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It is three years since Network Rail started evicting many well-loved traders and long established family businesses from the arches and kiosks along Brixton Station Road and Atlantic Road, thereby creating the Dead-Zone that now defines the middle of our town.
This far down the line, how do things now stand?
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Network Rail are on record about their desire to re-open the arches as soon as possible, to get returning tenants back and also help grow Brixton as a ̈destination ̈, as outlined in their original planning application.
The planning application also claims that ̈the work will improve the appearance and condition of the arches and return them to single use tenants. It is intended that many of the existing tenants will return to their units after the refurbishment works, and new tenants will be sought from independent and local businesses. ̈
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The official programme submitted by Network Rail, dated 1st September 2017, showed that the project should have taken 44 weeks from the date the works commenced, which after many delays was on 5th February 2018, indicating the project would be completed by mid-December 2018.
However, Network Rail and their contractors have made painfully slow progress and nothing is yet open and this could continue for quite some time, especially if Lambeth’s planning regulations are to be complied with, as there are still a number of outstanding planning conditions to be discharged prior to the first occupation and use of the refurbished premises.
These include, Condition 3 – Lettings Strategy, (planning application made, awaiting decision); Condition 8 – Crime and Security Management Plan; Condition 11 – Travel Plan; Condition 13 – Delivery and Servicing Management Plan; Condition 14 – Waste Management Strategy and Condition 15 – Details of Fume Extraction and Filtration Equipment.
Eventually the project will be completed and the community still wait to see exactly how much Network Rail have managed to improve upon the illustrative and well informed 2012 Brixton Conservation Area Statement.
This which was reproduced and referenced within Network Rail’s approved planning application, that summarised
“The great and varied mix of cultures and communities who live in and use Brixton is one of its greatest defining features and has a direct relationship with the physical character of the area.
Brixton is also a vibrant town centre. Aside from its characterful built environment the covered arcades/markets and street markets are its unique feature; these numerous local independent market traders are supplemented by independent stores, chain stores and other associated town centre uses.”
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Therefore, one essential and key area for the success of the project will be the mix of new and original tenants within the 39 refurbished arches and kiosks, something the Mayor of London has also taken an interest in, answering a written question on 23rd May 2018 stating that, ̈Network Rail has sole responsibility for managing the tenants at Brixton arches. I understand that it has
promised that small independent businesses will go back into these units once the refurbishment is complete. ̈
It is hard to imagine where the promised new small independent businesses will appear from in the current economic climate, but the news from estate agents who are marketing the arches with Brixton Pillars on behalf of Network Rail, is that there is a lot of interest in the remaining arches and kiosks and the allocation will be probably be decided by a bidding process, which would suggest that Network Rail are not too interested in who might occupy the arches and kiosks, just as long as they are occupied.
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This is not surprising when a simple calculation, using the Brixton Pillars own rental estimates, shows that every month the arches and kiosks remain shut, results in approximately £130,000 from lost rental, which, if taken over the 3 years the arches have been closed, would indicate that something in the region of £4 Million may have been lost in commercial revenues as well as a considerable amount of Business Rates.
Who knows, perhaps Network Rail will surprise us all, the arches, kiosks and walkways may look great (whilst the station itself remains in a dreadful condition) and the external street market on Brixton Station Road could thrive, the new tenants will hopefully make a valuable new addition to the community and a brilliant new vibrant town centre might emerge from the Dead Zone we have endured for so long.
[This piece by a local resident who has elected to remain anonymous]
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Brixton Arches background & resources:
Read the latest news and join the big discussion on the urban75 forums (over 1,500 posts)
More info:
The vote to redevelop Brixton Arches: smear campaigns, doublethink and foregone decisions
Brixton’s A&C Deli: the inside story of a small business destroyed by gentrification, Network Rail & Lambeth Council.
About the Save Brixton Arches campaign:
Save Brixton Arches official website
Twitter: #savebrixtonarches