Category Archives: buildings

The Future Lambeth County Court

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If you’ve ever waltzed down Cleaver Street (the street connecting Cleaver Square to Kennington Cross) you will have stumbled upon the majestic Lambeth County Court building, which served our community loyally for 90 years until it was decommissioned in 2017. Since then it’s been shut to the public, opening its doors only tantalisingly for art exhibits, such as the one we covered in 2019. But change is afoot and we’re here to tell you all about it. 

First a potted history. In 2020 owners Duchy of Cornwall appointed property developers to transform our lovely bit of early 20th century architecture to…you guessed it…. luxury flats. We saw the proposals in 2021 and it involved adding floors to the top, destroying the insides, and adding a huge wing to the back. Thanks to the unceasing exertions of neighbourhood groups and the strongarm of the 20th century society, listed buildings consent was granted at the end of 2021 which fortunately squashed the overambitious dreams of said developers. 

During a recent open day inside the court building, we had conversations with folks from Fathom Architects, Rolfe Judd Planning, and most importantly an advisor on heritage who is ensuring that folks adhere to Grade II listed building guidelines. What is planned is the creation of two offices (non retail) on the ground floor and then nine flats above. This will be achieved by adding an additional floor (not easily visible from street level) and an addition at the back. The courtrooms will retain their original look with one flat built entirely inside one of the courtrooms. Most importantly, the lovely curved stairway will be retained. Full details can be seen here. 

Our new neighbours will be living in nine flats that range in size from 500 to 1800 (!) square feet, with the lucky sods on top having roof terraces. When I asked how much these unaffordable flats will cost, the Rolfe Judd guy squirmed in manner which we’ll call ‘contorted’, and replied ‘300 to 400, with the top ones going for a 1.5 million’. So ending up in a courtroom is really lucky for some people. Ground will probably break on the project after planning consent later next year with a 12 to 18 month construction window after that.  And please don’t ask us to wade in on planning permission, as we did that in 2021 and still can’t calm the shitstorm that ensued.

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Open House London 2023

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It’s that time of year again and one of our favourite activities here at the Runoff…..sticking our noses where they don’t belong! From 6 to 17 September is the Open House London Festival, celebrating London’s housing, architecture and neighbourhoods by flinging open doors and streets not usually open to the public. We have a few suggestion for you and they are all FREE, and we love free. 

St. Paul’s Newington

Most Open House venues have friendly staff on hand to tell you more about what you’re seeing and there are often things to read. If you look on the website you’ll see some local bookable things, but I’m afraid you’ve missed the boat on those babies. The venues listed below are open to the public on specific dates. However, if you possess the audacious gaul to travel out of Greater Kennington you might find there are hundreds more free things to stick your head into around the capital. But we couldn’t possibly encourage that kind of behaviour.

International Maritime Association. Albert Embankment

London Fire Brigade Memorial Hall Vauxhall (we’ve been, recommended)

Walworth Garden Walworth

Lambeth Palace Library Vauxhall (we’ve been, recommended)

City and Guilds Art School Kennington

St. Pauls, Newington Walworth (we’ve been, recommended, pic above)

Walworth Garden (garden and buildings) – Walworth

Mission Kitchen Vauxhall

Mission Kitchen
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The Railings That Saved Lives

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If you’re the observant or, in our case, intrusive sort you’ve probably noticed some unconventional appearing railings outside some estates in Greater Kennington. These didn’t start their life as estate railings, but rather as devices to save people’s lives. 

Our little railings atop an emergency vehicle

At the beginning of World War 2 London was stripped of many of its railings in order to be melted down for use as armaments. Whether they were actually used for this purpose or just an elaborate morale boosting PR stunt remains a point of debate. Ironically, the iron railings were removed at the same time as 600,000 iron stretchers were being mass produced in order to ferry away casualties from bombsites. Fortunately not nearly that many were ever needed or would be in future, so London had a whole lot of beds on her hands…. 

The WW2 stretchers produced during the war were cast iron and couldn’t be melted down into anything more practical afterwards, so in a rationed post war Britain someone devised the clever idea of sticking the stretchers on their sides, welding them together, and repurposing them for use as railings outside of public buildings. In this very early version of upcycling, they were reborn as fencing and exist to this day. Today our railings attract interest from around the world but sadly, like most of the staff here at the Runoff, are not being cared for properly and are in a sorry state of repair. 

  • Kennings Way, Kennington
  • Alverstone House, Oval

Stretcher railings are a very unique part of London’s quirky street furniture and we are fortunate to possess the lion’s share right here in our anointed patch. So next time you get a pesky little idea about going to the West End for a bit of culture, just pop over to your nearest estate. There is even a stretcher railing society for those of you who have a fence fetish. But if you do join, we suggest that you keep that one to yourself. 

Harleyford Road, Vauxhall

Free Gardening Museum and a Scary Gnome

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In our second consecutive instalment of fun things to do this weekend, over at the Gardening Museum on Sunday they’re having a Neighbours Day and we think its something that you might just want to get your hands dirty for. There will be workshops on flower arranging and pressing, a crafts workshop, face painting, and live music. Again, no bar but this might be a good thing given that you’ll be surrounded by sharp gardening implements. 

The best part of the day is that the museum itself will be open for free (usually £14) and there will be periodic tours of the exhibits and the beautiful decommissioned church in which it is set. For those who haven’t been, the museum encompasses bedding design, implements, seeds, old lawn mowers, FlyMos, and descriptions of how certain plants were brought to the UK. There is also a small art gallery and you can climb the medieval tower. The garden gnome collection is particularly impressive 

Neighbours Day is on Sunday from 11-4 and is totally free. And by ‘neighbours’ we think they’re liberal in their definition. And this will be your chance, and these chances don’t come by very often, to meet a scary garden gnome that looks JUST LIKE TONY BLAIR. 

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Brian Clarke at Newport St.

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Most of us equate stained glass with ecclesiastical feelings of guilt, forgiveness, penitence and, in our case, parental disappointment that we’ve chosen to work at a publishing house that might not actually exist. However, the newest offering at Vauxhall’s Newport Street Gallery takes stained glass out of the church and challenges us to consider it as a stand alone form of art, and we’ve just checked it out for you. 

Brian Clarke is regarded as the most significant figure working in stained glass today and the current show, ‘A Great Light’, is an overview of his output over the past 20 years. On the ground floor we encounter a quite mesmerising new work called ‘Ardath’, a huge wall of mouth blown glass depicting a floating, flowering meadow in springtime. A selection of Matisse like cut outs complement the work on the opposite wall. The other downstairs rooms feature skulls in a variety of settings. 

Upstairs we are presented first with an aquatic theme, in which a warship and men on a beach appear to be oscillating and moving in dot matrix compositions. The final rooms are the most interesting, and consist of a series of folding screens which possess a kind of ethereal beauty. Screens are intended to prevent us from seeing something, but these screens invite us to look through them with their depictions of jellyfish, heraldry, and flowers. Also in these galleries are smaller, jewel like panels presented on plinths. 

A Great Light is foremost an uplifting and life affirming body of work (in spite of the skulls) and feels quite appropriate for a sunny summer’s day. And if you don’t like stained glass they have an ace selection of merch to make your friends think you’re a real art connoisseur. 

Brian Clark, A Great Light is open now until 24 September at the Newport St. Gallery and is totally free. Just turn up.

Some of the merch
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Mystery of the Vacant Lot

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Ever wondered about the existence and future of that giant gravelled eyesore of a vacant lot next to the Beefeater Distillery in Montford place? Well we’ve just been on a tour with the developers and we’re here to fill you in on what’s in store

For many years the site was occupied by Hayward’s pickle factory until it was partially destroyed in 1944. The bit that survived lives on as the Beefeater Factory. After changing hands a number of times, the lot next to it was purchased by TfL in order to have a place to store equipment and lorries working on the Northern Line extension. TfL have now partnered with Grainger Homes to deliver 139 homes, 40% of which will be dedicated to affordable living. It will be 11 floors and occupy most of the footprint of the site, with grasses and trees included. Construction will started by the end of 2023 and it will be called Montford Mews

Not what it will look like, This is the pickle factory

My first question to very peppy and well informed TfL developer Susanne is probably the question that almost all Runoff readers are thinking right now. Namely, what do you call ‘affordable’ and why is it that only people in high earning jobs appear to be living in these allegedly affordable flats? She said that Lambeth Living determine what is affordable and it is usually between 40 to 60% of the market rate. She added that people are allocated the flats based on their earnings the previous year and preference is given for people already living or working in Lambeth. 

  • Gripping site photos

On our previous tours of Oval Village across the road we asked about access to the general public and if people will offer a short cut between Kennington Lane and the Oval. They confirmed that it will, and Susanne confirmed that the public will be able to walk through the Montford site as well. There will be businesses on the ground floor, but they will be light industrial (ie offices). We were heartened to discover that the affordable living people living in the affordable flats will have access to the same amenities (gym, etc) as folks paying the full whack.  

Susanne also mentioned another very similar project that will see 450 (!!) new homes built above Nine Elms tube station. However, dear reader, it was long ago we became unable to keep up with the vertical insanity of Vauxhall,  so if you want more details click here.

Planning permission has been granted for both the Montfort and Nine Elms sites. But please don’t ask us to weigh in on planning consent as we did that once and we still can’t get that toothpaste back in it’s tube. 

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City & Guilds Foundation Show

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Another milestone has arrived on the Greater Kennington cultural calendar (it’s a thing, trust us).   City and Guilds of London Art School is having its annual show and we’re on the case. These artists are completing their Foundation year, so the work is less advanced than the much grander Degree Show (we’ll get on to that in a tic). The students are studying a more proscribed range of styles than their more advanced counterparts but are much more experimental (read, slightly mad but very interesting). The themes this year seem to be 1. Saving the planet 2. Dirt 3. Saving the planet through dirt 4. Rocks. If you want to impress your friends, bring them along and when they invariably  ask ‘well, what DOES it mean’, try rolling your eyes and saying ‘it’s about IDENTITY’. Or make it newsworthy by saying ‘what’s wrong with you, it’s about THE PRICE OF EGGS’. 

24 to 30 June brings the mighty (we’re talking huge) Degree Show in the main buildings of the college. It showcases a range of up and coming artists arranged in small rooms, so you can see a larger selection of their works. What we find most interesting is that you can see the work of historic wood and stone carvers in the back garden area. Also of interest are the upper floor areas dealing with conservation and restoration. And if you don’t care for something keep your trap shut as chances are the artist is behind you. And there is an even bigger MA show from 2 to 9 September. 

`The Foundation show is open 18,19 and 20 May from 10 – 5 in the old telephone building in Kenning’s Way and is totally free. Of the three, we find this the most fun as you never know what you might encounter when you turn a corner. For example, an armchair sprouting grass (below) or fake children worshipping broken glass (also below).

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The Mavericks of Bonnington Square

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Bonnington Square is a tiny, verdant and abundant community in the middle of Vauxhall and has a fascinating history. It’s easy to miss, and if you’re not familiar with the place now is the time to get your little springtime legs in motion and explore. 

Bonnington Square was laid out in the 1870’s to house railway workers. As workers preferred a pension to a home, the community evolved into a typical working classes enclave of families until the late 1970’s when the Greater London Council made a compulsory order of the now run down neighbourhood in order to build a school. The sole holdout was a Turkish shopkeeper, who through legal means was able to halt the demolition until GLC gave up in the 1980’s. In the meantime squatters moved into the empty flats and gave the place life again. Amazingly, the squatters established a wholefoods shop, a vegetarian café, and even a garden (more on that later). Through a bitter fight they were able later to negotiate leases with the ILEA.

The Bonnington Square we see today is a botanical oasis hidden in the midst of Vauxhall and the place maintains its maverick spirit, with busses and annoying Uber Eats drivers giving way to palm trees, flowers, and vines. This is the result of a concerted effort in the 1990’s for Bonnington Square residents to again assert their uniqueness by making their little patch of terra firma stand out from the rest. The result is more of an urban park than inner city neighbourhood. 

The central communal area, open to all, is called the Pleasure Garden and is planted as a semi tropical garden with a number of unusual features including a nine metre waterwheel. The Bonnington Sq. residents association purchased the derelict garden after Lambeth Council forgot (coughs) they owned it. Harleyford Road Community Garden is another quiet and almost deserted place to read, relax and generally chill. Please ignore the fact that its upkeep is ironically maintained by notoriously unquiet nightclub ‘Fire’. 

Below is a video of Bonnington Square and the history of the people who squatted there. The soundtrack sounds a bit like an adult film but if you can tune that out its very interesting. The cafe is sadly gone.



 

The Walworth Farce @ Southwark Playhouse

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If you’re a committed Runoff reader (and when you think about it, why not?), you’ll be aware that we’ve been closely monitoring the opening of the new Kennington facing Southwark Theatre and we toured the place last summer. It’s now open for business with the geographically appropriate dark comedy ‘The Walworth Farce’ and we’ve just checked it out for you. 

Set in three claustrophobic rooms in a council block in Walworth Road, Irish brothers Blake and Sean live with their father Dinny and spend their day recreating a script of their previous life in Cork. In some scenes Blake and Sean play younger versions of themselves. In other scenes they depict older members of their family in various scenarios primarily centred on murder and inheritance, to an audience of no one. As the older sibling, Sean vaguely remembers what actually happened to his family in Cork and presents this to Dinny, who has an vested interest in reinterpreting the narrative. 

Sean is the only member of the household allowed to leave the flat, and in his daily visit to Walworth Tesco he befriends Hayley, who turns up to drop off some shopping. Seemingly obvious to her presence, the trio continue to depict their series of tragic events and struggle to bring Hayley into the narrative. We won’t tell you if the arrival of Hayley becomes an existential threat to their endless play or if she can liberate Sean to safety. The play’s theme of physically and emotionally trapped characters, compelled to act out narratives in an endless loop, certainly reminded us our lives in 2020 and 2021. 

The Walworth Farce is on now until 18 March and £15 tickets can be purchased here. Or you could just sit at home and watch a programme about Katie Price doing her house up. The choice is yours. 

And only five days to go until we unveil our Ten Best Places to Eat in Greater Kennington (+ One Sunday Roast)!

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Shorts at the Cinema Museum

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And like the prodigal child, or some random naughty kid, we are back and we hope you enjoyed our month of history writing, picked especially for you as they get the most hits the history of Greater Kennington is important.

As you may or may not know, our greatest ‘at risk’ asset in is the wonderful Cinema Museum located in Charlie Chaplin’s old workhouse. To celebrate LGBTQI+ history month they are putting on series of screenings one is coming up this Thursday (the 16th) seems particularly interesting. It’s a series of shorts about aging, coming out later in life, and disabilities. Afterwards there is a QA and we all have a chance to ask the directors and actors questions about making and acting in the films. And there’s a bar. We’ve been to a number of shorts screenings at the London Film Festival; they’re great fun and an intriguing way to learn more about how films are made.

If you’ve never been to the Cinema Museum it’s a treasure trove of cinematic ephemera and your ticket to this event will allow you access to check out some of it, from ticket stubs to chairs, lighting and props. And the films are shown amongst the collection. A great even night out regardless of sexuality or even if you’re not a film buff. Did we mention there’s a bar? 

Doors open at 18:00 for a 19:00 start this Thursday and tickets can be purchased here for £8 a pop. A lot cheaper than the BFI.

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