Wednesday 18 June 2014

The Folly of Prior-approval and Developers Greed


Listeners to  local radio in  London  may be familiar with recent adverts for Galliard Homes promoting a new development at Waltham Cross called 'King Edward House'. With property prices spiraling out of control for all but the very rich, the advert describes a development seemingly perfect for young first time buyers. 

So i naturally thought i would check it out. The picture on the Galliard Homes website looks like this.





Which to me looks like a office building with some colouful balconies tacked on. 

Ah yes, its this building.




Suspicious that the scheme was permitted under the recent changes to permitted development legislation, allowing change of use from class B1 (offices) to C3 (Residential) i decided to check out the application and came across this refreshing, honest and shocking critique of the scheme within the decision notice. 



Hmmm

And my concerns sadly don't end there, The development sits just outside of the area under the control of the Greater London authority and the space standards which govern new accommodation within the city. A quick look at the size of new units presents a worrying picture.

Lets first look at the London plan space standards.



And now the size of the units within this development

Studio,   31sqm
1b,         35sqm
2b          48sqm

This scheme in all its lack of glory illustrates the folly of the prior-approval process, not only does Waltham Cross lose valuable office space, something vital in the creation of mixed use sustainable communities, it gains a apartment block described by its own planning as 'likely resulting in  a poor standard of accommodation', and with 2 bed units smaller than the minimum size for a 1 bed unit in the London plan, you don't get too much for your money either. The long term result of such a approach to planning is worrying. 

But at least its providing cheap accomodation right?

Yes only £245,000 for a small single aspect 2 bed apartment in a former office building overlooking a very busy road in zone 7.

Bargain.





Thursday 20 March 2014

How Camden Market trumps the North...

Sir David Higgins, the man tasked with the delivery of High Speed 2, released his first report into the vital yet sadly controversial project this week. (HS2 plus, DofT, 2014)

While much of the associated headlines have lauded his proposals to extend Phase 1 up to Crewe as offering proof of the government’s commitment to the North (HS2 benefits to north could be delivered six years earlier, says Sir David Higgins, Guardian 17th March), the largely ignored decision to scrap the proposed link between the new line and the existing High speed 1, immediately endorsed by the Transport secretary Patrick McLaughlin is of far greater consequence and illustrative of an increasing London centric government (and media’s) ambivalence towards anything outside of the M25.

Why is this connection so Important?
A link between High speed 2 and High speed 1 between Euston and St Pancras Stations would have provided the potential to run direct trains from the Northern Cities to Mainland Europe directly connecting these cities into a huge market. To scrap the link ensures that all trains from Mainland Europe will go direct into London, re-enforcing the capitals dominance over the regions and effectively relegating High Speed 2 into a branch line.  

So why is it on the lIne?
Camden council have been at war with the Government over the link since the proposals were first announced The route itself as is shown in the maps below will have involved widening the existing railway link between the two stations, Camden council believe the process of construction would have resulted in ‘a decade of disruption’, destroying the famous tat market and making the area unattractive to tourists. A single look at plans a (alongside a Google earth image for comparison) illustrates much of the new track will be on the existing and vacant viaduct and where it isn’t will involve a very slight widening of the existing viaduct.


Illustrating a section of the proposed route through Camden 


 It has also been argued by the likes of Sir David and the Transport Secretary that there is little demand for direct services between the likes of Manchester and Paris to justify the cost of the link, yet without the link in place it is difficult to assess the demand. It has to be remembered that Manchester and Leeds will not be connected to the network until 2030 at the earliest so we are talking many years into the future. To write of these cities now shows a worrying lack of foresight especially as London overheats.

How much will this Link have cost?
The link would have cost an estimated £700 million, from an overall budget of, £42.6b a paltry saving especially when one considers the potential economic boost such a link would have provided to the North of England.

How much will it cost to rebuild Euston Station?
Sir David also recommended that Euston Station be redeveloped at a staggering cost of £1.2 billion, something also immediately endorsed by the Transport Secretary who said

‘It is a significant opportunity to maximise the economic potential of the line and regenerate a site that has been neglected. It is also a significant opportunity to generate private sector investment that can reduce the overall burden on the taxpayer’

If he feels the area around Euston is in urgent need of regeneration he quite obviously has never left zones 1 and 2.

The ironic and sad fact of this is that the £700 million invested into the link will have had a much greater long term economic return than the £1.2 billion to spruce up Euston Station, while based upon evidence elsewhere in both the UK and on Mainland Europe the presence of the High speed rail station in itself will have attracted substantial private investment into the area anyway.

So what can we conclude from all this?
Camden already has High Speed 1 on its doorstep, this enables it to attract new investment and substantial numbers of tourists as well as enabling its well healed and connected residents (of which includes Stanley; Dad of Boris and prominent anti High Speed 2 campaigner who recently was quoted as saying all it will do is enable Young female jihadists to get down from Birmingham 20 minutes quicker) to get a train to Paris or Brussels quickly and efficiently.

That the Transport Secretary is prepared to let the economic future of Camden Flea Market trump the likes of Leeds, Manchester and Birmingham and in turn effectively isolate the rest of the country from other European cities for the benefit of a few well influenced North London luvvies says all that needs to be said about the stranglehold London has upon the rest of the country.