum and a centre for art.”

The Gasometer in Oberhausen, Germany, is a former gas holder which has been converted into an exhibition space. It has hosted several large scale exhibitions, including two by Christo and Jeanne-Claude. The Gasometer is an industrial landmark, and an anchor point of the European Route of Industrial Heritage and the Industrial Heritage Trail.

In 1992 the city council of Oberhausen, with a margin of 1 vote decided to acquire the gasholder, gasometer in German, and convert it to an exhibition space. At the time, plans were being developed for building CentrO on an adjacent plot, and IBA Emscher Park planned to use the Gasometer for its exhibition. Ownership transferred to the city of Oberhausen, with Ruhrkohle AG paying 1.8 million DM in saved demolition costs to the city.

gas

Hopefully the owners of the Battersea site will reconsider the usage of the gasholders for a similar purpose. Unfortunately, work (on the Prince of Wales Drive) has already began on tearing the disused holders down and they are planned to be gone by the end of 2014.  The owners have planning permission to demolish the listed Victorian Pump House at any time.

Click Battersea Power Station for more blogs
See our Battersea Power Station project pages for more information and videos.
Or visit PlanA our general blog on urbanism, planning and architecture.

For more on Christo and Jeanne-Claude. visit Artsy Christo page

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Opponents of the Northern Line Extension, and why they’re right

At the start of this year, January 28, there was already opposition against the extension of the Northern Line. Liberal Democrats in Lambeth have suggested a Docklands-style light rail or monorail link between Waterloo, Vauxhall and Battersea as an alternative. Local campaigners also question the transport benefits of adding an extra branch to an already complicated and overcrowded rail route like the Northern line.

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“The only way to relieve the existing crush let alone cope with the massive influx of fresh commuters being generated by the Vauxhall Nine Elms Battersea new town is by a completely separate system,” say the Lambeth Liberal Democrats in an unsigned comment piece published on the party website.”

”We’ve suggested it before and we’ll say it again, there needs to be a thorough appraisal of a light rail elevated transport system like the Docklands Light Railway.”

”Common sense suggests that this would be massively cheaper than a deep-bored tube line and it could even be a 21st-century monorail system rather than the slightly Trumpton-esque DLR.”

”It could also run all the way to Waterloo – maybe attached to the existing railway viaduct – and later linked to the DLR. After all there’s massive regeneration going on south of the river all the way from Wandsworth to Southwark.”

See the full article.

More recently, the Guardian reported about the concerns of Battersea Dogs & Cats Home:

Battersea Dogs & Cats Home is demanding Transport for London (TfL) reconsiders plans for the Northern line extension over fears it will force its animals to be relocated.

The rescue home, in Battersea Park Road, Battersea, is within touching distance of a new station planned to open at Battersea Power Station.

Chiefs at the charity have said the welfare of the animals could be affected during construction, while the extension would mean the rescue home could not expand in the future.

battersea_power_station_bljfinancial0906091

The Evening Standard reports that the rescue home has joined the Beefeater Gin distillery in nearby Kennington, to write to the Transport Secretary opposing being made to sell large swaths of property. It would have to vacate 70 per cent of its site on a 14-day notice, it says, under legislation proposed by TfL.

In the letter to Patrick McLoughlin, seen by property website CoStar News, home chief executive Claire Horton calls TfL’s sweeping powers “excessive”, adding that the transport body “has insufficient understanding of the complexity and sophistication of the facilities at our building”.

Chivas Brothers, operators from the Beefeater distillery, has also written objecting to TfL’s plans to compulsorily purchase land for a ventilation shaft. The company says dangers posed by the construction would prevent it operating on the site.

Enough reasons to reconsider the Northen Line Extension, so it seems.

Michèle Dix, managing director of planning for TfL, said: “We are working through a Transport and Works Act Order process and are not expecting a decision on the Northern line extension from the Government until summer 2014.

Click Battersea Power Station for more blogs
See our Battersea Power Station project pages for more information and videos.
Or visit PlanA our general blog on urbanism, planning and architecture.

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