Difference between revisions of "Peckham Rye Station Gateway"

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===Gateway project key documents:===
 
===Gateway project key documents:===
Some key official documents about this station redevelopment project have been released under Freedom of Information. [[Peckham_Rye_Station_Gateway#Gateway_project_key_documents:_2|These can be found here]] along with some commentary papers by Peckham Vision on the issues raised by the project. Details of all the stages in the development of this project are below in date order.
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Some key official documents about this station redevelopment project were released under Freedom of Information in August 2013. [[Peckham_Rye_Station_Gateway/2011-2013#Gateway_project_key_documents|These can be found here]] (at Item 5) along with some commentary papers by Peckham Vision on the issues raised by the project. Details of all the stages in the development of this project are below in date order.
  
==2014==
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'''To be incorporated below'''<br>
===Just announced - Ash Sakula appointed 5th June 2014===
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- '''[https://www.facebook.com/PeckhamVision/posts/1018492951506901 Planning application for the Station Sq & Blenheim Grove now submitted]'''<br>
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- [[Peckham_Rye_Station_Gateway/Jan-Sep_2014#Council-community_partnership_for_station_scheme_25th_February_2014|Council/Network Rail CoDesign statement Feb 2014: promising 'local people full partners in shaping scheme']]<br>
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''<small>Peckham Vision is NOT and never has been part of Southwark Council, nor part of any organisation that has a contract with the Council to deliver any project. The 'co-design' consultation projects are run by commercial architects as Council's agents. Peckham Vision has had no role in how the projects are designed or run.</small><br>''
  
[http://ashsak.com Ash Sakula] community engagement specialist firm has been appointed to take forward the co-design consultation process on the Station Gateway project. <br>[http://www.southwark.gov.uk/news/article/1680/ash_sakula_appointed_to_take_forward_peckham_rye_station_area_redevelopment_engagement_programme Council’s announcement is here.]
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===July 2016 Council weblinks on this page===
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'''''Council planning weblinks have all changed. It will take some time to restore all the links.''''' If the link on this page you want is part of the PNAAP process and is broken you can find the adopted Peckham & Nunhead Area Action Plan (PNAAP) here http://www.southwark.gov.uk/downloads/download/4444/area_action_plans
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The Council says you can also access it from the Area Action Plans page by clicking on the relevant link, along with the supporting and background documents here: http://www.southwark.gov.uk/info/200211/area_action_plans which can be accessed from the main planning policy page on the left hand side.<br>
  
===Community model Station Gateway site June 2014===
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[[Image:20.02.18 Peckham Community Rail Event (With Logos).jpg|thumb|right|290px|]]
[[Image:Model making image004.jpg|right|thumb|100px|model making]]
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==2020==
[[Image:Model making image002.jpg|right|thumb|100px|scale measuring]]
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The Station Gateway site is a complex one with commercial buildings nestled amongst railway buildings, viaducts and arches. The site is divided into properties with addresses on Rye Lane, Holly Grove, Blenheim Grove, Station Way, Dovedale Court, and Blenheim Court. So we created a [[Peckham_Rye_Station_Gateway#Revised_map_of_properties_in_the_station_plans_June_2013|site map]] showing exactly where these places are and how they related to the plans for total clearance that we were beginning to hear about. This aid to discussion proved invaluable as during 2013 we took two deputations to the Cabinet, attended a Scrutiny Committee, and took part in many community fairs, events and meetings, and discussion about the issues raised by the plans. Then Network Rail published their proposals to clear the site and redevelop it completely. To be able to have clear discussions, local people needed to have a model of the existing buildings and their layout on the site and also the areas around the site. We had suggested to the Council during the consultations last winter that a model would be very useful for this purpose. But the Council turned down the idea as too expensive. So Peckham Vision decided to ask local people on our networks if they would be interested in making a model with us for use in the planning discussions. Many people responded enthusiastically, and over 30 are now taking part in our model making group under the expert guidance of local architects Benedict O’Looney and Clyde Watson from Peckham Vision. Three local organisations supporting the project are the [http://www.peckhamsociety.org.uk Peckham Society,] [http://www.whittentimber.co.uk/ Whitten Timber] and [http://www.completeartanddesign.com Complete Fabrication]. The model is at a scale of 1:100 and is slowly taking shape building by building. It should be ready for use in a few weeks.<br>
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'''''There is still room for more volunteers. If you want to take part, email info@peckhamvision.org.'''''
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[[Image:IMG_1684 - Peckham Vision model-making.jpg|left|190px|thumb displays]]
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===March 2020 follow up to Public Meeting===
[[Image:IMG_1726 - Peckham Vision model-making.jpg|left|190px|thumb displays]]
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The meeting spaces were booked out and people were turned away at the door. Though this was unfortunate, it showed the rail companies how significant were the issues about the station when so many people turned up in poor winter weather. Network Rail have sent to all who left their email addresses for the meeting [[Media:Peckham Rye Rail Community Event Master Deck v3 (without Architectural slides).pdf|a copy of the several rail companies' slide presentations, see here.]] They have also compiled [[Media:Peckham Rye Station Points Raised v1.4.pdf|a table showing their responses to all the points raised in the meeting.]] They have agreed to hold regular events with the community to get further input from rail and station users as the redesign for improving accessibility develops. Network Rail representatives have agreed to come to [[Media:A4_-_Open_Studio_14_Mar_2020-_v.01_-_clour_bgrnd.jpg|Peckham Vision's Open Studio on Saturday 14th March 2020 12pm-5pm drop-in.]]
[[Image:IMG_1732 - Peckham Vision model-making.jpg|left|190px|thumb displays]]
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[[Image:IMG_1729 - Peckham Vision model-making.jpg|left|190px|thumb displays]]
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[[Image:IMG_1778 - Laser measuring demo.jpg|left|190px|thumb displays]]
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<div style="clear:both;"></div>
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===Official report on community responses to January consultation 31 May 2014===
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===18th February 2020 Public Meeting===
[http://peckhamryestation.com/2014/05/06/report-from-the-concept-design-consultation/ official report on January consultation responses]
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IMPROVING PECKHAM RYE STATION ACCESSIBILITY - We know that Peckham Rye station is very inaccessible for anyone who has difficulty with stairs or has luggage or prams or small children. The rail industry has plans to change this. They are holding a public meeting on TUESDAY 18th FEBRUARY 7-9pm at All Saints Church, Blenheim Grove. The invitation says the meeting is about:
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* How to make Peckham Rye Station accessible
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* Agenda: • Update on the current station building. • Updates on train services provided today. • Long term growth and strategy to improve the rail service. • Plenty of opportunities to ask questions and talk to the following rail companies: • Network Rail, Transport for London (for London Overground services), Govia Thameslink Railway (for Southern and Thameslink train services), Southeastern <br>
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For more information and to book for a free ticket click here: http://www.tinyurl.com/rfydqn5
  
===Co-Imagine the redevelopment of Peckham Rye Station Gateway 28 May 2014===
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==2019==
This was an [https://www.facebook.com/events/761567410554744 event organised by local resident Katy Hawkins] to create a space for local people and those interested to co-imagine the future of Peckham Rye station and creatively respond to the site and produce their own imagined vision for the site. The contributions were exhibited at the event in the CLF Art Café in the Bussey Building 133 Rye Lane which included creative works from several artists and the Peckham Vision visual displays about the future of central Rye Lane and the Station Gateway site. The exhibition was followed in the evening by a panel discussion about the history of the redevelopment plans and some of the issues they raised.
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[[Image:IMG_1824 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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[[Image:IMG_1827 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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[[Image:IMG_1838 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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[[Image:IMG_1867 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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<div style="clear:both;"></div>
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[[Image:IMG_1878 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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[[Image:IMG_1881 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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[[Image:IMG_1889 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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<div style="clear:both;"></div>
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[[Image:IMG_1900 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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[[Image:IMG_1925 Co-Imagine at the Bussey.jpg|left|190px|thumb displays]]
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<div style="clear:both;"></div>
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===Election Planning Questions May 2014===
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===March 2019 work starts===
Planning policies created by Southwark Council have a major effect on Peckham. The policies are developed by the political party or parties that get control through the local elections. So the Peckham Planning Network (PPN), made up of people living and working in Peckham, put some questions to the political parties standing for election to Southwark Council on 22nd May 2014. One of the questions is about the Station Gateway project. It points out that **Officers from the Council, GLA and Network Rail worked closely together from 2012 to 2014 leading up to the presentation on 18 January 2014 of Network Rail’s plans for the Peckham Rye Station Gateway development. After the plans were met by widespread concern and opposition as the wrong kind of development, councillors said that they were not happy with the proposals either. ** So
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Work has started on Phase 1 the reconstruction of the building on the corner of Blenheim Grove and Rye Lane to create new commercial units on the ground and first floors, and two new floors for work spaces above. The creation of the space between the viaducts will start when that Phase 1 work has progressed and the plan is to complete it by 2021. '''[https://www.southwark.gov.uk/regeneration/peckham-and-nunhead/peckham-rye-station-square Further details from the Council are here.]''' 
* How was it that the relevant Executive Councillor Members did not know what plans were being developed in the discussions between council officers and Network Rail?
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* How will you ensure this lack of information won't happen again on this or any other significant project? 
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Here are the other questions: http://www.peckhamvision.org/wiki/images/3/3f/Election_Planning_questions_final.pdf
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===Role of community in Station Gateway project May 2014===
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==January-March 2017==
The local community played a significant [[Peckham_Rye_Station#Stages_in_Station_restoration|role in initiating and championing the proposal]] to open up the front of the station. But when the public authorities – Council, GLA & Network Rail – brought the funding together (2011), the community was excluded for two years from the important stage of scoping the project - its purpose and scale, and its role in the town centre economy. This led to [[Peckham_Rye_Station_Gateway#Network_Rail_plans_reveal_total_demolition_18th_January_2014|community rejection of the proposals]] for major redevelopment of the whole site. The authorities then [[Peckham_Rye_Station_Gateway#New_timeline_for_Peckham_Rye_station_redevelopment_3_April_2014|agreed to adopt a ‘co-design’ process,]] which is about to begin. This story is beginning to stimulate commentaries on the role of communities in the future of their own neighbourhoods in an era of major redevelopments, and in the nature of organic change compared with major demolition and rebuilding.
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* [http://www.the-monitors.com/2014/05/01/six-stories-high-rising-art-night-life-communities-threat/ Six Stories High & Rising – Art, Night Life and Communities under Threat] – [http://www.the-monitors.com/  The Monitors: keeping track of new music, media and industry news.]
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* [http://www.spectacle.co.uk/spectacleblog/peckham/ The Spectacle Blog: on urbanism, human rights and social justice]
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* [[Media:PECKHAM_VISION_response_to_FALP_Final.pdf|Peckham Vision submission on the London Plan consultation]]
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===Peckham Rye station gets Access for All funding 27 April 2014===
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===13th February 2017 Community discussion===
Peckham Rye is included in the list of a further 42 stations to be included in the Department for Transport’s [https://www.gov.uk/government/speeches/access-for-all-funding-announcement Access for All programme.] This means that lifts to all four platforms will be included in the Gateway development project.
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Peckham Vision arranged a discussion of '''[[Media:Kaizen_report_-_Learning_the_lessons_on_co-design_in_Southwark.pdf|the Kaizen review report]] '''to enable people who had been involved in the co-design process for the Station or Library Squares to see if there was anything to add to the report and to discuss the follow-up actions. Jonny Zander from Kaizen Consultants, the author of the report, was present and took part in the discussion. [[Media:17.02.13_PV_Codesign_v2.pdf|The notes from the meeting are here.]]
  
===Station Gateway story as case example for London Plan April 2014===
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===12th January 2017 Council drop-in update===
Peckham Vision's [[Media:PECKHAM_VISION_response_to_FALP_Final.pdf|submission to the London Plan]] gives the story of the Station Gateway as a case example of self-regenerating medium-size town centres. This Peckham case illustrates the lack of understanding in the London Plan of the significance of self-generated organic change in medium size London town centres like Peckham.
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The Council will hold a drop-in event at former Barry's Café 3 Station Way for the latest news on:
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* Programme for construction of the new square and the redevelopment of the Blenheim Gove/Rye lane corner building.
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* Relocation of the businesses.
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* Progress with the Compulsory Purchase Order (CPO)
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* Update on the [[Peckham_Rye_Station_Gateway#Review_of_Co-design_process|Co-Design Review]]
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More Council information: [http://bit.ly/2hOswWS about the event,] and [http://www.2.southwark.gov.uk/info/200557/peckham_and_nunhead_projects/4028/peckham_rye_station_square about the development]
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The review report was available at the drop-in and '''[http://www.2.southwark.gov.uk/downloads/download/4763/learning_the_lessons_on_co-design_in_southwark is now on-line.]''' Information is awaited from the Council about the follow up.
  
===Community engagement brief for Station Gateway project April 2014===
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==October-December 2016==
We have now received from the Council, in response to our request, a copy of the [[Media:17.04.14_Community_engagement_brief_FINAL.pdf|community engagement brief]] for the next stages of consultation on the Peckham Rye Station Gateway development. This is out for tender now to eight firms who have to respond by 8th May. The winning bidder will be selected 14th May and will be appointed by the Council in partnership with Network Rail, GLA and Southern Railways who form the project team. The community engagement work will be launched in June following the 22nd May Council elections. The brief gives the timing for the submission of the planning application as ‘Autumn 2014’.
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===Review of Co-design process===
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Consultants Kaizen conducted a review of the two co-design exercises. Their report will be published on 10th January 2017. The consultants will be available to discuss the report at the Council consultation [[Peckham_Rye_Station_Gateway#12th_January_2017_Council_drop-in_update|drop-in on 12th January 4-8pm at 3 Station Way.]] Some submissions to the consultants' review commenting on the co-design projects are available here: '''[[Media:CODESIGN_ECONN_COMMENTS_%2B_contents_list_final.pdf|Eileen Conn]],''' '''[[Media:Clyde_W_Co-design_observations_24.10.16.pdf|Clyde Watson.]]''' Some main comments are that much more work needs to be done to agree what co-design should mean in practise and how it should be conducted. Co-design is part of a set of mechanisms to bring about collaboration between different stakeholders. Successful collaboration cannot be imposed and so agreement on the remit and parameters of a co-design process seem essential. Also for successful codesign with communities a parallel process for communities to share and discuss the ideas and the work seems an important ingredient. None of this was present in the Peckham projects and their absence had a negative effect on the experience and the outcome. The review was conducted after local deputations to the Cabinet, Community Council and Planning Committee. To learn the lessons adequately, it will be essential for the community to be effectively engaged in discussing and reviewing the consultant’s report into the process - as part of the Council's development of its response. Otherwise the key lesson about collaboration will still not have been learnt.
  
===Letter from Network Rail to Harriet Harman MP 9th April 2014===
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===Co-design process 2013-2016===
Harriet Harman MP has released for information the letter she has received from Network Rail agreeing to her request to meet them to discuss details of the Station Gateway project and the further community consultation. She says she will let people know when the meeting is arranged, and asks local people “to keep in touch to let me know your views on this important issue.” The Network Rail letter says: “the extended period [of five to six months] will allow us to undertake further meaningful engagement and consultation and engagement with key stakeholders and others in the local community, with a view to submitting a planning application to Southwark Council later in the year.” To contact Harriet Harman, email: harriet.harman.mp@parliament.uk.
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====Introduction====
See [[Media:NR_reply_to_HH_14.04.2014.pdf|Network Rail letter here.]]
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Following the [[Peckham_Rye_Station_Gateway/Jan-Sep_2014#Network_Rail_plans_reveal_total_demolition_18th_January_2014|rejection by the community in January 2014 of the Network Rail / Council plans for the Station Gateway site redevelopment,]] the Council adopted the [[Peckham_Rye_Station_Gateway/Jan-Sep_2014#Deputation_to_Community_Council_12th_February_2014|suggestion made by the residents' deputation that there should be a rethink using a 'co-design' process.]] This new process was put to tender and the first phase began in June 2014. In December 2014 alongside the Station co-design process, the Council started a 'co-design' consultation on development ideas for the Peckham Library Square including the Peckham Arch and 91-93 Peckham High Street. The section below outlines the phases of the co-design process for both the Station and the Library Square projects. The experience of those who took part in various roles is now (October 2016) being reviewed by Council consultants. <br>
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'''Complete their survey here:''' '''https://www.surveymonkey.com/r/SouthwarkCoDesignReview''' The survey is now closed.
  
===New timeline for Peckham Rye station redevelopment 3 April 2014===
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===Summary of process stages===
Message from Southwark Council:  "We have good news that the GLA has now confirmed that they are willing to extend the deadline for
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====PECKHAM RYE STATION DEVELOPMENT====
the delivery of the Gateway to Peckham project and that the £5m of funding for the scheme is secure. Network Rail and the Council have decided we need to appoint some community engagement specialists to ensure the next stages of consultation (via a co-designing process) are successful. These specialists will be appointed shortly and we're expecting consultation events to start in the summer with a view to developing submitting a planning application in the autumn. Please see the [http://peckhamresidents.wordpress.com/2014/04/04/1253 press release] that has been issued today."
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'''Background''' The lead up to the Co-Design process started in 2013 when there were indications that the Council was planning to seek possession of all Network Rail’s land around the station at once so clearing out all the businesses. This led to two deputations to the Council [[Peckham_Rye_Station_Gateway/2011-2013#PV_Deputation_to_Cabinet_to_stop_wholesale_clearance_of_businesses_on_station_site_16_April_2013|April 2013]] and [[Peckham_Rye_Station_Gateway/2011-2013#Deputation_22nd_October_2013|October 2013]] and a [[Peckham_Rye_Station_Gateway/2011-2013#Revised_Council_position_on_station_plans_June_2013_.26_Scrutiny_meeting_20_May_2013|Scrutiny Committee May 2013]] seeking clarity about this. The Council said that was not the plan. But when the plans were [[Peckham_Rye_Station_Gateway/Jan-Sep_2014#Network_Rail_plans_reveal_total_demolition_18th_January_2014|unveiled at a public meeting in January 2014 it turned out that was the plan.]] The community rejection of the plan at that public meeting in Rye Lane Chapel led the Council to agreeing to hire new consultants to redesign the plan for the whole Gateway site involving the community, [[Peckham_Rye_Station_Gateway/Jan-Sep_2014#Council-community_partnership_for_station_scheme_25th_February_2014|through a ‘Co-design’ process.]] Ash Sakula architects were appointed in June 2014. Because of this long community background which was led by Peckham Vision, this website has a detailed record of the process until September 2014, when the co-design process started. Thereafter, it is less detailed, and needs to be read in conjunction with the co-design web links. There were inadequacies in the whole process of 'co-design' which meant that a number of important matters were not adequately discussed during the process. This led to [[Peckham_Rye_Station_Gateway#January-March_2016|many objections to the detailed planning application]] which were unresolved when the plans were approved in March 2016.
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The list of events and happenings that were recorded at the time on this webpage can be viewed at the beginning of the following pages. Click on an item in any of the lists to view the entry for that item.
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* [[Peckham_Rye_Station_Gateway/2011-2013|April to November 2013]]
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* [[Peckham_Rye_Station_Gateway/Jan-Sep_2014|January to September 2014]]
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* [[Peckham_Rye_Station_Gateway|October 2014 to October 2016]] - http://www.peckhamvision.org/wiki/Peckham_Rye_Station_Gateway<br><br>
  
===Meeting with Harriet Harman MP in central Rye Lane 27th March 2014===
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'''Co-design first phase - Ash Sakula, June to October 2014:''' <br>
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'''''Peckham Rye Station Co-design Digital Communications:'''''
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* Website: http://peckhamcodesign.org/stn-sq-ph-1 This website was modified after the first phase so is not exactly as it was during the first phase of the Codesign exercise.
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* Twitter: https://twitter.com/peckhamcodesign
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* Facebook: https://www.facebook.com/profile.php?id=100006848925429&fref=nf
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'''''Timeline:<br>'''''
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[July 2014 Peckham Vision launched the [[Peckham_Rye_Station_Gateway/Jan-Sep_2014#Successful_community_public_event_23_July_2014|community built model of the station area]] at a public community meeting in Bussey Building.]<br>
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July 2014:  Ash Sakula arranged event in Peckham Liberal Club for (about 30) residents to meet them.<br>
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August 2014: Ash Sakula launch the co-design project on roof of multi storey car park.<br>
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September–October 2014: Ash Sakula co-design process in operation including:
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* Events during the week in the station forecourt and at foot of the old staircase, and ‘Weekly’ meetings on Tuesday evenings for creating a weekly publication.
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* Some meetings in All Saints church hall on different topics.
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* A digital ‘Commonplace’ map inviting people to offer comments on places around the station and elsewhere in the town centre: http://peckhamcodesign.org/stn-sq-ph-1/commonplace
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* An email list of ‘CoDesigners’ for info about events and other co-design matters.
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* ‘Atlas of Aspirations’, a report bringing together different aspects from the CoDesign process.
  
[[Image:HH meeting CP 27 Mar 2014 Bju- EBCAAAIS0a.jpg|right|thumb|300px|Harriet Harman MP meets with local businesses]]
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'''Interim stage between the first and second phases, November 2014 to February 2015:'''  
Harriet Harman MP today met several businesses affected by Network Rail’s Station Gateway plans; the meeting was in the office of Copeland Park (owners of the Bussey building). There was a useful discussion about the issues they face from the uncertainty that Network Rail are issuing notices for eviction by December, even though the recent decisions mean the plans are being reconsidered. We suggested a regular news email to improve information and communications. This was implemented swiftly by Harriet’s office, and an email news update was issued to their mailing list after the meeting. See copy below. They have promised to make this a biweekly update. Before the meeting we had a walk around central Rye Lane with Harriet to show key buildings and where they fit in the overall local economy. <br>
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* Council issues tender for work to draw up plans and planning application for new station square & Blenheim Grove corner building.
'''Email Update from Harriet Harman’s office:'''<br>
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* No information about the remainder of the other land and buildings around station, including Holly Grove, Dovedale Court and access to station platforms.
Southwark Council has now confirmed that the GLA has agreed in principle to extend the consultation period. The Council has also been looking at bringing in a third party to help facilitate or ‘co-design’ the process. We don’t have any more details at the moment but Cllr Fiona Colley should be able to provide an update shortly. Harriet is very keen to ensure that this extended consultation process is open, transparent and inclusive with the Council and Network Rail working together with the community to jointly agree the way forward.
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* Four residents take part in architects selection process.
Since Harriet’s last email on the 13th March:
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* Interviews of shortlisted architects in January 2015.
* 19th March - Harriet wrote to David Higgins, CEO of Network Rail, outlining her views on the re-development of the station area [[Media:HH_to_Network_Rail_19.03.2014.pdf|see attached.]]
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* Landolt & Brown architects appointed.
* 24th March - She received a reply from the Mayor of London to her letter dated the 17th February [[Media:HH_Mayor_of_London_reply_24.03.2014.pdf|see attached.]]
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* [[Peckham_Rye_Station_Gateway#20th_February_Co-Design_shrinks_to_small_consultation|co-design shrinks to small consultation]] Letter to South London Press 20 February 2015.
* 27th March - Harriet visited Peckham for a tour of the key development sites around the station area, arranged by Eileen Conn of Peckham Vision, followed by a meeting with local businesses and creative industries at Copeland Park Industrial Estate to hear their views on the plans and the process for consultation.
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In the coming days and weeks, Harriet will:
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* Meet the CEO of Network Rail
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* Clarify with the Council the arrangements for the ‘co-design’ process including the timetable
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* Reply to the Mayor of London’s letter (see above)
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I will keep you all updated on any developments. But please don’t hesitate to contact me or Harriet at any time with your views, or to feedback ideas that Harriet can raise in meetings on your behalf.
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Best wishes,<br>
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Charlotte Dunn.
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charlotte.dunn@parliament.uk <br>
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Constituency Office Manager to Harriet Harman MP
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===Council-community partnership for station scheme 25th February 2014===
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'''Co-design second phase – Landolt & Brown, February 2015 to March 2016'''<br>
Thanks to everyone for a speedy response to Peckham Vision’s call: at the last count more than 100 local people wrote to the Mayor of London asking for the GLA's funding deadline to be extended, and it succeeded! Local residents, businesses and other stakeholders had told Cllr Colley that the initial plans for the redevelopment, displayed at a public meeting in January, had been rushed through, and that they had concerns about the size and scope of the project. Fiona Colley said “Plans are now being developed to make local people full partners in shaping the redevelopment.” [[Media:25.02.14 Fiona Colley letter.pdf|See here for the full text of the Council statement, and the joint statement from the Council and Network Rail.]] The Council have agreed to explore the use of a co-design process to enable partnership with the community. This gives us the chance at last to move forward to a new era showing there can be real partnership between the community and the Council, for the benefit of our Peckham.  This fantastic result is just what Peckham Vision had imagined and hoped would begin to happen [http://www.spectacle.co.uk/spectacleblog/peckham/ two years ago, but better now than not at all.]
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'''''Peckham Rye Station Co-design Digital Communications:'''''
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There is no trace now of the website that was used in the second phase. The Facebook and Twitter pages set up in the first phase were continued in this phase.  
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* Twitter: https://twitter.com/peckhamcodesign
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* Facebook: https://www.facebook.com/profile.php?id=100006848925429&fref=nf
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'''''Timeline:<br>'''''
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* 4 evening workshops with presentations of info about the issues and designs of the new station square and the building on the corner of Blenheim Grove and Rye Lane.
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* First workshop March 2015, final workshop in July 2015
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* [[Peckham_Rye_Station_Gateway#September_2015_.27Co-Design.27_disappointing|Co-design disappointing]]
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* [http://www.peckhamvision.org/wiki/images/7/71/SNews_letter_CHQ029_13082015_ISSUE1233.pdf letter to Southwark News]- "No 'co-design' for Peckham Rye station". 13 August 2015.
 +
* October 2015 planning application submitted
 +
* November meeting called by local resident to discuss concerns about designs.
 +
* March 2016 Planning Committee grant permission.
 +
___________________________________________________________________
  
===Email London Mayor Boris Johnson to ask for more time 16th February 2014===
+
====PECKHAM LIBRARY SQUARE====
There is a time-limit for spending the GLA grant from the Mayor's Regeneration Fund, which meant the money had to be spent by 2016. This date has meant that the development of an appropriate scheme has not been possible due to having to rush to meet planning application deadlines of March this year: far too short a time to work with the community to get the scheme that Peckham needs. [[Media:14.02.18_Gateway_GLA_extension.pdf|See here further explanation for this.]] The Council is asking the Mayor and the GLA to extend the deadline on the GLA funding to allow time for the community to be properly engaged, and to make sure that the GLA funding delivers the benefits for the community that the London Mayor intended.  [[Media:HH_to_Mayor_of_London_17.02.2014.pdf|Harriet Harman MP has written to the Mayor]] to support this request and has asked local people also to write to the Mayor in support of this extension.<BR>
+
[[Media:14.02.18_email_Boris_Johnson_template.doc|Further information and download TEMPLATE EMAIL here.]]
+
[[Image:IMG_1160_-_CC_deputation.jpg|right|thumb|300px|local deputation at Community Council meeting 12th February 2014]]
+
  
===Deputation to Community Council 12th February 2014===
+
'''Background:''' After the Station co-design process had started the Council decided to use a co-design approach for the development of the Peckham Library Square and 91-93 Peckham High Street, which is all Council property. Peckham Vision's reporting of the Library Square co-design process is covered on [https://www.facebook.com/PeckhamVision Peckham Vision Facebook]<br>
A deputation of local people and local businesses told the Peckham & Nunhead Community Council that the local community supported plans to create a new square in front of the station and improve the area around it. But it was not expected that this would be accompanied by far reaching redevelopment proposals for the entire station site. The deputation explained why the plans were unexpected and had caused a lot of dismay and concern locally, and asked the Community Council to arrange for a collaborative co-design process to develop a new plan. [[Media:2_SouthwarkCC_Deputation_12214.doc‎|Deputation speech here.]] Cllr Fiona Colley responded by saying she had been appalled by the plans presented by Network Rail on 18th January and so was asking the GLA to extend the timetable for the submission of the planning application, and would get in touch about the community engagement process. [http://www.spectacle.co.uk/spectacleblog/peckham/a-small-triumph-for-peckham-at-the-community-council-meeting/ spectacle blog report on the deputation.]
+
  
===Council seeks more time 11th February 2014===
+
'''''Peckham Library Square co-design communications: <br>'''''
After a build up over the last few weeks since the Network Rail consultation event on 18th January, there has been a groundswell of concerned and anguished local voices shocked at the scale and type of redevelopment proposed by Network Rail for the station site. This got onto the London radar through [http://www.itv.com/news/london/update/2014-02-03/peckham-redevelopment-could-destroy-area/ ITN London News.] Constituents began to alert Harriet Harman MP to the news. She has an additional interest in the issues because she is Shadow Secretary for Culture, and this redevelopment proposal would wipe out [[Media:Annex_A_-_PNAAP_6_-_PRS_site_-_Creative_hotspot_businesses_v.11.png|the creative and cultural industries that have already taken root on the site]] and they increase in number month by month. Harriet met with the Leader of Southwark Council, then with the Executive Member for Regeneration, which led to the achievement of some key points - especially the Council seeking more time for reviewing the plans. The letters are here:
+
* Website: http://www.peckhamsquare.co.uk <br>
 +
* Twitter: https://twitter.com/peckham_square <br>
 +
* Facebook: https://www.facebook.com/pages/Peckham-Square-Co-Design/349308741923851 <br>
  
* [[Media:P_John_Southwark_Council_12.02.14.pdf|Letter to Harriet Harman from Cllr Peter John,]] Leader of Southwark Council.
+
'''''Timeline'''''
* [[Media:14.02.11 Fiona Colley letter.doc|Letter to Peckham Residents from Cllr Fiona Colley,]] Cabinet Member for Regeneration.
+
* December 2014 First evening event by Carl Turner Architects in Peckham Platform.
* Note of actions and discussions from Harriet Harman MP's office; see below:
+
* From January to November 2015 further six evening events where Carl Turner reported on design issues.
 +
* Proposal to remove the Peckham Arch emerges in first half of 2015.
 +
* Mountview development, also by Carl Turner, emerges during 2015.
 +
* Mountview planning application submitted and approved in September 2016.
 +
* Library Square planning application submitted August 2016, not yet decided.
  
The note from Harriet Harman MP's office reported:  
+
===11th October 2016 Co-design review===
* Since the 31st January, over 60 constituents have contacted Harriet with their concerns about the proposals
+
Council consultants start review of Peckham co-design process by web based survey. Deadline is 25th October. The Council's information message is: ''"Last year Southwark Council trialled a Co-Design approach to two development schemes in the town centre, Peckham Rye Station Square, and Peckham Library Square. The council is now keen to understand what you thought of the Co-Design process. The council have asked award winning social business [http://www.wearekaizen.co.uk Kaizen Partnership] to carry out an independent review. We have commissioned this work to enable us to better understand how effective Co-Design was and what could have improved it. To gather as much information as possible, an online survey has been created. We would be very grateful if you were able to share your views and experience of the process through this short survey: https://www.surveymonkey.com/r/SouthwarkCoDesignReview  Once the questionnaire responses have been evaluated, the Co-Design review will be shared not only across the council but will be publicly available and will be used to shape future projects in the borough, so we would be very grateful if you’re able to spare a few minute to contribute to this important piece of work."
* On the 5th February, Harriet met with Cllr Peter John, leader of Southwark Council
+
''
* On the 11th February, Harriet met with Cllr Fiona Colley (Cabinet Member for Regeneration), local ward Cllr Nick Dolezal and Sarah Green (Project Lead at Southwark Council).  
+
  
From that meeting, Harriet Harman MP has proposed the following:
+
==April-September 2016==
* There must be extra time for consultation and engagement with local residents - Southwark Council is calling on the GLA (who partly fund the project) to ask for more time and Harriet will write to the Mayor of London fully supporting the Council's request.
+
===Preparatory work for buildings works===
* Network Rail should include an estate management agreement that guarantees that local creative industries and small independent businesses in the area will form part of the plans and not be priced out by large retail chains or high rents, or replaced by betting betting shops and/or pay day loan shops.
+
The Council is continuing with the preparatory work of negotiating the sale of leases and the preparation for compulsory purchase where sale not agreed. Public Inquiry is to be held in early 2017 for several objections. [http://www.2.southwark.gov.uk/info/200557/peckham_and_nunhead_projects/4029/cpos See here for details.]
* The 1930's building on Blenheim Grove that houses the Sunday Painter and Peckham Refreshment Rooms should be protected and excluded from the plans.
+
* The proposed height of the high rise residential buildings next to the station should be lowered.  
+
* The plans should include public toilets.
+
  
===Network Rail plans reveal total demolition 18th January 2014===
+
==January-March 2016==
[[Image:IMG_0904_adj_-_des_prop_-_board_5_detail_96ppi.jpg|left|200px|thumb|]]
+
===1st March 2016 Planning permission===
[[Image:IMG_0911_-_adj_-_PR_station_-_still_from_animation.jpg|left|200px|thumb|]]
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[[Image:Safe_image-6.jpg|thumb|right|290px|Blenheim Grove corner]]
[[Image:IMG_0924_adj_-_PR_station_model.jpg|left|200px|thumb|]]
+
[[Image:7ff37452-38ed-46cf-bd65-3727da71d776-1.jpg|thumb|right|390px|new station square]]
 +
On 1st March 2016 the Planning Committee gave permission to the plans to create the new square at Peckham Rye station and extend upwards two floors on the corner of Blenheim Grove on the basis of the proposals in the planning application. This was in spite of significant objections from a large number of objectors to the details proposed. This was evidence of a failure in the 'co-design' process, which local people say must be subject to an independent evaluation. Here are '''[[Media:PRye station sq planning app Eileen Conn comments.pdf|some comments]]''' on the planning proposals indicating the nature of the objections.
  
 +
[http://moderngov.southwark.gov.uk/documents/s60045/Report%2074-82%20RYE%20LANE%20IN%20FRONT%20OF%20PECKHAM%20RYE%20STATION%20AND%202-10%20BLENHEIM%20GROVE%20LONDON%20SE15%204RY.pdf The planning report is available here.]
 +
[Http://moderngov.southwark.gov.uk/ieListDocuments.aspx?MId=5198&x=1& The Committee agenda and meeting details are here.]
  
The [[Peckham_Rye_Station_plans|shocking news]] at the [http://peckhamryestation.files.wordpress.com/2014/01/concept-design-display-boards.pdf architects’ exhibition] was that they plan a full clear out of buildings and enterprises on the Gateway site – the whole of Network Rail’s land around the station building. http://goo.gl/9ny4kD This would destroy that part of Peckham’s creative economy that has rooted there. How can this be? Have Network Rail understood anything about the micro life behind creative industries?  They are trying to fix something that seems to be repairing itself in a way which promises self sustainability and economic diversity fit for the 21st century economy, in the [http://www.bbc.co.uk/news/entertainment-arts-25742231 creative industries sector of the UK economy which is the strongest.] Since last April at the first deputation to the Cabinet, the council has said the plan was definitely not to clear out all Network Rail buildings around Peckham Rye station. Why did they say this and continue to say it?<br>
+
Watching the very poor implementation of the 'co-design' for the station developments was so exhausting and disappointing it interfered with our ability to keep the website updated on it. Some of the actions were posted on [https://www.facebook.com/PeckhamVision Peckham Vision Facebook.]
[[Image:IMG_0935_-_PR_station_con_-_PublicMeet.jpg|right|thumb|250px|Network Rail meets the local community in the Rye Lane Baptist chapel]]
+
More than 250 locals crowded into the 18th January event. All keen citizens, wanting to cooperate and take part.  Why have they all been excluded while this plan has been devised between the Council and Network Rail? Why have the local community been treated like infants? How does the plan the local community has welcomed, to create Peckham Rye station public square, become a full redevelopment of all land, with the new public square such a small part maybe just around about 5%? 
+
* [[Gateway_comments#Feedback_responses_to_Gateway_design_proposals_26th_January_2014|Some feedback responses to Network Rail's design proposals are available here.]]
+
* [http://peckhamryestation.com/ official report on January Network Rail consultation.]<br>
+
  
What went wrong? Was it because the Council and Network Rail prevented any public discussion about the implications and potential of the dynamics of new local economy developments and ways of creating the new square? This is what is of such great concern and so perplexing. A new strand in the local economy in Peckham town centre has been stirring into life slowly over the last 8 years, but increasing in pace more recently. While the effect has begun to get onto the London radar and noticed by the authorities and the big corporates like Network Rail, the nature of it seems to have escaped them. This is why good intentions might kill off the exciting potential that Peckham has to regenerate itself into a thriving self sustainable new form of economy for the 21st century. There needs to be more serious examination of how that alternative of the original idea of creating the square in front of the station and improving the environment around the station together supporting the new creative economy, might be all that is needed. As a [http://www.spectacle.co.uk/spectacleblog/ recent commentary] has said there is no need to fix things that are not broken. [[Gateway_comments|Ideas about alternatives will be posted here.]] Because of the lack of information from the Council and Network Rail, during the course of 2013 Peckham Vision facilitated a [[Gateway_comments#Public_conversation_about_the_design_of_the_station_developments|public conversation]] at community events.
+
==October-December 2015==
[http://peckhamryestation.com/2014/05/06/report-from-the-concept-design-consultation/ official report on January consultation responses]
+
  
===Where and what is the station Gateway project? January 2014===
+
===12th November 2015===
 +
[https://thespaces.com/2015/11/02/south-london-locals-question-landolt-browns-peckham-rye-station-revamp/  South London locals question Landolt + Brown’s Peckham Rye station revamp]
  
[[Image:Central_Rye_Lane_area_map_-_vivid_cont_v.07_flat.jpg|left|200px|thumb|'''MAP 1''' - Gateway site as part of central Peckham's creative 'hotspot']]
+
===29th October 2015 Planning application submitted===
[[Image:Annex_A_-_PNAAP_6_-_PRS_site_-_Creative_hotspot_businesses_v.11.png|left|200px|thumb|'''MAP 2''' - creative enterprises on station Gateway site]]
+
The planning application from Landolt & Brown for the new square and changes in Blenheim Grove is now in. This is just for the area in front of the station and the building on the corner of Blenheim Grove & Rye Lane. From the planning website:
[[Image:Board_4_PR_station_adapted_v.07.jpg|left|200px|thumb|'''MAP 3''' - Nov 2013 Consultation Board 4 adapted to aid discussion]]
+
Case number: 15/AP/4337:  Provision of a new public square between Peckham Rye Station and Rye Lane, created by demolishing the arcade buildings currently located between the north and south railway viaducts. Refurbishment of the railway arches to provide commercial units facing onto the new square. Refurbishment and erection of a two storey extension to the building at 2-10 Blenheim Grove / 82 Rye Lane, hard landscaping and other associated works. 
[[Image:PRS Gateway map - Design Brief - App A PrefOp.png|left|200px|thumb|'''MAP 4''' - station Gateway Network Rail 'preferred option' plan]]
+
[http://planbuild.southwark.gov.uk:8190/online-applications/applicationDetails.do?activeTab=dates&keyVal=_STHWR_DCAPR_9563201 Further information] and [http://planbuild.southwark.gov.uk/documents/?casereference=15/AP/4337&system=DC documents.] [http://peckhampeculiar.tumblr.com/post/132149748699/peckham-rye-station-plans-submitted Information from Peckham Peculiar.]
<div style="clear:both;"></div>
+
  
Click on each of the maps to enlarge them and download. <br>
+
==July-September 2015==
 +
[[Image:A1_PV_Panel_05_-_Gateway_-_map_v.13_-_flat_1024.jpg|thumb|right|300px]]
 +
===September 2015 'Co-Design' disappointing===
 +
The Co-Design process has been very disappointing. Following the '''[[Peckham_Rye_Station_Gateway/Jan-Sep_2014#Network_Rail_plans_reveal_total_demolition_18th_January_2014|wholly unacceptable plans from Network Rail]]''' in January 2014, local people suggested a co-design process to enable public discussions about the different parts of the whole site, and how they relate to the town centre. Unfortunately, it became instead just a consultation about design details of a small part of the site (pink on the map alongside - click to enlarge), and without addressing major issues which emerged in 2013 and 2014. Plans are being developed separately and without public discussion for the three other major areas of the site (blue, white and green). A planning application is expected in the autumn for the pink area, and possibly the other areas. There has been no monitoring and evaluation, and so no joint Council & community learning about the co-design process, its effectiveness or how it could be improved. '''[http://www.peckhamvision.org/wiki/images/7/71/SNews_letter_CHQ029_13082015_ISSUE1233.pdf See letter to Southwark News about this]''' in August 2015, titled "No ‘codesign’ for Peckham Rye station".
  
'''Map 1 shows a cluster of four sites in central Peckham.''' These sites are identified on the map as A = [https://www.facebook.com/peckhamlibclub Peckham Liberal Club,] B = [http://www.dailymail.co.uk/debate/article-2406195/TOM-UTLEY-What-bar-multi-storey-car-park-Peckham-taught-middle-aged.html Multi-storey car park/cinema,] C = Peckham Rye Station Gateway, and D = [http://www.copelandpark.com/ Copeland Park/Bussey.] Together they are at the heart of the new creative industries in Peckham. This has caught the attention of the artistic, creative and cultural world who now refer to it as the [http://www.standard.co.uk/lifestyle/esmagazine/peckhamania-out-on-the-town-in-londons-newest-hotspot-8739833.html latest creative ‘hotspot’] in London. The co-location and close proximity of the four sites, and the interaction this enables, is a key characteristic of the dynamic nature of the creative industries in this central area of town.
+
===29th July 2015 4th 'codesign' station workshop===
 +
This last event from Landolt & Brown the Council’s consultant architects was on the design of the new station square and at the building on the corner of Blenheim Grove and Rye Lane on Wednesday 29 July 6.30pm-8.30pm at the Thomas Carlton Centre, Alpha Street, SE15 4NX. (note the change of address.) For more see: http://us9.campaign-archive2.com/?u=25fd80cafe3952ad0b146376c&id=146e79bdc2&e=83ef0156b7 The presentation is here: http://www.peckhamryestationsquare.co.uk/section/presentations/
  
'''Map 2 shows the station Gateway site'''. It is the land and buildings owned by Network Rail, that surrounds Peckham Rye station between Rye Lane and Bellenden Road. It includes the commercial buildings in front of the station (blue on this map) and alongside the station building in Holly Grove and Blenheim Grove (pink), and behind the station (in green) the railway arches and forecourts in front of them along Blenheim Grove & Dovedale Court. The map shows the location on this site of the individual businesses currently operating there as a part of the new creative strand of the town centre economy.  Bar Story was the first to arrive about 10 years ago, after the long established Arches Studios (yellow); others have located there since then, and with a quickening pace recently. [[Media:EConn_Peckham_Vision_response_to_PNAAP_Insp_main_modifications.pdf|Further details of these enterprises can be found here.]]
+
==April-June 2015==
 +
===24th-27th June 2015===
  
'''Map 3 shows the ‘initial thoughts’''' produced by the Network Rail architects at the [http://peckhamryestation.com/ 30 November 2013 consultation event,] and based on the ''''preferred option' as in Map 4'''. This was the first step in preparing for the planning application to be made ‘in the Spring’. The 'initial thoughts' map shows the removal of the buildings in front of the station to create the new public square. This has wide public support, and so was expected. In addition, however, as in the 'preferred option' map, it shows that the ideas were also possibly to develop all the land and buildings on this site to the sides and the rear of the station. This overall plan if it went ahead looks as if it would need the removal of all current businesses, including those spearheading the growth of the creative industries on this site: those alongside the station building (pink in Map 2) and behind it (green in Map 2), although the Council has said that this is not their intention.  
+
Peckham Vision [https://www.facebook.com/events/1589541771334274 held an exhibition]
 +
[https://www.facebook.com/events/368833929980297 and here] in Peckham Vision Bussey studio jointly with MArch students from Brighton University. A new display panel was included which gave an updated report on the Station Gateway project.
  
The architects presented their proposals at the consultation event on [[Media:Stage_2_flyer.pdf|Saturday 18th January.]] This showed that redevelopment, involving total demolition and new buildings were planned. They gave a presentation at 3pm during the consultation event attended by over 250 people. This was the first opportunity for a public discussion about the future of the total site.<br>
+
===4th June 2015 3rd 'codesign' station workshop===
 +
The next PR Station Square workshop will be on 4 June at All Saints Church, more details here: http://tinyurl.com/lns6yyu
 +
Here is a report on the workshop from the architect consultants Landolt & Brown: http://www.peckhamryestationsquare.co.uk/presentations/summary-peckham-rye-station-square-codesign-workshop-03 The consultants said there would be a further workshop in July to report on the proposals for the square, and that they are aiming for a planning application to be put forward over the summer.
  
'''''A key question in considering and appraising the proposals is what effect they will have on the young growing creative economy in central Peckham – <br> would the development encourage and support it, or would it seriously or terminally jeopardise it?''''' The overwhelming response at the meeting was that the scale of the plans was unacceptable, and that the plans were likely to terminally jeopardise the growing creative economy. This has been acknowledged by the Council and an extension of time to develop the plans is being agreed with the GLA.
+
===16th April 2nd 'codesign' station workshop===
 +
The Council’s consultants Landolt & Brown [http://www.bbc.co.uk/programmes/p02png2q/p02pnhjr report on their workshop, including their slides.]<br>
 +
Some highlights:
 +
* the way the physical supports for Platform 3 are linked into the north side of the station Arcade building is still being investigated by the architects. This means there needs to be an extra workshop (so 4 instead of 3). Once the Platform 3 supports are clarified they can develop designs for the new buildings, and they will present them at the additional workshop during May, date to be announced.
 +
* their ideas developing for the art deco building on the corner of Blenheim Grove and Rye Lane indicate a preference for an extension of two floors on top of the existing building.
 +
* they reported that they are talking with Carl Turner architects about the plans for the Holly Grove buildings (Icelands & Hannah Barry Gallery), and expect those plans to be submitted at the same time as the station square and Blenheim Grove buildings (summer). But the Holly Grove buildings have been removed from the codesign process so the public is excluded from all information about those plans.
 +
* they showed a slide of Network Rail’s plans for new lifts to all 4 platforms, and said they were looking into these. It was not possible to examine these details to make any comments or ask probing questions.
 +
* they asked us in table discussion groups to report back on several questions including:
 +
- think about how the square should feel when you arrive during the day and at night.
 +
- what uses would you like to see in new premises in the square and Blenheim Grove corner building.
 +
- explain why anything should go in a particular place.
 +
- what could improve safety.
 +
- where could public WCs be located.
 +
- what gets left out but is important?
 +
If you want to respond to these points or any others about this station project email them at: peckhamrye@landoltandbrown.com.
  
===Station Gateway consultation to be held 18th + 20th January 2014===
+
===11th April 2015 launch of Peckham Vision’s art deco installation===
[[Peckham_Rye_Station_Gateway#Where_and_what_is_the_station_Gateway_project.3F|See above for important background information.]]<br>
+
[[Image:IMG 5837 adj+crop 2400.jpg|thumb|right|300px]]
This next consultation [[Media:Stage_2_flyer.pdf|see flyer for details]] will be on the design proposals for the station Gateway project:<br>
+
[[Image:IMG 5836 adj 2400.jpg|thumb|right|300px]]
* Saturday 18th January at Rye Lane Baptist Chapel, 11am to 5pm drop-in exhibition<br>
+
At the event on 8th April, we launched Peckham Vision’s art deco installation. Here above the community made model of central Rye Lane, we had the images of the seven art deco buildings which are clustered around the station. The images floated in an ethereal fashion above the information displays of the exhibition about plans to develop, redevelop, and regenerate their place in the town centre. A pause for thought and reflection about the nature of the Art Deco Quarter in the town centre while the Council’s consultation proceeds inexorably towards a decision, possibly to demolish enough of the cluster to destroy this unique feature of Peckham. The installation was co-created by Corinne Turner, Clyde Watson, Sam Watson, Geoff Frosh, Eileen Conn, Benny O’Looney.
* '''Saturday 18th January at Rye Lane Baptist Chapel, 3pm public meeting presentation & discussion<br>'''
+
[[Image:IMG 5846 adj 2400.jpg|left|180px|thumb displays]]
[https://www.facebook.com/PeckhamVision/posts/10152207877551565 Reports from this day of consultation,] [http://www.spectacle.co.uk/spectacleblog/tag/peckham/ here] and [http://goo.gl/9ny4kD here.]
+
[[Image:IMG 5853 adj 2400.jpg|left|180px|thumb displays]]
* Sunday 19th January on line: http://www.peckhamryestation.com<br>
+
[[Image:IMG 5854 adj 2400.jpg|left|180px|thumb displays]]
* Monday 20th January Peckham Square, 2pm-4.30pm drop-in opposite Rye Lane junction<br>
+
[[Image:IMG 5855 adj 2400.jpg|left|180px|thumb displays]]
* Monday 20th January Peckham Library, display in lobby, feedback forms 4th floor.<br>
+
[[Image:IMG 5861 adj 2400.jpg|left|180px|thumb displays]]
* Sunday 26th January deadline for comments.
+
[[Image:IMG 5867 adj+skw 2400.jpg|left|180px|thumb displays]]
 +
<div style="clear:both;"></div>
  
===Creative industries on the Gateway site 6th January 2014===
+
===8th April 2015 Protect Peckham's Future community event===
The Government Inspector at the PNAAP Public Hearings [[Planning#Inspector.E2.80.99s_proposed_PNAAP_modifications_.26_the_creative_industries|highlighted the significance of the creative industries]] for the local economy and the future of Peckham in the [[Planning#Introduction|Peckham& Nunhead Area Action Plan (PNAAP),]] and the need for changes to the PNAAP to reflect this. The PNAAP refers to Peckham’s growing reputation as a creative ‘hotspot’ and the Council’s aim to build on that in its planning of Peckham town centre. Consultation on the Inspector’s suggested changes to the PNAAP closed on 6th January 2014. [[Planning#6th_January_2014_PNAAP_modifications_consultation_responses| Some local responses are here.]] Peckham Vision’s [[Media:EConn_Peckham_Vision_response_to_PNAAP_Insp_main_modifications.pdf|response]] describes the nature of the [[Media:Central_Rye_Lane_area_map_-_vivid_cont_v.07_flat.jpg|creative 'hotspot' in central Rye Lane]]  located on four main sites and the links between them, with the station site as a key part (see map to the right), and the need to safeguard all four sites.
+
[[Image:Protect_Peckhams_Future_scrn_grab.jpg|thumb|right|150px]]
 +
'''Reports:'''
 +
* [[Media:Derek Kinrade RYE LANE.pdf|Rye Lane commercial history: talk by Derek Kinrade]]
 +
'''Pre-information:'''
 +
This event will cover art deco buildings, cultural economy, arts, music, architecture, commerce and more. This will be a community discussion about the changes in Peckham, what we all think about them, if they are good for our neighbourhood, and whose neighbourhood is it anyway? The discussion could touch on the impact of:
 +
* rising housing prices, regeneration, gentrification, loss of social housing.
 +
* heavy handed redevelopment wiping out local micro economies.
 +
* tall buildings in Peckham & and loss of Peckham's character.
 +
* possible demolition of almost half remaining art deco buildings in Rye Lane cluster.
 +
Drop in at the exhibition in both PV and CLF studios any time from 3pm:
 +
* latest news on key regeneration projects, & info on Peckham's history.
 +
* Peckham Vision Art Deco installation.
 +
* Exhibition of CLF history, role, music & creativity.
 +
[https://www.facebook.com/events/394931794020114 More information]
  
==2013==
+
==2015 January-March==
===Station Gateway consultation 30th November 2013===
+
[[Image:IMG 0561 rdcd - NR at OWR.jpg|left|thumb|250px|consultation in the Old Waiting Room]]
+
Network Rail's architects held a [http://peckhamryestation.com consultation] in the Old Waiting Room on 30 November 11am–3pm. '''Deadline for comments is 7th December.''' Some of the points to think about in all this are in the short [[Media:13.11.29 Gateway Questions v5.pdf|briefing note]] we produced for visitors to the consultation. This consultation appears to be testing the public response to the ideas presented by previous architects and adopted by Network Rail as a
+
[[Peckham_Rye_Station_Gateway#Gateway_project_key_documents|preferred option.]] The consultation boards from Saturday’s event in the Old Waiting Room (see photo) are now up on the architects’ blog: http://peckhamryestation.com.
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Do look at [http://peckhamryestation.files.wordpress.com/2013/11/peckham-rye-station-event-1-final-291113_a3.pdf the boards there] Perhaps the key one is Board 4 which identifies the significant questions about the  architects’ thoughts for redevelopment of the Network Rail site all around the station. These would require as expected the removal of the buildings in front to create the new square. But they also extend to the buildings alongside in Holly Grove and Blenheim Grove and behind the station. These buildings currently accommodate in Holly Grove the newly opened Hannah Barry Gallery, and in Blenheim Grove The Sunday Painter, Peckham Refreshment Rooms, Bar Story, Peckham Springs and the soon to open microbrewery, as well as other small businesses. Do they really need to be demolished when they are regenerating the area themselves in the existing buildings? These and some of the other points to think about in all this are in the short [http://www.peckhamvision.org/wiki/images/f/fe/13.11.29_Gateway_Questions_v5.pdf briefing note] we produced for visitors to the consultation. A commentary on the issues is provided in the [[Media:Gateway_consultation_30.11.13_EConn_response_v2.pdf|consultation response]] by Eileen Conn as Peckham Vision coordinator.
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The architects will hold another event in January to present their detailed ideas as the basis for the planning application in the Spring. It has been a disappointing wasted opportunity to leave the public engagement so late in the process, and then leave just a week to absorb and comment on the design ideas being used. Aware of the lack of engagement, over the summer we facilitated a  [[Peckham_Rye_Station_Gateway#Public_conversation_about_the_design_of_the_station_developments|public community conversation.]] But none of us knew then the large scale of development ideas that are being considered.
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===23rd March next stages of the station co-design consultation===
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There will be 4 'periods' in the process.
 +
* 17th March    Period 1 – CoDesign the Brief
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* 16th April    Period 2 – Review options
 +
* W/C 18th May  Period 3 - Emerging proposals
 +
* Mid June      Period 4 – Planning, leading to submission of planning application.
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For information on what will be covered in each period [[Media:Pkm_Station_CoDesign_timetable.pdf|SEE HERE.]] <br>
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It appears that '''decisions on the following major issues may be taken in Period 2 around the end of April:'''<br>
 +
* the extent of the demolition or refurbishment in front of the station and the corner of Blenheim Grove and Rye Lane,
 +
* location or relocation of existing tenants; location of public toilets, taxis, buses and drop-off’s; greening extent & character.
  
===Peckham & Nunhead Community Council 25th November 2013===
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===17th March Peckham Rye Station square codesign workshop===
The Peckham Community Council meeting focused on the Council's work to regenerate Peckham town centre. It included a report on the Peckham Townscape Heritage (THI) proposals for a £1.6m grant, Rye Lane Conservation Area Peckham Management Plan, and the Peckham Rye Station Gateway project. The architects Weston Williamson, commissioned by Network Rail, explained that they would be developing the planning application for the redevelopment of the station surrounds to submit in Spring 2014, and that they would hold a [http://peckhamryestation.com consultation event on 30 November 2013] with a deadline for comments by 6 December. There would be a further consultation on the planning application proposals in January 2014. There were a number of comments from residents and businesses that the consultation period was unacceptably short at just a week. In addition, the Peckham Planning Network, made up of local people working on planning issues in Peckham, submitted and read out [[Media:PECKHAM PLANNING NETWORK statement 25Nov final web versionx.pdf|a statement to the Community Council]] of the poor community engagement process which had wasted time in the lead up to this point as the Council and Network Rail, for more than a year, had refused to engage in any public discussions about the design concept for the proposal.
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'''Outcome:''' This 'workshop' reintroduced everyone to the project and explained the timetable going towards the planning application. Then the 100 or so people in 7 groups shuffled the 30 Aspirations into their top 13. Those 7 x 13 top ones will feed in to the architects' work to be reported week commencing 13th April.[http://peckhamcodesign.org/co-design-workshop-01/ Consultants' report from workshop here.] <br>
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'''Publicity:''' Southwark Council email with latest news about the Station Gateway developments:
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“Landolt + Brown have been appointed to take forward the designs for Peckham Rye Station square. The Peckham Rye Station square project has been commissioned by Southwark Council in partnership with the Greater London Authority to transform the area around the Station. The project will create a new square as a focal point for the community, and include new and refurbished buildings to make the area more uplifting and less congested. The first co-design workshop of the design stage will be held on Tuesday 17th March 2015 at 6.30pm at All Saints Church Hall on Blenheim Grove (see map below). We want to build on the co-design work previously undertaken and hear from you about how we can work together as the project moves forward. The project design team, led by architects Landolt + Brown, would like to explain some of their initial thinking and observations in the first part of the workshop. This will be followed by a presentation from the Council on associated town centre projects. Please join us." <br>
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* [https://twitter.com/PeckhamCoDesign/status/573879417589624833 Click here for flyer and map] <br>
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* [https://www.facebook.com/PeckhamVision/posts/902427993113398 Further information about the Station and other town centre developments.]
  
===BBC London TV report on Gateway project  3 November 2013===
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===13th March Station codesign - Questions to ask, Issues to watch===
http://www.bbc.co.uk/news/uk-england-london-24786785 -  “A number of businesses have been told they may have to relocate under a £25m redevelopment plan for Peckham. Plans include transforming Peckham Rye Station and its surrounding area, creating a new square and encouraging cafes, bars and art shops to open. Southwark Council, which is working with the Greater London Authority and Network Rail on the project, says a business support team is in place to help those affected.
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'CoDesign' for Peckham Rye Station starts again 17th March 6.30pm-8.30pm, at All Saints Hall, Blenheim Grove.  
 +
Main topics now include:
 +
* the design for the station square.
 +
* whether the Rye Lane corner buildings on Blenheim Grove and Holly Grove (Iceland), and 4 Holly Grove (Hannah Barry Gallery) will be demolished to be replaced with tall buildings.
 +
* preservation of the Art Deco cluster of buildings.
 +
* what Network Rail are planning for Dovedale Court.
 +
* what Southern Rail are planning for improved access to the platforms.
 +
* where the public toilets will be.
 +
* and more…
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If you want to hear the latest and contribute to the discussion, come along on Tuesday 17th March 6.30pm
  
===Network Rail’s ‘Preferred Option’===
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===3rd March 2015 Update on the Station developments===
[[Image:PRS Gateway map - Design Brief - App A PrefOp.png|right|thumb|450px|preferred option plan: click plan to enlarge and print]]
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* There has been news from Brixton where Network Rail are planning a clear out of what are reported as successful long-standing businesses in railway arches for 'refurbishment', with promises of returning. It sounds familiar from a year ago at Peckham Rye station. This approach may yet return to Peckham as Dovedale Court and the Holly Grove buildings were not covered by the 'co-design' consultation that was conducted last Autumn. So it seemed worth remarking on that somewhere: see [http://goo.gl/S1ZZkK Peckham Vision letter to SLP.]
In the brief for the architects seeking tenders for the work, a ‘preferred option’ was included. A map outlining this was produced in 2012 by Landolt & Brown, architects commissioned by Network Rail. It was received by Peckham Vision in October 2013 following a Freedom of Information request in August 2013 for the architects’ brief  for the development. The ‘preferred option’ map is shown here: This is now being used as a basis for the concept design being produced by Weston Williamson, the architects
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commissioned to produce the planning application. Their [http://peckhamryestation.com consultation]from 30th November to 7th December 2013 used the ‘preferred option’ as a basis for posing questions for comments, especially on board 4 in the [http://peckhamryestation.files.wordpress.com/2013/11/peckham-rye-station-event-1-final-291113_a3.pdf display boards.] They say they are not bound by the preferred option, but it raises key issues about the scale and extent of the re-development which there has been no time for the public to understand, think about, dicuss and comment. These include the demolition of the buildings hosting the new small creative businesses in Holly Grove and Blenheim Grove.
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===Deputation 22nd October 2013===
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* We may know more once the next 'co-design' process starts. The new station 'co-design' architects, Landolt & Brown, were [http://www.southwark.gov.uk/news/article/1908/architect_chosen_for_peckham_station_square_project announced on 9th February] But there is still no news from them or the Council on how they are going to conduct the 'co-design' of the brief for developing the planning application, or what the new timetable is.  
There was a deputation to the Southwark Council Cabinet on 22 October 2013 to seek clarity about the plans of Network Rail, the Council and the GLA on the concept design for the station developments. The deputation was led by Bar Story and Sassoon Gallery, with The Sunday Painter and Peckham Vision.**  The plans all started years ago with a proposal to recreate the square in front to the station. But documents, produced by the Council and Network Rail over the last year, available through Cabinet papers or FOI requests, indicated what seemed like the clearance and development of the whole of the land and buildings alongside and behind the station. The story up to the developments these last few weeks is recorded below on this web page.  
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For several months Peckham Vision had been seeking information about the design concept for the developments without success. A Freedom of Information request in early August finally produced some of this information in mid October including the Council agreement with the GLA on the £5m grant towards the station square, and the [[Media:Design Brief - invitation to tender.pdf|brief for the architects]] about to be commissioned to prepare the planning application and to design and conduct public and stakeholder consultations. At the same time Cabinet received [http://moderngov.southwark.gov.uk/documents/s41484/Report%20Gateway%20to%20Peckham%20-%20Public%20Square%20and%20Station%20Regeneration.pdf a work progress report and update] on the issues raised by the deputation and Scrutiny hearing last April and May from Cllr Fiona Colley. These documents seemed to indicate a number of discrepancies in what was being said about the scale of the developments, so Peckham Vision wrote to Cllr Colley seeking clarification; [[Media:13.10 email EC to FC and reply.pdf|see email exchange.]] 
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* Landolt & Brown were the architects hired by the Council and Network Rail in 2012, and they produced the option that became the 'preferred option' which was clearance of the whole site. The new architects Weston Williamson then used that option to develop the proposals for the planning application. They presented those proposals in January 2014 at the Rye Lane Chapel meeting, and they were strongly rejected by the many local people there.  
  
In parallel some of the businesses on the station site who would be destroyed by the kind of plan in the architects’ brief decided to seek clarification through a deputation to Cabinet on 22 October when they were receiving the report on the development. The [[Media:13.10.22 JD Deputation Speech final.pdf|deputation’s speech]] to the Cabinet raised five points for clarification and quoted the Council statements in the past that seemed inconsistent with the current plans, including the intentiomn to build on the success of businesses like Bar Story. We were told by the Cabinet that the intention is to develop a planning application for recreating the square and necessary works directly related to it and that there is no intention to do major redevelopment beyond that.  
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* After that the idea of co-design was proposed by the deputation to the Council about the way forward. The idea was to have constructive and informed public discussions about the future of the whole of the Network Rail land around the station and the feasible options for it. Sadly the co-design process that finally took place last September and October was not that at all as it was focussed on details of the appearance of the new square in front of the station.  
  
The planning application is to be submitted next February. The Council said that the consultation leading to its submission will also be able to cover other options as well as the one called the 'preferred option' that the architects bidding for the contract were asked to use as the basis for their bids. We have been told that the preferred option plan is just a technical management device for financial appraisal and achieving authority to go ahead, rather than the basis for the real design of what is going to happen.
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* This was an unexpected and disappointing outcome of what had been thought a promise to have a more collaborative process for developing ideas for the site as a whole. It leaves undiscussed the future of Dovedale Court, and the buildings in Holly Grove, and how it all fits into the town centre itself.
  
The architects will be appointed in the next week and start immediately by 4 November. We are looking forward now to a constructive collaboration with them on devising really interesting and effective ways of involving and informing people in Peckham about the ideas, the practical issues and encouraging many people to take part in the discussions and conversations.
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===20th February 2015 Co-Design shrinks to small consultation===
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[[Image:SLP full letter IMG 5356 adj 2400 lo.jpg|right|300px|thumb displays]]
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from Eileen Conn, Coordinator, Peckham Vision:<br>
 +
''Dear SLP Letters,<br>''
 +
''You reported (13 February) the appointment of the architects for the design of a new square in front of Peckham Rye station, and asked for comments on the priorities. One priority is to hear what is happening about the plans for the buildings on Holly Grove, and in Dovedale Court behind the station. Both these areas were a key part of the site to be wholly demolished in the previous plans. The plans were stopped to enable a 'co-design' process where local people could engage in serious discussion about the options for all the different parts of the site.<br>''
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''It was perplexing to discover last autumn that the 'co-design' process had shrunk to a 'consultation' just about the design of the small area in front of the station. This defeated what we thought had been agreed last year for local people to take part in thinking about the whole site around the station on the west side of Rye Lane, and how it fits into the self regenerating dynamic of that part of town.<br>''
 +
''The silence on what is happening on the Holly Grove and Dovedale Court arches is worrying when we see the reports of Network Rail's plans to demolish and clear out the successful vibrant arches in neighbouring Brixton, and Herne Hill. It raises the same questions we wanted to explore in the 'co-design' - why does anyone think of demolishing an area to regenerate it when it is already self regenerating successfully, and in Brixton's case already self regenerated?
 +
''
  
**While the deputation was in the Council’s meeting rooms waiting their turn to speak, Hannah Jones one of our Peckham networkers was at the entrance to the Council offices in Tooley Street with a solo pop-up performance singing an operatic lament for Peckham facing with uncertainty the impact of these big developments. Let us hope that next time it can be a song of joy. http://vimeo.com/77552278
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===9th February Architects announced===
  
===Report from the summer public conversations October 2013===
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[http://www.southwark.gov.uk/news/article/1908/architect_chosen_for_peckham_station_square_project Council announced the appointment of [http://www.landoltandbrown.com/ Landolt & Brown] as the station square architects. 11 days later (19 February) there has been no news of the timetable or when local people will be allowed to say anything at all about either the consultation process or the design of the new square and buildings. This is the [http://www.peckhamvision.org/wiki/images/a/a4/20141202_Briefing_GTP.pdf brief for the contract.]
Over the summer of 2013 Peckham Vision encouraged a public community conversation about the Gateway project through postings on Peckham Vision Facebook, twitter and the email list, and posted some of the results here: [[Gateway_comments|Gateway comments.]] We also took our mobile exhibition to several community events and talked to hundreds of local people about the plans for the town centre especially the developments in central Rye Lane around the station. We invited people to put up their comments about the station Gateway developments on post it notes and in comment books. About 120 comments have been transcribed and are recorded here: [[Media:2013 PV summer events - PRS Gateway comments.pdf|2013 PV summer events - PRS Gateway comments.pdf]]
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The comments covered small details through to generalisations and are not amenable to simple summary. They are similar to those posted on the social media sites. There is wide support for the re-creation of the square. There is a feeling that there is a special nature to Peckham town centre which needs to be nurtured and protected while it is adjusting to changes in the wider economy and to the developments around the station. Small organic change favouring small independents rather than national chains is preferred rather than large developments at once. There was concern at the potential loss of independent small businesses, including creative enterprises, if rents became unaffordable. A variety and mix of retail shops is wanted rather than more of the same kinds of shops which is viewed as an unwelcome current feature, with the multiple hair, nail, meat and phone shops. More business responsibility is wanted for the effects of their businesses. The storage facilities of the arches behind the station are valued by town centre businesses. Some locals value the mix of light industry and commerce behind the station, and are concerned at the loss of residential amenity with the expansion of the night economy. There were pleas for newsagent, letter box, coffee shop and public toilets near the station.
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===Public conversation about the design of the station developments===
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===25th January architects selected===
[[Image:IMG 8302 - Dulwich Fair at Goose Grn.jpg|left|190px|thumb displays]]
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Four architects Ash Sakula Architects, Weston Williamson & Partners, Landolt & Brown, Henley Halebrown Rorrison were shortlisted and interviewed on 14th January. Two self nominated residents were part of the shortlisting and interviewing panel. The result is expected to be announced by end January. A public meeting is planned for early February in Peckham Vision Bussey exhibition studio on the process, the news and the way forward.
[[Image:IMG 8911 - Choumert Sq Open Garden.jpg|left|190px|thumb displays]]
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[[Image:IMG 9909 - Hush House at the Bussey building.jpg|left|190px|thumb displays]]
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[[Image:IMG 0231 - Lot9 Designers' Market 2.jpg|left|190px|thumb displays]]
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<div style="clear:both;"></div>
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The Council did not release any information about the conceptual discussions, and so Peckham Vision has encouraged a public conversation about these aspects:<br>
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==2014 October-December==
  
* '''Front of station:''' A new square is being created in front of the station. What kind of square? What would you like to see there..?
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===9th December: Architects meet residents during tender period===
* '''Back of station:''' The plan is to create a new area at the back, linked to the new front square. What would you like to see there..?
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* '''Blenheim Grove:''' What would you like to see happen in the arches with fronts on Blenheim Grove..?
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These different areas of the station development site are explained [[Peckham_Rye_Station_Gateway#Revised_map_of_properties_in_the_station_plans_June_2013|below with a map]]
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[[File:IMG 4599 adj2 2400 lob.jpg|thumb|right|250px|architects meet the CoDesigners]]
 
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Nine architects have been invited to [[Media:20141202_Briefing_GTP.pdf|tender for the contract]] to develop the design and planning application for the Peckham Rye Station development project. These are: Ash Sakula Architects, Weston Williamson & Partners, Landolt & Brown, Sarah Wigglesworth, Adam Khan Architects, Cottrell & Vermeulen (local consortium), Duggan Morris Architects, Peter Barber Architects, Henley Halebrown Rorrison. Submissions have to be made by 23rd December, and the architects will be selected in the early part of January. At Peckham Vision’s suggestion, the Council invited the nine firms to meet on 9th December some 40 of the CoDesigners while they are developing their submissions. This event was held in Peckham Vision’s studio in the Bussey Building, and was a successful first in bringing residents and architects together at this early stage.<br>
Please post your comments on [https://www.facebook.com/PeckhamRyeStation Facebook page Peckham Rye Station] or email [mailto:info@peckhamvision.org info@peckhamvision.org]
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''website malfunction - pics to be uploaded again''
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[[Image:IMG_4599 adj2 190px - Architects meet CoDesigners at PV event.jpg|left|190px|thumb displays]]
Comments are posted up [[Gateway_comments|here.]]
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[[Image:IMG_4607 adj 190px - Architects meet CoDesigners at PV event.jpg|left|190px|thumb displays]]
 
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[[Image:IMG_4613 adj 190px - Architects meet CoDesigners at PV event.jpg|left|190px|thumb displays]]
===30th September 2013 - Public Toilets petition - Peckham & Nunhead Community Council===
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[[Image:IMG_4634 adj 190px - Architects meet CoDesigners at PV event.jpg|left|190px|thumb displays]]
Peckham Vision and the Rye Lane & Traders’ Association joined together to present a petition with 4,273 signatures to the Peckham & Nunhead Community Council on 30 September. They said that Peckham is a busy major shopping centre in Southwark thronging with shoppers and visitors. Unfortunately public urinating has become a very unpleasant feature of our town centre, because of the lack of public toilets. Local residents have for many years campaigned for public toilets. Now it is even more urgent as cultural life in central Rye Lane has taken off. There are many more pedestrians at all times, and it has extended the problems through the evening and into the night.. There are increasing problems day and night with urinating and worse in the shopping and residential streets as a result of the lack of decent public toilets. Central Rye Lane is due for a major reshaping to recreate the public square in front of the station and make major improvements in Network Rail’s land around it. The petition asked the Council and Network Rail to take this opportunity to provide for public toilets in these developments. This is maybe a once in a lifetime chance to ensure that these changes include good quality public toilets that are well managed. The Community Council agreed that there were problems through the lack of public toilets, and that their provision should be considered in the developments in the station area.[[Toilets_petition#Community_Council_decision|public toilets Council response]]
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[[Image:IMG_4646 adj 190px - Architects meet CoDesigners at PV event.jpg|left|190px|thumb displays]]
 
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===7th September 2013 - Peckham Rye Fete===
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Peckham Vision's mobile exhibition returned for another year to this popular summer fete, where more discussions about the town centre and station developments were had.
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[[Image:IMG_0031 - Peckham Rye Fete 2013.jpg|left|190px|thumb displays]]
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[[Image:IMG_0036 - Peckham Rye Fete 2013.jpg|left|190px|thumb displays]]
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[[Image:IMG_0038 - Peckham Rye Fete 2013.jpg|left|190px|thumb displays]]
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[[Image:IMG_0044 - Peckham Rye Fete 2013.jpg|left|190px|thumb displays]]
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===Station restoration latest August 2013===
 
The Council is developing plans for the design and development of the new front square and new commercial spaces at the back of the station.  There is not yet satisfactory information about how the public can contribute to these ideas. The Council say they can release no information about the conceptual discussions between the Council and Network Rail. Their current plans are to submit the detailed planning appication by December 2013. This would pre-empt some issues, and give only the usual limited few weeks for consideration and none for conceptual and design discussions. The Council are not clear yet if they can secure agreement with the GLA to give more time for this. The need for a community public conversation now therefore continues.
 
 
===24th August 2013 - Hush House Supermarket at the Bussey building===
 
Peckham Vision's exhibition was a feature in the new Hush House Supermarket, which was visited by hundreds of people. There were many discussions about the town centre and the station developments.
 
[[Image:IMG_9886 - Hush House at the Bussey building.jpg|left|190px|thumb displays]]
 
[[Image:IMG_9893 - Hush House at the Bussey building.jpg|left|190px|thumb displays]]
 
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===Arches Open Studios 28-30 June 2013===
 
Peckham Vision's mobile exhibition was there all weekend at The Arches open studios. We leafleted all residents and businesses in Blenheim Grove in advance. Several visited the stall over the weekend, and learnt the latest information about the station area development, and discussed the issues in Blenheim Grove for residents and for businesses.
 
[[Image:IMG_9010 - PV at The Arches Open Studio.jpg|left|210px|thumb displays]]
 
[[Image:IMG_9016 - PV at The Arches Open Studio.jpg|left|210px|thumb displays]]
 
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===Revised map of properties in the station plans June 2013===
 
The map attached to the Council June report (see previous news it) gives further details of the position relating to the possible plans for properties adjacent to the new square and to the station building. This latest news is reflected in this revised Peckham Vision map [[Image:Appendix 1 Gateway to Peckham Map - A3 coloured v.08.jpg|right|thumb|650px|]]. The colours refer to:
 
 
* Station Arcade (deep blue), and the buildings (paler blue) on the other sides of the rail lines there.
 
* Holly Grove & Blenheim Grove (pink): the buildings fronting these two streets & fronting the station forecourts under the rail-tracks adjacent to either side of the station building.
 
* Rear of the station (green): the rail arches, their forecourts and access road from Blenheim Grove.
 
* The Arches (yellow): the rail arches beyond the potential rear market with separate access from Blenheim Grove.
 
 
The agreed plan is to remove the buildings in Station Arcade (deep blue) to recreate the public square, and to create a path from front to rear of the station at ground floor level within the station building to connect the new front square and a possible new rear market.  The buildings (in paler blue) may need to be removed because of the way they are connected through the arches to the Arcade. The buildings in pink are less likely to be affected. The paler green shade indicates the arches with forecourts on Blenheim Grove; and the darker green those arches between the railway lines. There is no information about the plans for any of these arches behind the station. The Council and Network Rail say they will consult the public on the plans for the whole site in 2014. Because there are no Council plans to enable public discussion about design ideas of all this before that stage, Peckham Vision is continuing with the public conversation about the possibilities. The information was displayed by Peckham Vision at the weekend Open Studios in The Arches over the weekend of 28 – 30 June [see photos above]. We leafleted all residents and businesses in Blenheim Grove in advance, and several visited the stall over the weekend.
 
 
===Revised Council position on station plans June 2013 & Scrutiny meeting 20 May 2013===
 
Following the deputation the Cabinet decision was ‘called in’ by the Overview Scrutiny Committee [http://moderngov.southwark.gov.uk/documents/g4339/Printed%20minutes%20Tuesday%2007-May-2013%2018.00%20Overview%20Scrutiny%20Committee.pdf?T=1 see pages 2-7 of meeting verbatim report.] As a result of that [[Media:13.06.26 Gateway to Peckham - Public Square and Station Regeneration - Officer response to Overview and Scrut.pdf|a further report]] and [[Media:13.06.26 Appendix 1 Map (1).pdf|map]] was made to the Cabinet by Cllr Fiona Colley. This is an extract: “This report follows up a number of issues raised regarding our Gateway to Peckham cabinet decision in April. Unfortunately the original recommendations of that report indicated that the council intended to buy out all interests across a far larger area than we in fact intended. Although this was clarified at the meeting and the recommendations amended, some confusion remained and the report was called in to scrutiny.<br>
 
I'd like to thank Overview and Scrutiny Committee for their decision not to refer back the decision to cabinet and for their constructive recommendations. We are through this report taking the opportunity to clarify the extent of the area in which the acquisition of all interests is required. We also recommend agreeing the other two recommendations and that cabinet should receive a further report and recommendations when investigations of models of partnership arrangements is
 
complete.<br>
 
Since the last report I have taken the opportunity to visit a number of the cultural businesses who were concerned about their future. I hope I have provided them with a level of reassurance that far from wishing to evict them from the area, that the Gateway to Peckham project is an opportunity to build on the best that Peckham already has to offer and create an arts, culture and leisure hub that will create jobs and business opportunities and be an exciting new destination in London.”
 
 
===Opening the discussion about the possible changes on the site April 2013===
 
[[Image:Appendix 1 Gateway to Peckham Map - A3 coloured v.06.jpg|right|thumb|650px|]]
 
We have produced, as a discussion aid, this illustrated map of the station. It is based on the map in the [http://moderngov.southwark.gov.uk/mgAi.aspx?id=27873 Cabinet report.]  The colours are broad brush indications of different parts of the site and not precise boundaries. They show how the different parts might relate to the regeneration ideas, so it can help us all to know what we are referring to in discussion. The colours refer to <BR>
 
* Station Arcade (blue): the buildings between the rail lines in front of the station building.
 
* Holly Grove & Blenheim Grove (pink): the buildings fronting these two streets & fronting the station forecourts under the rail-tracks adjacent to either side of the station building.
 
* Potential rear market (green): the rail arches, their forecourts and access road from Blenheim Grove.
 
* The Arches (yellow): the rail arches beyond the potential rear market with separate access from Blenheim Grove.<BR>
 
The agreed plan is to remove the buildings in Station Arcade to recreate the public square, and to create a path from front to rear of the station at ground floor level within the station building to connect the new front square and a new rear market.  There is no information on ideas or plans for other buildings or parts of the site. We had understood that there would be public consultation and discussion about the design of all this before decisions on design and final plans are made. But the process is currently not known. <BR>
 
In the meantime lots of people want to know more and discuss different aspects of it so we hope that the map we have produced will be useful for that, and for clarifying what the range of possibilities may be.  We will be glad to respond to any queries to help the discussion along.
 
 
===PV Deputation to Cabinet to stop wholesale clearance of businesses on station site 16 April 2013===
 
We had a shock in discovering a Council report for 16 April 2013 which seemed to recommend a total clear out of the businesses on Network Rail land around Peckham Rye station between Rye Lane and Bellenden Rd. [http://moderngov.southwark.gov.uk/mgAi.aspx?id=27873 See the report and map] It had been expected that some businesses would be displaced by the plans to recreate the station square and reclassify the industrial land behind the station for town centre commercial use, and that for the rest there would be an organic process of change. No one expected that everything would be swept away to create a sterile place which would have to start all over again.
 
[[Image:25-04-2013 SNews article - Council's Peckham plans are pants - inset photo.jpg|right|thumb|300px|The Peckham Graces]]
 
[[Image:25-04-2013 SNews article - Council's Peckham plans are pants - main photo.jpg|right|thumb|300px|The Peckham Graces]]
 
Peckham Vision took a deputation to the Council Cabinet meeting on 16 April at Council HQ 160 Tooley St, for clarification, and if it was a plan for wholesale clear out to seek a postponement for urgent discussions about a different approach. The room was packed with supporters from Peckham. It was nerve wracking but we won! The report had said the Council was working to secure 'vacant possession' across the whole site. After our reprsentations, the top councillors said they had no intention of clearing the whole site and going for ‘vacant possession’ of it all. They said the report was not well drafted.  Council had wanted the blanket authority to do what they wanted. They didn’t get it. The community was united to protect the key local enterprises of the future. So it was a great result, with a united community, and the drastic plan appeared dead. Our vision of an integrated sustainable Peckham is still alive. But there is much hard work still ahead to keep watch and to nurture our Peckham.
 
 
While the deputation was presenting its case to the Cabinet meeting, young artists supporters from Peckham created a pop-up art performance in the lobby of Southwark Council. This was a tasteful inspiring illustration of the free independent spirit of the creative economy in Peckham which needs gentle nurturing and not a heavy handed regeneration site clearance.<BR>
 
 
 
See media reports:
 
;Southwark News 25 April 2013:
 
*[[Media:25-04-2013 SNews article - Council's Peckham plans are pants - whole page.pdf|25-04-2013 SNews article - Council's Peckham plans are pants - whole page.pdf]]
 
  
;South London Press 23rd April 2013:
+
===19th November: WEEKLY meetings continue===
*[[Media:23-04-2013 - SLP article - Total Clear Out of Small Businesses - scans.jpg|23-04-2013 - SLP article - Total Clear Out of Small Businesses - scans.jpg]]
+
The Atlas of Aspirations LINK has been submitted to the Council. This will accompany the tender document about to be sent in the next few weeks to architects who are interested in bidding for the contract for the Council’s plan to develop the building around the station. In the meantime, local residents who volunteered to help produce the WEEKLY publication on the CoDesign material continue to meet on [http://peckhamcodesign.org/weekly-editorial-meetings Tuesday evenings 7-9pm, now in All Saints Hall] behind the church opposite Bar Story in Blenheim Grove.[http://peckhamcodesign.org/weekly Two of the Weeklies have been produced and another 6 are in preparation.] As well as editing the WEEKLY publications the Tuesday evening meeting is also the place where issues that have arisen and are arising, about the station development and about the process, are discussed
  
;ARTWEEKLY website post:
+
===10th November: Atlas of Aspirations v2 completed===
*[http://artweekly.tumblr.com/post/48228072817/naked-people-are-protesting-in-peckham Naked People Are Protesting In Peckham]
+
* [http://goo.gl/y4rLBN draft Atlas out for comments]
<BR>
+
* [http://peckhamcodesign.org/eileen-conn/#comment-237 some comments on draft]
<BR>
+
* [http://peckhamcodesign.org/wp-content/uploads/2014/11/Atlas01.pdf completed Atlas submitted to Council]
==2012==
+
  
 +
===5th November: deadline for comments===
 +
The CoDesign process is ending this week. An 'Atlas of Aspirations' is being prepared, by the Council's CoDesign consultants Ash Sakula, summarising 'outcomes and findings' of the CoDesign process. The draft Atlas is here: http://goo.gl/y4rLBN. The deadline for Comments is WED 5th NOVEMBER.
 +
* Ash Sakula will submit the Atlas to Southwark Council at the end of this week. They say:  ""''We need YOU...to give us feedback on the DRAFT ASPIRATIONS. Email us with your top 10 Aspirations from the list. If you feel that any Aspirations are not clear enough or that there are any Aspirations that have not been represented then please email with your comments and feedback.""'' Email: contact@peckhamcodesign.org
 +
* The Council's consultants will be giving an update to the Peckham Community Council on Monday 10th November 7pm at Peckham Academy. Agenda: http://goo.gl/QZHhAO
 +
* The CoDesign remit has been limited to the creation of a square in front of the station between the two rail viaducts. This has been a surprise as it left out the development issues that caused local people to protest very strongly in early 2014 against proposals put forward by Network Rail.
 +
* It has emerged that plans are still being developed for the rest of the site, including new taller buildings on Blenheim Grove and Holly Grove.
 +
* Comments on the other parts of the site and how it fits together have been recorded by the consultants. So if you have views on any of the site development and the area surrounding it,send them in as points to take into account in the Atlas. Email: contact@peckhamcodesign.org
 +
As time is now very short, here is a summary list of topics that have stimulated comments, and which you can use to check if you have anything further you wish to say or need to be reflected in the Atlas:
 +
* Design of the new square, & services & facilities, including public toilets.
 +
* The station building & access to the station platforms.
 +
* Future of Holly Grove & Blenheim Grove commercial buildings.
 +
* Preserving & restoring the cluster of Art Deco buildings in that area.
 +
* Future of Dovedale Court and improving forecourts in Blenheim Grove.
 +
* Opening up Eastern arches, & green pathways along the rail lines towards Queen's Rd station.
 +
* Public realm in central Rye Lane around the station site.
 +
* Need for integrated town planning.
 +
Links for more information on some of these in thinking about your comments:
 +
* Other local residents' comments: http://goo.gl/mQ0yo9
 +
* Art Deco Quarter: http://goo.gl/xkBfDi
 +
* Green Paths: http://goo.gl/TD29p1
  
 +
===October 2014 Blenheim Grove corner feasibility study===
 +
In October 2014, the Council commissioned Weston Wiliamson & Partners to carry out a feasibility study for replacing the existing art deco building at 82 Rye Lane & 2-10 Blenheim Grove.  [http://peckhamcodesign.org/legacy/wp-content/uploads/2014/10/Capacity-Study-_Blenheim-Grove-17102014.pdf '''The report on this is HERE'''.] It concludes that four storeys is the optimum height for a new building. The question which was subsequently asked in the co-design process at this stage was whether the benefits of such a new building justified its cost, disruption and loss of the art deco quarter.
  
[[Peckham_Rye_Station_stages#Peckham_Vision_town_centre_exhibition_in_Old_Waiting_Room_2-4_August_2012|see here for entries for 2012]]
+
===September - October Some CoDesign comments===
 +
Here are some extracts from comments posted up on the CoDesign website:
  
==2011==
+
* I think we need a coherent plan for the whole area owned by Network Rail rather than a bitty approach. Personally I think all that needs to happen is a bit of painting and tidying up. We don’t need any new tall buildings and I think we need to preserve the Art Deco buildings around the station. I think Dovedale Court and its businesses should be protected. Maybe just open out the front of the station a bit but please keep businesses that have been in Peckham for years! There is no need at all to turn Peckham into Clapham- peckham is beautiful as it is, it just needs a lick of paint. [https://www.facebook.com/PeckhamVision/posts/830105447012320 Olivia Brambill]
===Original station square to be restored November 2011===
+
On 23rd November 2011, [http://www.london.gov.uk/priorities/business-economy/investing-future/mayors-regeneration-fund/other-areas the London Mayor announced] that Peckham would receive between £4m-£5m from the Mayor’s £70m Regeneration Fund, which was set up to help repair the damage caused by the August 2011 riots. Southwark Council has said it will match fund the project to restore the open square in front of the station, and transform the spaces around the station in the middle of the town centre. [http://www.londonlovesbusiness.com/news/peckham-plans-to-boost-economy-and-create-jobs/1109.article Read more comment] and [http://www.thisislondon.co.uk/standard/article-24015134-pound-5m-plaza-will-say-welcome-to-peckham.do Evening Standard] The proposal for this project was able to be put together by the Council to meet the GLA's very fast timetable immediately after the riots because of all the work that had already been done by Peckham Vision, the Peckham Society and the Rye Lane & Station Action Group in collaboration with the Council over several years. The Southwark News reported it as recreating the 'Grand entrance’ for the Victorian station. [[Media:11.12.01_SNews_024.STH.MAIN.001.COL.pdf|Read the article here.]] The Council are now working on the details of the plans, and discussing with Peckham Vision the way the community work on the station and surrounding area can be aligned with those.
+
  
==Gateway project key documents:==
+
* Why are the development issues that caused local people to protest very strongly in early 2014, against proposals put forward by Network Rail, not part of the scope of the Co-Design process? Planning issues in the central Peckham area need to be looked at in an integrated way. Extract from [http://peckhamcodesign.org/24102014-local-opinion-sally-mcintosh-kevin-obrien Sally Mcintosh & Kevin OBrien]
====- Peckham Vision comments on issues raised by the Gateway project====
+
In the absence of any information about the design concepts, Peckham Vision presented the Council with a paper in July 2013 commenting on some of the issues which needed to be addressed:
+
* [[Media:Peckham_Gateway_Proj._RevD.pdf|PV issues arising from the lack of information July 2013]]
+
Key information was still not forthcoming so a Freedom of Information request was made in August 2013. A further paper was presented to the Council in November 2013 with further questions and comments as a result of that information which was received finally in October 2013(see next paragraph):
+
  
* [[Media:PECKHAM_GATEWAY_PROJECT_%281%29.pdf|PV comments & questions on Architects’ brief November 2013]]
+
* The new opened space in front of the station will be a core part of the town centre. So its design needs to take into account fully how it will function socially, physically, commercially and economically in relation to the area close by – notably Elm Grove, Holly Grove, Blenheim Grove, Rye Lane between Elm Grove, Cinema/Moncrieff Place, Bournemouth Road and the future potential developments in the eastern arches. We need to develop an overall holistic town centre plan for this central Rye Lane area for the day, evening and night time economies. Extract from [http://peckhamcodesign.org/eileen-conn/ Eileen Conn]
  
* [[Media:13.11.29 Gateway Questions v5.pdf|PV briefing note]] on points to think about in the consultation on initial thoughts about the development.
+
===September - October 2014 CoDesign Process for comments===
 +
Comments have been contributed in a variety of ways:
 +
* in the [http://peckhamcodesign.org/about/ shop at the station] in interviews, and on cards;
 +
* visits by CoDesign staff to local groups, traders and people;
 +
* by email to CoDesign;
 +
* on the [http://peckhamcodesign.org/commonplace/ CommonPlace map;]
 +
* at the [http://peckhamcodesign.org/weekly/ Weekly Editorial] in the shop at the station;
 +
* on the [http://peckhamcodesign.org/codesigners/ CoDesigners webpage] on the CoDesign web site;
 +
* some of these comments have been posted on the [http://peckhamcodesign.org/about/diary/ CoDesign website Blog page].
  
* [[Media:Gateway_consultation_30.11.13_EConn_response_v2.pdf|issues arising from the consultation December 2013]]
+
===Thursday 16th October Community exhibition & Peckham Society symposium===
 +
[https://www.facebook.com/events/802613536469896/ THURSDAY 16th OCTOBER 4pm Exhibition. 7-9pm Forum with slide show: the Peckham Society's annual symposium, jointly presented with Peckham Vision]<br>
 +
* [https://www.facebook.com/PeckhamVision/posts/824812007541664c Picture of the symposium]
 +
* [https://www.facebook.com/PeckhamVision/photos/a.373677405988462.83282.373651479324388/825387237484141/?type=1 Display panel of the Art Deco quarter launched at the event.]
  
* [[Media:EConn_Peckham_Vision_response_to_PNAAP_Insp_main_modifications.pdf|description & location of creative 'hotspot' enterprises on the site]] - see map below.
+
===Tues 7th October Community Discussion: Re-imagining Peckham Rye station area===
 +
[https://www.facebook.com/events/1487617611509404/ This event on 7th October 6-9pm] was the first in our new temporary exhibition studio space, and was busy from the moment the doors opened. It displayed the community model of central Rye Lane, and also the Nicholas Cobb model of the [https://www.facebook.com/PeckhamVision/posts/820786717944193 multi storey car park in 100 years after some cataclysmic event.] The Peckham Vision mobile exhibition displays were available as were specially produced wall displays of photos, maps and diagrams, about the station area, collected from a variety of sources including local people's imaginative sketches. They all supported lively discussions between local residents re-imagining the buildings and the spaces around the station.
  
====- Main official documents for the design of the Gateway project====
+
==Earlier dates 2007 - 2014==
These documents were received in October & November 2013 as a result of Freedom of Information (FOI) requests in August 2013:
+
Click here for earlier dates:  
  
* Agreement between Council and GLA (not provided in digital form)
+
'''April 2007 – January 2013''' http://www.peckhamvision.org/wiki/Peckham_Rye_Station_stages
[to be uploaded]
+
* [[Media:20130315_Grant Agreement_scanned_schedule_1.pdf|Schedule 1 Project Description,]]<br>
+
* [[Media:20130315_Grant Agreement_scanned_schedule_2_Redacted_S43.pdf|Schedule 2 Milestones,]]<br>
+
* [[Media:20130315_Grant Agreement_scanned_schedule_5.pdf|Schedule 5 Council Proposal]]<br>
+
  
* [[Media:Design Brief - invitation to tender.pdf|Architects’ brief to design the planning application]]
+
'''April 2013 to November 2013''' http://www.peckhamvision.org/wiki/Peckham_Rye_Station_Gateway/2011-2013
* [[Media:PRS Gateway map - Design Brief - App A PrefOp.png|Preferred option]] for the design: see 'preferred option' above -
+
  
(received Oct 2013, scanned by Peckham Vision from a hard copy)
+
'''January – September 2014''' http://www.peckhamvision.org/wiki/Peckham_Rye_Station_Gateway/Jan-Sep_2014
* [[Media:GLA_CS_agreement_-_Schedules_1_and_5_scan.pdf|GLA agreement Schedule 1 Project Description & Schedule 5 Council Proposal]]
+

Latest revision as of 02:00, 7 March 2020

See also

Contents

Gateway project key documents:

Some key official documents about this station redevelopment project were released under Freedom of Information in August 2013. These can be found here (at Item 5) along with some commentary papers by Peckham Vision on the issues raised by the project. Details of all the stages in the development of this project are below in date order.

To be incorporated below
- Planning application for the Station Sq & Blenheim Grove now submitted
- Council/Network Rail CoDesign statement Feb 2014: promising 'local people full partners in shaping scheme'
Peckham Vision is NOT and never has been part of Southwark Council, nor part of any organisation that has a contract with the Council to deliver any project. The 'co-design' consultation projects are run by commercial architects as Council's agents. Peckham Vision has had no role in how the projects are designed or run.

July 2016 Council weblinks on this page

Council planning weblinks have all changed. It will take some time to restore all the links. If the link on this page you want is part of the PNAAP process and is broken you can find the adopted Peckham & Nunhead Area Action Plan (PNAAP) here http://www.southwark.gov.uk/downloads/download/4444/area_action_plans The Council says you can also access it from the Area Action Plans page by clicking on the relevant link, along with the supporting and background documents here: http://www.southwark.gov.uk/info/200211/area_action_plans which can be accessed from the main planning policy page on the left hand side.

20.02.18 Peckham Community Rail Event (With Logos).jpg

2020

March 2020 follow up to Public Meeting

The meeting spaces were booked out and people were turned away at the door. Though this was unfortunate, it showed the rail companies how significant were the issues about the station when so many people turned up in poor winter weather. Network Rail have sent to all who left their email addresses for the meeting a copy of the several rail companies' slide presentations, see here. They have also compiled a table showing their responses to all the points raised in the meeting. They have agreed to hold regular events with the community to get further input from rail and station users as the redesign for improving accessibility develops. Network Rail representatives have agreed to come to Peckham Vision's Open Studio on Saturday 14th March 2020 12pm-5pm drop-in.

18th February 2020 Public Meeting

IMPROVING PECKHAM RYE STATION ACCESSIBILITY - We know that Peckham Rye station is very inaccessible for anyone who has difficulty with stairs or has luggage or prams or small children. The rail industry has plans to change this. They are holding a public meeting on TUESDAY 18th FEBRUARY 7-9pm at All Saints Church, Blenheim Grove. The invitation says the meeting is about:

  • How to make Peckham Rye Station accessible
  • Agenda: • Update on the current station building. • Updates on train services provided today. • Long term growth and strategy to improve the rail service. • Plenty of opportunities to ask questions and talk to the following rail companies: • Network Rail, Transport for London (for London Overground services), Govia Thameslink Railway (for Southern and Thameslink train services), Southeastern

For more information and to book for a free ticket click here: http://www.tinyurl.com/rfydqn5

2019

March 2019 work starts

Work has started on Phase 1 the reconstruction of the building on the corner of Blenheim Grove and Rye Lane to create new commercial units on the ground and first floors, and two new floors for work spaces above. The creation of the space between the viaducts will start when that Phase 1 work has progressed and the plan is to complete it by 2021. Further details from the Council are here.

January-March 2017

13th February 2017 Community discussion

Peckham Vision arranged a discussion of the Kaizen review report to enable people who had been involved in the co-design process for the Station or Library Squares to see if there was anything to add to the report and to discuss the follow-up actions. Jonny Zander from Kaizen Consultants, the author of the report, was present and took part in the discussion. The notes from the meeting are here.

12th January 2017 Council drop-in update

The Council will hold a drop-in event at former Barry's Café 3 Station Way for the latest news on:

  • Programme for construction of the new square and the redevelopment of the Blenheim Gove/Rye lane corner building.
  • Relocation of the businesses.
  • Progress with the Compulsory Purchase Order (CPO)
  • Update on the Co-Design Review

More Council information: about the event, and about the development The review report was available at the drop-in and is now on-line. Information is awaited from the Council about the follow up.

October-December 2016

Review of Co-design process

Consultants Kaizen conducted a review of the two co-design exercises. Their report will be published on 10th January 2017. The consultants will be available to discuss the report at the Council consultation drop-in on 12th January 4-8pm at 3 Station Way. Some submissions to the consultants' review commenting on the co-design projects are available here: Eileen Conn, Clyde Watson. Some main comments are that much more work needs to be done to agree what co-design should mean in practise and how it should be conducted. Co-design is part of a set of mechanisms to bring about collaboration between different stakeholders. Successful collaboration cannot be imposed and so agreement on the remit and parameters of a co-design process seem essential. Also for successful codesign with communities a parallel process for communities to share and discuss the ideas and the work seems an important ingredient. None of this was present in the Peckham projects and their absence had a negative effect on the experience and the outcome. The review was conducted after local deputations to the Cabinet, Community Council and Planning Committee. To learn the lessons adequately, it will be essential for the community to be effectively engaged in discussing and reviewing the consultant’s report into the process - as part of the Council's development of its response. Otherwise the key lesson about collaboration will still not have been learnt.

Co-design process 2013-2016

Introduction

Following the rejection by the community in January 2014 of the Network Rail / Council plans for the Station Gateway site redevelopment, the Council adopted the suggestion made by the residents' deputation that there should be a rethink using a 'co-design' process. This new process was put to tender and the first phase began in June 2014. In December 2014 alongside the Station co-design process, the Council started a 'co-design' consultation on development ideas for the Peckham Library Square including the Peckham Arch and 91-93 Peckham High Street. The section below outlines the phases of the co-design process for both the Station and the Library Square projects. The experience of those who took part in various roles is now (October 2016) being reviewed by Council consultants.
Complete their survey here: https://www.surveymonkey.com/r/SouthwarkCoDesignReview The survey is now closed.

Summary of process stages

PECKHAM RYE STATION DEVELOPMENT

Background The lead up to the Co-Design process started in 2013 when there were indications that the Council was planning to seek possession of all Network Rail’s land around the station at once so clearing out all the businesses. This led to two deputations to the Council April 2013 and October 2013 and a Scrutiny Committee May 2013 seeking clarity about this. The Council said that was not the plan. But when the plans were unveiled at a public meeting in January 2014 it turned out that was the plan. The community rejection of the plan at that public meeting in Rye Lane Chapel led the Council to agreeing to hire new consultants to redesign the plan for the whole Gateway site involving the community, through a ‘Co-design’ process. Ash Sakula architects were appointed in June 2014. Because of this long community background which was led by Peckham Vision, this website has a detailed record of the process until September 2014, when the co-design process started. Thereafter, it is less detailed, and needs to be read in conjunction with the co-design web links. There were inadequacies in the whole process of 'co-design' which meant that a number of important matters were not adequately discussed during the process. This led to many objections to the detailed planning application which were unresolved when the plans were approved in March 2016. The list of events and happenings that were recorded at the time on this webpage can be viewed at the beginning of the following pages. Click on an item in any of the lists to view the entry for that item.

Co-design first phase - Ash Sakula, June to October 2014:
Peckham Rye Station Co-design Digital Communications:

Timeline:
[July 2014 Peckham Vision launched the community built model of the station area at a public community meeting in Bussey Building.]
July 2014: Ash Sakula arranged event in Peckham Liberal Club for (about 30) residents to meet them.
August 2014: Ash Sakula launch the co-design project on roof of multi storey car park.
September–October 2014: Ash Sakula co-design process in operation including:

  • Events during the week in the station forecourt and at foot of the old staircase, and ‘Weekly’ meetings on Tuesday evenings for creating a weekly publication.
  • Some meetings in All Saints church hall on different topics.
  • A digital ‘Commonplace’ map inviting people to offer comments on places around the station and elsewhere in the town centre: http://peckhamcodesign.org/stn-sq-ph-1/commonplace
  • An email list of ‘CoDesigners’ for info about events and other co-design matters.
  • ‘Atlas of Aspirations’, a report bringing together different aspects from the CoDesign process.

Interim stage between the first and second phases, November 2014 to February 2015:

  • Council issues tender for work to draw up plans and planning application for new station square & Blenheim Grove corner building.
  • No information about the remainder of the other land and buildings around station, including Holly Grove, Dovedale Court and access to station platforms.
  • Four residents take part in architects selection process.
  • Interviews of shortlisted architects in January 2015.
  • Landolt & Brown architects appointed.
  • co-design shrinks to small consultation Letter to South London Press 20 February 2015.

Co-design second phase – Landolt & Brown, February 2015 to March 2016
Peckham Rye Station Co-design Digital Communications: There is no trace now of the website that was used in the second phase. The Facebook and Twitter pages set up in the first phase were continued in this phase.

Timeline:

  • 4 evening workshops with presentations of info about the issues and designs of the new station square and the building on the corner of Blenheim Grove and Rye Lane.
  • First workshop March 2015, final workshop in July 2015
  • Co-design disappointing
  • letter to Southwark News- "No 'co-design' for Peckham Rye station". 13 August 2015.
  • October 2015 planning application submitted
  • November meeting called by local resident to discuss concerns about designs.
  • March 2016 Planning Committee grant permission.

___________________________________________________________________

PECKHAM LIBRARY SQUARE

Background: After the Station co-design process had started the Council decided to use a co-design approach for the development of the Peckham Library Square and 91-93 Peckham High Street, which is all Council property. Peckham Vision's reporting of the Library Square co-design process is covered on Peckham Vision Facebook

Peckham Library Square co-design communications:

Timeline

  • December 2014 First evening event by Carl Turner Architects in Peckham Platform.
  • From January to November 2015 further six evening events where Carl Turner reported on design issues.
  • Proposal to remove the Peckham Arch emerges in first half of 2015.
  • Mountview development, also by Carl Turner, emerges during 2015.
  • Mountview planning application submitted and approved in September 2016.
  • Library Square planning application submitted August 2016, not yet decided.

11th October 2016 Co-design review

Council consultants start review of Peckham co-design process by web based survey. Deadline is 25th October. The Council's information message is: "Last year Southwark Council trialled a Co-Design approach to two development schemes in the town centre, Peckham Rye Station Square, and Peckham Library Square. The council is now keen to understand what you thought of the Co-Design process. The council have asked award winning social business Kaizen Partnership to carry out an independent review. We have commissioned this work to enable us to better understand how effective Co-Design was and what could have improved it. To gather as much information as possible, an online survey has been created. We would be very grateful if you were able to share your views and experience of the process through this short survey: https://www.surveymonkey.com/r/SouthwarkCoDesignReview Once the questionnaire responses have been evaluated, the Co-Design review will be shared not only across the council but will be publicly available and will be used to shape future projects in the borough, so we would be very grateful if you’re able to spare a few minute to contribute to this important piece of work."

April-September 2016

Preparatory work for buildings works

The Council is continuing with the preparatory work of negotiating the sale of leases and the preparation for compulsory purchase where sale not agreed. Public Inquiry is to be held in early 2017 for several objections. See here for details.

January-March 2016

1st March 2016 Planning permission

Blenheim Grove corner
new station square

On 1st March 2016 the Planning Committee gave permission to the plans to create the new square at Peckham Rye station and extend upwards two floors on the corner of Blenheim Grove on the basis of the proposals in the planning application. This was in spite of significant objections from a large number of objectors to the details proposed. This was evidence of a failure in the 'co-design' process, which local people say must be subject to an independent evaluation. Here are some comments on the planning proposals indicating the nature of the objections.

The planning report is available here. The Committee agenda and meeting details are here.

Watching the very poor implementation of the 'co-design' for the station developments was so exhausting and disappointing it interfered with our ability to keep the website updated on it. Some of the actions were posted on Peckham Vision Facebook.

October-December 2015

12th November 2015

South London locals question Landolt + Brown’s Peckham Rye station revamp

29th October 2015 Planning application submitted

The planning application from Landolt & Brown for the new square and changes in Blenheim Grove is now in. This is just for the area in front of the station and the building on the corner of Blenheim Grove & Rye Lane. From the planning website: Case number: 15/AP/4337: Provision of a new public square between Peckham Rye Station and Rye Lane, created by demolishing the arcade buildings currently located between the north and south railway viaducts. Refurbishment of the railway arches to provide commercial units facing onto the new square. Refurbishment and erection of a two storey extension to the building at 2-10 Blenheim Grove / 82 Rye Lane, hard landscaping and other associated works. Further information and documents. Information from Peckham Peculiar.

July-September 2015

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September 2015 'Co-Design' disappointing

The Co-Design process has been very disappointing. Following the wholly unacceptable plans from Network Rail in January 2014, local people suggested a co-design process to enable public discussions about the different parts of the whole site, and how they relate to the town centre. Unfortunately, it became instead just a consultation about design details of a small part of the site (pink on the map alongside - click to enlarge), and without addressing major issues which emerged in 2013 and 2014. Plans are being developed separately and without public discussion for the three other major areas of the site (blue, white and green). A planning application is expected in the autumn for the pink area, and possibly the other areas. There has been no monitoring and evaluation, and so no joint Council & community learning about the co-design process, its effectiveness or how it could be improved. See letter to Southwark News about this in August 2015, titled "No ‘codesign’ for Peckham Rye station".

29th July 2015 4th 'codesign' station workshop

This last event from Landolt & Brown the Council’s consultant architects was on the design of the new station square and at the building on the corner of Blenheim Grove and Rye Lane on Wednesday 29 July 6.30pm-8.30pm at the Thomas Carlton Centre, Alpha Street, SE15 4NX. (note the change of address.) For more see: http://us9.campaign-archive2.com/?u=25fd80cafe3952ad0b146376c&id=146e79bdc2&e=83ef0156b7 The presentation is here: http://www.peckhamryestationsquare.co.uk/section/presentations/

April-June 2015

24th-27th June 2015

Peckham Vision held an exhibition and here in Peckham Vision Bussey studio jointly with MArch students from Brighton University. A new display panel was included which gave an updated report on the Station Gateway project.

4th June 2015 3rd 'codesign' station workshop

The next PR Station Square workshop will be on 4 June at All Saints Church, more details here: http://tinyurl.com/lns6yyu Here is a report on the workshop from the architect consultants Landolt & Brown: http://www.peckhamryestationsquare.co.uk/presentations/summary-peckham-rye-station-square-codesign-workshop-03 The consultants said there would be a further workshop in July to report on the proposals for the square, and that they are aiming for a planning application to be put forward over the summer.

16th April 2nd 'codesign' station workshop

The Council’s consultants Landolt & Brown report on their workshop, including their slides.
Some highlights:

  • the way the physical supports for Platform 3 are linked into the north side of the station Arcade building is still being investigated by the architects. This means there needs to be an extra workshop (so 4 instead of 3). Once the Platform 3 supports are clarified they can develop designs for the new buildings, and they will present them at the additional workshop during May, date to be announced.
  • their ideas developing for the art deco building on the corner of Blenheim Grove and Rye Lane indicate a preference for an extension of two floors on top of the existing building.
  • they reported that they are talking with Carl Turner architects about the plans for the Holly Grove buildings (Icelands & Hannah Barry Gallery), and expect those plans to be submitted at the same time as the station square and Blenheim Grove buildings (summer). But the Holly Grove buildings have been removed from the codesign process so the public is excluded from all information about those plans.
  • they showed a slide of Network Rail’s plans for new lifts to all 4 platforms, and said they were looking into these. It was not possible to examine these details to make any comments or ask probing questions.
  • they asked us in table discussion groups to report back on several questions including:
- think about how the square should feel when you arrive during the day and at night.
- what uses would you like to see in new premises in the square and Blenheim Grove corner building.
- explain why anything should go in a particular place.
- what could improve safety.
- where could public WCs be located.
- what gets left out but is important?

If you want to respond to these points or any others about this station project email them at: peckhamrye@landoltandbrown.com.

11th April 2015 launch of Peckham Vision’s art deco installation

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At the event on 8th April, we launched Peckham Vision’s art deco installation. Here above the community made model of central Rye Lane, we had the images of the seven art deco buildings which are clustered around the station. The images floated in an ethereal fashion above the information displays of the exhibition about plans to develop, redevelop, and regenerate their place in the town centre. A pause for thought and reflection about the nature of the Art Deco Quarter in the town centre while the Council’s consultation proceeds inexorably towards a decision, possibly to demolish enough of the cluster to destroy this unique feature of Peckham. The installation was co-created by Corinne Turner, Clyde Watson, Sam Watson, Geoff Frosh, Eileen Conn, Benny O’Looney.

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8th April 2015 Protect Peckham's Future community event

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Reports:

Pre-information: This event will cover art deco buildings, cultural economy, arts, music, architecture, commerce and more. This will be a community discussion about the changes in Peckham, what we all think about them, if they are good for our neighbourhood, and whose neighbourhood is it anyway? The discussion could touch on the impact of:

  • rising housing prices, regeneration, gentrification, loss of social housing.
  • heavy handed redevelopment wiping out local micro economies.
  • tall buildings in Peckham & and loss of Peckham's character.
  • possible demolition of almost half remaining art deco buildings in Rye Lane cluster.

Drop in at the exhibition in both PV and CLF studios any time from 3pm:

  • latest news on key regeneration projects, & info on Peckham's history.
  • Peckham Vision Art Deco installation.
  • Exhibition of CLF history, role, music & creativity.

More information

2015 January-March

23rd March next stages of the station co-design consultation

There will be 4 'periods' in the process.

  • 17th March Period 1 – CoDesign the Brief
  • 16th April Period 2 – Review options
  • W/C 18th May Period 3 - Emerging proposals
  • Mid June Period 4 – Planning, leading to submission of planning application.

For information on what will be covered in each period SEE HERE.
It appears that decisions on the following major issues may be taken in Period 2 around the end of April:

  • the extent of the demolition or refurbishment in front of the station and the corner of Blenheim Grove and Rye Lane,
  • location or relocation of existing tenants; location of public toilets, taxis, buses and drop-off’s; greening extent & character.

17th March Peckham Rye Station square codesign workshop

Outcome: This 'workshop' reintroduced everyone to the project and explained the timetable going towards the planning application. Then the 100 or so people in 7 groups shuffled the 30 Aspirations into their top 13. Those 7 x 13 top ones will feed in to the architects' work to be reported week commencing 13th April.Consultants' report from workshop here.
Publicity: Southwark Council email with latest news about the Station Gateway developments: “Landolt + Brown have been appointed to take forward the designs for Peckham Rye Station square. The Peckham Rye Station square project has been commissioned by Southwark Council in partnership with the Greater London Authority to transform the area around the Station. The project will create a new square as a focal point for the community, and include new and refurbished buildings to make the area more uplifting and less congested. The first co-design workshop of the design stage will be held on Tuesday 17th March 2015 at 6.30pm at All Saints Church Hall on Blenheim Grove (see map below). We want to build on the co-design work previously undertaken and hear from you about how we can work together as the project moves forward. The project design team, led by architects Landolt + Brown, would like to explain some of their initial thinking and observations in the first part of the workshop. This will be followed by a presentation from the Council on associated town centre projects. Please join us."

13th March Station codesign - Questions to ask, Issues to watch

'CoDesign' for Peckham Rye Station starts again 17th March 6.30pm-8.30pm, at All Saints Hall, Blenheim Grove. Main topics now include:

  • the design for the station square.
  • whether the Rye Lane corner buildings on Blenheim Grove and Holly Grove (Iceland), and 4 Holly Grove (Hannah Barry Gallery) will be demolished to be replaced with tall buildings.
  • preservation of the Art Deco cluster of buildings.
  • what Network Rail are planning for Dovedale Court.
  • what Southern Rail are planning for improved access to the platforms.
  • where the public toilets will be.
  • and more…

If you want to hear the latest and contribute to the discussion, come along on Tuesday 17th March 6.30pm

3rd March 2015 Update on the Station developments

  • There has been news from Brixton where Network Rail are planning a clear out of what are reported as successful long-standing businesses in railway arches for 'refurbishment', with promises of returning. It sounds familiar from a year ago at Peckham Rye station. This approach may yet return to Peckham as Dovedale Court and the Holly Grove buildings were not covered by the 'co-design' consultation that was conducted last Autumn. So it seemed worth remarking on that somewhere: see Peckham Vision letter to SLP.
  • We may know more once the next 'co-design' process starts. The new station 'co-design' architects, Landolt & Brown, were announced on 9th February But there is still no news from them or the Council on how they are going to conduct the 'co-design' of the brief for developing the planning application, or what the new timetable is.
  • Landolt & Brown were the architects hired by the Council and Network Rail in 2012, and they produced the option that became the 'preferred option' which was clearance of the whole site. The new architects Weston Williamson then used that option to develop the proposals for the planning application. They presented those proposals in January 2014 at the Rye Lane Chapel meeting, and they were strongly rejected by the many local people there.
  • After that the idea of co-design was proposed by the deputation to the Council about the way forward. The idea was to have constructive and informed public discussions about the future of the whole of the Network Rail land around the station and the feasible options for it. Sadly the co-design process that finally took place last September and October was not that at all as it was focussed on details of the appearance of the new square in front of the station.
  • This was an unexpected and disappointing outcome of what had been thought a promise to have a more collaborative process for developing ideas for the site as a whole. It leaves undiscussed the future of Dovedale Court, and the buildings in Holly Grove, and how it all fits into the town centre itself.

20th February 2015 Co-Design shrinks to small consultation

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from Eileen Conn, Coordinator, Peckham Vision:
Dear SLP Letters,
You reported (13 February) the appointment of the architects for the design of a new square in front of Peckham Rye station, and asked for comments on the priorities. One priority is to hear what is happening about the plans for the buildings on Holly Grove, and in Dovedale Court behind the station. Both these areas were a key part of the site to be wholly demolished in the previous plans. The plans were stopped to enable a 'co-design' process where local people could engage in serious discussion about the options for all the different parts of the site.
It was perplexing to discover last autumn that the 'co-design' process had shrunk to a 'consultation' just about the design of the small area in front of the station. This defeated what we thought had been agreed last year for local people to take part in thinking about the whole site around the station on the west side of Rye Lane, and how it fits into the self regenerating dynamic of that part of town.
The silence on what is happening on the Holly Grove and Dovedale Court arches is worrying when we see the reports of Network Rail's plans to demolish and clear out the successful vibrant arches in neighbouring Brixton, and Herne Hill. It raises the same questions we wanted to explore in the 'co-design' - why does anyone think of demolishing an area to regenerate it when it is already self regenerating successfully, and in Brixton's case already self regenerated?

9th February Architects announced

Council announced the appointment of [http://www.landoltandbrown.com/ Landolt & Brown as the station square architects. 11 days later (19 February) there has been no news of the timetable or when local people will be allowed to say anything at all about either the consultation process or the design of the new square and buildings. This is the brief for the contract.

25th January architects selected

Four architects Ash Sakula Architects, Weston Williamson & Partners, Landolt & Brown, Henley Halebrown Rorrison were shortlisted and interviewed on 14th January. Two self nominated residents were part of the shortlisting and interviewing panel. The result is expected to be announced by end January. A public meeting is planned for early February in Peckham Vision Bussey exhibition studio on the process, the news and the way forward.

2014 October-December

9th December: Architects meet residents during tender period

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Nine architects have been invited to tender for the contract to develop the design and planning application for the Peckham Rye Station development project. These are: Ash Sakula Architects, Weston Williamson & Partners, Landolt & Brown, Sarah Wigglesworth, Adam Khan Architects, Cottrell & Vermeulen (local consortium), Duggan Morris Architects, Peter Barber Architects, Henley Halebrown Rorrison. Submissions have to be made by 23rd December, and the architects will be selected in the early part of January. At Peckham Vision’s suggestion, the Council invited the nine firms to meet on 9th December some 40 of the CoDesigners while they are developing their submissions. This event was held in Peckham Vision’s studio in the Bussey Building, and was a successful first in bringing residents and architects together at this early stage.
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19th November: WEEKLY meetings continue

The Atlas of Aspirations LINK has been submitted to the Council. This will accompany the tender document about to be sent in the next few weeks to architects who are interested in bidding for the contract for the Council’s plan to develop the building around the station. In the meantime, local residents who volunteered to help produce the WEEKLY publication on the CoDesign material continue to meet on Tuesday evenings 7-9pm, now in All Saints Hall behind the church opposite Bar Story in Blenheim Grove.Two of the Weeklies have been produced and another 6 are in preparation. As well as editing the WEEKLY publications the Tuesday evening meeting is also the place where issues that have arisen and are arising, about the station development and about the process, are discussed

10th November: Atlas of Aspirations v2 completed

5th November: deadline for comments

The CoDesign process is ending this week. An 'Atlas of Aspirations' is being prepared, by the Council's CoDesign consultants Ash Sakula, summarising 'outcomes and findings' of the CoDesign process. The draft Atlas is here: http://goo.gl/y4rLBN. The deadline for Comments is WED 5th NOVEMBER.

  • Ash Sakula will submit the Atlas to Southwark Council at the end of this week. They say: ""We need YOU...to give us feedback on the DRAFT ASPIRATIONS. Email us with your top 10 Aspirations from the list. If you feel that any Aspirations are not clear enough or that there are any Aspirations that have not been represented then please email with your comments and feedback."" Email: contact@peckhamcodesign.org
  • The Council's consultants will be giving an update to the Peckham Community Council on Monday 10th November 7pm at Peckham Academy. Agenda: http://goo.gl/QZHhAO
  • The CoDesign remit has been limited to the creation of a square in front of the station between the two rail viaducts. This has been a surprise as it left out the development issues that caused local people to protest very strongly in early 2014 against proposals put forward by Network Rail.
  • It has emerged that plans are still being developed for the rest of the site, including new taller buildings on Blenheim Grove and Holly Grove.
  • Comments on the other parts of the site and how it fits together have been recorded by the consultants. So if you have views on any of the site development and the area surrounding it,send them in as points to take into account in the Atlas. Email: contact@peckhamcodesign.org

As time is now very short, here is a summary list of topics that have stimulated comments, and which you can use to check if you have anything further you wish to say or need to be reflected in the Atlas:

  • Design of the new square, & services & facilities, including public toilets.
  • The station building & access to the station platforms.
  • Future of Holly Grove & Blenheim Grove commercial buildings.
  • Preserving & restoring the cluster of Art Deco buildings in that area.
  • Future of Dovedale Court and improving forecourts in Blenheim Grove.
  • Opening up Eastern arches, & green pathways along the rail lines towards Queen's Rd station.
  • Public realm in central Rye Lane around the station site.
  • Need for integrated town planning.

Links for more information on some of these in thinking about your comments:

October 2014 Blenheim Grove corner feasibility study

In October 2014, the Council commissioned Weston Wiliamson & Partners to carry out a feasibility study for replacing the existing art deco building at 82 Rye Lane & 2-10 Blenheim Grove. The report on this is HERE. It concludes that four storeys is the optimum height for a new building. The question which was subsequently asked in the co-design process at this stage was whether the benefits of such a new building justified its cost, disruption and loss of the art deco quarter.

September - October Some CoDesign comments

Here are some extracts from comments posted up on the CoDesign website:

  • I think we need a coherent plan for the whole area owned by Network Rail rather than a bitty approach. Personally I think all that needs to happen is a bit of painting and tidying up. We don’t need any new tall buildings and I think we need to preserve the Art Deco buildings around the station. I think Dovedale Court and its businesses should be protected. Maybe just open out the front of the station a bit but please keep businesses that have been in Peckham for years! There is no need at all to turn Peckham into Clapham- peckham is beautiful as it is, it just needs a lick of paint. Olivia Brambill
  • Why are the development issues that caused local people to protest very strongly in early 2014, against proposals put forward by Network Rail, not part of the scope of the Co-Design process? Planning issues in the central Peckham area need to be looked at in an integrated way. Extract from Sally Mcintosh & Kevin OBrien
  • The new opened space in front of the station will be a core part of the town centre. So its design needs to take into account fully how it will function socially, physically, commercially and economically in relation to the area close by – notably Elm Grove, Holly Grove, Blenheim Grove, Rye Lane between Elm Grove, Cinema/Moncrieff Place, Bournemouth Road and the future potential developments in the eastern arches. We need to develop an overall holistic town centre plan for this central Rye Lane area for the day, evening and night time economies. Extract from Eileen Conn

September - October 2014 CoDesign Process for comments

Comments have been contributed in a variety of ways:

Thursday 16th October Community exhibition & Peckham Society symposium

THURSDAY 16th OCTOBER 4pm Exhibition. 7-9pm Forum with slide show: the Peckham Society's annual symposium, jointly presented with Peckham Vision

Tues 7th October Community Discussion: Re-imagining Peckham Rye station area

This event on 7th October 6-9pm was the first in our new temporary exhibition studio space, and was busy from the moment the doors opened. It displayed the community model of central Rye Lane, and also the Nicholas Cobb model of the multi storey car park in 100 years after some cataclysmic event. The Peckham Vision mobile exhibition displays were available as were specially produced wall displays of photos, maps and diagrams, about the station area, collected from a variety of sources including local people's imaginative sketches. They all supported lively discussions between local residents re-imagining the buildings and the spaces around the station.

Earlier dates 2007 - 2014

Click here for earlier dates:

April 2007 – January 2013 http://www.peckhamvision.org/wiki/Peckham_Rye_Station_stages

April 2013 to November 2013 http://www.peckhamvision.org/wiki/Peckham_Rye_Station_Gateway/2011-2013

January – September 2014 http://www.peckhamvision.org/wiki/Peckham_Rye_Station_Gateway/Jan-Sep_2014