Brockley Cross development auction

Having secured planning permission to redevelop the car sales forecourt and office on the corner of Geoffrey Road and Brockley Cross as a mixed-use residential and retail site, the owners have now put it up for auction on June 16th.

The auction site reveals that the car dealership's 10-year lease expires in September, as does the short-term lease held by Red Carpet Boutique, suggesting that if the auction is successful, the redevelopment could take place very quickly.

The plans are slightly improved on those that were submitted last September, with a design more in keeping with the local architecture than the hopeless first effort.

If you fancy a prime redevelopment opportunity in London's hottest postcode, click here. With thanks to Kyley.

17 comments:

Anonymous said...

Hottest, and notorious at the moment.

osh said...

hardly

Anonymous said...

Which one Osh,Hottest or Notorious

osh said...

notorious, obviously

Margot said...

Could we have a:

* Deli

* Organic cafe

* Vegan restaurant

* Homoeopathy centre

* BNP constituency office

* Artisan bakery

Please?

Yawn said...

Really? The same tired old bollocks - again? You're obsessed.

As far as I can see the only people who actually ever mention artisan this and vegan that are the vacuous dullards making 'satirical' comments about them on here.

Seriously, get over it.

Margot said...

I'm sorry, 'Yawn', are you suggesting you don't want those things?

Slating ideas is fine but please come up with something yourself!

Yawn said...

I'm suggesting your comedy character is shit, 'Margot'.

Anonymous said...

I disagree with you Nick that this is better design, even marginally. Taller, uglier and just as out of keeping with the surrounding Conservation Area.

It's pretty disappointing that of the 60+ neighbours consulted only one replied (to object).

Anyone know what BrocSoc or BXAG did?

Brockley Nick said...

"I disagree with you Nick that this is better design, even marginally. Taller, uglier and just as out of keeping with the surrounding Conservation Area."

Being taller actually makes it more in keeping with the area, it will be the same height as other buildings in the area. The design is less silly, IMO, but obviously that's a personal judgement. I shall just be glad that a stone clad bungalow and a yard full of cars will be going.

Anonymous said...

presumably the other 59 didn't object or were ambivalent about it.

Anon who disagreed said...

I think it's too tall, and the plans are misleading. They suggest that the two-storey terraces on the bottom bit of UBR are only a metre lower than the houses on Geoffrey Road. It also suggests that the Geoffrey Road houses' ground floor is only about 20cm below the pavement level.

Whilst it may be nearer the height of other buildings in Brockley Cross (the Nat's Juices row), the building will tower over the UBR/Malpas road. The current building height works
well. This building will be about 3m taller, and start from Brockley Cross.

I agree the design is marginally less silly, but I can't remember aluminium cladding being a key feature of the conservation area before.

Nick did you receive a letter from the council about the redesign? It's not a new planning application, but it is a substantial redesign.

Brockley Nick said...

@Anon - no, I don't believe I did get one.

Robert said...

I am not sure this has Consent yet. I will call Lewisham Planning to get an update tomorrow.

BrocSoc have certainly been keeping a close eye on this proposal, as it is within the Conservation area and in a very prominent location. The Society has raised many objections throughout the design process, both to suggestions from the architect and the planners. Although not perfect, I think that the end result, subject to planning consent, is probably the best we were going to get out of the consultation process this time.

The planners objected to the initial proposal because of the increased massing to the north of the site, adjacent to the existing house on Geoffrey Road. The developer needed to get the extra accommodation in to make it financially viable, so the option was there to create an extra storey at the front of the building. BrocSoc argued (quite hard) that if this was to be the approach, then it would only be acceptable to create this accommodation within mansard roof space, to reflect the Victorian buildings opposite.

Even though the building will be constructed using contemporary materials (metal cladding, engineering bricks) we thought that the proposed form might work well in context. Certainly better than the initial proposal, which was a mess. I don't think a pastiche approach was ever going to be an option here.

Personally, I think there is still work to do on the detailing of the brickwork, parapet, roof materials and windows if the building is going to be a success at all, architecturally. BrocSoc will keep in loop and look out for the detail drawings when they are published.

Anon who disagreed said...

@Robert

Thank you for the explanation. It's good to see BrocSoc is on the case.

I understand your point about financial viability. It is good that the site is redeveloped, so this must be taken into account. But I'm suspicious of the detailed argument. The site was bought for £190,000. The guide price for the auction is £390,000. The only difference is the planning consent (which I thought had been granted). This is an extra £200,000 which "must" be found to make the development viable.

I've not seen the figures, and this argument assumes that it remains financially viable at £390,000 for the site. But on the face of it, I question the developers' argument.

On the broader point, the design still seems to be so out of keeping with the Conservation Area in terms of materials that it brings into question the whole point of an Article 4.

Robert said...

Anon. This is a fair point.

All through the planning process, we were assured by the developer that it was his intention to build this out. I'm disappointed to see the site up for auction, especially as planning has yet to be confirmed. At £390,000 he is not leaving much room for profit for future developers, who in effect, will be taking on the lions share of the risk.

Tyrwhitt Michael said...

As this is to be auctioned the bidders may stop at a lower price if they don't see a profit.

£390K is the guide price but not necessarily the reserve.

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