KOV 1 ECONOMIC DEVELOPMENT
Ioannis Agathocleous / Alanna Coombes / Ketki Mudholkar / Wenxuan Zhang
ACKNOWLEDGEMENTS We are very grateful to David Boardman, Rodney Ovenden and Angela Koch for their time, advice and inspiration.
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BRIEF NEIGHBOURHOOD FORUM VISION : To facilitate a live / work /visit district that will support the local residents and accommodate new developments AIM : the provision of appropriate jobs that will provide training, progression and opportunities for the local population CONTENTS : 1a. Economic Context 1b. Employment Context 2a. Skills Context 3a. Employment floorspace 3b. Retail Provisions 3c. Industrial Land Provision 3d. Reflection 4a. Loss of employment floorspace 4b. Loss of industrial land 4c. Loss of commercial space 4d. Reflection 5a. Shortcomings of retail strategy 6a. Albert Embankment Developments 7a. Moving Forward 8a. SWOT 9a. Our Recommendations 10a. We wish we could have done‌ 11. Bibliography 12. Appendices
PAGE 7-12 13 - 17 18 - 21 22 - 29 30 - 34 35 36 37 - 39 40 - 41 42 43 44 - 46 47 - 51 52 - 59 60 61 62 63 64 - 81 3
EXECUTIVE SUMMARY Emerging from the recession, the neighbourhood’s fortunes are looking up. While many parts of Britain are desperate for investment the KOV area has it en-masse. The Vauxhall Nine Elms development, the Gas Holders development, plans for Vauxhall Cross, and the Damien Hirst gallery will add to an already regenerated Albert Embankment and will bring new residents and new opportunities. The KOV area is a neighbourhood of contrast: highly skilled residents on a high income living in conservation areas, as well as low-skilled, residents with high rates of unemployment in social housing estates. Continued pressure for housing is overwhelming the areas requirements for employment space, especially considering its central location - driving up the prices of the employment land that’s left. Along with the lack of floorspace, there are barriers such as insufficient skills, appropriate job vacancies and family responsibilities that prevent an improvement in local employment.
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OVERVIEW
• The London Mayor has placed the north of the borough in the Central Activity Zone (CAZ) and two areas around the KOV are identified as Opportunity Areas: South Bank and Waterloo; and Vauxhall, Nine Elms and Battersea (VNEB) • Lambeth’s 2011 Core Strategy sets out a vision for Vauxhall with a ‘distinct heart’, meeting the challenges of a CAZ frontage – with new employment, retail, hotel space, leisure and other facilities. • The Vauxhall, Nine Elms, Battersea (VNEB) developments are expected to establish a new district centre, straddling Lambeth and Wandsworth. • Further retail here - and in the South Bank/ Waterloo development is expected to provide 23,000 new jobs and 5,000 new homes by 2026.
KEY Site Boundary CAZ Area KIBA Local Centre 5
KEY FACTS
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EMPLOYMENT: A DIVIDED NEIGHBOURHOOD
ECONOMIC ACTIVITY OF RESIDENTS ECONOMIC ACTIVITY 2001
ECONOMIC ACTIVITY 2011
Source: Census 2001 and Census 2011
Economic Activity relates to whether or not a person (aged 16 to 74 )was working or looking for work in the week before census. It provides a measure of whether or not a person was an active participant in the labour market. There has been a general increase in economic activity in the area between 2001-2011. Source: ONS 2011 Census Glossary
KEY (%) 73.1 + 69.2 - 73.1 66.5 - 69.2 60 - 65.5 0 - 60 8
ECONOMIC ACTIVITY IN LONDON CONTEXT 2001-2011
Source: Census 2001 and 2011
Although economic activity has increased in Lambeth it is largely in line with a London-wide trend.
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UNEMPLOYMENT RATE Unemployment is highly focused around the social housing estates in the north of the KOV area. The LSOA areas with a red border are those that have actually experienced an increase in unemployment between 2001-2011 Source: Appendix 2
The unemployment rate of Lambeth in June 2010 was 9%, in 2013-14 it was 6.9 % (13,000 people). The London average rate at this time was 7.2%. Source: Nomis Official Labour Market Statistics, Census 2011, Lambeth Economic Assessment
KEY Unemployment % 7.2 + (above national average) 6.4 - 7.2 4.9 - 6.3 3.3 - 4.9 2.3 - 3.3 Source: Census 2011
- 2.3 10
INCOME OF RESIDENTS The average salary in the whole area is between £36,000 and £45,000. The higher salary range is focused increasingly around the local centres (and conservation areas), while the KIBA areas are in the lower salary-range areas.
KEY Salary (x1000) 56+ 46 - 55 36 - 45 25 - 35
KEY Site Boundary CAZ Area KIBA Local Centre
Source: Census 2011, Appendix 1
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REFLECTION Despite economic activity in the area increasing, issues of unemployment and imbalances in growth are evident in analysis of the demographics. For example, Wyvil Estate (006a) has experienced a substantial decrease in activity and the red-border areas have seen an increase in unemployment. These figures do not get the emphasis they need as they are overshadowed by the overall improvement for the area. The relation between the industrial areas and the low-income neighbourhoods suggests that increasing employment in these areas may provide an option for employment within walking distance for these residents.
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KEY EMPLOYERS IN AREA GUY’S AND ST. THOMAS’ HOSPITAL
NINE ELMS ON THE SOUTHBANK The new Nine Elms development acts as a major employer during construction.
The NHS is the biggest employer of people in the area. Source: http://www.guysandstthomas.nhs.uk/ careers/careers.aspx
Source: Bridget Rosswell Proof of Evidence. Economic and Business Case, 2013
Source: Appendix 1
KIA OVAL CRICKET GROUND The Kia Oval ground is another big employer especially for younger jobseekers.
TRANSPORT EMPLOYMENT As a key transport hub Network Rail and TFL are also major local employers.
Source: http://www.kiaoval.com/contact-us/ careers/ Source: Appendix 1
SME (Small and Medium sized Enterprises) 87% of businesses in the borough employ 1-9 staff - showing that small businesses are essential to the area’s economic development. Lambeth’s Economic Strategy notes the importance of attracting more big employers to the area.
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JOB VACANCIES SPECIALISMS AND NUMBER OF JOBS AVAILABLE (10.03.15) A search for current available jobs was carried out through reed.co.uk in order to gain an insight into the employment opportunities and skills required by the locals.
Source: reed.co.uk
STARTING SALARIES FOR CURRENT JOB VACANCIES
Source: reed.co.uk
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JOB VACANCIES USE CLASSES FOR JOBS AVAILABLE
Source: reed.co.uk, Appendix 3
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COMMUTE TO WORK
COMMUTE BY TUBE / BUS
The census suggests that there have not been any definitive changes in the commuting patterns between 2001-2011.
2001
The graph shows that majority of the workplace population in Lambeth commutes in. Over 2/3 of the resident population commutes out.
Source: Census 2001, Census 2011
The number of people cycling to work in Lambeth has increased by 139% between the two censuses 2001 and 2011 – which would also need to be considered in the results.
Source:. http://www.ons.gov.uk/ons/dcp171776_357613.pdf
2011
WALK TO WORK
Source: Census 2011
2001
2011
Source: Census 2001, Census 2011
MAINLY WORK FROM HOME
2001
Source: Census 2001, Census 2011
2011
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REFLECTION There is a presence of big employers in the area, as well as a reasonable demand for jobs. However, this is not addressing the issue of unemployment in the area. It can be assumed, based on the information, that majority of the residents commute out to work at high-paid jobs- whereas there may be a lack of appropriate jobs that are local. Big employers in the area, such as the hospital, would require some high (and specific) skill levels that may be lacking in the area, along with low-skilled jobs such as porters, cleaners etc. While there is a reliance on public sector jobs health funding is set to increase so we can expect a continued supply of jobs A key consideration is the reality in expecting local employment in a metropolitan city where everyone commutes - however, employment for a lower skill-set should be provided locally. The vacancies suggest that there is a great demand for jobs in administration (A2), but a lower number for retail and hospitality. However, there is a reasonable provision for jobs in A1 uses (lower skill levels required). Although there has been great investment in the VNEB area, money is not circulating locally. Those with money (high-skilled commuters), spend there money in other places. An interview with, Martin Mannion; assistant co-ordinator of Employ SE1 suggested the following: - The loss of industrial land is not necessarily a barrier to local employment - Administrative jobs are possibly the most in-demand - Increasing retail floorspace could be a good way to improve local employment (especially independent retailers due to their preference for local recruitment)
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SKILLS: A DIVERSE MIX AND GOOD OPPORTUNITIES
SKILL SET The major deficit in higher level skills exist around (002D and 006A) which corresponds to the areas that have a relatively high unemployment rate as well as low income levels. We have looked at % of people with Level 4 skills, which is the requirement for jobs in the sort of jobs in demand - higher level positions (as they are the most in demand) Source: VNEB Employment and Skills Strategy
5 min 10 min 15 min
KEY With Level 4 - % 58.2 - 73.6 49.3 - 58.1
5 min 10 min
41.3 - 49.2 15 min
32.4 - 41.2 22.9 - 32.3
Source: Census 2011
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TRAINING AND LEARNING CENTRES SOUTH BANK UNIVERSITY - mix of academic degree courses - diplomas, BTECs and HNDs in more practical, vocational courses. - some courses are relevant to the jobs market. - SKILLS SHORTAGES, Head of Employability; Kirsty Palmer - relevant computing and programming skills - professional level electrical engineers Source: Appendix 5
MORLEY COLLEGE - provides courses where a need has been demonstrated from partner organisations. - some limited connections with JobCentrePlus and on their suggestion, they have provided short courses on confidence building and employability workshops. - provides advice on how to start a business. BARRIERS TO EMPLOYMENT: Curriculum Area Manager, Dragana Jakovljevic -
basic literacy and numeracy, childcare. reluctance to take up particular types of jobs – notably in the hospitality industry. ability to actually find suitable jobs and make a good application. Source: Appendix 6
LAMBETH COLLEGE - JCP makes referrals to the college so jobseekers can access 5-week courses to improve their skills. - two types of courses: vocational; and ESOL (English for Speakers of Other Languages) / literacy and numeracy. - need of ESOL and literacy learning is growing – from 52% (2013) 65% (2014) BARRIERS TO EMPLOYMENT, Business Development Manager, Bavo Emanuel, - IT skills - ESOL needs - Child care Source: Appendix 7
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REFLECTION The skills training provision is of high quality and appropriate for the local demographics - they are strongly connected to the job market and provide jobspecific skills training. The low skills correlate to unemployment in the KOV area and up-skilling is an obvious way to tackle this. There are other barriers – notably childcare – that may prevent the application to hospitality and industrial jobs (with unfriendly hours). It is difficult to understand the bridge between the skills provided and the unemployment rate - it can be assumed to not be working. The interviews with various skills providers highlight the hesitance of residents to take up jobs in hospitality, retail etc due to a social stigma attached to them.
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EMPLOYMENT FLOORSPACE GREAT DIVERSITY AND MORE TO COME
RETAIL (A1 - A5) GROUND FLOOR EMPLOYMENT FLOORSPACE 42,000-44,000 sq.m
A1 Shops A2 Financial and professional services A3 Restaurants and Cafes A4 Drinking Establishments A5 Hot Food Takeaways 23
OFFICE (B1) GROUND FLOOR EMPLOYMENT FLOORSPACE 48,000-50,000 sq.m
B1 Offices 24
GENERAL INDUSTRIAL ( B2) + CONSTRUCTION GROUND FLOOR EMPLOYMENT FLOORSPACE 14,000-16,000 sq.m
Industrial
80,000-82,000 sq.m
Construction
B2 General Industrial Construction Site 25
SCHOOLS (D1) GROUND FLOOR EMPLOYMENT FLOORSPACE 32,000-34,000 sq.m
D1 Schools 26
HOTELS (C1), PUBLIC AND LEISURE SERVICES (D2) GROUND FLOOR EMPLOYMENT FLOORSPACE
23,000-25,000 sq.m
Public Service
C1 Hotels D2 Public Service D2 Leisure Service 27
VACANT / OPPORTUNITY GROUND FLOOR EMPLOYMENT FLOORSPACE 3,000-4,000 sq.m 1.
1.
2. 2.
3. 3.
28
A1 Shops A2 Financial and Professional services A3 Restaurant / cafe A4 Drinking Establishment A3 Hot Food Takeaway B1 Business / Offices B2 General Industrial B8 Storage / Distribution C1 Hotels D1 School D1 Training Centre D2 Public Service D1 Hospital C3 Residential D2 Religious Institute D2 Leisure Open Space Transport Car Park Redevelopment Site Redevelopment Opportunity
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PROVISION OF RETAIL SPACE
A1 Shops A2 Financial and professional services A3 Restaurants and Cafes A4 Drinking Establishments A5 Hot Food Takeaways 30
KENNINGTON CROSS
316 - 292 Kennington Road, 191 Kennington Lane
344 – 332 Kennington Road
205 – 209 Kennington Lane, 1 – 5 Windmill Row, 316 Kennington Road
2 – 14 Windmill Row
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KENNINGTON CROSS
295 – 355 Kennington Road
159 – 185 Kennington Lane
32
KENNINGTON PARK ROAD
2 – 26a Clapham Road
330 – 336 Kennington Park Road
28 – 48 Clapham Road 33
VAUXHALL CROSS
322 – 350 Kennington Lane
349 – 355 Kennington Lane
316 – 320 Kennington Lane
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KIBA ( KEY INDUSTRIAL AND BUSINESS AREAS) SOUTHBANK HOUSE / NEWPORT STREET
DURHAM STREET / OVAL WAY
24,000-25,000 sq.m B Class
9,000-10,000 sq.m B Class
STANNARY STREET 19,000-20,000 sq.m B Class
LION YARD
1,000-2,000 sq.m B Class
33,000-34,000 sq.m B Class
KENNINGTON PARK BUSINESS CENTRE Source: Employment Land Review 2013
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REFLECTION There is varied and ample provision of employment floorspace. Although there is no distinct high street, the local centres have their distinct character. Employment floorspace itself can be seen strongly proportional to the number of jobs provided in the area (small number of people working from home, pg. 17. Interviews with various skills providers suggests that there should be greater floorspace provisions within retail to increase local employment - however, specific use classes are not specified.
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LOSS OF EMPLOYMENT FLOORSPACE: THE PRESSURE FOR HOUSING
LOSS OF EMPLOYMENT FLOORSPACE IN LAMBETH BETWEEN 2000-2012
A general loss in employment floorspace in Lambeth can be observed - this is especially true regarding industrial land. Source: VOA Rateable Value Statistics
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CHANGING INDUSTRY SECTORS IN LAMBETH 1998-2008
Source: Lambeth Economic Assessment (Appendix1)
A dramatic rise in public admin, education & health can be observed. However, there is a gradual decline for transport&communications, construction and manufacturing. 39
EROSION OF INDUSTRIAL LAND The London Plan and the Lambeth Core Strategy are very supportive of the retention of KIBA / industrial land. A change of use should only be allowed for schools, otherwise it should be kept for B1,B2 and B3 uses. The Land for Industry report encourages the use of KIBAs to support CAZ activity. However, the NPPF contradicts these attempts by suggesting retention only if there is a ‘reasonable prospect for use’. It may not provide as high and employment density as other uses (eg. A1-A5), but it provide skills training and career progression. The GLA suggests the use of KIBAs for supporting startups and SMEs. Lambeth is in the ‘restricted transfer’ category, increasing its protection of industrial land due to low stock and high demand. Source: Appendix 8
LAMBETH: RESTRICTIVE TRANSFER
Source: GLA Industrial Demand and Release Benchmarks in London / 2011
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EXAMPLE/ 8 ALBERT EMBANKMENT
EFFICIENT USE OF B-CLASS SPACE
Source: KOVF David Boardman, 8 Alberth Embankment appeal
DE-DESIGNATION OF KIBA EFFICIENT USE OF SPACE
Native Land’s attempt to de-designate, Southbank House and Newport Street was unsuccessful – below are some key points made during the appeal:
INEFFICIENT USE OF SPACE Source: KOVF David Boardman, 8 Albert Embankment appeal
-
All of the KIBA sites in the KOV area make efficient use of the B-Class floorspace (Green). However, there are some in surrounding areas that do not and are vulnerable.
-
neighbouring uses of residential should not affect KIBA status as this is expected in high density areas such as Lambeth a declaration of a surplus site should be supported by a lack of neighbourhood demand for business space the KIBAs proximity / presence in the CAZ area should increase its necessity as business land if managed properly, employment uses can operate successfully in the area a geographical spread of KIBAs is essential to make sure there are employment opportunities at a walkable distance for local residents Source: KOVF David Boardman, 8 Albert Embankment appeal
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EROSION OF COMMERCIAL SPACE The example demonstrates how a developer purchased a property in 2013 (with active office tenants paying a high rent), yet managed to get the property classified as ‘surplus commercial land’ through the eviction of the tenants. The 2007 UDP states that offices may be redeveloped to residential if they are ‘surplus’ Source: Appendix 9
Source: Google Street View,
The PPS3 increases pressure for the conversion of commercial uses to housing. It encourages the conversion of ‘previously commercial land for housing’ - but also suggests ‘getting the balance right’
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REFLECTION The loss of employment floorspace in industrial land corresponds roughly with the decline in construction/manufacturing sectors and the rise of public admin/ education/ health. However, there is a gap in the data of four years which must be considered. The information only leads up to 2012, which is another limitation. Although the London Plan and the Lambeth Core Strategy are supportive of the protection of industrial and commercial land- the NPPF creates a loophole by allowing conversions for ‘surplus employment space’ without defining what that means. There is also a lack of procedure protocol where a place can be classified as ‘surplus’ without any evidence to show the attempts of “good faith marketing” where the owner shows that there have been genuine attempts to sell under ‘office’ use.
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RETAIL STRATEGY FRAGMENTED CENTRES
44
- many convenience goods shops - poor provision for comparison retail - fragmented/dispersed local centres
Source: Lambeth Retail and Town Centre Needs Assessment 2013
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REFLECTION Lambeth’s planning policy is focused on the development of town centres but ignores their needs and respective niches. Their priority is to make Vauxhall Cross a CAZ frontage (similar to a district centre) and they plan to do this through increasing convenience retail by an additional 315 sq.m, and comparison retail up to 527 sq.m by 2030 - however, they are leading this with a great expansion to a Sainsbury’s - which we believe is not going to achieve the requirements of a CAZ frontage. The Tesco-led redevelopment at Greenwich should set an example of how dramatically it could go wrong. There are still issues for the existing local centres that are not tackled - including barriers such as the red routes and heavy traffic making these streets unpleasant for pedestrians and impractical for their retail uses. There is great competition for comparative retail from other centres within easy reach. It may be more practical for the KOV area to capitalise on A-class uses in the night time economy for residents (restaurants, bars, pubs etc.). A positive point is the high number of independent retailers (which should be protected and encouraged)
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ALBERT EMBANKMENT YOU WIN SOME YOU LOSE LOTS
LOSS OF EMPLOYMENT SPACE: ALBERT EMBANKMENT
Westminster Tower; 12 floors of offices permitted for conversion to housing; the 20 towers permitted for Vauxhall, with very little office space
Over 43,000 sq.m; up to 8,000 jobs lost over the past decade (embankment) Over 50,000 sq m employment space in Vauxhall; lost. Most of the construction area (81,131 sq.m), of what was employment, has been converted - mainly to residential. Reasons for loss: • offices no longer suitable for employment; • site is vacant / no reasonable prospect of re-use, including evidence of marketing; • exceptionally, a change of use to Central London Activities is permissible if there is compensation for the loss of employment. “Space for up to 12,000 jobs has been lost in Waterloo… There are two big new office schemes in the system… were this to be included, the overall net loss would would still stand at 121,000 sq.m (between 6,400 - 9,700 jobs).. no other comparable sites available” Source: Where have all of Lambeth’s jobs gone?
Core Employment Land Lost sites
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NEW DEVELOPMENTS: ALBERT EMBANKMENT RECENT SCHEMES AND PLANNING APPLICATIONS 1. No.81 Black Prince Road 2. Salamanca Tower, Salamanca Place 3. Riverbank Park Plaza (No.10 Albert Embankment) 4. Queensborough House 12 -18 Albert Embankment 5. Hampton House, 20 Albert Embankment 6. Prince Consort House 27 -� 29 Albert Embankment
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HOTELS, HOSTELS AND B&B ACCOMMODATION
Establishment - Hotel
address
1. Comfort Inn
87 South Lambeth Road SW8 1RN
3
No. of Rooms 94
2. Park Plaza Riverbank
18 Albert Embankment SE1 7TS
4
460
3. Tune Hotels 4. Novotel London Waterloo
118 - 120 Westminster Bridge Road, SE1 7XE 113 - 127 Lambeth Road SE1 7LS
Budget 3
49 187
3
93
3
279
5. Staybridge Suites Vauxhall Vauxhall Walik, SE11 5EH London 6. Travelodge London Vauxhall 3 Bondway, London SW8 1SJ
Star
Total
1194
Establishment – Hostel
address
7. Journeys Hostel London Eye 73 Lambeth Way SE11 6DX
NK
No. of Rooms 60
8. International House
NK
117
1-5 Lambeth road
Star
Total
177 Establishment – B&B
address
Star
No. of Rooms
9. Allstay Vauxhall
Vauxhall, London SW8 1SJ
NK
1
10. Dreamhouse London Vauhall 11. 69 The Grove
St George Wharf, Vauxhall London, SW8 2LE 69 Vauxhall Grove SW8 1TA
NK
2
NK
4
Total
7
Total
1378
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REFLECTION The redevelopment along Albert Embankment has caused a net loss in employment floorspace. However, the provision of hospitality floorspace may be appropriate for encouraging local employment and skills training. Hospitality jobs tend to be one of the very few that allow great career progression without prior qualifications.
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MOVING FORWARD GREAT POTENTIAL
NEW DEVELOPMENTS NEW OPPORTUNITIES
NINE ELMS DEVELOPMENT
GYRATORY IMPROVEMENTS
DAMIEN HIRST GALLERY
NEW THAMES BRIDGE / BIKE AND PEDESTRIAN
OAKDA DEVELOPMENT / BERKELEY HOMES
Source (All images) : Appendix 1
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NEW DEVELOPMENTS
KEY 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20.
One Lambeth High Street 81 Black Prince Road Wah Kwong House Park Plaza Hotel Extension Hampton House (Le Cornish) Prince Consort House Eastbury House (The Merano Residences) Vauxhall Spring Mews Lilian Baylis Old School 10 Lollard Street 130-138 Newington Butts Beaufoy (39 BPR) Cabinet Gallery Vauxhall Cross Towers Vauxhall Square New Bondway 30-60 Lambeth South Road Keybridge House Vauxhall Sky Gardens Sainsburys Major Development
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MAKING SPACE WORK HARDER
RENTAL CONDITIONS
- relatively cheaper commercial property - affordable workspace is a big issue for KOV area - very few organisations providing affordable workspace WORKSPACE
Source: OnPoint, Q1 2014
Increasing rents in the Mayfair have a ripple effectincreasing value of commercial property in Vauxhall/ Waterloo. There has been an 8.0% increase in commercial rents in the Southbank area since the last report by JJL (Q4, 2013) Source: OnPoint, 2014
Workspace provides flexible, affordable workspaces- e.g Southbank House (above), Black Prince Road.
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GOOD PRACTICE
WHITE COLLAR FACTORY
Source: Appendix 12 Source: Appendix 12
Vauxhall square and White Collar Factory (Shoreditch) are good examples of where flexible, robust workspaces are provided for a variety of company sizes and sectors. Appendix
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RAILWAY ARCHES / POTENTIAL EMPLOYMENT LAND
Source: KOV3 (Appendix1)
CASE STUDIES: LONDON
LAMBETH LOCAL PLAN
NETWORK RAIL
- encourages the use of railway arches for A, D, B1 uses near major/district centres (eg. Vauxhall CAZ frontage)
- “great choice for SMEs needing commercial space”. -potential to provide affordable workspaces
- elsewhere, B2, B8 and B1 will be encouraged - change of use is not permitted
Railway Arches, Brixton Arches
Shared Office space, London Bridge (gumtree)
- an improvement to the public realm will be expected Source: Lambeth Local Plan, p.62, November 2013
Garages and Mechanics, Railway Arches, Clapham Source: Appendix1
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GARAGE CONVERSIONS / POTENTIAL EMPLOYMENT LAND IDENTIFIED EMPTY GARAGES
China Walk Lollard Street Source: Steve O’Connel, From Lock Up to Start Up, GLA Conservatives, p.9
O’Connel’s GLA Conservatives report encourages the re-use vacant garages as affordable workspace for SMEs and micro-businesses.
Vauxhall Gardens
The report states that majority of the free garages are under the ownership of the Hyde housing association (110 in Lambeth), With the average area of a garage at 18 sq.m, this could provide an additional 1980 sq.m of flexible employment floorspace. Source: Steve O’Connel, From Lock Up to Start Up, GLA Conservatives, 2013, p.2,
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REFLECTION Due to the lax policy regarding protection of industrial and commercial space, it reduces the floorspace and increases the values of commercial workspaces. With the new developments coming in and re-shuffling the identity of the area, there is opportunity to be innovative and find affordable workspace in otherwise overlooked ways. The area’s high PTAL rating, proximity to the city and high volume of SMEs - all contribute to making these innovative spaces more viable.
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SWOT STRENGTHS/WEAKNESSES/OPPORTUNITIES/THREATS
-
-
STRENGTHS high proportion of start-ups location and access to central London cultural diversity variety of land uses investment interest coming to area (following nine elms) industrial land protected by policy good provision of skills training facilities relatively cheap commercial space existing organisations targeting local employment northern line extension could promote activity
OPPORTUNITIES social diversity to encourage functional diversity social sector growth following declining public sector unused/vacant spaces such as garages and railway arches increasing hospitality jobs that provide career progression new developments to increase economic activity new gallery can create new cultural identity - increased options for employment
-
-
WEAKNESSES small number of large employers poor connectivity / road system public transport capacities little inward investment pockets of deprivation (employment/skills) fragmented local centres failing policy to protect employment land lack of support for SMEs lack of affordable workspace
THREATS lack of support for small businesses lack of support across sectors decline of affordable workspace with housing pressures over-emphasis on big companies/ chains over-reliance of KIBA for protected employment space
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OUR RECOMMENDATIONS 1. Initiate a night-time economy which does not compete with comparative retail (in proximity) but caters to commuting residents when they return home (restaurants, pubs, bars, other leisure) 2. Sign up large businesses to Employ SE1 to increase local employment 3. Introduce a time bank as a means of swapping services to overcome barriers such as childcare and low income 4. Encourage more part time/ flexible / job-share positions 5. Change attitude towards jobs in hospitality by publicising it as the rewarding profession it is 6. Improve careers services within schools to create better awareness of qualifications and alternative routes 7. Use policy rigorously to protect employment floorspace (not just industrial) 8. Improve network of support for SME’s and provide more affordable workspace 9. Increase awareness with council, of lax policy regarding change-of-uses 10.Use space within KIBAs efficiently- accommodate small businesses in under-used space 11.Be innovative and discover workspaces in under-used places such as garages or railway arches 12.Use proximity to CAZ to encourage employment in supportive sectors for business ADDITIONAL IDEAS 13.Encourage use of localised currency, e.g. Brixton Pound 14.Encourage the use of NEF (New Economic Foundation)’s local economy principles to encourage local circulation of money - by introducing floorspace where money can be spent (A1-A5, D2) locally. 15.Facilitate social enterprises - following budget cuts in public sector
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STUFF WE WOULD LIKE TO HAVE DONE‌ - calculate number of jobs in the area based on employment densities (appendix 3) and total employment floorspace by sector - get a better idea of quality and affordability within retail provision by seeing how expensive a coffee is along the different local centres - surveyed local businesses for their opinions - interviewed people looking for jobs and asked them about their barriers - interviewed New Economics Foundation for their perspective on the situation
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BIBLIOGRAPHY Emanuel, Bayo, Lambeth College, personal communication, 08.03.15 Guysandstthomas.nhs.uk,. 'Careers'. http://www.guysandstthomas.nhs.uk/careers/careers.aspx N.p., 2015. last accessed 15.03,15 Greater London Authority, Industrial Demand and Release Benchmarks in London, 2011 Jakovljevic, Dragana, Morley College, personal communication, 08.03.15 JLL, OnPoint: The Central London Market, Q1 2014- JLL, 2014 Jones, Edward & Ferm, Jessica, London’s Industrial Land: A Cause for concern?, Just Space, 2015 Kia Oval,. 'Careers - Kia Oval'. http://www.kiaoval.com/contact-us/careers/ N.p., 2011. last accessed 15.03.15 Lambeth.gov.uk, 'Draft Lambeth Local Plan - Proposed Changes to Key Industrial and Business Areas and Town Centre boundaries February 2013' http://www.lambeth.gov.uk/sites/default/files/pldraftLocalPlanKIBAChanges2013.pdf, last accessed 05.03.15 Lambeth.gov.uk., 'Lambeth Economic Assessment 2011 Report', http://www.lambeth.gov.uk/sites/default/files/LambethLEA2011FullVersiondoc.pdf, last accessed 20.03.15 Lambeth.gov.uk., 'Lambeth Employment Land Review Update 2013', http://www.lambeth.gov.uk/sites/default/files/EmploymentLandReview2013.pdf, last accessed 15.03.15 Lambeth.gov.uk., 'Local Plan, Lambeth Council', http://www.lambeth.gov.uk/planning-and-building-control/local-plan, last accessed 20.03.15 Lambeth.gov.uk., 'Retail and Town Centre Needs Assessment Study 2013', http://www.lambeth.gov.uk/sites/default/files/RetailandTownCentreNeedsAssessmentStudy2013.pdf, last accessed 05.03.15 Mannion, Martin, Employ SE1, personal communication, 08.03.15 Neighbourhood.statistics.gov.uk,. 'Commuting In the UK - Office for National Statistics'. http://www.neighbourhood.statistics.gov.uk/HTMLDocs/dvc193/index.html., 2015. last accessed 15.03.15 Nexus Planning, 8 Albert Embankment and Land to the Rear, 8 8 Albert Embankment and Land to the Rear (on behalff of London Fire and Emergency Planning Authority, 12.01.15 Oakda.co.uk,. 'OAKDA -Oval And Kennington Developemt Area'. http://www.oakda.co.uk, N.p.,2015. last accessed 15.03.15 O'Connel, Steven,. 2013. 'From Lock Up To Start Up', www.glaconservatives.co.uk/lusu, GLA Conservatives, last accessed 05.03.15 Ons.gov.uk,. '2001 Vs 2011 Census - Economic Activity - ONS'. http://www.ons.gov.uk/ons/interactive/census-map-2-1---economic-activity/index.html N.p., 2015. last accessed 20.03.15 Palmer, Kirsty, Southbank University, personal communication, 24.02.15 Reed.co.uk,. www.reed.co.uk N.p.,2015, last accessed 11.03.15 Rosswell, Bridget, Proof of Evidence. Economic and Business Case, 2013 Tripadvisor.co.uk, http://tripadvisor.co.uk/, N.p.,2015, last accessed 13.03.15 Valuation Office Agency, 'VOA Rateable Value Statistics', http://www.voa.gov.uk/corporate/statisticalReleases/120517_CRLFloorspace.html , last accessed 01.02.15 Vauxhall Nine Elms Strategy Board, VNEB Employment and Skills Strategy, http://www.google.co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=4&cad=rja&uact=8&ved=0CDQQFjAD&url=http%3A %2F%2Fwww.wandsworth.gov.uk%2Fdownloads%2Ffile%2F5561%2Fvneb_employment_and_skills_framework&ei=mWEQVbPzL8LOaK6PgIgL&usg=AFQjCNFWuxmxpjSKB3ZNCSiFegsfZGzObw&bvm=bv. 88528373,d.d2s, last accessed 22.03.15 Wandsworth.gov.uk., 'VNEB Employment and Skills Framework', last accessed 15.03.15 Wcdg.new,. 'Where Have All Lambeth's Jobs Gone?'. http://www.wcdg.net/content/where-have-all-lambeths-jobs-gone, N.p., 2015. last accessed 20.03.15
63
APPENDIX / SUPPORTIVE MATERIAL TITLE
PAGE
Appendix 1
Image sources / links
65 - 66
Appendix 2
Unemployment rate by LSOA
67
Appendix 3
Use Classes and Employment Density
68
Appendix 4
Employ SE1 Interview
69 - 70
Appendix 5
South Bank University Interview
71
Appendix 6
Morley College Interview
72
Appendix 7
Lambeth College Interview
73 - 74
Appendix 8
Policy Summary/ Erosion of Industrial Land
75
Appendix 9
Policy Summary/ Erosion of commercial space
76
Appendix 10a Appendix 10b
New developments/ Albert Embankment Employment Floorspace/ Loss and Gain
77 78
Appendix 11
Employment Floorspace / General New Developments 79
Appendix 12
LSOA Base Map
80
Appendix 13
Good Practice / Case Study information
81
APPENDIX 1 IMAGE SOURCES / LINKS Cover Page: Photos from KOV1 Group Page 4: Photos from KOV1 Group Page 9: Economic Activity, produced by KOV1 Group, based on statistics from Census; http://www.ons.gov.uk/ons/interactive/census-map-2-1---economic-activity/index.html , last accessed 20.03.15 Page 10: Economic Activity in the context of London; http://www.ons.gov.uk/ons/interactive/census-map-2-1---economic-activity/index.html , last accessed 20.03.15 Page 11: Unemployment Rate, produced by KOV1 Group, based on data from : http://www.ons.gov.uk/ons/interactive/census-map-2-1---economic-activity/ index.html , last accessed 12.03.15 Page 12: Income Levels, produced by KOV1 Group, based on data from http://www.neighbourhood.statistics.gov.uk/HTMLDocs/incomeestimates.html, last accessed 12.03.15 Page 14: Guy’s and St. Thomas Hospital; http://e-learning.premierit.com/case_studies/ Induction_e_Learning_for_Guys_and_St_Thomas_NHS_Foundation_Trust/getLob?id=8&field=logo_image Oval Cricket Ground: http:// i.telegraph.co.uk/multimedia/archive/00785/oval-460_785864c.jpg Nine Elms of Southbank; http://saffron-consultants.com/assets/images/ uploads//case_study/nine-elms-on-the-south-bank/430x320/saffron_nine_elms_02.jpg Transport for London; http:// www.mykindacrowd.com/content/uploads/20150130111759-logo-tfl.png.%20square.png Network Rail; www.extended-content.com/wpcontent/uploads/2012/07/NetworkRail1.jpg Page 15: Job vacancies; produced by KOV1 group based on data from www.reed.co.uk, accessed on 11.03.15 Page 16: Job vacancies; produced by KOV1 group based on data from www.reed.co.uk, accessed on 11.03.15 Page 17: Commute to work; extracts from Census data; http://www.neighbourhood.statistics.gov.uk/HTMLDocs/dvc193/index.html , last accessed 20.03.15 Page 20: Skill Set; produces by KOV1 group based on data from http://www.ons.gov.uk/ons/interactive/census-2011--workplacepopulation-maps/index.html , last accessed on 22.03.15 Page 21: Southbank University logo; http://london-southwark.victoriahall.com/files/2013/08/london-south-bank-university-logo-small.jpg , Morley College logo; http://www.volunteercentres.org.uk/wp-content/uploads/2012/01/Morley_logo_FINAL-300x297.jpg Page 22: Lambeth College logo; http://www.lambethcollege.ac.uk/_img/pics/jpg_1358439720.jpg Pages 24 - 31: Land Use maps, produced by KOV1 through primary data collection / mapping (between 25.02.15 - 12.03.15) Pages 32 - 35: Photo elevations produced by KOV1, using own photos Page 36: KIBA site map, produced by KOV1, based on data from http://www.lambeth.gov.uk/sites/default/files/pldraftLocalPlanKIBAChanges2013.pdf, Lambeth Employment Land Review 2013, KOVF David Boardman 8 Albert Embankment Appeal Page 39: Loss of Employment Floorspace, produced by KOV1 Group based on data from VOA Rateable Value Statistics, http:// www.voa.gov.uk/corporate/statisticalReleases/120517_CRLFloorspace.html , last accessed 01.02.15 Page 40: Change in sectors, Lambeth Economic Assessment, pg.76;
65
Page 41: Restricted Transfer; from GLA Industrial Demand and Release Benchmarks in London / 2011 Page 42: Efficient use of space, 8 Albert Embankment KIBA; from KOVF Appeal for 8 Albert Embankment (David Boardman) Page 44: Proportional Mix of retail; from Lambeth Retail and Town Centre Needs Assessment 2013 Page 48: Loss of Employment Land at Albert Embankment, produced by KOV1 Group based on ‘Where have all of Lambeth’s jobs gone?; http://www.wcdg.net/content/where-have-all-lambeths-jobs-gone, last accessed 20.03.15 Page 49: New developments at 8 Albert Embankment, produced by KOV1 Group based on; Economic and Employment Assessment – January 2015 p.136 Page 50: Hotels, hostels and B&Bs, produced by KOV1 Group based on information from http://tripadvisor.co.uk/, Lambeth local development framework, Hotel and other visitor accommodation in Lambeth, Sep 2011 Page 54: New developments- Nine Elms; http://www.nineelmslondon.com/wp-content/uploads/2012/07/BG1201_Embassy-Gardens_Aerial_Summer1.jpg,Damien Hirst Gallery http://www.dezeen.com/2014/07/23/newport-street-gallery-damien-hirst-caruso-st-john/, New Thames Bridge http://www.theguardian.com/cities/gallery/2015/feb/23/new-bikepedestrian-thames-bridge-nine-elms-pimlico, Gyratory Improvements https://consultations.tfl.gov.uk/cycling/3e2222fb, OAKDA Development http://www.oakda.co.uk Page 55: Southbank Centre- groups own photo, Map of rents, key and % change from OnPoint: The Central London Market, Q1 2014- JLL Page 56: Vauxhall Square; http://www.vauxhallsquare.co.uk/ , White Collar Factory; http://whitecollarfactory.com/whitecollar.php, last accesses 20.03.15 Page 57: Railway Arches; KOV3 (Emily Thorpe and Henry Scutt), Brixton Arches: http://www.thetimes.co.uk/tto/multimedia/archive/00137/t2-brixtontoday_01_137796b.jpg, London Bridge arches: http://i.ebayimg.com/00/s/NzY4WDEwMjQ=/z/~2IAAOSwwTlUq~Mz/$_86.JPG, Clapham arches; http:// www.earth-photography.com/Countries/England/England_London_Railway_Arches_Clapham2.html
Page 58: Garage Conversions; Table from Steve O’Connel, From Lock Up to Start Up, GLA Conservatives, p.9, Photos; KOV1 Group and map; produced by KOV1 Group based on observations on site
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APPENDIX 2 UNEMPLOYMENT RATE BY LSOA
LSOA
2001 (%)
2011 (%)
002A
6.1
7.9
002B
9.0
7.4
002C
5.3
3.4
002D
7.9
9.8
002E 00 003A
7.4
5.9
6.4
5.0
003B
7.4
5.9
003C
4.7
5.7
003D
3.7
4.2
003E
6.9
6.4
004A
6.0
5.9
004C
5.2
3.7
004F
7.0
6.3
004G
7.0
4.0
005A
5.1
5.7
005B
6.3
4.7
005C
4.5
2.7
006A
8.5
6.1
036A
4.1
1.9
The change in unemployment rate, as a whole has improved. However, the imbalance in growth is highlighted where some of the areas (highlighted in red) have actually experienced an increase in unemployment. These have been mapped on page 10 - demonstrating hotspots of employment deprivation.
Source: Census 2011, http://www.ons.gov.uk/ons/interactive/census-map-2-1--economic-activity/index.html
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APPENDIX 3 USE CLASSES
A1 Shops A2 Financial and professional Services A3 Restaurants and Cafes A4 Drinking Establishments A5 Hot Food Takeaways B1 Business B2 General Industrial B8 Storage or Distribution C1 Hotels C2 Residential Institutions C2A Secure Residential Institutions C3 Dwellings / Houses C4 Houses in multiple occupation D1 Non-residential institutions D2 Assembly and Leisure Sui Generis
Source: Offpat Employment Densities; https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/378203/employ-den.pdf
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APPENDIX 4 INTERVIEW WITH MARTIN MANNION, EMPLOY SE1, 08.03.15
-Employ SE1 work across the four BIDs – to match local businesses (in BID area) with local employees (i.e people who live anywhere in Lambeth or Southwark) through employment agencies or directly with employers. They act as a broker – they work through (the 54) employment agencies and employers who advertise jobs – they don’t have direct contact with residents. They have a strong connection with the two councils – but they just get their funding from Southwark (not from Lambeth). There are advantages to employing very local staff – they get many jobs in the hospitality industry – clubs and bars open 24 hours. For staff being able to work at short notice is very important. Good to know they get home safely. It’s the mirror image of advantages for employees. For example, SW trains gate line assistant at Waterloo – 5am to midnight shift – local staff can easily get to the station at that time and have local knowledge to help travellers. One of the objectives of the BID is to support the local community. It’s up to the employment agency whether they target people who are unemployed. How far would people be willing to travel? Probably only a single bus journey. The calculation is probably that you wouldn’t want to work for the first two hours just to pay for your travel. If you live on the Croydon-Lambeth border it can be quite a journey. The sort of jobs they get are: hospitality, pubs, restaurants, hotels, hotel entry level jobs – runners, waiting staff. They don’t get strategic information about jobs across the borough – they focus on their business. The JCP senior manager for the area sits on their steering group – as do the colleges. JCP advertise their jobs on their website (Universal Jobsmatch) as well as on the agency websites. All colleges have job centres within their college. Most jobs they get are: retail, arts and media (Tate, Globe) and construction (these jobs come and go e.g Network Rail at London Bridge, Southwark 1 and Nine Elms.
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Yes there is a mismatch between skills and jobs. There is a skills shortage – in construction mainly but some hospitality jobs too (e.g chefs). Young people need to be more realistic. Personal view is that young people can seem to be encouraged to do random qualifications (eg photography, new media or textiles) without thinking about what job opportunities there are. It seems no one sits them down and says – if you want to get a job around here these are the sort of qualifications you should try to get. There’s at least a balance. Advice should come from schools. There is also some prejudice – e.g thinking that hospitality means being a dogsbody in the kitchen but that’s a myth – a chef can earn £31k upwards. Martin doesn’t get a sense of jobs disappearing. Industrial jobs isn’t an issue as far as he’s concerned – there is no industrial land. One issue though is that people don’t seem to understand transferable skills – the struggle to apply for an admin role from a retail role even though many of the skills are transferable. Presentation of CVs is a bit of an issue too – sending CVs that aren’t applicable to the job or not saying what that mean to say. Although he doesn’t get involved in shortlisting, he did do some sifting and was shocked by the lack of quality of some applications. What jobs go quickly? Admin. The jobs they get are probably reflective of the jobs out there – although of course they don’t get the professional white-collar jobs. They do lack retail though – you have to travel quite far for decent amount of shops. There’s no real high street in the area – retailers are lacking – especially independent ones who are more likely to recruit locally (chains just use a national recruitment campaign for roles). Agencies often talk of ESOL/ literacy. Much commercial land is protected from being turned into house [in CAZ area] but commercial seems to be growing rather than declining – eg railway arches [unprompted]. Low cost. New start up.
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APPENDIX 5 INTERVIEW WITH KIRSTY PALMER, SOUTH BANK UNIVERSITY, 24.02.15 (email) 1. How do you decide what courses to run? 2. Does JobCentrePlus or other partners suggest you run certain courses? 3. Do you get told much by your partners of where skills gaps exist? 4. When looking at the barriers of getting people into work how important are things like availability of land for retail space or industrial jobs? Or perhaps skills of learning how to find jobs and submit a good application are more important? 5. What else needs to be done to help local people get into work? “Having looked at your questions, I’m only in a position to answer the third one about partners. The main feedback we get is that there is a shortage of people with relevant computing and programming skills, specifically around mobile technology and app development, and that even our own graduates don’t have these skills, and that in general there is a shortage of professional level electrical engineers. In general partners tell us that new graduates lack soft skills like communication, confidence and the willingness to take risks. In terms of decisions about which courses we offer, that sits with our Quality team and Pro Vice Chancellor for that area. I have forwarded your email on to them to see if they are able and willing to answer your questions.”
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APPENDIX 6 INTERVIEW WITH DRAGANA JAKOVLJEVIC, MORLEY COLLEGE, 08.03.15
The majority of Morley College Community Learning courses take place in Lambeth because funding comes from the council. The College only provides courses when they get evidence of need and interest from their partnership organisations. JobCentrePlus do not appear to have made much use of this – they don’t have a clear system of establishing what jobs are available and what skills gap exists and therefore what courses the college might provide so students could meet the employer need. There are a couple of exceptions – on JCP suggestion the College has provided short courses on confidence building (for people who have been unsuccessful in the Work Programme) and employability workshops that prepare people for work by learning how to search for jobs. Morley College now plans to develop direct links with local employers – such as Guys & St Thomas’s Hospital and the hospitality industry – to get work placements for students on courses. SMEs are the biggest local employer so there’s work to be done with them too, says Dragana. There are a great many potential barriers to employment, Dragana said, and finding childcare is a big one – but basic literacy and numeracy are also important. Probably one of the big barriers is though is the basic skills in looking for a job and making a good application, she says, because borough-wide provision of advice and guidance on how to go about looking for a job is fragmented. Another barrier is not wanting to apply for certain jobs – notably in the hospitality industry – there’s a reluctance here even though they provide a good number of potential jobs. The working conditions, low pay and shift work put any people off – notably those with young children. Mothers prefer to seek employment in the childcare sector because it suits the times of the day when they’re available for work – but they may not always be clear about what the job actually entails or what skills they already have for the job. Dragana noted the increases in jobs in construction and retail and the importance of connecting employers to training. Prospective students often express an interest in learning skills to set up their own business, she said, because of the sense of control, the ability to work from home and they could fit it around childcare arrangements. Many think this is an easy often but it’s harder than many think, she said. The college tries to work with people so that they understand the environment they’d be working in and what skills they’d need to make a success of things.
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APPENDIX 7 INTERVIEW WITH BAYO EMANUEL, LAMBETH COLLEGE, 08.03.15
Contact with JCP Bayo has regular meetings with JCP – PEM meetings every 6-8 weeks, and monthly reports that show what employers are likely to have jobs coming up and what type of jobs these will be. [He’ll send example copy to me]. Bayo’s relationship with the JCP Partnership Manager is crucial in making the process work of matching courses with jobs. The college provides two types of course: vocational and ESOL/ literacy/ numeracy. Usually they’re 5 weeks long (to fit requirements of availability for work) – normally you’re not allowed to do more than 15 hours a week formal learning but it’s accepted that full-time is fine for the first two weeks and then 15 hours for the following 3 weeks. Vocational Care level 1 and 2 (care jobs have quite a high turnover so lots of jobs in the care sector come up); customer service (and they contextualise the course to the particular industry e.g. health or hospitality); employability skills; cleaning and housekeeping (for entry-level jobs); hospitality and catering (always lots of jobs here); IT (basic level); retail (particularly attractive to younger job seekers). They have tried in the past to run construction jobs but they haven’t been popular. The s106 agreements mean that the jobs are aimed at young job seekers who haven’t been keen on a course. ESOL, literacy or numeracy skills The college provides a whole range of levels of ESOL and literacy and numeracy training. Of the 2,700 people who enrolled last year 52% had literacy or ESOL needs; this year it was 65%. Those with ESOL needs actually have a higher chance of getting into work. In part this is because they have contacts within their own community. 3-4years ago it was people from Eritrea and Somalia who wanted the ESOL support – now it’s more European (notably Portuguese). Barriers to employment There’s probably nothing unique about the barriers in the north Lambeth area compared to elsewhere in London. English, numeracy. IT skills are always wanted and some basic behavioural issues such as getting in on time – lack of these can be barriers.
73
The people who get referrals from JCP don’t always follow through – writing used to be sufficient to get a response but it seems phones calls and texts are often needed to get the referrals to actually enrol. (eg of 100 people referred, 55 enrol on a course - or put another way they got about 5,000 referrals last year but only 2,700 enrolled on courses. Childcare is also a big issue – and not all employers can or are willing to be flexible. Lots of job seekers have to drop off/ pick up children from school so the college runs some courses 10am to 2pm. The rules for getting job seekers allowance is that you’re available for work full-time. (There is a national issue here and perhaps something of a fudge).
Commuting Many do want local jobs. As far as the courses are concerned they have a rule of thumb that you can only expect someone to come to a course at the college if it’s no more than two bus-rides away (most job centres would pay for the travel). Many want just a local job and will often discount a job because it’s in central or east London – but they’re encouraged to take them at least to get a foot on the ladder. Land use Most jobs tend to come from either the big employers or very small businesses. With big employers - for example Tesco’s will announce 100 new jobs or the NHS 30 new jobs in one fell swoop. Land ownership will be an issue with industrial land – if it’s kept in industrial use it would perhaps have to be done with government sponsorship. Is this realistic? Some might say that using the land for affordable housing might be a better use when other non-industrial jobs are available. Aiming to create jobs by encouraging more hotels and retail is however a more likely way to get people into work. Care work is another big sector locally. Business start-up There is specific help for job seekers to start their own businesses – IXION http://www.ixionholdings.com Sustaining the business is very hard though and many fail after only a year. It’s attractive but not an easy option. Sustaining a new business is much harder than keeping a job.
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APPENDIX 8 POLICY SUMMARY FOR ‘EROSION OF INDUSTRIAL LAND’
LONDON PLAN / ECONOMIC STRATEGY Policy 4.4 - proposed a more thorough management of industrial land to make sure that there is enough stock to meet the needs of different industrial (and related) uses in the future, including the provision of affordable workspace. Policy 2.7 / 4.4 - suggests that development in Significant Industrial Land for other uses should be resisted, unless it accommodates SMEs (Small & Medium Enterprises) or new, emerging industries, or services for industrial occupiers London Plan, Economic Strategy, 2010
LAND FOR INDUSTRY AND TRANSPORT 3.12 The proximity to the CAZ (Central Activities Zone) should encourage the use of industrial land to serve businesses and activities in the zone especially the office, leisure and retail economies. There would be demand for services involving food and drink, preparation, printing, publishing, distribution, other just-in-time activities. 3.13 … Boroughs around the CAZ should consider… if appropriate to safeguard land in Strategic and/or Locally Significant Industrial Sites (LSIS) Land for Industry and Transport SPG 2012
LAMBETH CORE STRATEGY The economic development of the area should be supported by:a) Safeguarding KIBA (Key Industrial and Business Areas) b) Maintaining a stock of other sites (not KIBA) for commercial use c) Only allowing exceptions to provide sites for schools (when nothing else is available) Economic Development, Lambeth Council Core Strategy, 2011
GLA The Greater London Authority’s criteria for retaining industrial land includes:- potential for expansion of existing businesses on site - potential for provision of industrial units for SMEs - provision of low cost industrial accommodation for SMEs, startups and lower-value industrial uses.
OPINION / UNSUPPORTIVE POLICY “The PPS4 ‘Planning for Sustainable Growth’ (2008) and the National Policy Planning Framework (DCLG, 2012) stress that employment site should not be protected unless there is ‘reasonable prospect’ of use (PPS4 policy EC2, NPPF paragraph 22) Policy here fails to address the issue as loopholes and poor methods are often undertaken to classify a space as ‘unreasonable for use. Edward Jones and Jessica Ferm, London’s Industrial Land: A Cause for concern?, 2015
GLA Industrial Land Demand and Release Benchmarks in London, 2011
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APPENDIX 9 POLICY SUMMARY FOR EROSION OF COMMERCIAL LAND / FOR RESIDENTIAL
The PPS3 (2.24, 2.25) encourages the reuse of previously commercial land for housing. It specifically states that local authorities should consider ‘whether sites that are currently allocated for industrial or commercial use could be more appropriately re-allocated for housing development’. However, they then emphasise the need to get the balance right and encourage the most efficient use of land. A rigorous policy is required that will ensure greater control for the local authority in protecting office space, based on the London Plan 2012 requirements for the protection of employment land, as well as Lambeth’s Core Strategy; Policy S3. There should also be a more defined procedure if the use of space is suggested to change. Office space is encouraged due to the Central Activities Zone and the proximity of the site to the City of London - however, bigger businesses should be welcomed which would allow for local employment whilst providing career progression. GLA Industrial Land Demand and Release Benchmarks in London / 2011
CASE STUDY / INCORRECT PROTOCOL 52 Walnut Tree Walk Application presents an example where the correct protocol for the re-designation of a space from office to residential was not followed. KOVF followed the application with an appeal based on the following policy and issues:2007 UDP, Policy 21 states that office uses can be redeveloped as residential ONLY if they are classified as surplus - therefore there should be evidence of “good faith marketing” where the owner shows that there have been genuine attempts to sell under ‘office’ use. The developer is stated to have purchased the property in 2013, with active office tenants paying a high rent - discounting the surplus label. 52 Walnut Tree Walk Application 14/05670/FUL, KOVF, David Boardman, 2 Jan 2015
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APPENDIX 10a NEW DEVELOPMENTS AT ALBERT EMBANKMENT
RECENT SCHEMES AND PLANNING APPLICATIONS 1. No.81 Black Prince Road 23 storeys (including basement) 1,770m2 (GEA) of commercial floorspace (flexible use B1 or A2) 101 flats - Completed. 2. Salamanca Tower, Salamanca Place 17 storeys 43 one and two bedroom residential units, commercial uses on the ground, first and second floors. Completed. 3. Riverbank Park Plaza (No.10 Albert Embankment) 15 storey (including basement) apart-hotel, restaurant and residential penthouse. Completed. 4. Queensborough House 12 -18 Albert Embankment Extension of existing hotel 98 additional rooms - 5 new floors new open spaces at roof level. Permitted 2013. 5. Hampton House, 20 Albert Embankment part 15, part 16-‐24, part 19-‐27 storey 253 residential units, cafe/restaurant uses (A3), office (B1) and ancillary residential facilities and landscaped public piazza. Permitted 2013. Not commenced. 6. Prince Consort House 27 -‐ 29 Albert Embankment part 9, part 23, part 27 storey residential led mixed use development comprising a ground floor cafe/retail unit (Use Classes A1,A2 and A3), office space (Use Class B1) and 47 residential units (Use Class C3). Permitted 2013.
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APPENDIX 10b EMPLOYMENT FLOORSPACE LOSS/GAIN
“5.3.5 The EBC shows that of the total jobs created in the VNEB area, around 5,300 are likely to be entry level or lower skilled, which can help unemployed people back into work. Research into the general skills profile of occupations in London’s retail and office industries shows that almost half of the retail jobs in London are made up of low skilled jobs, whereas over 66% of office jobs are highly skilled. It is notable that whilst the majority of office jobs are highly skilled, a significant proportion, approximately one third, are low and medium skilled. From this we can establish that whilst office spaces will yield predominantly high skilled employment, they will also generate jobs for people at the medium and low skill level who are seeking employment. This indicates that significant opportunities will be created through employment growth in the VNEB area for people within the local labour market who are seeking entry level jobs.” Source: Bridget Rosswell Proof of Evidence. Economic and Business Case, 2013
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APPENDIX 11 EMPLOYMENT FLOORSPACE WITH NEW DEVELOPMENTS
Proposed Development
Commercial space
1. one lambeth high street
1,055 sq.m. of office/retail use (Class B1/A1) at ground floor level
2. 81 Black Prince Road
1770 square metres (GEA) of commercial floorspace (flexible use for B1 or A2)
3. Wah Kwong House
Restaurant
4. Park Plaza Hotel Extension
98 extra rooms
5. Hampton House (Le Corniche)
470 sqm mixed A1-4, B1, and D2
6. Prince Consort House
143 sqm A1/2/3, 932 sqm B1
7. Eastbury House (The Merano Residences) 8. Vauxhall Spring Mews
100 sqm A1/A3,840 sqm B1
9. Lilian Baylis old school
978 sqm (GIA) community facility (D1 and/or D2)
10. 10 Lollard street
replacement day nursery (Use Class D1)
11. 130-138 Newington Buts London
480 sqm GEA retail (Class A1) use.
12. Beaufoy (39 BPR)
community centre (Use Class D1)Â
13. Cabinet Gallery
basement to provide a retail art gallery (Use Class A1 with ancillary D1 uses) including a work-live unit for resident artist (Use Class B1)
14. Vauxhall Cross Towers
781sqm (GIA) of floorspace for retail commercial uses (use classes A1-A5), 2,270sqm of floorspace for employment commercial uses (use class B1), a 180 room hotel (use class C1) and 1,532sqm of floorspace for community facilities/assembly and leisure (consisting of a dentist surgery, a soft play facility, a digital cinema and a community space - use classes D1 and D2)
15. Vauxhall Square 16. New Bondway
22,732 sqm GIA B1 , 3119 sqm A1-5, 3,777 sqm D2 cinema, 1317 sqm gymnasium, 67 sqm community building 860 sqm A1-4, 5171 sqm B1
17. 30 - 60 South Lambeth Road
fitness suite and swimming pool facility (1,825 sqm GIA)
18. Keybridge House
2,652 sqm GIA employment floorspace (Class B1), 802 sqm GIA retail (Class A1-A5), outline planning permission for a two form of entry primary school (Class D1) 8,600 sqm GEA (maximum)
19. Vauxhall Sky Gardens
ground floor commercial units (flexible use class A1, A2, A3 and D1) of 257 square metres, 4722 square metres of office floorspace (use class B1)
20. Sainsbury’s Major Development
retail store (7,432msq net trading floorspace (13,059msq gross internal floor area); childrens tutoring facility (298msq); lobby/circulation space (1,707msq); energy centre (779msq); flexible retail,
346 sqm GIA A1, 467 sqm GIA B1, 561 sqm Community Centre
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APPENDIX 12 LSOA BASEMAP We have been using a base map divided by its LSOA boundaries for visualising various bits of census data in a scale that is comparable over time. We have produced this on Illustrator, as requested by the Neighbourhood Forum and our tutor (as this is a software they are planning to start using) We will be provided the various maps regarding unemployment, income etc as well as the base map in .ai format for the forum to use.
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APPENDIX 12 GOOD PRACTICE
WHITE COLLAR FACTORY Vauxhall Square sits within the Vauxhall Nine Elms Battersea Opportunity Area, Stretching from Lambeth Palace.
The White Collar Factory, Shoreditch, offers 237,000 Sq ft of flexible workspace with an innovation and sustainable design for the future.
JOBS AND EMPLOYMENT TARGETS • Current the site has approx. 680 jobs; • New development is expected to support 2,037 jobs. • Office space is now 22,732 sqm in two buildings • More flexible and sustainable office space, open plan but capable of being subdivided into smaller units, to support smaller companies. • The overall hotel provision is now 401 rooms.
KEY STRATEGIES • Create and maintain a good working culture. • 3.5m high ceilings, concrete core cooling, open windows; • Flexible occupation of workplace, large floorplates; • High density occupation: 1:8
Source: http://www.vauxhallsquare.co.uk/ Source: http://whitecollarfactory.com/whitecollar.php
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