The Old Lambeth Walk Development Trust

The organisation

The Old Lambeth Walk Development Trust (OLWDT) was formed, in 1996, as an action group out of the Old Lambeth Walk Residents' Association, in order to fight the proposed demolition of a terrace that formed the last remnant of the world famous original Georgian and Victorian street. Their efforts have helped bring the buildings back into use through preserving the existing businesses, additional workspace and providing affordable housing.

The buildings

The freehold held by the trust includes the terrace facing the street, with its original small shops (now largely non-retail) with accommodation above and a mews at the rear of the gardens, comprising of small workshops and offices. They are entirely surrounded by estates of social housing – the remainder of the original street having been bombed in WW II, or cleared later to build the estates.

An alternative to the proposed rebuild was provided by the Trust and with the stalwart help of Kate Hoey MP the terrace was saved and the wheels were set in motion for a more imaginative way forward.

Years of negotiation followed, but eventually, a programme of refurbishment was agreed by London borough of Lambeth. The refurbishment was completed in less than three years.

The Trust enlisted the help of two key partners to carry out the scheme. They were South London Family Housing and First Premise. With these partners in place Lambeth Council agreed to sell the freehold to the Trust. With the pre-existing businesses and tenancies intact, and additional arts based businesses joining them, the terrace became the hub of a lively mixture of small businesses and twenty three residential units. The OLWDT maintains management of 5 workspace properties, First Premise handle the rental of the remaining 12 commercial properties and south London Family Housing manage the rental of the social housing and maintenance for all the buildings. The workspace at the rear has been developed, on a long lease, by members of the OLWDT.

Although they were not seen by the contractors as the head client, the trust were heavily involved in all decisions, and living on site meant that often they were able to influence decisions in immediate ways.

The idea was to keep the street façade and as much of the original fabric of the buildings as possible. They were very dilapidated, so it was not always easy. However, the building contractors were patient and learned a lot through the process. In some interiors features were able to be retained – such as doors, floorboards and fireplaces, as well as layout, but in others they were too damaged and replaced. The workshops at the rear were able to be extended slightly, keeping to two storeys.

Design Impact workshop

The Glass-House Community Led Design visited the OLWDT in May 2010. During and following a walk around the buildings, members of the group highlighted many of the aspects that the refurbishment has facilitated - what works well or not so well for them - and reflected on the opportunity for future change:

What is working well?

The historical context has been preserved, and a famous London landmark has been saved - retaining personal history for some local people and becoming a small business hub for the area; the few remaining people who lived and worked in the street have been able to stay, and it has been rejuvenated and contributes to the life of the neighbourhood. Indeed, local people have commented that it has made the area feel safer.

The trust were clear that retaining the historical aesthetic of the street – exterior and interiors – was essential. It was initially a struggle with the builders to get them to understand the importance of this aesthetic, but has been well worth the effort. Whilst there is variation along the terrace, the consistency of styles of frontages is delightful and pleasing. The site is both an effective living and working area as well as a tourist destination.

The high quality of the new parts of the terrace – e.g. Doors and windows of good quality – contribute to the terraces integrity, a sense of the buildings being cared for, and therefore the overall security.

The mews workshops at the rear of the terrace comprise four large workshops. A road was created for easier access. The new mews works as a vibrant small industrial area.

The dilapidated nature of the previous workshop buildings allowed for flexibility of layouts, and this has worked to their advantage. They have successfully combined the old with the new – one has a playful cantilevered 2nd floor, whilst reclaimed bricks and original features contribute to their charm and sense of history.

Inside the workshops, natural light has been brought in through a number of windows, which, although there is no view from the window, allow natural light to enter, improving the working environment and also reducing the need for electrical light. For example windows in the ceilings and frosted glass when the window is prohibited by planning from 'overlooking' a neighbouring building.

The OLWDT is self funding through leases of 5 premises on the terrace, which produces an income stream which allows the trust to fully maintain the properties and to pay for a part time administrator.

The refurbishment has been successful in creating viable, affordable workspace, and in fostering local creative businesses. The focus on the arts and creativity remains with the majority of the businesses, creating a synergy to the hub. Some of them also work with local schools and residents, contributing in a variety of ways to the well-being of the area.

What is not working so well?

Whilst the refurbished terrace and shops have improved and contributed to the look of the street, there is an ongoing reluctance of some shop tenants to put signage up on the frontage – which can make the row look a little blank and less occupied. The change from retail to office or production based businesses was sensible (given that Old Lambeth Walk is no longer a high street), and successful, but a more occupied look needs to be given to the shops. Some have achieved this through imaginative signage, but others are still blank.
Even some years after completion, the terrace is having problems with the old drains – blocking and collapsing. The Housing Association, which deals with all maintenance issues of the terrace, can be slow to respond to getting things fixed. Due to staff turn-over at the housing association, there can sometimes be a lack of understanding of the relationship and the responsibilities of each partner.
Also, because of the complex nature of the relationship between the housing association and the trust, tenants tend to come to members of the trust management committee when things go wrong with their properties. This has largely been helped by employing a part time administrator who is the first port of call and liaises with the housing association.
Keeping up communication between partners is crucial, and has sometimes proved difficult in the past. Now, because of the monthly meetings between the 3 partners, communication is better, and a better ongoing understanding achieved.

 The OLWDT achieves its aims through successful rental of the workspace. However, there is a fine balance between the income stream from 5 premises and what is possible with this sum and volunteer’s time.

Top Tips from OLWDT

• It can be difficult to devote enough time to the project, but it can help to get things started. Seek out pro bono support – there are schemes available.
• Communication with partners, local authorities and contractors are absolutely key. Establish good communications and make sure key people are accessible from the beginning of the project to after completion.
• If you don't have expertise within your group, ask surveyors, architects and other construction professionals, for advice on what questions to ask.
• Get an architect who is sensitive to your project aims; and someone who will project manage.

Glass-House learning points:

• Terraces in general are a flexible shape and scale to work with. They can be very flexible and convert to a range of new and adapted.
• The retention of extremely dilapidated properties can be well worth the effort. Even where the original hardly exists, this can provide innovative opportunities for experimentation with form and layout.
• Change of use from retail to production based business can work successfully. However, making the frontage as 'lived in' as possible is important for the life of the street – including signage as part of a tenants contract could help achieve this.