Category Archives: buildings

The Future of 409 Kennington Road

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The Runoff recently attended a consultation for the proposed development of what is probably the ugliest building in Greater Kennington. That of course is the Job Centre Plus at the corner of Kennington Road and Kennington Park Road, across from the post office.  However, it appears that the new erection might just be uglier than the one it replaced, but we’ll leave that up to you. 

Now you see, now you don’t!

409 Kennington Road is the name of the project proposed by Standard Securities Ltd, who now own the site, and their concept is to provide 200 student rooms over 16 floors. After consultation (this is where you come in) the build will commence in 2028 with completion the following year. The general rule of these developers is that that they sweeten the deal by telling local stakeholders that in a sense the building will be benefitting them. So with classic Runoff candour, at the consultation we handled this head on. 

Developers – The ground floor will be commercial. Probably something like local businesses.

Us – You mean like Papa Johns? That’s a local business. 

Developers – Ummm no. More like a place where local people can get together.

Us – Oh you mean like Starbucks?

Developers – Umm….no. 

As a rule the Runoff doesn’t lodge an opinion on planning matters as we want to leave it up to our readers. However, as nice as it is to see rosy cheeked 20 years bopping around with their youthful exuberance and great hair, they don’t exactly contribute much to our community and have a niggling habit of moving on after a few years. There is already an abundance of student housing in Greater Kennington and we wonder if this is another example of cramming as many people as possible into a small space. In addition to the building being, well, brown. 

The 409 Kennington team want to hear your thoughts, and this can be undertaken by giving feedback at the bottom of their website or emailing them at 409kenningtonroad@kandaConsulting.co.uk . But before you go all full Guardian reading NIMBY mode, remember that real people read these emails and the most effective course of action is subtle discretion. Just like us at the Runoff. 

For the history buffs amongst you, for centuries the site was home to the beautiful Horns Tavern and a massive, 1000 seat assembly hall (where the present day Nisa foods current resides) next to it. A community gathering spot and the place where Surrey cricket club was founded,  the Horns was rebuilt several times, most recently in 1887. It was bombed during the Blitz but the damaged building remained well into the 1960’s. But unlike mini skirts,  Victorian architecture wasn’t exactly in vogue in 60’s Britain and the building was destroyed. 

Kachori, Betty & Joan

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Karchori 

It is now established dogma that a place is in trouble when they start to have bingo nights. And they’re in even more trouble if anything they do involves a drag queen. So when our friends over at Kachori, the newish Indian in Elephant Park that we checked out last year, announced they will be having a drag bingo night, we knew that something very dire was happening and here’s how you can help. 

Drag bingo is hosted by Party with Ginger and for £45 a head you have a two course, drag inspired meal (???!!) with free flowing prosecco. On top of a £10 admission this comes up to £110 a couple. Now we would never tell you how to spend your dosh, but for that kind of money we reckon you could get Ginger herself over to your gaff to rustle up a few curries while shouting out numbers. However,  this for a good cause so please support them if you can by popping in for a poppadum or a drink. Drag Bingo at Karchori is on 30 October and tickets can be grabbed on their website. 

Another reason we can’t allow Kachori to fall by the wayside is that its perhaps the only restaurant in London where you can eat the table wear. We kid you not. 

BETTY AND JOAN

Staying in Elephant Park and remaining on drag, a new bar and comedy club is opening and we couldn’t be more excited. The bar is listed as being gay, with cabaret and drag, but if that’s not your handbag the comedy appears to be more mixed. They’re having an opening party on 11 December and if you want to join the waiting list then enter your details over on their website. They fling open their majestic doors later this year, so stick that in the little sparkly diary we’ve been telling you to buy for ages. 

The School of Historical Dress

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If you’ve never heard of the School of Historical Dress across from the Imperial War Museum then you’re in very good company. It’s very rarely open to the public but we were able to tour the building during London Open House weekend, and over the next few weeks they have a petite, pop up exhibit that will allow you to see a portion of it as well. 

The School is not for profit and operates as both a school and a resource for textile professionals to research how garments were made. They also publish books about the history, cut and construction of garments through the years and have a database of books (lots of them) and material/outfits accumulated over the years. We’ve also accumulated a huge amount of old outfits over the years, but this relates more to the fact that the management at the Runoff pay us in vapour and we can’t buy anything new. But we digress. 

Over the past few years the School has had small, one room exhibits dedicated to colour and until 13 October the exhibited colour is red. On display are vestments, undergarments, and small maquettes which at first we thought were dog outfits but are in fact studies for larger pieces. Included in this exhibit is Jude Law’s Henry VIII outfit which they created for the very current film Firebrand. If one of the volunteers is present they can detail how the fitting was undertaken and the research required to create the garment. 

The building that houses the School is as interesting as the edifice across the road from it. Built in 1841, it was originally the medical dispensary for the Royal Bethlem Psychiatric hospital (from where we get the name ‘Bedlam’), which is now the Imperial War Museum. Latterly it was utilised as a home for shell shocked men after WW1, a canteen for doctors, and until 2016 a residential facility for adolescents. Staff at the School are very proud of their digs, and on our tour proclaimed that the reason the building is a form of gray is that this is how all of the buildings of the time would have originally looked,  the ‘Dulux White’ colour of other homes in the terrace being a 20th century conceit. We have put this in the ‘who knew’ filing cabinet at Runoff towers.  

If you want to attend one of the periodic events held at the School, follow them on Instagram or join their mailing list at info@theschoolofhistoricaldress.org.uk. The little show is open Friday from 4pm to 8pm and Saturday/Sunday from 1pm to 5pm

Free Culture Week 3 – Open House London 2024

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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 this weekend (14-15 September) to next weekend (21 and 22 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. 

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 we’re afraid you’ve missed the boat on those babies. The localish venues listed below are open to the public on specific dates, so look at opening times. 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.

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

St. Paul’s, Walworth Walworth (we’ve been, recommended, pic above)

Florence Nightingale Museum – Waterloo (usually not free but it is for Open House)

Anderson WW2 Bomb Shelter – Oval

The Beaufoy (Diamond Way Buddhist Centre) – Vauxhall (we’ve been, recommended, pic below)

St. Giles Parish Church – Camberwell

Southwark Heritage Centre and Library – Walworth (we’ve been, recommended)

Beaufoy Institute

Collective in Kennington Park

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With a sense of unencumbered shock we recently realised that it’s been over four years since KR visited the pizza and cake establishment Collective, which occupies the lovely cottage at the back of Kennington Park and owned by three locals. So we recently made another trip in order to see how they size up to the increasingly competitive Greater Kennington pizza market.  

The day in question was ‘stapling day’ for Karen from Finance, so we asked her to join us to break up the tedium and avoid RSI. . She chose the Tuxford Tommi blue, perhaps the most indulgent pizza on the menu featuring tomato sauce, quality mozzarella, Napoli salami, Tuxford Tommi blue cheese, garlic and Bee Urban (which is behind Collective) rosemary. Organic, sustainable and free range are all buzzy words for Collective so you can tell the focus is in ingredients, and we found that to be true with the pizzas that we enjoyed

Your scribe ordered the Napolitana, which was an umami kick of anchovies, capers and black olives, augmented by mozzarella and tomato.  It was a proper, thin Neapolitan crust with raised blistered edges, almost to the level of Theo’s, which KR adore. All ingredients were good quality and this creative combination worked very well, provided you like a pizza with a bit of punch and salt. 

We also ordered a Caprese salad. It was very generously sized and one could be shared. It offered abundant segments of tomato, combined with torn buffalo mozzarella pieces, basil and olive oil. The tomatoes were slightly, lets say ‘Tescoesque’ (even if organic) and the buffalo mozzarella less creamy than some, but overall with the basil and olive oil it hit most of the right notes and was good alongside the top notch pizza. 

Collective if you are reading this (and why wouldn’t you?) we love your, well, collective nature as its nice to see a place where folks can easily work on their laptops, catch up with friends, and where dogs are celebrated. However, what we don’t love is your lack of recycling bins. We were compelled to schlep our recyclables back to Runoff towers, but others were just chucking their cans in the bin. So we’re wagging our oily, pizza engorged finger at you! 

Collective is open daily and until 20:00, so is a viable dinner option. The pizzas are midsized, mostly individual affairs, so Karen and I could have our own. And of course, if you don’t fancy pizza they also have a keen looking selection of pastries. 

On the Trail of William Blake

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Some of us are lucky enough to spend at least a portion of our week working from home. If you’re anything like us (and you are, trust us) you might be a bit fed up with the same circuitous lunchtime walk around Greater Kennington. Well the other week we were able to squeeze a little time between sending endless faxes and stapling, and we discovered a little surprise that that could be a stimulating lunchtime destination for you. If hanging out under railway arches is your thing. 

William Blake was a true Renaissance man of late 18th century London, and spent his most creative and expressive years (1790 – 1800) living in Hercules Road in Lambeth North. A visionary poet, printmaker and painter, Blake was undoubtedly a genius and is now considered a titan of poetry. But in his day he was misunderstood, ridiculed, and criticized as a menace to society. So a bit like the staff here at the Runoff. 

Of his many great visual works produced in Greater Kennington, the best known is probably ‘Newton’ (below), depicting Issac Newton with an outstretched hand holding a compass. This work was a favourite of Eduardo Paolozzi who immortalised it in bronze, and now sits mightily in the forecourt of the British Library. Some of Blake’s best known illustrations have been recreated in mosaic tiles and now decorate a railway arch that leads off of Hercules Road. Together they create the sort of urban derelict atmosphere that Blake himself was drawn to, and are well worth a lunchtime wander. 

Some of Blake’s most vivid poems of this time celebrate the rural idyll of what is now Lambeth North.  In his words from ‘Jerusalem’ “We builded Jerusalem as a City & a Temple; from Lambeth We begin our Foundations: lovely Lambeth”. However, by the end of the 18th century times were a changin’ and factories began to occupy the green and pristine land around Hercules Road. Blake took his fertile brain and never returned.  The great man’s spirit lives on in the William Blake Estate and in this suitably eerie picture of his home, which was pulled down in 1917. More info on the route here.

Women’s Books at Lambeth Palace Library

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Located at the very pinnacle of the Runoff catchment area, you might not know about the nine storey Lambeth Palace Library. In fact, you’re probably thinking ‘SAY WHAT, there’s a nine storey library in Greater Kennington?!’ The massive structure opened in 2021 in a pocket of Archbishop’s park and is a victory of understatement (a bit like us). While it’s a research library primarily, they allow access to us pesky Greater Kenningtonians when they have an exhibit  and is now an establish part of the Kennington cultural scene (it’s a thing). 

‘Her booke’ Early Modern Women and their Books at Lambeth Palace Library  is the petite yet perfectly formed exhibit currently on in the exhibition room.  Focussing on a time when female erudition was viewed with suspicion, this exhibition highlights material owned, written, commissioned, and translated by women from the 15th to early 19th centuries. It celebrates the ways in which women and their books were an integral part of England’s devotional, intellectual, and bibliographical cultures. Insightful little sections outline the production and use of books for personal and spiritual practices; books as a statement of power and piety; books as a site to demonstrate women’s intellectual ability; and the material evidence of women’s book ownership.


Items on display in this almost complete dark but still legible exhibit include correspondence from a future Archbishop of Canterbury about Jane Austen; first editions of the works of Mary Wollstonecraft and her daughter Mary Shelley including a first edition of Frankenstein which we naughtily photographed, and books translated for Elizabeth I.  They’re displayed alongside other works related to known and unknown women from the collection (not all religious). And if you can’t get enough there are a selection of free talks about women and books  that  can be booked on the website. 

‘Her booke’ Early Modern Women and their Books at Lambeth Palace Library is on now until 21 November and is totally free. Entering the building is a bit daunting as you need to get buzzed in, but just say you’re going to the exhibit and the guards will merrily show you the way. And don’t miss the quiet lily pond studded lake when you walk up the stairs. And you can have some random fun by scoring some King Charles honey in reception. 

The Runoff Attends a Consultation!

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As Runoff regulars will be aware, we love a good old fashioned public consultation. We especially enjoyed our visits to Oval Village, or as we call it ‘UpTown KenVo’. On these visits we challenged an architect to a game of Jenga using his building blocks, and during an illustration of how the flats inside the remaining gasholder will look, we asked if their design aesthetic was meant to give residents a taste of life behind bars. And last weekend we had the opportunity to subvert authority yet again by attending a consultation on the future of 6-12 Kennington Lane.

Jewsons
Scary Building

6-12 Kennington Lane is currently occupied by Jewson Hardware and the frankly quite scary abandoned building in front of it. The plan put forward by Unite Students is to build 500 (!) high quality and sustainable student rooms with retail space on the ground floor. We were told that this will be realised by erecting three conjoined buildings which are planned to be 18, 16 and 14 stories respectively. The ground floor will be set back from the street, creating a kind of town square open to the public with plantings and retail units at the ground level. It was this retail presence that interested us, and peppy rep from Unite Students excitedly told us that some of these units will be dedicated as a ‘makers spaces’. As they make things at Pizza Hut, we asked if they might be fast food joints. She replied that it would be something ‘more creative’. We assume this is code for ‘Franco Manca’. Lambeth have stipulated that one space needs to be light industrial, and we were told this could be public storage for people to safely store their bikes. Or this could be a mammoth kitchen for ‘Just Eat’. Who knows, but with this kind of optimism anything is possible! 

Building on the Jewson site starts in spring 2026 with a finish by summer 2028. If you want to offer your own feedback you can use the feedback form on the website, or if you’re old school you can just email them on 6-12KenningtonLane@kandaconsulting.co.uk but be nice, as even spolit Uni students need a place to live. The website has some interesting information in their FAQ page, and if pictures of Victorian ghost people walking through buildings is your fetish then you’re in for a treat.

Free Garden Museum and a Scary Gnome

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In our first instalment of fun things to do this weekend, over at the Garden Museum on Sunday (the 14th) 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, seed bomb making, face painting, and live music. There is no bar but this might be a good thing given that you’ll be surrounded by sharp gardening implements that could inflict life altering damage.

The best part of the day is that the museum itself will be open for free (usually £15, which we think is a bit steep) 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. 

Dominion at Newport Street

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Choosing the right career can be tricky when your dad is the artist, collector, and  Newport Street Gallery owner Damien Hirst . But the beneficent Hirst has given his son Connor a helping hand by allowing him to rummage through daddy’s loft space and garage to pull out a bunch of paintings and curate his very own show. The product of Connor’s efforts is now on show for as all to see at Newport Street, located handily in our very shire. 

The curated work of the younger Hirst is called ‘Dominion’, and groups together highlights of Hirst’s mind boggling collection of 20th century paintings. Included are works by Warhol, Emin, Bacon, Banksy, Baselitz, and Koons, to name a few. The theme, like most of Hirst’s work overall, is about the cycle of life, death and redemption. Amid the images of car accidents and electric chairs, you also see the virgin Mary and clowns. Also included is the 1995 work ‘Myra’ by Marcus Harvey. Hugely controversial when it was exhibited at the Royal Academy in 1997, it symbolised the YBA (Young British Artists) of the period, of which Mr. Hurst was one

Dominion evokes memories of Hirst’s excellent 2020 show retrospective ‘End of a Century’ which we reviewed at the time. In an almost peerless display of life imitating art, the exhibit closed suddenly after only a few days due to the death and pain happening in the outside world. In that show he displayed the cycle of life by means embalmed sharks and dead flies. While Dominion is more subtle, it touches on similar themes, nevertheless. 

If you’re a fan of 20th century art and want to give young Mr. Hirst a bit of career boost then it is sliver of time that you won’t regret. Dominion is on now until 1 September, 2024 and is totally free. Newport Street Gallery is open Wednesday to Sunday, 10am to 5pm.