Camden New Journal letter, 30th July 2015

 Many reasons for opposition to this brutalistic over-development

Published: 30 July, 2015, Camden New Journal

• FAR from being a battle between residents and the Town Hall over the building of new homes as the headline on Dan Carrier’s July 23 report (New Journal, July 23) implies, this will be the first real test of Camden’s overarching planning directives, building on land adjacent to West End Green Green Conservation Area, Camden’s own building regulations and the newly adopted Neighbourhood Development Plan.

The Save West Hampstead “Stop the Blocks!” campaign is clearly not against development that falls within the guidelines that Camden itself has adopted and stringently enforce in other instances.

A July 14 meeting at Lymington Road Residents’ Association Hall was filled to capacity, residents from all over West Hampstead opposed this development.

One of the many reasons they oppose this brutalistic over-development of blocks at 156 West End Lane is that its height and mass have a negative impact on the adjacent area and it will be an eyesore seen all over West Hampstead, as is the Ballymore development; erected like tombstones to welcome you.

Architecture to make your eyes vomit.

The rush to push through the proposed plans is a concern for all in the area, especially as the full impact of developments at Ballymore, Iverson Road, Liddell Road, and Maygrove Road on the infrastructure has yet to be evaluated regarding GPs, school places and the sheer volume of residents on the narrow pavements using the three train stations in the morning rush hour for which there are already queues to get into the tube station and on the trains.

The cumulative impact of the developments when considered alongside all the others already underway will have an adverse effect on the area and not provide the type of housing needed to satisfy local needs.

A2 Dominion will exchange contracts with Camden soon for the purchase of the site, subject to planning permission, a decision which also falls to the council as the vendors.

The site is being sold at a give-away price.  Camden should know better.

Residents are bemused they are having to endure exhibitions and one-to-ones with a PR company working for A2 Dominion to look at proposed plans for a site that Camden still owns, that are in breach of Camden’s own planning regulations and guidelines.

I conclude with Camden’s own policies and a few of the objections raised at our community meeting on the 14th and the one-to-one sessions with Lymington Road residents on the 21st which led to the headline: “Neighbours’ anger at plans for 200 homes.”  This fell for the illusion being fed by A2 Dominion’s PR firm Instinctif that the development only affects 15 houses on Lymington Road. Residents came away from the one-to-one meeting none the wiser after receiving a variety of answers to the same questions, proving that the event was nothing more than a box-ticking exercise to show that processes have been adhered to; no matter how loosely.

“Due to the largely dense urban nature of Camden, the character or appearance of our conservation areas can also be affected by development which is outside of conservation areas, but visible from within them. This includes high or bulky buildings, which can have an impact on areas some distance away, as well as adjacent premises. The council will therefore not permit development in locations outside conservation areas that it considers would cause harm to the character, appearance or setting of such an area.”

Lymington Road, NW6


Response to Camden New Journal Article

A version of the following comment was submitted in response the Camden New Journal print edition article, “Neighbours’ anger at plans for 200 homes” in order to correct and clarify the position of Save West Hampstead “Stop the Blocks!”.  The article makes no mention of the campaign, misquotes, and fails to include some of the key points conveyed during the telephone interview with the CNJ.

At the time of publication of this post, the comment below is yet to appear on the CNJ website.

The print edition of this article is titled, “Neighbours’ anger at plans for 200 homes”. The online version instead proclaims, “Council face battle with residents and businesses over West Hampstead development”. Neither headlines or versions of the article highlight the fact that brief interviews were conducted with members of Save West Hampstead “Stop the Blocks!” campaign, while the first headline is misleading and suggests the group is opposed to house-building, which couldn’t be further from the truth.

What the group IS opposed to is the over-intensive over-development of West Hampstead through the creation of housing that is neither in keeping with Camden’s planning regulations nor ‘affordable’ in any realistic sense of the word applicable to ordinary workers.

This is a sentiment that rings true across Camden and London as a city, which are both seeing an unprecedented growth in grass-roots community groups formed to oppose ill-considered ‘developments’ that do not meet the needs of local communities and which are driven solely by the short term cash-flow concerns of councils and the long-term profit motives of developers aiming to maximise returns from any piece of land they are allowed by short-sighted councils to occupy.

Attempts to portray Save West Hampstead “Stop the Blocks!” as ‘nimbys’ (this article, and George Downton (letters pages)) are also inaccurate and avoid the considerable impacts on the amenity of all residents of the area of a proposal of the mass, scale and density of the one proposed for 156 West End Lane.

Lest we forget, West Hampstead has not yet seen the impact of the Ballymore development at ‘West Hampstead Square’, Iverson Road, Liddell Road, and Maygrove Road; nor is there even any consideration of potential future block-building on the O2 car park, Broadhurst Gardens and Blackburn Road among others. We suggest West Hampsteadonians investigate both current and future plans for the area before pre-judging the position of Save West Hampstead “Stop the Blocks!”.

'Consultation' or 'Indoctrination'?
Stay Put – ‘Consultation’ or ‘Indoctrination’?

Save West Hampstead “Stop the Blocks!” was formed by local residents immediately plans for 156 West End Lane were unveiled in a very low-key manner, completely unbefitting of a proposal of the scale and impact on amenities proposed. Yes, the campaign was founded by residents of Lymington Road, but it has quickly grown to encompass residents from around the area and is supported by the Crediton Hill Residents’ Association, the Lymington Road Residents’ Association, the West End Green Conservation Area Committee, and West Hampstead Gardens & Residents Association, as well as hundreds of residents not part of a specific group.

A series of public interest issues were raised with Dan Carrier, specifically referring to the sale of the site with Camden as the owner and broker of the sale, as well as the fact that existing proposals run completely counter to Camden’s own planning guidelines, all considerations that need to be factored in when building on the perimeter of a conservation area, and all rules regarding the replacement of space to an ongoing, viable business.

The point was also made that Travis Perkins sustains hundreds of small, independent local businesses who rely on them for their supplies and who, in turn, employ additional people, and that a few high-churn retail units and “start-up” spaces would not make up the employment deficit.

West End Lane and its over-inflated rents for retail units already serves as a good example how small, independent businesses and its workers are being driven away. Indeed, an editorial published by the CNJ makes a similar point: Relentless developments are driving our people away.