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TheCIPChallengeCentralSomersTownCIP
SlaneyDevlinChair,SomersTownNeighbourhoodForum
CentralSomersTownCIP
2013scheme
Costsof2013scheme
Costsof2015scheme
• CamdenCouncilhavenotrevealedthecostsofthescheme.
• TheLondonMayor’sStageIIplanningreportrevealedtherebuildingoftheschoolandcommunityfaciliIes,andthereprovisionofpublicopenspaceisexpectedtobeapproximately£27million.
• Theschemeitselfwillafford14percent(20units)ofaffordablehousing.
• Costshavegoneupby80percentintwoyears.
Whydidcostsrisesomuch?
• Viabilityassessmentsencouragedeveloperstomaximisecosts.WithoutanOpenBookpolicy,thepublichavenowayofchallengingfigures.
• Thedesignoftheschool:theschoolasdesignedwillbeaoneformentryprimaryschool,butwillbeasbigasatwoformentryprimaryschool.
• ThedecisiontobuildthehighestresidenIaltowerinCamdenwasanexpensiveone,astallbuildingstakelongertobuild,costmoreandarelessefficient.
Whybuildachildren’scentre?
Whypayovertheoddsforsocialhousing?
IaskedthequesIon:IftheaddiIonalfloorspaceaffordedbytheAHFis47813-22315=25,498sqbor2,369m2andthatiscosIng£10.3M,thentheconstrucIoncostis£4,347persqmetre.I’mtoldthatconstrucIoncostsinLondonhavegoneupmassivelyrecently,butarecurrentlyaround£2,200persqmetre.SothisschemeiscosIngdoublethegoingrate?
Ireceivedthisanswerfromtheplanningofficer:Ihavediscussedthiswithourviabilityconsultant.ThecostoftheaddiIonalaffordableisdrivenprimarilybylossofprivatefloorspacewhenitisswitchedtoaffordable,astheprivatevaluesareover£10,000persqm.Sotheleveloffundingrequiredwouldnotbedrivenbybuildcostsassuch.Ihopethismakessense.
TheNeighbourhoodForum’sposiIon
TheForumvaluesourgreenspacesandbelievesthatbothPurcheseStreetandPolygonRoadopenspacesshouldbedesignatedLocalGreenSpaces;
• wishestoseeairqualityinSomersTownimprove;• ishugelyconcernedaboutthecumulaIveimpactoftheCIP,HS2,Crossrail2,theMariaFidelisconsolidaIonprojectandtheBriIshLibraryextensionproject;
• supportstherebuildingofEdithNevilleSchool;• believesthereisacheaper,beier,moredeliverablesoluIoninSomersTown.
AnalternaIveplan
Inresponsetoawidespreadcommunitycallsforafirstphase“dominimum”investmentopIontorebuildtheschool,theForumputforwardanalternaIveproposalthatincluded40–50newhousingunits.ThisproposalwasassessedbyLBC’sindependentpropertyandcostconsultantswhoconcludedthatit“couldgeneratesufficientvaluetobuildanewschoolandcompletetheenablingandinfrastructureworksassociatedwiththenewprivatehousingandschool.”
Whycan’ttheybuildabovetheschool?
PopulaIoninSomersTownistoincreaseby47.4%by2028.
CamdenhastoplanfornewschoolplacesinSomersTown.Theschoolmayneedtoexpandupwardsinthefuture.
ThepopulaIonexplosioncomesfromtheKing’sCrossDevelopment,withitsowntwo-form-entryprimaryschool.
Typeofhousingproposed
• Housingplotsarenotmixedtenure.Thetoweris100percentprivate,withtheviabilityassessmentproposingvaluesforsomeoftheflatsat“substanIallyover£2,000persqb”.
• Theviabilityassessmentbemoansthecloseproximityofsocialhousingonprivatehousingvalues.
• WequesIonthesensiIvityofbuildinghomesforthesuperrichinanareafamedforitssocialhousing.Thisisnotaplanforsocialcohesion.Whathappenedto“buildingfortheSomersTowncommunity”?
Ignoringplanningpolicy
TheCentralSomersTownCIPbreachesCamden’sownguidanceon:• Tallbuildings• Heritage• Openspace• Light• Overlooking• Disabledparking
Whatwewouldliketosee
• ProperconsultaIon,wheretheCouncilasksopenquesIons,listenstotheanswersandkeepsa“donothing”opIononthetable;
• Anopenbookpolicy,wherethepubliccanscruIniseandchallengedevelopments;
• Evenbeier,anendtoviabilityassessments;• ProperconsideraIonofenvironmentalandhealthimpacts,
includingairpolluIonandlossofgreenspace.• Homes,includingprivateandsharedownershiphomes,
thatmeetlocalneedratherthanmaximisingprofit.• ACouncilthatforcefullymakesthecaseformoregenuinely
affordablehousing–notaCouncilthatbuildsinvestmentflatsforthesuperrich.
ThefutureoftheCIPinSomersTown
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