Building project aims to restore green space near Mill Lane

Last summer, there was consternation when trees and other vegetation were cleared from a strip of land running north of Mill Lane, beside the railway and behind houses on Fordwych Road. Besides representing the loss of one of the few natural habitats in the area, this seemed to presage the start of a major building development.

Now SLLB, a firm of architects, are preparing a planning application to build on the land. They are seeking the public's views on their proposal before submitting it to Camden council.

According to their consultation website, the proposal would restore a significant amount of green space, with sensitivity to biodiversity. There would be a large building to the front of the site, along Mill Lane, comprising flats and houses. The existing building, shown in the picture above, would be demolished to make way for the new structure. The architects say:

We have been working on a scheme which will result in the land being acquired from the current owner and the open space restored to a green, biodiverse state. This is something we believe strongly to be in the public interest. It is however only possible to achieve our aim through enabling development.

This artist's impression below shows what the scene above might look like following the development.

Daniel Smith of SLLB told Northwest 6 that the site owner approached them following the furore caused by his removal of the trees and vegetation from the land last year. They now have a commitment from a housing association, Genesis, to join the development and they would expect other backers to come on board if the proposal gains planning approval.

The proposed green space would not necessarily be a public space. One option is that it could be a subscription park, to which local residents would have access if they paid an annual fee. A model for this exists locally at Mapesbury Dell. Another option, is that there would be no public access and the space would be managed to promote biodiversity. This is apparently the option preferred currently by Camden council.

Daniel Smith says the purpose of the current consultation is to gain insight now into the public's concerns or other opinions so that the architects can address these in the design of the planning application. SLLB ask you to submit any opinions before 29 April.

Revised plans for a West Hampstead interchange

Proposals to upgrade the various West Hampstead stations into a major transport hub are again on the agenda.  First Capital Connect, the operator of the Thameslink line, presented plans this week.

It seems the idea of converting the stations into a single interchange has been dropped.  Instead, there would be new stations for the Thameslink and Overground lines, the pavement along West End Lane between the two would be widened and there would be commercial development around West End Lane and Iverson Road to finance the plans.

A contributor to Cityneighbours, Marcia, says the meeting was told that Mayor Ken Livingstone and Transport for London are planning a significant expansion of the capacity of the West Hampstead stations:

When someone asked about the effect this will have on the underground, we were told Jubilee Line is increasing capacity by 40 per cent and, like it or not, West Hampstead is being developed as a major transport hub - but without the single station that it requires to be a proper interchange.  We also heard that Livingstone has designated West Hampstead an area for high density housing by 2025 - with lots of tower blocks - because of its excellent transport links.

So one of the issues that could be decided in the forthcoming London Mayoral election is whether West Hampstead faces a high rise future, with many more shops and offices around West End Lane and dramatic population growth.

Answers from Nancy Jirira, Liberal Democrat candidate for Fortune Green

Northwest 6 asked all candidates in the Fortune Green by-election to answer a questionnaire. 

We've heard already from Heather Downham, the Conservatives' candidate.  Now it's the turn of the Liberal Democrats' Nancy Jirira.

   

1.  What would you say is at stake in this council by-election?

One of the things I think is important is to maintain a hardworking team for Fortune Green with a strong, local community based voice.

2.  What has motivated you personally to put yourself forward for election?

I met popular former Councillor Jane Schopflin many years ago at the old Community Health Council. She enthused me with her passion for public services and fighting for the local community. I’d be really honoured to follow in her footsteps. I’ve long been involved in local community issues – but have only recently put my name next to a party label as this is the best way to get issues heard on the council.

3.  What impact would you say the change of control of Camden council has had in the two years since the last local elections?

I’ve noticed a real change since May 2006. To be honest, although Labour neglected the area, I never thought they’d be voted out across Camden after so many years. There has been a new approach to issues which were forgotten by the former Labour administration such as housing repairs, the parking regime, the streets seem cleaner and the council has generally become more responsive. Almost best of all – our West End Green toilets were reopened and they seem much cleaner and better looked after!

4.  What would you say are the two or three most pressing issues for people in Fortune Green?

Its been clear from going around talking to people that there are big concerns about the potential closure of local post offices such as Mill Lane and Cricklewood. The response to the campaign has been overwhelming with hundreds of signatures and lots of envelopes hand-posted every day through my door.

The management of traffic and parking is also important to local people – such as the Mill Lane traffic lights; and there are ongoing concerns about large or inappropriate developments that threaten the character of the area.

5.  What are your views on the following:

School provision for families who live in the ward?

I know many families from my daughter’s primary school had to make massive changes in their life in order to secure a place at a good secondary school. The stress and worry of that time really takes its toll. From my work as a school governor I know that the problem has been just as bad in recent years. Children at the five local primary schools have no guaranteed secondary place in a Camden school. So I’m pleased the council has finally noticed that families living here need more school places. I welcome the planned new secondary school for north Camden and the major investment proposed for Hampstead School.

The quality of play and recreational spaces for children in the ward?

Much of our area has always suffered from a lack of open space – for example, if you live at the top of Richborough Road there is literally nowhere local to take children to play!  West End Sidings and Templar House are both provided with Sure Start (as well as play areas) and I would like to see Fortune Green itself have its own Sure Start. Meanwhile, the play area on Fortune Green will be improved later this year.

The state of Fortune Green itself (the park not the ward)?

When the work on the Sager development is finished, work will be carried out to restore that side of the Green.   But more is needed. It is certainly better looked after than it was, say, ten years ago and looked very good at the time of last year’s Jester Festival. I was sad that the replanting with Japanese shrubs a year or so ago didn’t seem to last - many shrubs being dug up or trampled on. I welcome the newly formed 'Friends of Fortune Green' and I look forward to working with them.

The problem of dog mess in parks and on pavements - particularly the railway path between Broomsleigh Street and West End Lane?

The problem lies with dog owners – not with dogs. We need to encourage owners to become more aware of their responsibilities or the problem – with all its attendant health risks – will simply continue. With reference to the 'Black Path', the Spotlight team have asked the Council to make special efforts to keep it clean.

The way parking controls are administered by Camden council?

When I worked as a health visitor I got a huge number of parking tickets from parking wardens who missed the ‘heatlh emergency badge’ that I always carefully displayed. I paid hundreds (if not thousands!) in unfair charges.  I was particularly pleased that on-street clamping was abolished by the Lib Dem-led administration and that it’s now easier to find out about parking suspensions. I shall be keeping a watchful eye to make sure that the parking regime doesn’t slip back into its bad old ways.

 

The congestion, pollution and other difficulties caused by the installation of traffic lights at the junction of Mill Lane and Fortune Green Road?

I have received countless complaints about this from local residents, particularly those with children and those attending Emmanuel school. This scheme, installed by the last labour Council and paid for largely by Transport for London, has been a disaster from the outset. I know the local councillors Flick Rea and Keith Moffitt have been trying to find ways to get it changed ever since. I promise to add my voice to this to secure changes.

 

The impending arrival of Tesco in West Hampstead?

Whilst some may welcome the proposed Tesco store, I am concerned for the future of our small local shops just when West End Lane shopping seemed to be at the beginning of a renaissance. I’m worried about the prospect of identikit high street chains filling West Hampstead. A councillor’s powers in respect of this proposal are limited. Tesco does not need permission for 'change of use', as it was already a retail shop, but the council can look into conditions to deal with the likely problems of parking, loading and unloading and traffic congestion that other areas in Camden have experienced. I will certainly use whatever influence I have to make the Council do all it can.

Answers from Heather Downham, Conservative candidate for Fortune Green

 

Answers have started arriving to the questionnaire sent by Northwest 6 to all candidates in the Fortune Green by-election.

First up, Heather Downham - who's standing for the Conservatives.

 

 1.  What would you say is at stake in this council by-election?

West Hampstead and Fortune Green have a very particular quality. They are very comfortable and relaxing areas in which to live. The future of our area is at stake, because of the ongoing battle to stop inappropriate planning applications succeeding, and thus devastating our green open spaces, play areas, and over-populating the area, with all the ensuing consequences, i.e. lack of places at schools, no policing, and an increase in crime. We must be vigilant.

2.  What has motivated you personally to put yourself forward for election?

As I said before, I want to preserve the character of our area, and I want the necessary changes to be good for all of us. I have lived here for over 25 years, and I want to fight to keep our amenities, i.e. the post offices, to preserve dust bin and recycling collections on at least a weekly basis, and to try and improve the parking problems. I have a wide experience of life, and know how to deal with a lot of day-to-day problems, i.e. noisy neighbours and rogue freeholders and developers and I should like to help others in the neighbourhood who are finding their own problems difficult to solve.

3.  What impact would you say the change of control of Camden council has had in the two years since the last local elections?

I think the change of control at Camden council is having a very positive impact.

i) Parking problems are now much better handled. No clamping, and more realistic notices of parking suspensions.

ii) Libraries open much longer.

iii) Plans for a new secondary school in Swiss Cottage, and improvement to Hampstead School.

iv) The free removal of graffiti, an excellent idea.

It seems to work having a Liberal/Conservative partnership – different ideas and thinking.

4.  What would you say are the two or three most pressing issues for people in Fortune Green?

i) Control of inappropriate planning applications.

ii) Crime is rising again in Fortune Green, so more police patrols, and if possible dog patrols in the cemetery.

iii) Fight to make sure post offices and the police station remain open.

5.  What are your views on the following:

School provision for families who live in the ward?

Two very good primaries – Emmanuel School and Beckford school – which get very good OFSTED results. Both very high teaching standards. In terms of secondary schools, Hampstead School is about to be improved by the council with new facilities for sport, science and drama, and I am sure it will continue to improve.

The quality of play and recreational spaces for children in the ward?

There is a shortage of play areas in the ward. Fortune Green is there, but in the west and north of the ward there is no park or play area – it is much needed.

The state of Fortune Green itself (the park not the ward)?

Fortune Green has lost a lot of its appeal since the Sager Building has gone up. It needs some refurbishing with new trees and maybe flower beds. In summer there is always a problem with football players interfering with peaceful people.

The problem of dog mess in parks and on pavements - particularly the railway path between Broomsleigh Street and West End Lane?

On the pavements most people now clean up after their dogs, or the street cleaners do a wonderful job of removing dog mess. It is still in the parks, you have to be careful, but maybe a few fines could stop the nuisance. I must have walked down the path from Broomsleigh Street to West End Lane on a good day as there was no obvious mess, but I am very aware of the problem and I want the council to use the new fixed penalty powers it now has available.

The way parking controls are administered by Camden council?

The administration of parking controls has improved. Now that clamping has been banned, it stops cars being targeted. Also, clarification of ‘a day’ – now 8.30-18.30 – has saved much trouble. Attendants now seem to be more reasonable in their attitude.

 

The congestion, pollution and other difficulties caused by the installation of traffic lights at the junction of Mill Lane and Fortune Green Road?

The traffic lights at the junction of Mill Lane and Fortune Green Road are a disaster. They cause pollution in the Emmanuel School playground, and affect the pedestrians waiting to cross the road, and waiting parents. The traffic jams are extraordinary. The traffic backs up down Mill Lane, you can waste an extra five minutes, the 139 bus gets stuck, the C11 gets stuck as well, and the 139 should not even be in Mill Lane. It also has created a ‘rat run’ down Hillfield Road, where traffic is moving much too fast for the area.

The lights are a menace; they do no good, and cause havoc going south and north along Fortune Green Road and West End Lane. But we must make sure there are safe crossings, so it’s not an easy question – I would want the council to look at this afresh together with local residents and see what all the options are.

 

The impending arrival of Tesco in West Hampstead?

Tesco is a difficult question and I know there are different views locally on this – and of course the council’s powers are limited as there is no planning ‘change of use’.  Although we want to keep West End Lane unique, with diverse shops, wine bars and speciality boutiques, bakers etc, there are a lot of young people living in the area, students and more elderly folk whom I think have suffered from the lack of affordable food. We have some wonderful delicatessens and specialist bakers, but the existing supermarkets are expensive, and do not have a huge range of goods. We have a lot of charity shops in the High Street, and the site Tesco will occupy is not very convenient. It is close to the station, but people in the north of the ward will still shop at their local corner shop. The sad thing is that the existing traders have left a gap in the market, which Tesco has been able to exploit. I wish this was not so, but it is unfortunately a fact.

Finchley Road bus lane

If you are a cyclist or motorcyclist, you will be aware that for about two years motorcyclists have been entitled to use the bus lane on the stretch of Finchley Road which passes West Hampstead. This has been part of a trial involving three routes in London to test the merits of allowing motorcycle use of bus lanes more widely.

The scheme has been controversial, with cyclists in particular complaining about having to share bus lanes with motorcycles.  Transport for London's evaluation of the trial has been much delayed as the Mayor's office considers how to navigate these tricky political waters.

Now the Daily Telegraph has obtained a leaked early draft of the report.  It suggests that allowing motorcycles to use bus lanes produces tangible improvements in safety not just for motorcyclists but for cyclists and pedestrians too. 

Transport for London calls motorcycles "powered two-wheelers" or P2ws.  The Telegraph says:

"According to the report's executive summary, there was a net reduction in collisions involving P2Ws and pedestrians (46 per cent) or cyclists (44 per cent), plus a 45 per cent reduction in P2W casualties.

The evidence is especially clear after traffic migration is taken into account. The report shows that large numbers of motorcyclists changed their routes into London to take advantage of the trial bus lanes, with P2W traffic increasing on the experimental routes by between 25 and 40 per cent and falling by similar amounts on parallel roads that were monitored."

Transport for London tells the Telegraph publication of the evaluation of the scheme has been delayed because of "methodological issues".

Mill Lane traffic management

Businesses in Mill Lane are expressing concerns about proposals intended to improve pedestrian safety.

Two primary schools (Beckford and Emmanuel) are on or close to Mill Lane, so a lot of children walk along it to get to school.  Camden Council has been seeking the views of the public on its plans to calm traffic along the road through measures such as additional zebra crossings, and lower speed limits on the roads around Beckford school.

Businesses on Mill Lane have told the Ham & High that the scheme is a costly mistake and that Camden should be spending the money on measures to improve the flow of traffic.  Yiannis Pareas of the Mill Lane Traders Association questioned the validity of the council's consultation:

"They should be coming out here and talking to us, as we are all very keen to talk about Mill Lane and the pockets of streets in the area.  We have been crying out for loading bays outside some of the businesses, like Brandon Tool Hire. Vans have to stop on the road and then block buses and traffic.

"And so many people are complaining about the traffic lights installed on the junction with West End Lane. They only let three or four cars through at a time, then cars are queuing up and send pollution right into the school."

Part of this appears to be how to manage the tension between the needs of shops on Mill Lane - who need loading and parking facilities if their businesses are to thrive - and pedestrians, particularly schoolchildren, who need safe streets.

However, the views of the traders receive some endorsement from the local lobby group West Hampstead Amenity and Transport - whose Virginia Berridge tells the Ham & High that she also suspects the consultation was inadequate:

"It was a tick-box exercise and bosses haven't given enough attention to the comments people gave.  We understand traders would like more loading bays on Mill Lane. But we are also concerned for pedestrians and about the tail-backs from the unwanted traffic lights at the junction with West End Lane.  A study into pollution levels affecting the school was carried out and we have been asking for the results, but so far they have not been made available."

It's not clear to what extent other shops in Mill Lane share these concerns.  You will recall back in November that the manager of Bake a Boo was describing the area as a great place to do business.

2007 revisited

Some unfinished business from earlier in the year.

Back in April, Northwest 6 reported on plans to build a four-storey block of flats on Ravenshaw Street.  It seems, for the time being at least, as if those particular plans won't be proceeding.  According Camden's planning website, they were withdrawn.

Proposed developments to The Alliance pub, on the corner of Ravenshaw Street and Mill Lane, did receive planning approval.  There's been no sign so far of the installation of a terrace at the back of the pub - possibly because the plans were overtaken by events when there was a fire in the upper floors of the building.

In March, we reported that Sainsbury's were sending out daily patrols to collect trolleys abandoned around West Hampstead and other areas near its store on Finchley Road.  They seem to have been as good as their word, with a noticeable improvement in the trolley blight along the railway path.

Also in March, there was concern about the work beside the railway to clear vegetation.  One resident was concerned that this might have presaged extensions to the track or building works.  Network Rail failed to respond to our enquiries but, as it turned out, the work was benign.

That's it.  See you in 2008.

Rear terrace proposed for The Alliance pub

The Alliance pub is seeking planning permission for developments to the building including the installation of a terrace at first floor level at the back of the pub. The plans - which you can see on Camden Council's website - include an awning over the terrace, which would overlook the top end of Ravenshaw Street. You have until this Thursday 17th May to submit comments.

Across the other side of Mill Lane from The Alliance, there's a proposal for seven flats on the site of one house and three garages in Gondar Gardens. You can see detailed plans. One neighbour has emailed Northwest 6 describing this as a dense and unwelcome proposal. Camden is inviting comments until 30th May.

Development proposal for Ravenshaw Street

Site for proposed four-storey block of flats
Originally uploaded by Grievous Angel.


A four-storey block of flats could be built in Ravenshaw Street, if plans submitted to Camden Council are approved.

Under the proposals, the existing end of terrace building at 23 Ravenshaw Street, and the surrounding car park, would be replaced by a new building which would fill in the current gap in the terrace.

Camden's planning department has published details of the proposal. The plans include this artist's impression of how the street would look.




One neighbour has already contacted Northwest 6 to express concern. He describes the scheme as a "monstrosity" and says that 12 flats are too many for the site.

What's your view? Camden Council is inviting comments from residents until Tuesday 15 May.

You can also leave comments here on Northwest 6 for neighbours to read.

Planning approval for empty plot

The empty plot at 22 Ravenshaw Street is going to be developed. Planning consent has been given for a three story building containing two flats. You can view the details on the Camden website.

West End Lane development

A piece in the Ham & High this week, not online, tells a sorry tale about developers flouting planning laws in West End Lane and, so far, appearing to get away with it.

The development in question is the one opposite the corner of Iverson Road, where large cranes have been stationed and hoardings have reduced the pavement to a narrow strip. The site was previously the base of Paramount estate agents, who plan to move back there when the work is complete.

The Ham & High says the developers, Effective Properties, gained planning permission to extend the existing property higher. But what they've done is to demolish the property in order completely to replace it with a project which has not received proper planning scrutiny.

Both the West Hampstead Local Consultation Group and West Hampstead Amenity and Transport are concerned that the council has so far taken no action to enforce its planning authority. Both fear the situation sets a precedent which will encourage other developers to disregard the community.

The Ham & High quotes council leader, and local councillor, Keith Moffitt, as saying the planning law is complicated and not helpful, creating a risk that Camden could face a "massive legal bill" if it gets it wrong. However, a council spokeswoman also tells the Ham & High, "We are taking action."

If you want to express your concern, you can contact your councillors through Write to Them.